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104 Yelm Ave E Hughes City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597 Pre-Application Meeting April 8, 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: Bryce Hughes Project Proposal: Convert existing retail space to a restaurant Project Location: 104 Yelm Avenue East Tax parcel numbers: 64400600800 Property Background and Characteristics The application submitted proposes to convert an existing retail space into a restaurant. The building at 104 Yelm Avenue was previously a Frame and art store, which is considered a retail establishment. Operating a restaurant at this location requires a ministerial site plan review approval. The property is zoned Central Business District (CBD) which is codified at Chapter 18.35 YMC. The CBD district is intended to promote the special characteristics of the existing downtown Yelm area, and to provide a pedestrian shopping atmosphere. The property is located within the “Old Town District” of the Yelm Design Guidelines. Chapter 18.35 provides permitted uses, to include service oriented businesses (with the exception of drive-through establishments), subject to site plan review. Residential uses are allowed provided the development occurs on existing lots of record, one acre or less. Critical Areas 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. Existing development regulations relating to the control and treatment of stormwater address the potential impacts to this critical area. Development Standards Water The property is located within the City‘s water service area and is connected to City services. Water connections are based on the use of 875 cubic feet of water usage per month. It is probable that additional water connections will be needed based on other restaurants in town or similar size. An engineer’s calculation of proposed water usage may be used. 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. Sewer The property is located within the City’s sewer service area, and is connected to sewer service. The existing system should be adequate for the proposed use. 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. All food service requires grease protection to be installed (i.e. Grease trap or interceptor) sized according to the Uniform Plumbing Code (UPC) Chapter 10, section 1015 Fats, Oils, and Grease. Transportation Frontage improvements are required for all new development within the City. Yelm Avenue (SR 507) is considered an Urban Arterial, and includes a center turn lane, an 11’ traffic lane, and a 5’ bike lane. This section of Yelm Avenue is considered a Pedestrian Oriented Street, which requires a 12 foot sidewalk and street trees within tree grates. While frontage improvements are required for all new development in the City, partial improvements are typically not encouraged. A deferral request would be considered for a portion, or all of frontage requirements. Parking The requirements for off-street parking and their design are found in Chapter 18.54 YMC. Restaurants are required to provide one parking space for every 200 square feet of gross floor area. A 1,325 square foot restaurant is required to provide 7 parking stalls. Pre-Application Meeting Page 3 of 7 The CBD allows for flexibility in these requirements where onsite parking is unachievable, and on street parking is available. Parking requirements are the minimum, provided that the owner is responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum in the code. Stormwater Developments with impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington (SMMWW). Low Impact Development standards such as rain gardens may be allowed based on the SMMWW manual. Design Standards Site and Building Properties fronting on a pedestrian oriented street shall include paved pedestrian walkways, transparent window areas or window displays, sculptural, or bas relief artwork, pedestrian oriented space or other special landscaping or building design features. Buildings in the “Old Town District” are required to follow the design standards for materials and color. Building shell colors shall be earth tones, such as taupe, brown, red-brown, gray, cream, brick or stone. Trim should be white, black, or dark colors. Bright accent colors shall not cover more than 10% of any building façade. Service areas and outdoor storage shall be located to the rear of the building and requires screening. Trash enclosures shall be constructed of CMU, wood or architectural steel. Chain link fencing is not allowed. Approval Process Ministerial Site Plan Review Site plan review and approval is required prior to the use of an existing building for a use that is not similar to the previous 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. A Site Plan Review application as established by Chapter 18.10 YMC is an administrative review process. The minimum application requirements can be found at Section 18.10.110 YMC and are listed on the application form. Pre-Application Meeting Page 4 of 7 The Site Plan Review Committee approves a site plan review application if the proposed development meets the improvement and development standards of the Zoning Code and Development Guidelines. The ministerial site plan review process should take between 3 – 6 weeks. The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. 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. 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 A SEPA threshold determination is required, unless listed as categorically exempt in section 197-11-800 WAC. The construction of any office, school or commercial up to and including 4,000 square feet with associated parking designed for up to and including 20 automobiles are exempt. The SEPA threshold determination is appealable to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council, which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain application requirements and standard details for all infrastructure requirements. Building Permit Process Building Plan review, permitting and inspections will be based on Chapters 18.22 – 18.26 YMC, 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. The proposal is to change a 1,325 square foot square foot retail M Occupancy space into a restaurant of an A-2 or B Occupancy. A dining area greater than 700 square feet Pre-Application Meeting Page 5 of 7 will classify you as an A-2 Occupancy. The Occupancy load will be determined by net usable space, calculate 15 square foot per person in the dining area and 200 square foot per person in the kitchen. Net usable space does not include toilet rooms and common areas such as hallways. This will be considered a Change of Occupancy. A Change of Occupancy will require the following:  One accessible building entrance will be required for a restaurant with and occupancy load of less than 50 (B-Occupancy) and two accessible building entrances for a restaurant with an occupancy Load greater than 50 (A-2 Occupancy).  One exit will be required for an occupancy load of less than 50 (B-Occupancy) and 2 for greater than 50 (A-2 Occupancy).  Emergency exit lighting will be required  An accessible route from the entrance to all primary functions within the restaurant shall be supplied.  If you provide onsite parking: 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 building entrance(s) to public ways  and accessible parking stalls if provided.  Accessible toilets and fixtures shall be required for both men and women.  Mechanical ventilation and exhaust shall meet the IMC.  HVAC, Plumbing or building replacement or alterations shall meet code.  Areas altered during the change of occupancy shall meet the Washington State Energy Code.  A hood will be required for all kitchen equipment that create steam or grease laden vapors. Clearance to the hood from combustible construction may be reduced by the IMC or NFPA 96 provisions. Hood exhaust fan can be horizontal or vertical as long as it meets the 10 foot set back from property lines, grade or fresh are intakes  Hoods will overlap cooking equipment by six inches.  All cooking equipment will meet the manufacturer’s requirements for installation and clearances from combustible construction. 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. Pre-Application Meeting Page 6 of 7 Building 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. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review. 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 per ERU Sewer Inspection Fee $145.00 per ERU Water Connection Fee $6,063.00 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. A credit shall be given for the previous residential use. A sit-down restaurant (not fast food) generates 6.13 new PM peak hour trips per 1,000 square feet of gross floor area. The TFC, with credit for the previous use is $7,966.90. Re-Cap Ministerial Site Plan Review Required  Probable additional water/sewer connection fees  RPBA required  Grease interceptor or grease trap required  Deferral of frontage improvements by Owner signature of Waiver of Protest  TFC $$ 