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715 Yelm Ave #1 Weber City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting April 24, 2013 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: Kym Drenie & Jayne Weber Project Proposal: Operate a preschool in existing building Project Location: 204 Yelm Avenue East Parcel Number: 64400701500 Property Background and Characteristics The property consists of an existing commercial building with several units, and associated parking. The property is zoned Commercial (C-1) which is codified at Chapter 18.36 YMC. Preschools and private instruction is a permitted use in Section 18.36.020 YMC, subject to site plan review. The building is existing, and has on street parking along its front on Yelm Avenue, as well as paved parking in the rear, accessed from the alley. 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 Water The site is currently served by City water service. It is unclear at this time whether additional water connections will be required. Evidence of water usage will be reviewed at building permit issuance. 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. If irrigation is installed, a double detector check valve is required. The site currently has a double check valve which will need to be upgraded to a Reduced Pressure Backflow assembly. Sewer The site is currently connected to the City sewer system. If additional water connections are required, additional sewer connections will also be required. Stormwater Developments with additional impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Stormwater treatment for all impervious surfaces, such as internal and frontage streets is to be treated on site. 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. Yelm Avenue at this location does not require further improvements. 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 a minimum of 1 stall per employee based on the greatest number of employees, plus a loading and unloading area with storage for 3 cars. City of Yelm Development Guidelines require that parking areas be paved and landscaped. Parking plan shall be submitted with Site Plan Review. Building Design Building design should be comfortable at a human scale, and incorporate features such as balconies in upper stories, bay windows, building articulations, covered entries, or upper story setbacks. Perimeter landscaping is required to provide visual relief, and consists of an eight (8) foot planter strip with groupings of evergreen and deciduous trees, and shrubs. The existing site meets the design standards listed above. Site Planning Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the front of a building. Currently the site uses “residential” cans for refuse, and they are to be screened when not placed out for pick up. If the preschool requires a dumpster, the refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme and landscaped consistent with the required perimeter landscaping. Approval Process Special Use A special use permit requires a public hearing before the Yelm Hearing Examiner, who would prepare findings and a written decision and may approve a special use permit when it is consistent with City development standards and properties adjacent to the proposed use are reasonable projected from adverse effects or impacts. The final decision of the Hearing Examiner may be appealed to the City Council. A special use permit runs with the property and does not expire unless specifically conditioned in the approval. 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. A Site Plan Review application would be reviewed and issued concurrently with the Special Use Permit. The minimum application requirements can be found at Section 17.84.060 YMC and are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site. 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 is exempt from SEPA pursuant to 197-11-800 WAC, as the building is under 4,000 square feet in area, and less than 20 parking stalls are required. Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, 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. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Life /Safety: The existing building has been used as business occupancy. Per chapter 3 of the IBC a day care with more than 5 children shall be an E Occupancy. The comments are based on a change of occupancy from a B to an E Occupancy. Based on the Thurston County’s Assessor’s Office the max occupancy number will be 40. The Existing fire hydrants will adequately serve the building An E Occupancy with less the 50 students is not required to be sprinklered Due to the age of the building interior wall covering will be reviewed for compliance with chapter 8 of the IBC. Specifically class of flame spread Current access and egress will be acceptable if the conditions of Accessibility Sections are met Seismic design: Change of Occupancy does not change the Occupancy Category. No seismic upgrades required Accessibil ity: Changes of elevation greater than 5% shall be accessible ramps. The building shall have one accessible entrance. One accessible parking stall shall be made available for each 25 parking stalls. One van accessible parking stall for each accessible parking stall is required for each 6 accessible parking stall An accessible route shall connect the parking stalls to the entry. Parking lot shall be striped and signed accordingly All new restrooms and fixtures shall meet ADA requirements Plumbing A change of occupancy shall meet the current plumbing and mechanical codes. Separate facilities are required for occupancies over 15. Energy Code. All new or altered Conditioned space shall meet the 2009 Washington State Energy Code: 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. An integrated sprinkler and fire alarm system may be required. These plans may be submitted at a later date along with any required kitchen suppression systems. 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 Special Use Permit $500.00 Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area (50% reduction on the lesser of the two permits) 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 $5,490.00 per ERU Water Meter Fee Based on meter size Transportation Facilities Charge $1,321.00 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. When a specific use is not listed, a similar use can be used. In this instance, the most similar use is an elementary school. The trip generation for an elementary school is less than the previous use of miscellaneous retail. No TFC charges are required. The City will accept a traffic engineers report as to peak hour traffic generation rather than the default table.