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103 93rd Kolilis - LF City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597  Pre-Application Meeting August 19, 2015 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: Cory Kolilis Project Proposal: Convert existing building into indoor children play center and banquet facility Project Location: 103 93rd Ave SE, Yelm Tax parcel numbers: 51724210600 Property Background and Characteristics The property above is zoned Commercial, C-1, which is codified at Chapter 18.36 YMC. The C-1 district allows service oriented businesses as an allowed use, subject to site plan review. The site is 1.07 acres, with an approximately 8,000 square foot building approved as batting cages under land use approval SPR20090023. Ministerial site plan review approval is required for the use of an existing building or site for a use that is not similar to the pervious use considering the impacts of the two uses, the Standard Industrial Code Classification Manual divisions and major groups, and the intent of the zoning district in which the property is located. Converting the building to an indoor play center would not require site plan review. Using the building for banquets, dances and other uses that require a larger occupancy rating will require site plan review. The preliminary notes below apply to the building for use as a banquet or gathering place. Critical Areas Flood, Wetland, High Ground Water Hazard Areas The City Critical Areas Maps indicate that the property is located outside of flood zones, wetlands, and high groundwater buffer areas. Critical Aquifer Recharge Area 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. Fish and Wildlife Habitat Conservation Areas The Critical Areas Code maps indicate the property contains soils 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. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species. Development Standards Water The property is located in the City of Yelm’s water service area and is currently connected to City Water service. Water connections are based on a consumption rate of 875 cubic feet a month. An engineer’s estimate of proposed water usage is needed to determine if 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. There is an existing RPBA at the current meter. Any new meters, including irrigation meters require cross connection control. Sewer The property is located in the City of Yelm’s STEP sewer system service and is currently connected to City sewer service. The S.T.E.P. tank serving the existing building is a 1,500 gallon tank, with a single pump. 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. A tank sizing report is required to determine if the existing tank is adequate for the banquet and gathering place usage. If occupancy requires floor drains, the S.T.E.P. system will need to be upgraded to a commercial system, and Intrinsically Safe. It is possible that L&I require the system be upgraded also. If additional water connections are required, additional sewer connections will also be required. 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. Transportation Frontage improvements are required for all development within the City. 93rd Avenue is considered a neighborhood collector which requires a 16 foot drive lane, a 7 foot planter strip and 5 foot sidewalk. Theses frontage improvements were deferred as part of the batting cages approval. The City can still find support for a deferral of frontage improvements; however a new updated deferral agreement will be required. Ingress and egress are to the site was approved as part of the previous site plan review approval. 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 site has 14 improved parking stalls. The minimum requirements for banquet or gathering place usage would be one stall for every 10 occupants, based on the maximum occupant load. For occupancy of 300, a minimum of 30 approved parking stalls will be required. Chapter 18.54 “Incentives for reducing the number of parking stalls” provides several options for shared parking facilities. A standard parking stall is 9’ X 20’. Parking size variations are attached. 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. Stormwater Developments with impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington. The existing stormwater facility was sized for future development on the front portion of the parcel. Design Standards Site Building setbacks are 15 feet from the front, 10 feet from the side, and 20 feet from the rear. The maximum building height is forty (40) feet. The existing building meets these requirements. Perimeter landscaping, 8 feet in width consisting of trees and shrubs is required. Perimeter landscaping consists of a combination of evergreen and deciduous trees, with no more than 50% being deciduous, shrubs to provide partial screening between uses. Landscaping was installed at the previous site plan review approval, and dead or missing landscape shall be replaced to meet the perimeter landscape requirements. All plant material shall be kept in a healthy and growing manner. All landscaping shall be maintained with respect to pruning, trimming, mowing, and watering to create a healthy growing condition. Refuse enclosures shall be located to the rear of the site. The refuse enclosure shall meet the height requirements listed in Table 18.1 YMC and be constructed of CMU, wood or architectural steel. Gates shall be of similar durable materials and be capable of being secured when shut. Landscaping consists of shrub trees of the Thuja Occidentalis pyramidal variety, spaced at two and one half feet on center. The proposed site plan submitted shows an exit path through the existing enclosure area. If this is the case, the refuse enclosure will need to be relocated and constructed to the specifications above Parking lot lighting shall be a minimum of .5 foot candles, mounted at a maximum of 20 feet above grade, and shall be non glare and shielded. Mailboxes shall be cluster box units, and located internally. New or replacement mail boxes shall not be located on arterials or collector streets. Pedestrian pathways must meet ADA standards and provide access from the sidewalk to and between the buildings on site. Any changes to the façade of either building shall meet the design standards of Chapter 18.61. Fencing is not required. Chain link fencing is prohibited when visible from the street pursuant to Section 18.61.050(B)(1). Section 18.62.030 (A) Yelm Municipal Code prohibits roof signs erected upon, against, on top of, or directly above a roof, or above the parapet of a building. Building The City of Yelm has adopted the International Codes as amended by the State Building Code Council for Building, Fire, Mechanical, Fuel Gas, Existing Building and the Uniform Plumbing Code and the Washington State Energy Code. The proposal is to convert the building used for the Yelm Batting Cages (B Occupancy) into an indoor play center for private parties (A-3 Occupancy). This is considered a change of occupancy and the building shall meet the requirements of an A-3 Occupancy under the current codes. Based on the proposed site plan provided, it appears that the daily occupancy rating would be approximately 145, and the estimated occupancy number for teen dances is 369. Two accessible building entrances are required. One accessible parking stall is required for every 25 stalls provided. One van accessible stall is required for each six accessible stalls, provided at least one van accessible stall is provided. An accessible path from building entrances to public ways and accessible parking stalls is required. An accessible route from the entrances to all primary functions within the building is required. Two exits are required. The measured distance between the two doors shall be one-half the distance of the diagonal of the building for a non sprinklered building. Use one-third for a sprinklered building. Accessible toilets and fixtures are required. Based on the occupancy of 145, one water closet for men and two water closets for women are required. One accessible restroom for each sex is required. The plan shows four single use bathrooms which meet the intent of the code. Fire protection per NFPA 13 is required for an A-3 Occupancy that exceeds 300. A Fire Department Connection and fire hydrant will be required. Spacing between the fire hydrant and FDC shall be between 25 and 150 feet. The building shall be protected by a fire alarm per NFPA 72. Mechanical Ventilation and exhaust shall meet the IMC Table 403.3 for fresh air and exhaust. Alterations to HVAC, plumbing and building shall meet code the respective code. Building elevations, site utility screens and refuse pad wall showing compliance with City of Yelm Design Guidelines shall be submitted with the site plan review application. Spaces used for food service shall be reviewed and approved by the Thurston County Health Department prior to building permit issuance. Approval Process Ministerial 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 conversion of an existing building to a new use. The minimum application requirements can be found at Section 18.10 and 18.11 YMC and are listed on the application form. 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 The project as proposed is exempt from SEPA review pursuant to 197-11-800 WAC and Section 18.20.020 YMC. Fees & Charges Site Plan Review $350.00 + $50.00 per 1,000 square feet 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 Water Connection Fee $6,063.00 per ERU Water Meter Fee $300.00 Sewer Connection Fee $6,394.00 + $145.00 inspection fee per ERU 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. A recreational community center creates 1.64 new pm peak hour trips per 1,000 square feet. A credit should be given for the existing TFC paid based on a trip rate of 1.37 per 1,000 square feet, for an approximate TFC of $2,853.36.