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Project Rev & Correspondence
City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Barb Bange From: Tami Merriman Assistant Planner ~' ~ ~~ ., _U~_~ . ~ ~. Date: June 11, 2003 Re: Assigned Savings for Mr. George Be x Bro~o Care Landsc ing, and Retention Pond hydroseed. Barb: Mr. George Berry has completed the required improvements associated with the above assigned savings. Please issue a check to Mr. George Berry in the amount of $10,260.00. The landscaping and retention pond is approved, and we may release the funds retained. The amounts deposited were Receipt # 26505, $8,550.00 for Browns landscaping, and Receipt # 26506, $1,710.00 for the retention pond. If you have any questions, please see me. Thank you, 1~~~~ Tami Merriman Assistant Planner G:\Community Development\Project Files\SPR Site Plan Review\8309 Rainier Commons\Release of assigned savings.doc GF THE p•Q~ ~~ Ci o Yelm 4 ~~ 105 Yelm Avenue West P.O. Box 479 YELsMoTCN Yelm, Washington 98597 (360) 458-3244 May 16, 2003 George Berry 518 Flora Vista Road NE Olympia, WA 98506 Mike Brown 16510 Creek Street SE Yelm, WA 98597 Re: SPR-02-8309 Browns Auto Repair Developer Agreement for Landscaping Dear Mr. Berry: The City inspected the landscaping at Browns Auto Repair on Wednesday, May 14, 2003. The landscape looks very nice, however there are a couple of items that need to be addressed prior to releasing the funds. 1. There are two trees missing from the northern perimeter landscape strip, a Kousa Dogwood, and a Leyland Cypress. 2. There is a tree planted over the top of the septic tank. Although the approved landscape plan shows a tree to be planted at that site, the plan did not show that the septic tank was also located there. These roots will cause damage to the tank and system in the future. Please move this tree to the northern perimeter landscape strip to augment the landscaping there. 3. Please arrange for the log to be removed that is lying on the unused drive entrance on Creek Street. The Dogwood trees are very small, and don't quite meet the 1 '/2 "- 2" that is required. At this time, I will not require that they be replaced, they will however, need to be watched closely, and will require replacement if they do not survive. Please let me know when these items are corrected. When the landscaping is approved, I will arrange to have the funds released. Outside of the landscaping, during our site visit we noticed numerous cars parked off of the pavement, in the gravel area on the adjoining lot. If this area is going to be used for parking, it will need to be paved, striped, and landscaped. Gravel parking is not allowed as part of site plan review. The refuse enclosure is also not complete. This is usually reviewed with the landscaping. I understand that the enclosure will be constructed when the rest of the paving is complete. The Cite/ of Yelrn is an Equal Opportunity Provider The Certificate of Occupancy cannot be issued to Mr. Brown until all items are addressed and approved. If you have any questions, please give me a call at (360) 458-8496. Sincerely, Tami Merriman Assistant Planner Rainier Commons Chevron 16518 Highway 507 Yelm, WA 98597 Phone: (360) 458-4011 Fax: (360) 458-4090 Memorandum To: G ~~l~ C..l..,~~2.. ~ From: ~ ~-¢ ~ yEG2vR, l Company: C. ~`~~ bk=- ~i t~.t...1~, Date: ~ f ~.,.1 Q3 Phone/Fax: Pages: Re: SQ IZ - C~Z - ~'~ as -- O For Your Review ^ Please Reply ( Including Cover) Please Take Immediate Action Message: ~~ R 1L ~A~ ~ x'1 C..~M ~P~.JE., ~~- _ ~ l C~,Z,.1~p, op Q~2.... `i1a A-~'i'~-A c~~ l~ AT' ~ 3tot~l ~4.5~ -- ~ 5 R 1,.~ ~a ~~~ y r~~ 2. C--~l-d r~e.~~ ~'S C2..!`~A ~i x=02.. 'p i c.. k, vP . DEVELOPER AGREEMENT This Agreement is made pursuant to the provisions of Sections 16.20.030 and 16.20.040 of the Yelm Municipal Code for the purposes of bonding in lieu of completion of required improvements and repairs described in the Exhibit A attached hereto and made a part hereof. The undersigned does hereby deposit in trust with the City of Yelm $10,260.00 (reciept numbers 26505 and 26506) and grants the City the full power and authority to hold and expend the deposited amount for the purpose of completing the required improvements and repairs described in said Agreement not completed by the developer no later than June 30, 2003. It is understood and agreed that the Office of City Clerk holds $10,260.00 in its possession until release or partial release of this Agreement is received from the Community Development Department pursuant to the terms of the attached Exhibit, or demand made by the Community Development Department pursuant to Section 16.20.030 of the Yelm Municipal Code and the provisions of said attached Exhibit. DATED this 28th day of March, 2003 ~~ ~~~ o~ George Berry, Ridge Develo ment EXHIBIT A Complete the following requirements of permit number SPR-02-8309-YL and Building Permit Number 6896 for the construction of a building to be occupied by Brown's Car Care on tax parcel number 6430340504. Required Improvement Install landscaping per approved plans Remove brush from stormwater pond Hyroseed 12,480 sq. ft. of stormwater pond Total Deposit Amount (150% of total) Cost Estimate $5,700.00 640.00 500.00 6, 840.00 $10,260.00 DEVELOPER AGREEMENT This Agreement is made pursuant to the provisions of Sections 16.20.030 and 16.20.040 of the Yelm Municipal Code for the purposes of bonding in lieu of completion of required improvements and repairs described in the Exhibit A attached hereto and made a part hereof. The undersigned does hereby deposit in trust with the City of Yelm $10,260.00 (reciept numbers 26505 and 26506) and grants the City the full power and authority to hold and expend the deposited amount for the purpose of completing the required improvements and repairs described in said Agreement not completed by the developer no later than June 30, 2003. It is understood and agreed that the Office of City Clerk holds $10,260.00 in its possession until release or partial release of this Agreement is received from the Community Development Department pursuant to the terms of the attached Exhibit, or demand made by the Community Development Department pursuant to Section 16.20.030 of the Yelm Municipal Code and the provisions of said attached Exhibit. DATED this 28t" day of March, 2003 ~~~ ~~~o~ George Berry, Ridge Develo ment EXHIBIT A Complete the following requirements of permit number SPR-02-8309-YL and Building Permit Number 6896 for the construction of a building to be occupied by Brown's Car Care on tax parcel number 64303400504. Required Improvement Install landscaping per approved plans Remove brush from stormwater pond Hyroseed 12,480 sq. ft. of stormwater pond Total Deposit Amount (150% of total) Cost Estimate $5, 700.00 640.00 500.00 6,840.00 $10,260.00 HH COLO*J m ' PR,o~~I yH ~ ~~ rocxi ~~ °" ~ ~~ ~ d G ~ * 0 ~ 3ttl ~ I m ~ ~O btWti-C m H w o~O~f..3 A O oro o x D I ro ~~ ~, o o ~ ~ ~~ tax ao cn 7 °~ ~x :d H W ~ ay ~~+~) w m ' 3 J u I , 1J ('~ ~ ~ x I ( .b • o ~ z ~ I ~ d x ~ ~ v ro 0o x ~ C m d H H ~ x x ay H 7D H C2 Q~ ~ D x I H ~ ~r m m d ~ c W ~ ~ r Ki r o ~ ~ H C GJ1 m ~ • x cn ~ ~ ~ r H ro L=! Z ~ m m ~ ~ C~1 H f1 o ro to hi H 1-+ x y J D [!! 