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412 Yelm Ave The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES October 20, 2020 Glenna Mahar proposes to convert the retail building located at 412 Yelm Ave E (Parcel #2271930500) into an auto repair facility. The property is zoned C-1 Commercial. Sales and servicing of automobiles are not an allowed use in the C-1, however the building was originally used as an equipment rental business which is a similar use. The expansion of the building requires a ministerial site plan review. 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 an expansion of under 25% of the building footprint, and would be approved through the ministerial site plan review process. The Ministerial Site Plan Review process is an administrative approval designed to ensure compliance with development regulations. The ministerial site plan review process does not require notification of the application to surrounding property owners, or trigger a public hearing. The process is codified at Chapter 18.12 YMC. 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 plans are required for the construction of driveways, parking areas, stormwater treatment and public infrastructure. Civil plans must be provided to show compliance with the most current Stormwater Management Manual for Western Washington. Page 2 of 5 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. The proposal is to alter an existing mattress store into an automotive repair shop. According to the Thurston County Assessor’s Office, the building was constructed in 1987 and is a single story 5,280 square foot building. The change of occupancy will be from an M Occupancy (retail) to an S-1 Occupancy (automotive repair). The maximum occupancy allowable will be determined at plan submittal. The building proposed is classified as an S-1 Occupancy and with the given square footage of 6,400 square feet fire sprinklers would not be required. Any building over 5,000 square feet in area performing repairs on commercial vehicles does require an approved automatic fire sprinkler system. Per 2015 International Fire Code 903.2.9.1 A Mechanical ventilation system capable of an exhaust airflow rate of .75 CFM/SQFT is required in the repair areas of the proposed facility. Per 2015 International Mechanical Code Table 403.3.1.1 Exposed wall and ceiling space shall be brought into compliance with the 2015 WSEC. SIGNS Allowed sign areas for primary wall mounted signs for a 5000-10000 square foot building are 88 square feet plus .75 square feet for each additional 100 square feet over 10,000 square feet. *Sign areas shall be the lesser of the above calculation or one square foot for each lineal foot of wall. A secondary wall sign is allowed at 50% of the above calculation, a third and fourth wall sign is allowed at 25% of the primary wall calculation. Per YMC 18.62.160 Table for Wall Mounted Signs CONSISTENCY WITH DEVELOPMENT STANDARDS POTABLE WATER Water connections are based on a consumption rate of 875 cubic feet a month which is considered an Equivalent Residential Unit (ERU). The site as is, is served by a single water connection. The expanded use of the building may require additional water connections. Proposed water usage calculations will be required. Page 3 of 5 The site is served by a residential 5/8” water meter. It is anticipated that the meter size will not need to be increased. 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. An RPBA was installed with previous site improvements. WASTE WATER 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 The building is served by a 1,000 gallon STEP tank, but is not likely large enough to support the new use. The size of a STEP tank for a commercial application is a 1,250 gallon minimum, and a maximum of 6,000 gallons. Sewer connections are based on water usage. Proposed water calculations will be used to determine tank sizing and if additional sewer connections are required. STORM WATER Stormwater must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans will determine the required level of treatment and will prepare a storm water plan for the City to review as part of the civil plan review process. The City has adopted the most recent version (2019) of the Washington State Department of Ecology Storm Water Manual. (SWMMWW). Civil plans must show the existing system to meet these standards, or be upgraded. Analysis of existing stormwater facilities should include whether the existing drywell (assuming there is one) is large enough for additional roof. Source Control Plan should be updated for any new activities related to the new use. ENVIRONMENTAL The project is exempt from SEPA Environmental Review as the building is under 10,000 square feet, and less than 90 parking stalls. Page 4 of 5 TRANSPORTATION Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Additional accesses are not proposed. Frontage improvements are required at the time of development. Yelm Avenue is considered an Urban Arterial, and is not completed to City Standards. This section of Yelm Avenue is also a Class 4 Managed Access Highway. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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. The Unified Development Code at Chapter 18.54 YMC provides minimum parking requirements. Although automotive repair facilities are not specifically listed, general industrial is considered the most closely resembling use which requires one space per employee based on the greatest number of employees on a single shift, plus one square foot parking per square foot of display or retail area, plus one space for each vehicle owned, leased or operated by the company. It is the owner’s responsibility to provide adequate amounts and arrangement of space. A standard parking spaces is 9’ x 20’ and requires a 23-foot drive aisle. The drive entrances to the service bays, employee entrance, and any vehicle storage is required to be paved. Parking areas are required to be landscaped to provide visual relief and shade. The site must provide appropriate Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius and internally. SITE DESIGN The Unified Development Code includes standards for parking lot design and landscaping, and requires adequately sized service areas. Features required include screening of outdoor storage and service areas, landscaping including an internal perimeter landscape, and landscape requirements for above ground stormwater facilities. Refuse areas are to be enclosed and landscaped. Illumination requirements are found at Section 18.59.050 YMC and include standards for walkway and parking lot lighting. Perimeter landscape includes an 8’ planter strip with a combination of evergreen and deciduous trees, and ground cover. The conceptual plan does not meet this requirement on the west Page 5 of 5 property line. Parking lot landscaping requires no parking stall be located more than 50 feet from a tree. All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. FEES & CHARGES LAND USE REVIEW Ministerial Site Plan Review $250 CIVIL PLAN REVIEW Civil Plan Application $250 City Staff Review $54 per Hour Consultant Review Actual Cost BUILDING PERMIT REVIEW Building Permit Based on Valuation Sewer SDC (per ERU) $6,394 Water SDC (per ERU) $6,725 Traffic Facilities Charge (per new pm peak hr trip) $1,497 Fire Impact Fee (per new square foot) 0.36 Equipment rental and furniture stores trip generation is between .5 – 1 new pm peak hour trip per 1,000 square feet. Auto repair generates 3.38 new pm peak hour trips per 1,000 square feet. The Traffic facilities charge, with credit for previous uses would be 2.38 new trips per 1000 square feet, or 15 new pm peak hour trips. These notes are based solely on the site plan and description submitted October, 2020. 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 proposal.