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16910 SR 507 McGraw 030514  City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597  Pre-Application Meeting March 5, 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: Mike McGraw Representative: Mike Avila Project Proposal: Expand existing building and convert to retail grocery Project Location: 16910 SR 507 Tax parcel numbers: 64303100800 Property Background and Zoning The property is zoned Large Lot Commercial (C-3) which is codified at Chapter 17.26 YMC. The C-3 district is intended to permit the location of facilities and services needed by the traveling public and activities which depend more heavily on convenient vehicular access than pedestrian access. Retail Sales are an allowed use in the C-3 zone. The building was constructed in 1995 as a hardware retail store, and converted to a health fitness club in 2005/2006. 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 within the City of Yelm water service area and the existing building is connected to City water service. There is a 10” water main in SR 507 and a 6” main in Grove Road. The Civil engineer shall provide estimated water calculations at the time of civil plan review to determine the number of additional water connections needed to serve the project. 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. Sewer The site is within the City of Yelm sewer service area and the existing building is connected to City sewer service. There is a 1500 gal H20 STEP tank with an IR simplex system and pump control panel. The proposed site plan shows the building over the tank and appurtenances. A licensed civil engineer will need to design the tank and placement based on water usage calculations. 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 expansion of uses that require a site plan review approval. The property fronts SR 507 and Grove Road. SR 507 is classified as an Urban Arterial which includes a 12’ center turn lane, an 11’ travel lane, a 5’ bike lane, an 8’ planter strip and a 6’ sidewalk. Grover Road is classified as a Neighborhood Collector Street which includes a 16’ travel lane, a 7’ planter strip and 5’ sidewalk. Washington State Department of Transportation does not allow commercial access less than 660 feet from a signalized intersection. The access as proposed will not be allowed. A limited right in/right out may be analyzed as part of the transportation study along with any proposed access from Grove Road. Property owners in this area have begun an Environmental Impact Study to determine future traffic and stormwater improvements required for commercial build out of this area. If site plan review is applied for prior to the completion of this study, an expanded traffic study is required. 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 retail establishments, including grocery stores to provide 1 parking stall for every 250 square feet of gross floor area. A 17,000 square foot building requires a minimum of 68 parking stalls, of which 17 may be compact stalls. The grocery store will also require a minimum of 2 off-street loading areas that can accommodate a vehicle 45’ in length, 12’ in width and 14’ in height. Design Guidelines Building setbacks are 15 feet from the front, rear, and side property lines, and the maximum building height is 55 feet. The property is located within the “Gateway” of the Yelm Design Guidelines. Building design should be comfortable at a human scale, and incorporate features such as balconies in upper stories, bay windows, building articulations, covered entries, or upper story setbacks. To encourage unique, identifiable architectural features at intersections, additional elements to be included are decorated rooflines, window or door treatments, light fixtures or building materials. Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types, and metal roofing must be of high quality with a standing seam. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. To improve the appearance of highly visible locations, visual quality of development on corners shall include substantial landscaping, a decorative screen wall, or other continuous architectural element, a pedestrian walkway from corner to building entry or other elements approved by the City Site Planning All development for properties not on pedestrian oriented streets shall include site planning measures to create an attractive street edge and accommodate pedestrian access, such as landscape features, and direct pedestrian access from the sidewalk and parking. Perimeter site landscaping consists of a standard eight foot strip with a combination of deciduous and evergreen trees, and shrubs, or a fifteen foot landscape strip to provide a dense site barrier if adjacent to conflicting uses. Pedestrian circulation and amenities shall be provided with all development, such as adequate lighting, safe pathways from sidewalks and parking, weather protection at entries, and special amenities such as window displays or pedestrian scaled signs. All pedestrian paths must comply with the ADA. Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the front of a building. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme and landscaped consistent with the required perimeter landscaping. Building 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 the occupancy. The current occupancy of Assembly (A-3) will be changed to Retail (M). The plan indicates that the size of the building will double to 16600 square feet. An M Occupancy over 12000 square feet requires sprinkler systems. A sprinkler increase of 200% will allow up to 18000 square feet of retail space for Type V-B construction. The building will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Review will include, but not limited to: Life /Safety: A Retail (M) building shall have numbered and sized according to their occupancy load. A minimum of 3 exits are required for an occupancy load greater than 500. Exits shall be accessed and spaced per the IBC. A Retail (M) with an occupancy with square footage over 12000 shall require fire protection of sprinklers and fire alarms. An Retail (M) 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 A-3 to an Retail (M) and increased square footage will be reviewed for additional seismic/lateral loads on the existing building. Seismic and lateral loads for the new construction shall also be reviewed. Accessibility: An accessible circulation path shall be within the Retail (M) connecting all primary functions and from the Retail (M) 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 Retail (M) 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 for accessible stalls 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 Retail (M) shall be heated, insulated and ventilated per the WEC and the International Mechanical Code. Exposed or altered areas of the existing building shall meet the current energy code. Plumbing and Mechanical Code: 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 delis, food service and perishable food storage 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. Approval Process Site Plan Review Site plan review and approval is required prior to the use of land or building for the location of any commercial, industrial or public building or activity, or for the expansion or conversion of an existing building to a new use. The minimum application requirements can be found at Section 17.84.060 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. A site plan review 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. Due to the size and location of this proposal and expanded checklist shall include a detailed traffic study and preliminary stormwater report. Fees & Charges Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area SEPA Review $150.00 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. A retail grocery store creates 7.76 new pm peak hour trips per 1,000 square feet. A credit should be given for the previous hardware store. 7.76 X 17,000 = 131,920 / 1,000 = 132 trips X $1,321.00 = $174,372 Credit: 3.27 X 8,200 = 26,814 / 1,000 = 27 trips X $1,321. = $35,667 Total TFC $138,705 Traffic Facilities Charges may be applied to off-site improvements required to mitigate potential significant impacts attributed to the proposed development if the required improvements are capacity related.