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Box 479 YELMoTON Yelm, Washington 98597 (360) 458-3244 March 12, 2003 George Berry 518 Flora Vista Rd. NE Olympia, WA 98506 Mike Brown 1507 Yelm Ave. W Yelm, WA 98597 Re: Early Occupancy Request for Browns Automotive Dear George and Mike: The City has reviewed your request for early occupancy for Browns Automotive. The City will allow a temporary early occupancy for Browns Automotive under the following conditions. 1. The water connection for the site must be inspected and approved by the City. 2. The sewer connection and system must be inspected and approved by the City. 3. The Stormwater system must be inspected and approved by the City. This includes any improvements required to the existing stormwater pond. 4. Parking and drive isles must be complete and approved by the City. 5. Landscaping can be deferred by submitting a Letter of Credit and Assignment to the City for acceptance. The amount of the assignment must be 150% of the cost to install the landscaping. If you have any questions, please feel free to call the Community Development Department at (360) 458-3835. Sincerely, Tami Merriman Assistant Planner cc: Jim Gibson, Development Services Engineer Gary Carlson, Building Official The City of Yelm is ari Equal Opporhsuit~/ Provider C~ TAF A.Q9~/ • 4 M _ 10~ Yelm Avenue West P.O. Box 479 YELMGTON Yelm, Washington 98597 (360) 4~8-3244 February 26, 2003 Mike Bro4vn 1507 Yelm Ave. W Yelm, WA 98597 George Berry 518 Flora Vista Rd. NE Olympia, WA 98506 Re: Second Access Road at 16510 106th Ave. SE, Browns Auto Dear Mike and George: The City has reviewed your proposal for a second driveway access on the northern corner of 16510 106t" Ave. SE. The City finds the proposal acceptable, however, it is a major change to the original site plan. Please be aware that there is a shared parking agreement with the adjoining property. When a new business locates on that property, you may need to provide the parking stalls that are being removed for this access. This change may or may not affect the location of the step tank, risers, and grading. Lemay will also need to review and approve the new location of the refuse area. To receive City approval for this access, amended civil plans will need to be submitted to the Community Development Department for review. The access shall be 20 feet in width, and shall be used as an exit only, with an exit only sign installed at the road approach on Creek Street. Please submit 4 copies of the amended civil plans to the Community Development Department. A revised landscape plan will need to be submitted also. If you have any questions, please feel free to call the Community Development Department at (360) 458-8496. Sincerely, ,, ~/~ ~ C Tami Merriman Assistant Planner cc: Grant Beck, Community Development Director Jim Gibson, Development Services Engineer Gary Carlson, Building Official The Ci1i/ of Yt~lrrt i~ nrt I~r~unl O)~~~ortunih/ Proz~i~lcr 4 ~. ~' ~ ~ r: 1 I ~~~~ Y -~. r. YELM WASHINDTON September 26, 2002 Five Corners LLC George Berry 518 Flora Vista Road NE Olympia, WA 98506 City of Yelm IOS Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 Re: Landscaping plan review comments # SPR-02-8309-YL, Rainier Commons Dear Mr. Berry: Thank you for submitting your landscape plan. There are a couple of items that need to be addressed or changed. . Your plans show American Sweetgum to be planted in the landscape strips adjacent to 106' Ave. Although a number of Sweetgum trees appear on our street tree list, they are very large trees, with the American Sweetgum growing up to 60' feet tall. I would suggest a smaller tree in place of those three Sweetgums, both to protect the paved parking and sidewalks from root damage, and to help eliminate the need for continuous pruning to provide sight distance. 1 have attached a copy of our street tree list, and would encourage you to look into the small or medium tree category for a replacement. The landscape plan does not show any irrigation for site landscaping. lrrigation is not a requirement, but if irrigation is to be installed, it will need to be reviewed by Jim Gibson, with a backflow prevention device installed. The plans show the location of the refuse area in the rear of the building. The. plans do not show how you intend to enclose or screen the refuse containers. Yelm Design Guidelines give some guidance to refuse screening. I understand that the refuse area is temporary, due to future expansion, yet, refuse screening must be obtained. I have attached a copy of section I.D.(1) to assist you in determining your refuse enclosure. If you have any questions, give me a call at (360) 458-8496. Sincerely, ~~77 Tami Merriman Planning Technician cc: Jim Gibson, Development Services Engineer Gary Carlson, Building Official Page t of 1 The City of Yelm is an Equnl Opportunity Provider City of Yelm Community Development P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: SPRC From: Tami Merriman, Planning Technician Date: 8/8/02 Re: Rainier Commons Civil Plans Attached please find Civil Plans for Browns Auto Repair for your review. Please return comments to Jim Gibson by 8/20/02. Please note that the applicant must still complete a boundary line adjustment for the site before he may start construction. Thanks Tami C:\Community Development\Project FileslSPR Site Plan Review\8309 Rainier Commons\Civil Plan Dist Memo.doc Ridge Develo~arir~~inil:, L,.~''~.~:'. 518 Flora Vista Rd NF ~:)i~~nii~ia, A'L'A 9iis06 E~l31C: (J6(~) 455~-83Z`8 _ ... _ _ .... .................................... .. _ ._ _.. . _ _ _ _ _... _... _ _ _.. _ __ _ __ _ _.... _ _ _. _ _ _.. _ _ _. _ _ _.. _ _ _. .................................. ................. .............. ....................... .......... _ _ _.. _ _ _ _ _ ... _ _ _... ... ............................. _ _.... _ _ __ _.. _ _ ................................... _ _.. _ _ _ _ _ ... ............. ..................... _ _ _.. _ ._ ..................................... ............ .. .............. rr / RECE~ VED To: ~J 1 M ~ 1 C3~a~~J 5 Company: C. ~ 'T'( ~~_ ~ ~ ~,~ AUG 0 6 1001 From: ~ ~~(LGZ.."`,l ` Q V~ _ Date: ~S ~ I D ~ 1 ~~.~ ~ Ot,a~ ~ ~ ~ Message•_ ~J--Ati~ ~ /© ~-'~ ~'~-'iG ~-'C~-~G~..:~ ;'ti-~ ~.~, _ '~=C3(~ ~[ G ~ Cam. ~ ~Ia ~ L.~1 ~-~ lc; ---~------- C~~ ~ i U~~. ~. 1~P-~A, t~ c~~ `~-'~(~L`~R-~ 'f"-JCL Z~~ ~.