9144 Burnett Garden to Gourmet LaBlanc
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
June 11, 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: Patrick LeBlanc
Project Proposal: Restaurant/Café
Project Location: 9144 Burnett Road
Tax parcel numbers: 21713340601
Property Background and Characteristics
The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 zone lists a restaurant as an allowed use subject to Site Plan Review. The parcel received site
plan review approval for a mixed use development in 2007. Site Plan Review is not required for this application; however additional site planning design standards are required.
Critical Areas
Critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas.
Development Standards
Water
The property is located within the cityβs water service area and is connected to City services. Additional meters would not be required, however a deduct meter may be installed to monitor
or determine actual water usage for tenant leasing purposes.
Water connections are based on the use of 875 cubic feet of water usage per month. It is expected that the restaurant will increase water usage. An engineerβs calculation of proposed
water usage, or water bills showing consumption of other restaurants of similar size may be submitted to determine average monthly water use.
Sewer
The property is located within the Cityβs sewer service area, and is connected to sewer service. The building is served by a 3,000 gallon STEP tank. It is anticipated that this tank
will be large enough to serve the existing uses and restaurant. Proposed water usage calculations will determine if a larger tank is needed.
Any food service requires grease protection to be installed (ie Grease trap or interceptor) sized according to the Uniform Plumbing Code (UPC) Chapter 10, section 1015 Fats, Oils, and
Grease.
Sewer connection fees are based on water usage of 875 cubic feet per month. If additional water connections are required, additional sewer connections are also required.
Design Standards
The building and site are existing and meet current standards for building articulatin, parking, landscaping and stormwater treatment.
Approval Process
Building Permit Process
Tenant improvement 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. New and existing buildings and tenant spaces will be reviewed for life/ safety, seismic design, accessibility
and energy code requirements.
The building was constructed as a shell with tenants improving their spaces. The shell building meets the accessible standards at the time of construction. Two tenant improvement permits
have been issued for the second floor. Each of these tenants has paid a prorated water and sewer connection totaling approx. 2/3 of an ERU. You will be responsible for submitting
water usage for your restaurant and payment of the connection fees based on your usage.
Some, but not all factors reviewed for the restaurant will be:
Tenant improvement life safety:
The gross square footage of the tenant improvement is approximately 1875 sf. Based on this square footage the restaurant will have occupancy of 125. Two exits will be required; three
are shown on the conceptual plan.
This space has an existing roughed in fire suppression and alarm system. The tenant improvement will complete the system to the International Fire Code standards.
A lighting plan will be submitted demonstrating compliance with emergency exiting lighting.
Accessibility:
Fixed booths or tables shall have available a minimum of 5 percent accessible seating.
Sales counters shall be accessible
Existing and proposed entrances will be reviewed for exiting compliance and accessibility for hardware use and placement.
HVAC Energy:
The restaurant space exterior walls met the energy code at the time of construction, any exterior walls exposed will be reviewed to current energy code.
Glazing met the energy code at the time of construction. Any alteration to the glazing shall meet the current energy code.
Heating/cooling, water heating, and ventilation shall meet the current WEC and Mechanical Codes.
All grease laden vapors shall be ventilated by a Class I hood and all steam vapors will be ventilated by a Class II hood. Hoods shall meet the requirements of the International Mechanical
Code.
Energy Code allowance lighting submitted per item 1c
Plumbing:
All new plumbing shall meet the current UPC.
A grease interceptor will be required.
Tenant improvement 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. An integrated sprinkler and fire alarm system are
required. These plans may be submitted at a later date along with any required kitchen suppression systems.
Allow at least 8 to 12 weeks for Tenant improvement Plan Review and 2 weeks for design guideline review.
Fees & Charges
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 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 sit-down restaurant (not fast food) generates 6.13 new PM peak hour trips per 1,000 square feet of gross floor area.
6.13 X 1,875 = 11,493.75 / 1000 = 11.5 X $1,321.00 = $15,191.50
Formula:
πππ€ ππ ππππ π‘ππππ ×
π π.ππ‘.1,000
×$1,321=$ ππΉπΆ