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201 Yelm Ave Giang aka senior center City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597      Pre-Application Meeting June 1, 2016 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: Hien Giang Project Proposal: Convert 2nd and 3rd story floors into residential units Project Location: 201 Yelm Avenue E Parcel Numbers: 64400800100 Property Background and Characteristics The property is located at the corner of Yelm Avenue East and 2nd Street. The property is approximately 0.2 acres, and is currently developed with a 3 story building. The building is listed in the Yelm Historic Register. Proposal The proposal is to convert the 2nd and 3rd story floors into residential apartments. 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. Fish and Wildlife Habitat Conservation Areas The Critical Areas Code maps indicate the property contains soils poorly 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. If members of the species are found on the property, a critical areas report is required. 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 Zoning The property is identified by the Yelm Comprehensive Plan Map as (CBD) Central Business District. Most all commercial uses, including mixed use retail and residential uses are allowed, subject to site plan review approval. The CBD does not have minimum building setbacks, but allows for continuity with existing streets, alleys, sidewalks and bikeways. The maximum height of buildings is 35 feet. The building is existing and meets the standards of the CBD. Water The proposed project is located in the City of Yelm’s water service area and is currently connected to City water service. There is a 6 inch water main located in 2nd Street and a 4” inch main in the alley behind the building. The 4 inch main in the alley will be replaced with an 8 inch PVC main this summer, and the alley will be improved. The residential uses will be required to connect to City water service. Water connections are based on the use of 875 cubic feet of water usage per month. A discounted connection fee is provided when 4 or more multi-family units are provided. You have the option of individual meters, or a single meter with a deduct meter. 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. If a separate irrigation meter is installed, an approved backflow prevention device shall be provided. The is a 5/8” water meter and a ¾ “ RPBA on site. The additional water connections will require a larger service main anf larger RPBA. It is possible that water service to the 3rd floor will require a booster pump. The Unified Development Code, Title 18 YMC, requires the Community Development Department to make a written finding of concurrency for any approval for a land division or site plan (including any development activity). For water, the finding must include the fact that “improvements necessary to provide city standard facilities and services are present or are in an approved and funding plan to assure availability in a time to meet the needs of the proposed development.” The State Subdivision Act, Chapter 58.17 RCW, requires that the City of Yelm make a written determination that appropriate provisions are made for potable water supplies as part of the preliminary land division process. The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. If the City does not have sufficient approved water connections at the time a building permit for the proposed development is ready to issue, the permit will be denied until additional water resources are available. The City currently has sufficient water connections to serve some anticipated growth. A site plan review approval is good for 18 months. It is anticipated that the City will have adequate water at the time of development of this proposal. Sewer The site is within the City of Yelm sewer service area, and the building is connected to City sewer. Currently the restaurant is connected to the system and testing has shown high amounts of Fats, Oils, and Greases in the tank. Additional S.T.E.P. systems will be required to serve the residential units. There is a 4 inch sewer main located in the alley behind the building. 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. A properly sized oil/water separator is required if there is any potential for oil to enter the sanitary sewer system. A properly sized grease interceptor will be required if there is any potential for the introduction of fats, oils, or greases from food preparation to enter the sanitary sewer system. Stormwater The City of Yelm has adopted the 2012 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. Stormwater from new impervious surfaces is required to be treated and released. Roof runoff shall be distributed to individual dry wells. Transportation The City of Yelm Development Guidelines and the concurrency requirements of Chapter 18.16 YMC require all new developments to improve street frontages to current City standards. Yelm Avenue East (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 the frontage requirements on Yelm Avenue East (SR 507). 2nd Street is considered a Local Access Commercial street, and includes an 11 foot travel lane, a 7 foot parking lane, a 6 foot planter strip and 5 foot sidewalk. These improvements are complete. The alley is also required to be improved. The City is replacing the water main located in the alley. The alley will be repaved as part of this project. Parking Although the CBD allows minimum parking requirements to be waived where on street parking is available, the owner, developer or operator of the premises shall be responsible for providing adequate amounts of, and arrangement of parking space. Chapter 18.54 YMC requires one parking space for every 200 square feet of gross floor area for restaurants; residential dwelling units require two parking spaces for each unit. In the case of two or more uses in the same building, the total requirements shall be the sum of the requirements for the several uses computed separately. Parking areas are required to be landscaped to provide visual relief and shade. At least 24 square feet of landscaping is required for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree, and no parking stall shall be located more than 50 feet from a tree. Live groundcover shall be provided throughout each landscaping area. There is existing parking at the rear of the building in the alley. The alley is one way, and is accessed from 3rd