~~~ , ~~iA~ `.1 ~~ `~~ ~-e~J ~ ~ < <~ ~ X11 Z- . -~~ ~ LL Phone: (360) 456-3858 _. " . r\ .1 J_ f, ~ ~ _ _ - -- t, ~C_ _~,(,~ + ~~ Z° _ c 1, ~ ~ ~ ~` 1 `, '~~_ ~_ ~ C~ .., ~;~ . ~, ~ ti ~•~ `; .l `~ -~ - ~ v (~iu~~~ }} .~_, ~: `, ~ ~..- /~ _ o !-~ ~~zz ~C '~ it ~ , ~. ~_ C ~~ `~ l.. ~ ~ ~~ C ~ ~~~, t '~ -~ ~ ~ I ~ l t ~ ~ tv~, ~~~~ i I.1 ~` (,,. ~C (' E ~ ~~ (~ L 1 ~: ~~~. ~ ~,{ ~<_r~,t~ '~ ,. 1 .~ ~ ~ ~~ `~ a ~ > > ~_ - ~- i{ r ' ` s ~~! ._ ~~~ ll .,, r. `\r c ~ T~~'~' 1 ~, ~ ,, ., _ _ 1 ~ } ~ ~t e ~ .J J j 1 ~ ' ~' l~ ~~~. . ~~ ,~ ~ .~ `. ~ ~ C, " ~b i ~~~ J~~ ~ ~. _ ~, .C ( j ,~.,+ ~. _, - ,, ,~ ~, ,~ w i - -- - ~ i ~f ` ~~' ~~b~~ ~~. ~ ,~ (~ ~~ / ~ F `rte, {~ - ~ l _~ ~ ~ r ~-- ~ , ~ ,_ 1, _ ~- .` _, __~, _, ~` ` ~ / J~ ~ ~~ Cl, , ~ f , ~, 1 ~ ..~ / + -~ ~ ~ ~ _. ~~~ f_--_- ,. ~. ~ `.. ~~ ; ~ ~'~ ~ ~ t v a t ~ ~ v 7 r - ~~ ' lv ~ ~ ~ ' J V r~~~~~~~~J ~,, Cam- ~~ Type II landscaping is used to provide visual separation of compatible uses. Type II landscaping is required around the perimeter of a site, which has compatible zoning and adjacent to buildings to provide visual separation of compatible use and soften the appearance of streets, parking areas and building elevation. Type 111 landscaping provides visual relief where clear sight is desired. This landscaping includes street trees and vegetation required with frontage improvements and along pedestrian walks for separation of pedestrians from streets and parking areas. Type IV landscaping is needed to provide visual relief and shade in parking areas. Type V landscaping is required for all above ground storm water facilities. A conceptual landscaping plan is required with application for Site Plan Review. Final landscaping and irrigation plan is required as element of civil nf` a drawings. ~ .~ `~~~ Refuse area must be large enough to accommodate a dumpster and recycle~~ ~~~ bin. Refuse areas must be of a material and design compatible with the ;,~, ~ overall architectural theme. If fencing is used to enclose the refuse area, it V must be landscaped with sight obscuring vegetation. SEPA: Environmental checklist is required. After researching the original SEPA ~ Checklist and project proposal, we have found that the original proposal has changed by the number of lots proposed, the. number of retail establishments proposed, and the amount of square footage. ~~ ~~ , Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per ~~~ pm peak trip. The Ordinance provides a default table, but these uses do not ~ a fall neatly into definitions in the table. The TFC is determined by the new trip ~ ~ rate, which is discounted to take into account existing, and drive by traffic. ` ~o To determine the projects impact and fee use the following formula for the ~~ uses proposed: ~ J New Trip Generation Rate x gross floor area _ 1,000 x $750.00 =TFC ( 7~l ~~ ~ Example: ` >~ ~C,.,~ ~~ ``~ Sports Bar ,LQ, 07 x 4, 000 = 40, 280 _ 1, 000 = 48.28 x X750.00 = $30, 210.00 ~ ~3 -- -- ____ Tire Sho~2 2.71 ~x 11, 000 = 29, 810 _ 1, 000 = 29.81 x $750.00 = 522,357.50 ----___ _ Strip Retail x.33 x 11,000 = 36,630 =1,000 = 36.63 x $750.00 = 27,472.50 r ~~ If the applicant feels the proposed use would not generate the default number of trips as designated, an analysis prepared by a Washington State ~ Licensed Engineer can be submitted to the City for review and consideration. Application and Process: Site Plan Review, Chapter 17.84, with environmental checklist is an administrative process. Minimum application requirements are located in Section 17.84.060 and are listed on the application form. A project of this size can expect completed review in approximately 12 - 18 weeks. Land use approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Following land use approval the applicant is required to submit civil drawings to the Community Development Department for review and approval, and satisfy all conditions of approval. Upon satisfactory completion of all conditions the applicant can submit building plans for approval. Boundary Line Adjustment (BLA), Chapter 16.28 is also an administrative process. Minimum application requirements are located in Chapter 16.28, and on the application form. Review of the BLA will happen concurrently with the Site Plan Review, with approval, or conditioned approval complete prior to land use approval. c DESIGN GUIDELINES - Nettleto~,Sreek Street Project Review Checklist - eavy ommercial Guidelines Applicable Guidelines Nlet I.A.(1) Relate development to pedestrian oriented street frontage. I.A.(2) Relate development to street fronts (other than pedestrian-oriented streets). X I.B.(1) Minimize visibility and impacts of service areas. X I.C.(1) Take advantage of special opportunities and mitigate impacts of large developments. I.D.(1) Reduce impact of service areas and mechanical equipment. X I.E.(1) Integrate biofiltration swales and ponds into the overall site design. X I.F.(1) Enhance the visual quality of development on corners. I.F.(2) Provide a paved pedestrian walkway from the street corner to the building entrance. X II.A.(1) All pedestrian paths must correspond with federal, state and local codes for handicapped access, and the Americans with Disabilities Act. X II.A.(2) Provide adequate lighting at the building entries and all walkways and paths through parking lots. X II.A.(3) Develop an on-site pedestrian circulation concept. X II.B.(1) Provide a pedestrian path at least 60" wide (preferably 96" wide) from the street sidewalk to the main entry. X II.B.(2) Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site. X II.B.(3) Provide pathways through parking lots X II.C.(1) Where street ROW is insufficient to provide adequate sidewalks buildings and other site features must be set back from the public ROW to achieve at least minimum sidewalk widths. II.C.(2) Where new streets are developed, provide sidewalks according to minimum standards. Ii.D.(1) Provide, where feasible, pedestrian circulation routes to adjacent uses and transit. II.D.(2) Integrate nearby transit stops into the planning of adjacent site improvements. II.D.(3) Encourage pedestrian paths from all transit stops through commercial areas to residential areas within 1.200 feet II.E.(1) Enhance building entry access. X ILF.(1) Provide pedestrian-oriented open space at key locations. III.A.(1) Provide access roads through Iar~e lots with more than one street frontage. X IILB.(1) Minimise driveway impacts. X IILC.(1) ;Meet requirements for location of parkin, lots on pedestrian-oriented streets. DESIGN GUIDELINES Project Review Checklist Guidelines Applicable Guidelines Met III.C.(2) Meet requirements for parking lot design detail standards. X III.D.(1) Minimize parking areas through joint use and management. X III.D.(2) Encourage structured parking. III.D.(3) Reduce impacts of parking garages. IV.A.