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106 2nd Ave Setzer Faith Bible Church 021914  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting February 19, 2014 These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Faith Bible Church Project Proposal: Hold worship services weekly, mid week youth programs. Project Location: 106 2nd Avenue Tax Parcel No. 64400801400 & 64400801500 Property Background and Zoning The existing 7,000 +/- sq. ft. building, constructed in 1992, was used as an office by the local telephone company. It has been vacant now for several years. The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The CBD district allows for places of worship through a special use permit. The proposed site plan shows possible sublet spaces in the front of the building. The additional tenants, depending on their use, may change fire and life safety requirements, as well as minimum parking, water and sewer requirements. Critical Areas The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. Development Standards Water The site is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. If the proposed use creates more water usage than the previous use, additional water connections will be required. Water connections are based on a consumption rate of 875 cubic feet a month. It is not expected that the church will increase the average water usage, however, additional uses in the building may create the need for additional connections. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. Water Availability The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. As of the date of this report, the City has less than 200 water connections available for new construction. At the current rate of new construction, the existing water connections would provide for an additional 2 to 3 years worth of growth. The Washington Department of Ecology approved new water rights in the amount of 947 acre feet to the City on October 21, 2011. This is expected to accommodate 20 years worth of growth. The Ecology approval was appealed to the Pollution Control Hearings Board, and the Board held a hearing in December of 2012. The Board affirmed Ecologies decision; however that decision was appealed to Superior Court. A hearing is scheduled for later this year, and the decision may not be issued for some time after that date. Any decision by the Superior Court could be further appealed. Sewer The site is currently located in the City of Yelm’s STEP sewer system service area and is connected to the sewer system. The building is served by a 3,000 Gal STEP Tank. The tank size is expected to be adequate, however will need to be upgraded to a duplex IR pump system, and leak tested to assure water tight integrity. If additional water connections are required, additional sewer connections will also be required. Any food preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must be designed by a licensed engineer and reviewed by the City. If additional water connections are required, additional sewer connections will also be required. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington. Transportation Frontage improvements are required for all new development within the city, including change of use that requires a site plan review approval. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. This property has two street frontages. 2nd Avenue is constructed to current standards. Washington Street is considered a modified local access commercial street. The City has allowed angled parking on east/west streets in the CBD, such as the angled parking in front of the City of Yelm Public Safety Building. Frontage improvements may be deferred by the Site Plan Review Committee when the improvements may not be appropriate at the time a development occurs. While a final determination cannot be made until an application is received, it is likely that a deferral is appropriate in this instance. Parking The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Chapter 17.72 YMC requires places of assembly to provide a minimum of 1 stall for each 10 occupants, based on maximum occupancy load. The central business district allows the City to alter parking requirements where off street parking is not feasible. The site is located at the corner of 2nd and Washington. There is improved, on street parking on both sides of 2nd Street. The site has 8 standard, and 1 ADA parking stalls located in the alley, 3 parallel stalls at the front of the building, as well as a public parking lot with 12 stalls across Washington Street. It is likely that parking for the church will be at off peak hours of some of the businesses nearby. The central business district allows the City to alter parking requirements where off street parking is not feasible. Site Planning and Design Standards The existing site meets the design standards for the City. Any changes to the façade of the building, frontage improvements or landscaping shall be consistent with Yelm development and design standards. Approval Process Special Use Permit The special use process provides for the location of certain types of uses and facilities which because of their unique characteristics should not be limited to specific land use classifications. The special use permit may be granted by the hearing examiner after a public hearing. Site plan review and approval shall be required prior to the use of land or building for the location of any commercial, industrial or public building or activity. The Site Plan Review application is reviewed with the special use application. The Examiner’s decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law. If a SEPA appeal is filed, the site plan review would be combined with that appeal and the Hearing Examiner would become the decision maker with a recommendation from the SPR Committee. An open record hearing would be held by the examiner on the site plan review application, if combined with a SEPA appeal. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. State Environmental Policy Act A SEPA threshold determination is required for new commercial construction projects over 4,000 square feet or 20 or more parking stalls. This is a change of use only, no new construction or major renovation, the project is exempt. Building Permit and Occupancy Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the International Codes, Uniform Plumbing Code and Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Additions, alterations, repairs and change of occupancy will be based on Chapter 34 of the International Building Code or the International Existing Building Code. At a change of occupancy the building is reviewed for compliance to the current code requirements for that occupancy. The current occupancy of Business (B) will be changed to Assembly (A-3 Places of Religious Worship). The plan indicates portions of the building will remain a Business (B) Occupancy and class rooms (E) Occupancy. This will create a mixed use occupancy and compliance with Chapter 5 of the International Building Code (IBC). The building will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Review will include, but not limited to: Life /Safety: An A-3 Places of Religious Worship building shall have numbered and sized according to their occupancy load. A minimum of 2 exits are required for an occupancy load greater than 49. Exits shall be accessed and spaced per the IBC. An A-3 Places of Religious Worship with an occupancy load of 300 or more will require fire protection of sprinklers and fire alarms. An A-3 Places of Religious Worship fire protection will require fire hydrants and FDC’s within 100 feet of each other. Access to the hydrants and FDC shall not be obstructed. Seismic design A change of occupancy from a B to an A-3 Places of Religious Worship with an occupancy load of 300 or greater will require a seismic/lateral load evaluation as a new building. Accessibility An accessible circulation path shall be within the A-3 Places of Religious Worship connecting all primary functions and from the A-3 Places of Religious Worship space, to parking and/or bus stop. Slope shall be a maximum of 5% with a cross slope of 2%. Changes of elevation greater than 5% shall be accessible ramps. The A-3 Places of Religious Worship spaces shall have 60% of the entrances accessible. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall is required for every six accessible parking stalls Parking lot shall be striped and signed accordingly All restrooms, break rooms and food service facilities shall meet ADA requirements. Sublet business space will be reviewed for ADA compliance at TI permit or during business license review. Energy Code. An A-3 Places of Religious Worship shall be heated, insulated and ventilated per the WEC and the International Mechanical Code. Plumbing and Mechanical Code. Café and break room will be reviewed for the appropriate hoods and vents. Type I hoods for grease laden vapors shall have fire protection. Plumbing grease interceptors, sinks, floor drains and indirect wastes required by the City of Yelm or the Thurston County Health Department shall meet current codes. The café may need a letter of approval from the Thurston County Health Department and that will be required for permit issuance. Building Plans showing conformance to the above requirements and any other items deemed necessary may be submitted after Site Plan Review approval. Five(5) sets of plans, one of which may be half scale, two (2) sets of engineering calculations, energy calculations and specifications will be required. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review. Fees & Charges Special Use Permit $500.00 Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area (50% reduction on the lesser of the two permits) Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,394.00 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,903.59 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $1,321.00 per peak PM trip The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The code provides a default table that the applicant can use to determine the number of new PM trips generated by a proposal. The trip generation for a church is less than the previous use of warehouse/ retail. No TFC charges are required.