402 West Rd (2)
City of Yelm
Site Plan Review Committee
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
August 24, 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: Andrew Iverson
Project Proposal: Convert building
to restaurant
Project Location: 402 West Road NE
Parcel Number: 64303601500
Property Background and Characteristics
The property is located on the NE side of West Road, directly
across from 4th Street. The property is approximately .5 acres, with an existing building commonly known as Tom, Dick & Harry’s Meat Market. The building has been vacant for several
years.
Proposal
The proposal is to remodel the building into a restaurant.
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 moderately 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 zoned Commercial (C-1) which is codified at Chapter 18.36 YMC. The purpose of the C-1 zone is to provide for the location of business centers to serve the needs of the community
for goods and services.
The C-1 zone allows service oriented businesses as a permitted use as part of the site plan review process. The minimum size of any parcel to be developed
in the C-1 district is 5,000 square feet. Setbacks are 10 feet from side property lines, 20 feet from the rear property line, and 15 feet from the front property line.
The maximum
height of buildings is 40 feet.
Water
The proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. Water
connections are based on the use of 875 cubic feet of water usage per month. An engineer’s calculation of proposed water usage or proof of water usage by similar business will be required.
It is anticipated that a restaurant will require additional water connections.
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. There is an existing RPBA onsite; however the location appears to be in conflicted with needed parking and access. It is anticipated that the RPBA will need
to be relocated.
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.
Sewer
The site is within the City of Yelm sewer service area, however
is not connected to City sewer. There is a 3 inch sewer main located in Stevens Street. Connection to City sewer service is required. Sewer connections are based on 875 cubic feet
of water usage per month. There is a service stub located near the property. The exact location will need to be located. It is anticipated that connection can be made at the service
stub and extended to the site.
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 tank
needs to be located in the front of the building. Traffic bearing tanks are an option.
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 to enter the sanitary sewer system.
A restaurant will most likely require an in-ground grease interceptor.
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.
(this includes parking, drive aisles and frontage improvements.
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. The proposed development will trigger additional frontage improvements on West Road. West Road is considered a Commercial Collector with an 11 foot drive lane, a 5 foot
shoulder, 7 foot planter strip and 5 foot sidewalk. It is anticipated that the shoulder, planter strip and sidewalk will be required. Right of way dedication will be determined as
part of frontage improvements.
Yelm Development Guidelines allow two commercial driveways. The location of the current driveways is adequate.
Parking
The Unified Development Code
at Chapter 18.54 YMC provides minimum parking requirements. Restaurants require one stall for each 200 square feet of floor space, retail requires one stall for every 250 square feet,
and office requires one stall for every 300 square feet. It is the owner’s responsibility to provide adequate amounts and arrangement of space.
Parking spaces in banks of 90 degrees
are 9 feet in width by 20 feet in length and require a 23 foot drive aisle. 45 degree angled parking can allow a 12-foot one way drive lane. In parking facilities containing 25 or
more parking spaces, a maximum of 25 percent may be compact stalls. All parking is required to surfaced with asphalt or cement.
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.
Building and Design Guidelines
Design Standards
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.
A dense sight barrier landscaping is required between
the site and the residential uses to the east and west. A dense sight barrier is required to be 15 feet wide and include a combination
of trees, shrubs, walls, earthen berms and related plant materials so that the resultant effect is sight-obscuring. The 15 dense barrier may be reduced if adjoining neighbors in the
same zoning do not object.
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.
Parking lots must be lit to the standards of the design guidelines and include non glare, shielded fixtures no higher than 30 feet above grade. A lighting plan is
required as part of civil construction plan review.
Pedestrian circulation paths within the property require paved walkways from sidewalks to the building, should tie into neighboring
properties when feasible, and provide pathways through parking lots. Within parking lots, the path material must be different than asphalt.
Permit Process
State Environmental Policy
Act
The project is exempt from environmental review pursuant to Section 197-11-800(3).
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 site plan review approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. A site plan review approval is good for
18 months. 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.
Due to construction of right of way improvements and S.T.E.P. sewer needs, the plans must be signed by an engineer licensed in the State
of Washington.
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 and the
Uniform Plumbing Code and the Washington State Energy Code.
The proposal is to alter an existing meat market into a restaurant. According the Thurston County Assessor’s Office the
building was constructed in 1970 and is a single story 2520 square foot building. The Change of Occupancy will be from an M Occupancy (retail) to an A-2 Occupancy (restaurant). The
occupancy number will be determined at plan submittal. For the purposes of today’s notes the occupancy number will be assumed to be 168. The Change of Occupancy shall comply with all
of the applicable provisions of the IBC, Section 1002 2015 IEBC. Some but not all of the requirements shall be:
Two accessible building entrances shall be required. 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 shall connect building entrances to public ways and accessible parking stalls.
An accessible route from the entrance to all primary functions within the building is Required.
Accessible
toilet rooms and fixtures shall be required for each sex. For an entertainment services 3 water closets and 2 lavatories shall be required. For a restaurant 2 water closets and one
lavatory shall be required. Urinals may be substituted for one of the water closets in the men’s toilet rooms.
Mezzanines are allowed to be used as restaurant seating as long as the total area of the mezzanine is one-third of the floor area below. Clear height above and below the mezzanine shall
be seven (7) feet minimum. An accessible route to a mezzanine (elevator) is not required if it contains less than 25% of the combined total of the dining and drinking area and the same
services and décor are provided in accessible sections of the dining area.
Fire alarm and fire sprinkler coverage is required in all entertainment service businesses and restaurants
with an occupancy exceeding 100. Fire hydrants and FDC may be located between 25 and 150 feet from each other. West Road is a commercial collector, fire hydrants and FDCs shall be
located on a fire lane on the property. Fire lanes shall be posted no parking and provide for fire truck turnaround.
Mechanical Ventilation and exhaust shall meet the IMC Table 403.3
for fresh air and exhaust.
HVAC, Plumbing and building alterations shall comply with their respective code. A grease trap or grease interceptor shall be required.
Exposed wall and
ceiling space shall be brought into compliance with the 2015 WEC.
Kitchen exhaust hoods and cooking equipment shall meet code and manufacturers requirements for clearances from combustible
construction.
Restaurants and entertainment services are subject to review by the Thurston County Health Department. Approval from them shall be obtained prior to City of Yelm Building
Permit issuance.
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.
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 $1,497.00 per peak PM trip
The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. Credit is given for the previous use.
The TFC for
a 2520 square foot restaurant is $23,125.05. Credit for previous retail $9,053.85
Total: $14,071.20