(1) Incorporate human-scale building elements. X N.B.(1) Reduce scale of large buildings. X IV.C.(1) Architecturally accentuate building corners at street intersections. N.D.(1) Enhance buildings with appropriate details. X N.E.(1) Retain original facades. N.E.(2) Use compatible building materials. (See Building Material Summary Matrix, pg 53) X N.F.(1) Treat blank walls that are visible from the street parking or adjacent lot. X N.G.(1) Locate and/or screen roof-mounted mechanical equipment so as not to be visible from the street or from the ground-level of adjacent properties. X IV.G.(2) Where practical, locate and/or screen utility meters, electrical conduit and other service and utilities apparatus so as not to be visible from the street. X V.F.(1) Use plant materials that are approved for use in downtown Yelm. Proponents may use other plat materials approved by the City. V.G.(1) Develop a site landscape design concept. X V.H.(1) Provide substantial site landscaping. X V.H.(2) Protect and enhance natural features. V.I.(1) Screen all parking lots as required by Chapter 17.80, Landscaping. X V.I.(2) An alternative to the required perimeter parking area landscaping plan maybe submitted. V.I.(3) Provide internal parking lot landscaping. X V.J.(1) Consider alternative building and parking siting strategies to preserve existing trees. V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses. 17.72.030 (F)~ says that in the case of a use not specifically mentioned, requirements for off-street parking shall be determined by the approval authority and based on the requirements for the most comparable use specified in 17.72.030. _-- / ~ '' The on i(ial use I came up with fo the auto servic~ and tire store is retail... it would require 90 stalls. hat is a pretty large amount for just two sines - ajority of the customers vehicles would be in the service bays. "f have researched 7 other city codes, and they call out auto serv.iees or auto repairs and require 1 stall~~,4,,~n,~ ft. If we use this ' requirement, and are able to count the service bays in-the two_buildings, they would only need 4~~tside, and they har~e.p~.op_ ed 35.>,~~ ~.,.". I'm not sure if they have to have a variance because it is a modification, or can I classify the use to be similar to a warehouse use, then it would be comparable to one of our listed uses, and they wont need a variance? ~~ G ~ `C ~ ~ `~, ; ~_ r7 ~` = t ~;~ ~~G `, ~~ ~~ /~ ~1 3 y, ~ ~' '. VV ~ ~1 ' f ~~ ~~ ~", 4 ~... ~~ F ~ L-~(' ~ ~. ti ~ 1 ~o r ~ .~_ ~~ G; , 1 ova c~-- ~. ~~~ ~ , t ~' .X ~ ~` ~' .:/ ,` a I i (~t~~s ~:t:r~,t ~,~ ~) , _~ /~V <~ ~,, f, a ___. ~~ vs Brent F. Dille From: Tami Merriman [tmerrimanC~3ywave.com] Sent: Friday, May 17, 2002 9:47 AM ~.~ To: Brent Dille ~ Cc: Shelly Badger C•t S Subject: For Monday meeting ~~C ~~'~ ~ l~ ~~ '~ ,_ Tami Merriman.vcf ~s Good Morning Brent, it's me again! i l„~J, ~D~`~ Shelly and I will be speaking to you regarding this issue on Monday, but she I suggested that I send you the information that I had sent her, so that you ~ I^fZ C~ will have the information when you get here. We-f~ave-an-aFrpficatian- Y.~ commer~,j,~Lde~relo.pXnen~ that is proposing a `~1.,O.Q9 s .ft. Aut ' arrd a 11,600 sg.ft. tire st_orl am struggling on the TFC and Parkirig. ~Fim°~'' at I have the TF under control, but I am not sure of our authority for reducing the parkin requirements. The following is copies of emails that I had sent her, kin of lengthy, but it may help to know a little before you get here. Thanks Brent! ~ ~ _-,-- ~ ~~ ~~~~~ The spr review for Rainier Commons.... there is a question regarding parking. We don't really have a parking "definition" for the tire/auto service facilities that are being proposed. If we use the retail commercial, they would need 90 sites, and only have room for 35. I think there is a way to administratively make a determination for reduced sites because of the type of business, but not sure where to find out what # would be appropriate. I also spent two days researching the TFC. I can't find the notes that Cathie & I made regarding our original determination, and I can't come up with the same numbers.(Cathie and I went round and round looking for the appropriate land use classifications & charges, and I remember using all kinds of credits for existing traffic etc...) Again, I feel comfortable with the findings that I have come up with, but they don't match the original at all (it is way less). But, if I were to have to explain my findings, I think that I have strong documentation of my findings. George Berry is not going to argue it of course, but, still the point of not having the same numbers as the presub notes. Sorry for the lengthy reply. We can discuss it further if you feel the need, otherwise, I'll just continue forging on.:-) Shelly: I hate to bother you with this, but I need to discuss with you, prior to presub next week, the parking requirements for George Berry's development. am not sure if you and I can make this determination, or if I should hold it for Brent on Monday? ~~1~~j ~ ~~"~ ~~. , ~~ 7 s~~ ~~~. '///~°l ~ ~1~~ ~' ~. ~~ ..~ ~~ ~-y //' i /`~ _ I l ~ ! ~ ., j `~~ ! ~' / c ,~~ - l My concern lies with 17.72.020(J) Exceptions or modifications shall be processed as a variance application or Title 12 ZONING* Page 1 of 2 ~-~ f~~ Land Use Minimum Parkin S aces Re uired Automotive, marine and heavy equipment services 1 per 400 square feet of gross floor area Exception: Heavy equipment repair 1 per 300 square feet of office plus .9 per 1,000 square feet of indoor repair area Business and personal services 1 per 300 square feet Exception: Churches, temples, mosques and 1 Per 5 fixed seats, plus 1 per 50 square feet of gross other religious facilities floor area without fixed seats used for assembly purposes Exception: Mortuary services 1 per 50 square feet of chapel area Exception: Veterinary clinics 1 per 300 square feet of office, labs and examination rooms Eating and drinking establishments, not including 1 per 75 square feet in dining or lounge areas; 1 per vendor carts 300 square feet elsewhere Education 1 per 300 square feet Exception: Elementary and middle/junior high 1 per classroom plus 1 per 50 students schools Exception: High schools 1 per classroom plus 1 per 10 students Exception: High schools with stadiums Greater of 1 per classroom plus 1 per 10 students or 1 per 3 fixed seats in stadium Exception: Vocational-technical institutions 1 per classroom plus 1 per 5 students Essential public facilities - to be determined in conjunction with development review Government services, general 1 per 300 square feet Exception: Fire and police stations Determined by community development director Exception: Maintenance shops and vehicle and 1 per 300 square feet of offices plus .9 per 1,000 equipment parking and storage