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717 Yelm Ave Living WaterPre-Submission Notes October 8, 2019 Living Water Foursquare Church has proposed to convert an existing restaurant building located at 717 Yelm Ave E into a gathering place, and keep existing home and storage rental. (Parcel 22730120101) The site includes a commercial building that has been used as a restaurant, a mobile home, and mini storage buildings. The home and mini-storage is considered a pre-existing non-conforming use. These uses may remain, but may not be enlarged, expanded, or extended in a manner which would increase the nonconforming aspects of the use or structure. Process The approval process from initial concept to final occupancy consists of three steps: land use review, civil plan review, and building life/safety review. Land Use The proposal, as submitted, is considered a special use in the Commercial zoning district. 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. A typical approval includes conditions designed to ensure the proposed expansion is consistent with the development standards of the City. The project can only be denied if it will have significant environmental impacts or is inconsistent with City, County, or State development regulations. 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. Civil Plan Review The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. The City uses a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans set. Building Life/Safety Yelm has adopted the International Building Codes and reviews building plans for life/safety and consistency per these codes, as adopted by Washington State. Electrical permits and inspections are through the Washington State Department of Labor and Industries. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. Consistency with Development Standards Potable Water The property is located in the City of Yelm’s water service area and is connected to City water services. Water connections are based on a consumption rate of 875 cubic feet a month. A congregation/gathering place uses less water than the previous restaurant use. It is anticipated that no additional water connections are required. 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. Waste Water The property is located in the City of Yelm’s STEP sewer system service area and is currently connected. The mobile home onsite is also connect to City sewer service. There is what appears to be an old septic tank in the parking area in front of the building. It is holding water and has exposed wiring. This tank will need to be abandoned subject to Thurstong County Heath regulations. Sewer connections are based on 875 cubic feet of water usage per month. S.T.E.P. tank sizing is governed by the Criteria for Sewage Works Design (Orange Book) published by the Washington State Department of Ecology. 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. Location of STEP tank and grease interceptor should be located outside of drive lanes and parking. Storm Water Developments with impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. If above ground stormwater facilities are utilized, onsite landscaping shall be incorporated to screen the facility. The floor and slope of any stormwater retention/detention areas shall be planted in vegetation that is suitable and will thrive in hydric soils. Transportation The City of Yelm Development Guidelines and the concurrency requirements of Title 18 YMC require all new developments to improve street frontages to current City standards. Yelm Avenue East is completed to City standards. The trip generation for a church is the same or less than a site down restaurant, no Traffic Facilities Charges are anticipated. 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. Minimum parking for a church is one stall for six seats in the principal place of assembly or worship. City development regulations require all parking areas to be surfaced with asphalt, concrete or similar surface. Landscaping in parking lots includes 24 square feet of landscaping for every proposed parking stall, each area being at least 100 square feet in area at least 6 feet wide is required. These planting areas must include one tree of specific caliper (70 percent of which must be deciduous) and groundcover. No parking stall may be more than 50 feet from a landscape island. A shared parking agreement with adjoining businesses may be allowed. Environmental 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. Maps indicate the property contains soils moderately suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. As part of the land use review process, City staff will conduct a site investigation. If there is evidence of pocket gopher activity on the property, a critical areas report would then be required before the permit is processed. If a critical areas report is required, it must be prepared by a qualified professional. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act, and a federal permit may be required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). Site Design Service areas, outdoor storage areas and other intrusive site features must be located at the rear of the lot to reduce conflicts with adjacent uses. All trash enclosures must incorporate the architectural features of the primary structures and landscaping to minimize visual impacts of the Enclosure. Trash enclosures will be reviewed by Pacific Disposal to ensure adequate service can be provided. Parking lots must be lit to the standards of the design guidelines and include non glare, shielded fixtures no higher than 30 feet above grade. A lighting plan is required as part of civil construction plan review. Building Design Buildings will be reviewed for compliance with the Americans with Disabilities Act (ADA). Occupant Load The 2015 International Fire Code determines the allowable maximum occupancy by evaluating the use of the A-3 Occupancy Building. The varying factors include evaluating whether the building utilizes fixed tables and chairs versus movable items. For fixed seats, the presence of dividing arms alters how the Occupancy Load is calculated. Per the 2015 International Fire Code, the areas having fixed seats without diving arms the Occupant Load shall not be less than the number of seats based on one person for each 18 inches of seating length. The Occupant Load of seating booths shall be based on one person per 24 inches of booth seat measured at the backrest of the seating booth. Fire Protection An Automatic Fire Sprinkler is required in A-3 Occupancies whenever the fire area exceeds 12,000 square feet or the occupancy load is 300 or more. A manual fire alarm system is required when in A-3 Occupancy when the occupant load is 300 or more. Visible fire alarms are required in all public use areas and common use areas. Fees & Charges Land Use Review Special Use Permit $2,000 Civil Plan Review City Staff Review $250 Consultant Review Actual Cost Building Permit Review Plan Review Based on valuation Building Permit Based on valuation These notes are based solely on the site plan and description submitted on October 3, 2019. They are meant to map out the process for approval and to point out any potential conflicts with City standards and are NOT meant to fully review the proposed project with all regulations.