Street, exiting onto 2nd Street. There is on street parking on both sides of 2nd Street and Yelm Avenue, as well as a public parking lot at the corner of 2nd and Washington. Building and Design Guidelines 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. Perimeter landscaping is required and is characterized by an 8 foot landscape strip along property lines of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), and shrubs. The intent is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures. The building is positioned at the property lines on both Yelm Avenue and 2nd Street. The grass area to the east of the building is the location of the S.T.E.P. system. This area will be required to be landscaped. Permit Process State Environmental Policy Act The project is exempt from SEPA pursuant to Section 197-11-800 WAC and Section 18.20.020 YMC. Critical Areas Report If a critical areas report is required, it must be prepared by a qualified professional using scientifically valid method and studies in the analysis of critical area data and field reconnaissance, and reference the source of science used. The report must evaluate the proposal and all probable impacts to critical areas in accordance with Chapter 18.21 YMC. Minimum report requirements may be found in Chapter 18.11 YMC. 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 Land Use Review Process The Ministerial Site Plan Review process is an administrative approval designed to ensure compliance with development regulations. The process is codified at Chapter 18.10 YMC. A notice of application is not required. 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 Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, S.T.E.P. tank design, and stormwater control. The City uses a third party engineer for peer review of civil plans. Depending on the number of revisions, the process can take 2 to 4 weeks for each revision. Building Permit Process 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, the Uniform Plumbing Code and the Washington State Energy Code. Updated codes become effective on July 1, 2016/ The following comments are based on the updated code. The proposal calls for a mixed use building with a restaurant on the main floor, 3 apartments on the second floor and one apartment on the third floor. This is a partial change of occupancy and alteration from a B occupancy to an R-2 occupancy. The building has been on Yelm’s Historical Register since 1992. A letter of appropriateness is required from the Yelm Historic Preservation Commission prior to the issuance of a building permit. A detailed plan shall be submitted to the Building Official to present to the Commission for approval. Please allow 6 – 8 weeks for review. The next Commission meeting is September 7, 2016. As a historic building undergoing a change of occupancy in the Seismic Zone D Category, a structural evaluation of the lateral force resisting system and provisions for providing an equivalent level of safety are required. Fire Safety: R-2 Apartments require fire sprinklers and fire alarm systems. Fire flow requirements, fire hydrant and FDC locations sprinkler heads and fire alarm systems shall be designed and placed on a plan by a licensed professional. Fire hydrant and FDC’s may be located between 25 and 150 feet of each other. If the owner chooses to only provide fire protection for the second and third floors a two hour vertical and horizontal separation shall be maintained between the occupancies. Also a one hour separation is required vertically and horizontally between residences and between residences and other occupancies. If the building is protected by NFPA 13 fire suppression system the R-2 and the B occupancy separations may be one hour construction. Egress: Egress from the apartment buildings shall meet the requirements of Chapter 10 of the IBC, with the exception of the stairway. Rise and run of the stairway treads were constructed with existing constraints to meet code during the last alteration. The stairway does not need to be enclosed if access to the stairway on each story is separated by one hour construction and the corridors leading to the stairway are sprinklered. (Ramp if maintained shall be treated as a stairwell) All sleeping rooms are required to have emergency escape windows. The emergency escape windows are allowed to be the largest window the manufacturer produces that will fit the rough opening. New windows shall meet the requirement of 5.7 sf of net opening. Window guards are required on all operable windows with a sill height of not less than 36 inches. Accessibility: As a Historic Building the Type B dwelling units are not required. The number of proposed units do not require Type A dwelling units. The occupancy change shall not reduce the accessibility of the B occupancy restaurant on the first floor. Energy/ HVAC/Plumbing: The requirements of the International Mechanical Code and the Uniform Plumbing Code shall apply to exhaust, ventilation and plumbing. The apartment conversion to shall comply with the energy code. Building elevations, site utility screening and refuse enclosure shall meet the design standards in the Unified Development Code, and 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. Building plans may be submitted after site plan review approval, along with civil engineering plans, although they will not be reviewed until the civil plans have undergone at least one review cycle. A complete application includes the building permit application cover sheet along with: Five sets of plans, one of which may be half scale Two sets of engineering calculations, energy calculations, and specifications A photometric site lighting plan will be required as part of the civil plan submission. OR a complete set of all plans in Adobe Acrobat portable document format may be submitted via disk or thumb drive. Prior to permit issuance two complete revised plan sets will be required for approval. Integrated sprinkler and fire alarm system permits may be deferred. Building permit review typically takes 8 to 12 weeks. Fees & Charges Site Plan Review $250.00 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 $6,159.99 per ERU* Water Meter Fee Based on meter size* Transportation Facilities Charge $899.00 per multi-family unit* *Paid at the time of building permit Utility connection fees for multi-family (4 units) is 80% The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. A multi-family unit creates 0.60 new pm peak hour trips.