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207 Yelm Ave E Maultsby convert true value to coffee.doc City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597      Pre-Application Meeting October 1, 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: David Maultsby Project Proposal: Convert vacant hardware store into coffee shop with coffee roasting business Project Location: 207 Yelm Avenue E Parcel Number: 64400800200 Proposal The current proposal is to convert the old True Value Hardware Store, a 6,000 square foot building, into a coffee roasting business, with coffee bar, customer seating and storage in the rear of the building. 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 Zoning The property is zoned Central Business District (CBD) which is codified at Chapter 17.24 YMC. The purpose of the CBD zone is to promote the special characteristics of the existing downtown Yelm area, to provide a pedestrian shopping atmosphere and to promote the rehabilitation of existing structures and the most desirable uses of land. The CBD allows restaurants (excluding drive-through) as a permitted use as part of the site plan review process. The CBD does not have standard setback requirements; however buildings and structures shall be located, arranged and designed so as to promote, enhance and provide continuity with existing rights of way, roads, streets and landscaping on adjacent lots. Water The site is within the City of Yelm water service area and is currently connected to City water service via a 4” AC water main in the alley. This line is not sized appropriately, and it is probable that it will need to be replaced with a 6” water main. It is also expected that a restaurant of this size will utilize more than a standard water connection of water usage of 875 cubic feet of water per month. The existing retail building has one connection. 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. The Yelm Concurrency Management Code, Chapter 15.40 YMC, requires the Community Development Department to make a written finding of concurrency for any approval for a land division or site plan (including any development activity). For water, the finding must include the fact that “improvements necessary to provide city standard facilities and services are present or are in an approved and funding plan to assure availability in a time to meet the needs of the proposed development.” While the City of Yelm has been proactive in water planning since 1994, when application was made with the Washington Department of Ecology for water rights sufficient to serve the City and its Urban Growth Area for 20 years of growth, the approval of these water rights by the Washington Department of Ecology, the Pollution Control Hearings Board, and the Thurston County Superior Court have been further appealed to the Washington State Supreme Court. The Supreme Court has yet to determine if it will accept the appeal on direct review. If it does accept the case, a decision is not anticipated within the next 18 to 24 months. If the Court does not accept the case, it will be remanded to the Court of Appeals and the timeline for a decision could be even longer. The City currently has sufficient water connections to serve some growth and existing connections. The proposed development may be within the City’s available capacity to serve if it is be fully complete and connected to the City’s water system within the time period of available connections. The concurrency determination depends on the timing of the proposed construction and the number of additional water connections that may be required for the proposal. Sewer The site is within the City of Yelm sewer service area and the building is connected to City sewer service via a 4 inch C-900 sewer main. There is an existing 1,000 gallon STEP tank serving the building. This tank does not meet current City standards, and is undersized for a restaurant. A licensed civil engineer will need to design a system, based on water usage calculations. Sewer connections are based on 875 cubic feet of water usage per month. The existing retail building has one connection. A properly sized oil/water separator will be required if there is any potential for oil to enter the sanitary sewer system. A properly sized grease interceptor will be required if there is any potential for the introduction of fats, oils, or greases from food preparation to enter the sanitary sewer system. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington. Additional stormwater treatment is not required as no impervious surfaces are proposed. Transportation Frontage improvements are required for all new development within the city, including expansions of uses that require a site plan review approval. The property fronts on Yelm Avenue East. Yelm Avenue is considered an Urban Arterial and includes a center turn lane, an 11’ traffic lane, a 5’ bike lane, 8’ planter strip and 6’ sidewalk. The applicant may request a deferral for all or part of required frontage improvements. The alley may be required to be repaved and signed if use of the alley increases due to the change in use. 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 restaurants to provide one parking space for every 200 square feet. A standard parking stall is 9 feet by 20 feet. A 1,200 sq. ft. restaurant requires 6 parking stalls. The property adjacent to this building has been used by patrons of the hardware store in the past. If this parking area is to be used, a shared parking agreement with the owner will be required. Parking areas must be improved to City standards, surfaced with asphalt or concrete, striped and landscaped. New impervious surfaces must provide stormwater treatment and disposal. The central business district allows the City to alter parking requirements where off street parking is not feasible, and will take into account on street parking available. Building and Design Guidelines The site is located the design guidelines designation of “old town”. The building is existing, and any changes to the façade of the building will be required to meet the City of Yelm Design Guidelines for building design. The proposed building would be classified as mixed use occupancy of 6,568 square feet per the Thurston County Assessor’s Office. This will be a change of from the current “M” occupancy. The Cafe will be an “A-2” or “B” occupancy, the roaster will be an “F-1” and the storage area will be an “S-1”. Two exits are required, both meeting accessibility requirements. The new occupancies will meet the change of occupancy requirements of chapter 34 of the International Building Code. Public restrooms are required for each sex. Access to restroom shall be on an accessible route, and shall not pass through kitchens, food processing areas, or areas for storage of dry goods. Storage racks must meet ASCE 7 standards. The building must be heated, insulated, and ventilated per the WEC. The City enforces all standards of the Americans with Disabilities Act, and will review plans for compliance with the standards of this code. One accessible parking stall is required for every 25 stalls. One van accessible stall is required for each six accessible stalls, provided at least one van accessible stall is provided. An accessible path will be required from all buildings to accessible parking stalls, public ways, and bus stops. The City has adopted the International Fire Code and provisions for fire hydrant placement, fire flows, fire alarms, and sprinkler system will be reviewed as part of the civil plan and building permit processes. An A-2 occupancy over 100 requires a fire sprinkler and alarm system. A 2 hour fire separation wall is required between the A-2 and the F-1, S-1 occupancies. Food service business plans are reviewed by the Thurston County Health Department. Approval by Thurston County Health Department is required prior to building permit issuance. Approval Process Land Use Review Process The Site Plan Review process is an administrative approval designed to ensure compliance with development regulations. The process is codified at Section 17.84.020 YMC. A notice of application is required. The entire process can take between 8 and 12 weeks. 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. Civil Plan Review Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, S.T.E.P. tank design, and stormwater control. The City uses a third party engineer for peer review of civil plans. Depending on the number of revisions, the process can take 4 to 6 weeks. Building Permit Process Building plans may be submitted after site plan review approval, along with civil engineering plans, although they will not be reviewed until the civil plans have undergone at least one review cycle. A complete application includes the building permit application cover sheet along with: Five sets of plans, one of which may be half scale Two sets of engineering calculations, energy calculations, and specifications A photometric site lighting plan will be required as part of the civil plan submission. OR a complete set of all plans in Adobe Acrobat portable document format may be submitted via disk or thumb drive. Prior to permit issuance two complete revised plan sets will be required for approval. Integrated sprinkler and fire alarm system permits may be deferred. Building permit review typically takes 8 to 12 weeks. Fees & Charges Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area 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 $1,612.00 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. Based on a restaurant of approximately 1,200 square feet and the remaining building warehousing and storage, (credit given for previous retail), and a traffic generation of 6.13 mew PM peak hour trips per 1,000 square feet, the proposal will generate less trips than the previous use. No TFC is required based on this square footage. TFC calculations will be based on actual square footage of the project.