square feet of indoor storage or repair areas Health and social services, not including day care centers in an existing church or school or residential 1 per 300 square feet care homes Exception: Day care centers, independent 2 per facility plus 1 per each 20 children Exception: Hospitals 1 per bed Lodging 1 per bedroom Exception: Campgrounds and recreational Determined by community development director vehicle parks Manufacturing, distribution, storage and warehousing .9 per 1,000 square feet Exception: Breweries and wineries •9 per 1,000 square feet plus 1 per 50 feet of tasting area Exception: Outdoor storage yards 1 per 300 square feet of office plus .9 per 1,000 square feet of storage area Exception: Self-service warehouses 1 per 3,500 square feet of storage area plus 2 per ' caretaker s unit Recreation, culture and entertainment 1 per 300 square feet Exception: Bowling centers 5 per lane Exception: Community centers used for 1 per 3 fixed seats plus 1 per 50 square feet without assembly purposes fixed seats Exception: Golf courses 3 per hole plus 1 per 300 square feet of club house facilities Exception: Golf driving ranges 1 per tee Title 12 ZONING* Page 2 of 2 Title 18 ZONING* ~- lib ~ ~ Page 1 of 1 B. Commercial Activities. 1. Auto, boat, or recreational vehicle sales or leasing, new or used: one space per 5,000 square feet of outdoor sales area, one space per 1,000 square feet of showroom and services facilities, and one space per each 250 square feet of office area, but in no case shall there be less than six spaces provided. The outdoor sales area shall be paved in accordance with ACC 1_8._5.2._050(A) and landscaped in accordance with ACC 1.8.50.060(H) (1 ); 2. Drive-in businesses: one parking space for each 100 square feet of gross floor area; 3. Food retail stores and markets: one parking space per 200 square feet of gross floor area, a minimum of six parking spaces shall be provided; 4. Mini-marts and self-service gas stations: one parking space per 200 square feet of gross floor area in addition to pump island spaces; 5. Health and physical fitness clubs: one space per 100 square feet of gross floor area; 6. Laundry, self-service: one parking space per four washing machines, a minimum of five parking spaces shall be provided; 7. Manufactured home sales lots: one space per 5,000 square feet of outdoor sales area, and one space per 250 square feet of office area; 8. Mortuaries or funeral homes: one parking space per four seats in the assembly area, computed as seven square feet of floor area per seat; 9. Motels, motor hotels and hotels: one and one-quarter parking spaces per sleeping unit; 10. Motorcycle and other small engine vehicle sales and service: one space for each 400 square feet of gross floor area of the building and one space for each 1,000 square feet of outdoor sales area. The outdoor sales area shall be paved in accordance with ACC 1.8._52050(A) and landscaped in accordance with ACC 1.8.50.060 (H) (1); 11.~it+ar~ Vehicle repair and" ser~i'cea: vne ppacking space per 400 square feet ;of gross floor area, a minimum of three spades shall be provided, ~. Title 18 Page 1 of 1 ~~~ ~Z~ Service or repair shop, including Retail store handling exclusively bulky merchandise such as automobiles and furniture 1 for every 400 square feet of gross floor area; Auto wrecking yard spaces for yards les'`than 10 acres in size and 25 spaces M~ . ~P.~MfiiY~ 17.84.030 D. All off-street parking shall be located on the premises except for the districts specified in this subsection. Property zoned C-1 may have the required off-street parking spaces within 1,000 feet of a main entrance of the building, measured along a normal pedestrian route. Property zoned P, R-O, C-2, C-3, C-4, M-1 and M-2 may have the required off-street parking spaces within 300 feet of a main entrance of the building, measured along a normal pedestrian route. E. Lighting of areas provided for off-street parking shall be so arranged that it shall not consti- tute anuisance or hazard to passing traffic. Where lots used for off-street parking share a common boundary with any residentially zoned property, the illumination devices shall be directed away from the more restrictively zoned property. (Ord. 2598 § 10, 1994; Ord. 2352, 1989). 17.84.030 Number of parking spaces required. The minimum number of off-street parking spaces shall be as follows for the listed uses: A. Apartments: two for each dwelling contain- ing two or more bedrooms, one and one-half for each dwelling containing one bedroom, and one for each dwelling containing less than one bedroom; provided, that specialized housing for the elderly shall be provided 0.75 spaces per dwelling; B. Banks, businesses, and professional offices: one for each 300 square feet of gross floor area of the building; C. Bowling alleys: five for each alley; D. Churches, mortuaries, funeral homes: one for each five seats in the chapel or nave; E. Dance halls, places of assembly, exhibition halls without fixed seats: one for each 75 square feet of gross floor area of the building; F. Drive-in restaurants, ice cream or soft-drink refreshment establishments, or similar drive-in uses which service auto-borne customers outside of the building: one for each 15 square feet of gross floor area; G. Educational activities: 1. Elementary and middle schools: three parking spaces for each two teaching stations, plus adequate visitor parking;. 2. High schools: one parking space for each employee, plus one parking space for each eight students; 3. School auditoriums, stadiums and sports arenas: subject to review by the planning commis- sion and approval of the city council; 4. Colleges and universities: subject to review by the planning commission and approval of the city council; 5. Nursery schools and day care centers: one parking space for each employee plus loading and unloading areas; H. Emergency shelter for the homeless: one parking space should be provided for every 10 res- idents and one parking space for each staff position on duty. I. Food stores, markets, and shopping centers having less than 5,000 square feet of gross floor area, exclusive of basements: one for each 300 square feet of gross leasable floor area of the build- ing; J. Food stores, markets, and shopping centers having more than 5,000 square feet of gross floor area, exclusive of basement: one for each 200 square feet of gross leasable floor area of the build- ing; K. Hospitals, sanitariums, convalescent homes, nursing homes: one for each five beds, plus one for each regular employee on the maximum shift; L. Hotels, motels: one for each room or suite; M. Manufacturing uses, including research and testing, laboratories, creameries, soft-drink bot- tling establishments, bakeries, canneries, printing and engraving shops: one for each one and one-half employees, with a minimum of two spaces; N. Medical and dental clinics and offices: one for each 250 square feet of gross floor area; O. Outdoor sports areas without fixed seats: subject to review by the planning commission and approval of the city council; P. Other retail establishments,: such as furni- ,'appliance, hardware stores, household equ~p- ent service shops, clothing or shoe repair or ervice shops: one for each 400 square feet of gross oor area of the building, providing that each must ave ~t~least'°f©ur paling spaces; Q. Public and private vocational and technical schools: one space for each 450 square feet of gross floor area; R. Public and recreational uses: 1. Libraries and museums: one parking space per 250 square feet of gross floor area; 2. Parks: as determined by the community and economic development director and/or plan- ning commission on an individual basis; 3. Service shops: one for each employee, plus one for each piece of vehicular equipment; 4. Offices: one parking space for each 300 square feet of gross floor area; (Revised ~ 0/00) 17-64 Gig Harbor Municipal Code 3. For sanitariums, nursing homes, conva- lescent homes and similar institutions, one off- streetparking space for every four beds as based on maximum capacity; and 4. For facilities for the elderly, disabled and handicapped, the area set aside for off-street park- ing shall be in compliance with subdivision 3 of this subsection; provided that, if the facility is used exclusively for the housing of the elderly, disabled or handicapped, the city council may allow a por- tion of the area required for off-street parking to be reserved as a landscaped area if the council finds that the required off-street parking is not immedi- ately required and is in the best interest of the neighborhood; D. For libraries, art galleries and museums, two off-street parking spaces for every 1,000 square feet of floor area; E. For business, professional and governmental offices, one off-street parking space for every 300 square feet of floor area; F. For auditoriums, houses of religious wor- ship, dance halls, exhibition halls, community cen- ters, skating rinks, theaters and other places of public assembly, one off-street parking space for every possible four seats in the auditoriums and assembly rooms. The maximum seating capacity shall be determined under the provisions of the Uniform Building Code; G. For schools, as follows: 1. For elementary and junior high schools, one off-street parking space for every five seats in the main auditorium or assembly room, and 2. For high schools, one off-street parking space for every four seats in the main auditorium or assembly room, or three off-street parking spaces for every classroom plus one additional off-street parking space for each staff member or employee, whichever is greater; H. For private clubs and lodges, one off-street parking space for every two beds plus one space for each four persons of the building's maximum seat- ing capacity as determined by the Uniform Build- ing Code; T. '~:~].ins:-=~~;stati~s~-.and>_,repair ~`t=~tparking spaces foreach ser- v~i®e bay or. oneRoff-street parking spate .for ,every ~~ tx!o.fuel pumps if service bays are not provided; J. For bowling alleys, five off-street parking `` spaces for each alley; K. For restaurants, bars, cafeterias, and other eating and drinking establishments, one off-street parking space for every three seats based upon the maximum seating capacity as determined by the provisions of the Uniform Building Code; 17.72.030 L. For furniture and appliance stores, establish- ments selling motor vehicles, wholesale stores, repair shops for household equipment and estab- lishments selling or repairing radios, televisions and machinery, one off-street parking space for every 400 square feet of floor area; M. For retail sales, stores, personal service establishments, shoe repair establishments, barber and beauty shops, etc., one off-street parking space for every 300 square feet of floor area; N. For hotels and motels, one and one-quarter off-street parking spaces for each room to rent; O. For establishments producing, manufactur- ing, cleaning, servicing, testing or repairing mate- rials or commodities and for warehousing or storage buildings, one off-street parking space for every 500 square feet of building floor area; P. For motor freight companies, one off-street parking space for every four employees plus one additional space for each of the vehicles in use, at any time, in the conduct of the business; Q. For marinas, moorages, and docks: 1. Moorages/slips less than 45 feet, one space for every two berths, 2. Moorages/slips 45 feet or longer, one space for every berth, 3. All moorage facilities shall provide a minimum of two parking spaces, 4. If commercial or residential development is to be combined with a watercraft usage requiring parking, the usage which generates the larger num- ber of spaces shall satisfy the requirements of the other usage; R. For home occupations, a minimum of one additional off-street parking space shall be pro- vided above those off-street spaces provided to accommodate the owner's or operator's parking space(s). If the occupation requires any customers or clients to visit the premises at any time, at least two off-street parking spaces shall be provided in addition to the owner's or operator's parking space(s); S. For any other use not specifically mentioned or provided for, the planning director shall deter- mine the standards to be applied for parking using as a guide the uses listed above that most closely resemble the uses proposed; T. For drive-through car washes or quick ser- vice lubrication facilities, two parking spaces per service bay plus one space for every two employ- ees. In addition, a stacking lane or lanes capable of accommodating a minimum of 10 percent of the projected maximum hourly throughput of vehicles for the car wash shall be provided near the entrance to the car wash bay(s). One car length within the 17-58.7 (Revised 5/98) Chapter 15.15 Development Standards -Parking and Circulation Page 1 of 2 USE LAND USE MINIMUM SPACES REQUIRED RETAIUCOMMERCIAL USES 101 Hotel/Motel and Associated Uses ^ Basic Guest and Employee (no shuttle service) .9 per bedroom ^ Basic Guest and Employee (with shuttle service) 75 per bedroom with restaurant/lounge/bar 1 per 150 gsf with banquet/meeting room 1 per 150 gsf Retail: 15,000 gsf or less 1 per 1,000 gsf Retail: greater than 15,000 gsf 1.5 per 1,000 gsf 102 Forest Products 1 per employee 103 Hardware/Garden Material 1 per 250 sf of leasable space 104 DepartmenWariety Store 1 per 250 sf of leasable space 105 Food Store at least 15,000 sf 1 per 250 sf of leasable space less than 15,000 sf 3, plus 1 per 300 sf 106 Agricultural Crop Sales (Farm Only) 1 per 250 sf of leasable space 107 Auto/Boat Dealer 1 per 300 sf of building, plus 1 per employee 108 Auto Supply Store 1 per 250 sf of leasable space 109 Gasoline/Service Station '-{~ without grocery store attached 1 per employee, plus 1 per service bay with grocery store attached 1 per employee, plus 1 per 200 sf of store area 110 Apparel/Accessory Store 1 per 250 sf of leasable space 111 Furniture Store 1 per 300 sf of building 112 Fast Food/Restaurant 1 per 150 sf of leasable space (plus 5 stacking spaces with drive-through) 112.1 Retail Food Shop 1 per 250 sf of leasable space 112.2 Tavern 1 per 250 sf of leasable space 113 Drug Store 1 per 250 sf of leasable space 114 Liquor Store 1 per 250 sf of leasable space 115 Antique/Secondhand Store 1 per 250 sf of leasable space 116 Sporting Goods and Related Store 1 per 250 sf of leasable space 117 Media Material 1 per 250 sf of leasable space 118 Jewelry Store 1 per 250 sf of leasable space 119 Hobby/Toy Store 1 per 250 sf of leasable space 120 Photographic and Electronic Store 1 per 250 sf of leasable space 121 Fabric Store 1 per 250 sf of leasable space 122 Florist Shop 1 per 250 sf of leasable space 123 Pet Store 1 per 250 sf of leasable space 124 Wholesale/Bulk Store 1 per 250 sf of leasable space 125 Beauty Salon 1 per 200 sf of gross floor area 125.1 Laundromat 1 per 250 sf of leasable space 125.2 Espresso Stand 1 per 150 sf of gross floor area, plus 3 stacking spaces with drive-through 125.3 Commercial Marine Supply 1 per 1,000 sf of gross floor area, plus 1 space per employee http://www.mrsc.or~/nxt/gateway.dll/seatmc/title%2015%20zoning%20code/stac1515.htm1 5/16/02 Chapter 15.15 Development Standards -Parking and Circulation Page 2 of 2 126 Other Retail Uses ~~1 per 250 sf of gross floor area ~ 127 Adult Entertainment (Ord. 00-1033 § 13; Ord. 95-1016 § 22; Ord. 93-1036 § 11; Ord. 92-1041 § 1) http://www.mrsc.or~/nxt/~ateway.dll/seatmc/title%2015%20zonin~%20code/stac 1515.html 5/16/02 Title 16 UNIFIED DEVELOPMENT CODE* s Page 1 of 2 TABLE OF OFF-STREET PARKING REQUIREMENTS Use Parking Requirement RESIDENTIAL DEVELOPMENT Single-Family Dwelling Units 2 spaces per dwelling unit Two-Family Dwelling Units Attached Housing 2 spaces per dwelling unit, except that one-bedroom units shall require 1 space per unit 2 spaces per dwelling unit, except that one-bedroom units shall require 1 space per unit 1 space per one-bedroom unit and 2 spaces for each two- to four-bedroom unit Multiple-Family Dwelling Units Residential Treatment Facilities Boarding/Rooming Houses Barracks Dormitories Hotels and Similar Uses Providing Overnight Accommodation RETAIL COMMERCIAL ESTABLISHMENTS Convenience Stores Grocery Stores/Super Market Drug Store/General Merchandise Other Retail Sales Establishments 3 spaces for each five-bedroom or larger unit 3 spaces for each 5 beds, except for uses exclusively serving children under 16 years of age, in which case 1 space for every 3 beds shall be required space per bedroom space for each 5 beds space for each 4 beds 1 space for each room available for rent, plus 1 space for each 2 employees working at any one time 1 space per 150 square feet of gross floor area 1 space per 150 square feet of gross floor area 1 space per 400 square feet of gross floor area Eating and Drinking Places (no Drive- 1 space per 200 square feet of gross floor In or Fast Food) area Drive-In or Fast Food Restaurant Auto Service Station ~+uto Repair/Maintenance/Tire epCacement Auto Sales (Display/Showroom Area Only) BUSINESS/PROFESSIONAL OFFICES/BANKS EDUCATIONAL FACILITIES Pre-Schools/Day Care 1 space per 400 square feet of gross floor area 1 space per 200 square feet of gross floor area, plus sufficient space to accommodate vehicles at pumps without interfering with other parking spaces 1 space per 200 square feet of gross floor area 1 space per 1,000 square feet of gross floor area 1 space per 250 square feet of gross floor area, plus 1 space for every 4 employees 1 space per classroom, plus 1 space for each 10 students (based on the rated capacity of the facility) http://www.mrsc.org/nxt/gateway.dll/sltnmc/sultanl6.htm1 5/16/02 Title 16 UNIFIED DEVELOPMENT CODE* Page 2 of 2 ., Elementary and Middle Schools Secondary Schools Business/TradeNocational 1.75 spaces per classroom, plus 1 space for each 8 students (based on the rated capacity of the facility) 5 spaces per classroom, plus 1 space for each 5 students (based on the rated capacity of the facility) 1 space per 200 square feet of gross floor area PUBLIC AND INSTITUTIONAL FACILITIES Hospitals/Health Care Facilities Nursing, Rest, Convalescent Homes Post Offices Government Offices/Courthouses Public Safety Facilities Houses of Worship/Places of Assembly Libraries RECREATIONAL FACILITIES Parks and Recreational Areas 1 space per bed, or 1 space per 250 square feet of gross floor area, whichever is greater space per bed 1 space per 50 square feet of gross floor area 1 space per 250 square feet of gross floor area 1 space per 200 square feet of gross floor area 1 space for every 4 seats (fixed seating) 1 space per 500 square feet of gross floor area 1 space per 5,000 square feet of land area OTHER FACILITIES/ DEVELOPMENT Veterinarians/Kennels/Animal 1 space per 300 square feet of gross floor Hospitals area Health Care Facilities Museums/Art Galleries Dry Cleaners/Laundromat Manufacturing/Assembling/ Fabrication Operation Greenhouse/Nursery Operations Warehousing/Storage/Wholesale 1 space for each 200 square feet of gross floor area 1 space for each 300 square feet of floor area open to the general public 1 space per 200 square feet of gross floor area 1 space for every 2 employees on maximum shift, or 1 space per 400 square feet of gross floor area, whichever is greater 1 space per 1,000 square feet of lot area used for storage, display, or sales, plus 1 space per 400 square feet of gross floor area 1 space for every 2 employees on maximum shift, but not less than 1 space per 2,000 square feet of gross floor area (Ord. 630 § 2[16.10.030(14)], 1995) http://www.mrsc.org/nxt/gateway.dll/sltnmc/sultanl6.htm1 5/16/02 Chapter 18.50 -Off-Street Parking Page 1 of 3 i ~~ Figure 18.50.070.A. VV__ RESIDENTIAL NUMBER OF REQUIRED SPACES Single family dwelling (includes duplex and Minimum of 2 spaces per dwelling unit. townhouse) Accessory dwelling 1 space per dwelling unit. Studio apartment 1 space per dwelling unit. Multi-family dwelling 1.5 spaces per dwelling unit plus 1 guest space for every 10 units. Senior citizen apartment 1 space per 2 bedroom unit plus 1 guest spaces for every 10 units. Rooming/boarding house ~ 1 space for each bedroom and 2 spaces for the Operator Group foster home 1 space for each staff member plus 1 space for every 5 residents. Additionally, I space shall be provided for each vehicle used in connection with the facility. Adult family home 1 space in addition to the space(s) required for the residential unit. Residential Care Facility I space for each staff member plus 1 space for every five residents. Additionally, 1 space shall be provided for each vehicle used in connection with the facility. Manufactured home park 2 spaces per lot or unit, whichever is greater. In addition, if recreation facilities are provided, 1 space per 10 units or lots, whichever is greater. Home occupation 1 space for each employee outside of the immediate family in addition to the spaces required for the dwelling unit. If the occupation requires any customers and/or clients to visit the premises, at least 2 additional spaces shall be provided. COMMERCIAL NUMBER OF REQUIRED SPACES Beauty salon, barber shop See Retail use. Carpet and furniture showrooms 1.25 space per 1,000 square feet of gross showroom floor area. Each store shall have a minimum of 4 spaces. Family child care home, child mini-day care I space for each staff member plus 1 space per 10 center, child day care center children. A facility located in a family residence must also provide required parking for a dwelling unit. Hotel and motel I space for each room or suite and I space per managers unit. Banquet and meeting rooms shall provide 6 spaces for 1,000 square feet of seating area. Restaurants are figured separately. Laundromat, dry cleaner See Retail use. ~~ COMMERCIAL ~~ NUMBER OF REQUIRED SPACES ~~ Market, shopping center, and large retail/wholesale outlet Less than 15,000 square feet = 3.5 spaces per 1,000 square feet of gross floor area. http://www.mrsc.org/nxt/gateway.dll/tumwmc/title%2018%20zoning/Chapter%2018.SO.htm 5/16/02 Chapter 18.50 -Off-Street Parking Page 2 of 3 15,000 to 400,000 square feet = 4 spaces per 1,000 square feet of gross floor area. Greater than 400,000 square feet = 4.5 spaces per 1,000 square feet of gross floor area. Mini-storage facility I space for every 100 storage units and 2 spaces for permanent on-site managers with a minimum of 3 spaces for all facilities, regardless of size. Mixed use Shared or combined parking standards shall be used to calculate needed parking. This calculation is based upon the gross leasable area for each shop or business and does not include atriums, foyers, hallways, courts, maintenance areas, etc. See Shared and combined parking facilities. Mortuary and funeral parlor 1 space per 75 square feet of assembly area or 13 stalls per 1,000 square feet of gross area, whichever is greater. Offices, general Gross floor area up to 2,000 square feet 4 spaces per 1,000 square feet. GFA 2,001 to 7,500 square feet 3.3 spaces per 1,000 square feet. GFA 7,501 to 40,000 square feet 2.8 spaces per 1,000 square feet. GFA greater than 40,000 square feet 2.5 spaces per 1,000 square feet. Offices, government 3.5 spaces per 1,000 square feet. Medical clinics 4 spaces per 1,000 square feet. Retail use 3.5 spaces per 1,000 square feet Service station and public garage (mini-mart 3.5 spaces per 1,000 square feet is a retail use) Warehouse, distribution 1 space per 1,000 square feet. Warehouse, storage 10,000 square feet or less = 1 space per 1,000 square feet. 10,001 to 20,000 square feet = 10 spaces plus 0.75 space for each additional 1,000 square feet. Over 20,000 square feet = 18 spaced plus 0.50 space for each additional 1,000 square feet. RESTAURANT NUMBER OF REQUIRED SPACES Cafe, bar and other drinking Establishments. 10 spaces per 1,000 square feet. Car hop (auto borne customers served 1 space per 15 square feet outside of building only) Fast food 10 spaces per 1,000 square feet plus 1 lane for each drive-up window with stacking space for 6 vehicles before the menu board. http://www.mrsc.org/nxt/gateway.dll/tumwmc/title%2018%20zoning/Chapter%2018.SO.htm 5/16/02 Chapter 18.50 -Off-Street Parking INDUSTRIAL ~~ NUMBER OF REQUIRED SPACES Manufacturing use II 1 space for each 2 employees on the largest shift, with a minimum of 2 spaces Page 3 of 3 INSTITUTIONAL NUMBER OF REQUIRED SPACES Elementary and middle schools I space per 12 students at design capacity. High school 1 space per classroom or office, plus 1 space per 4 students of legal driving age. Public assembly areas, such as auditoriums, stadiums, etc. that are primary uses may be considered a separate use. Hospital, sanitarium, nursing home, I space per 2 regular beds, plus 1 space for every 2 congregate care, rest home, hospice care regular employees on the largest shift. home and mental health facility Library and museum 5 spaces per 1,000 square feet of public floor area. PLACES OF ASSEMBLY NUMBER OF REQUIRED SPACES Church I space per 4 seats or 1 space per 6 feet of bench or other seating. 6spaces/ 1,000 square feet of assembly area where seats or pews are not provided or when circumstances warrant increased parking, such as a church which attracts a large, regional congregation or one which has multiple functions. See Shared and combined parking facilities - 18.50.090. Private club or lodge 6spaces per 1,000 square feet. Theater and auditorium 1 space per 4.5 fixed seats. If the theater or auditorium is a component of a larger commercial development, the above parking standard may be modified to account for shared or combined Parking - 18.50.090. Theater and auditorium without fixed seats 1 space per 3 permitted occupants. RECREATION AND AMUSEMENT NUMBER OF REQUIRED SPACES Bowing alley 5 spaces per alley. Health club 5 spaces per 1,000 square feet. Skating rink and other commercial Recreation 5 spaces per 1,000 square feet. http://www.mrsc.org/nxt/gateway.dll/tumwmc/title%2018%20zoning/Chapter%2018.SO.htm 5/16/02 ~~ ~~~ ~~~ CITY OF YELM ~~~' ~~'~ PO BOX 479 rr,,,i'"~`~.~. Yelm WA 98597 360-458-3835 -~z~l< WASHIlV CTQN NOTICE OF APPLICATION Mailed on: April 2, 2002 PROJECT NAME AND LOCATION: Rainier Commons Northeast corner of Yelm Avenue & Creek Street LAND USE CASE: SPR-02-8309-YL An application submitted by Five Corners, LLC, 518 Flora Vista Road NE, Olympia, WA 98506, for the above referenced project was received by the City of Yelm on March 22, 2002. The City has determined the application to be complete on April 1, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue West, Yelm, WA. For additional information, please contact the Community Development Department at (360) 458-3835. PROJECT DESCRIPTION: The project proposal is to construct an 11,000 square foot auto repair facility, an 11,600 square foot tire store, and an 8,500 square foot retail building. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An Environmental Checklist has been submitted with the application. Additional Information or Project Studies Requested by the City: The City has not requested any additional information at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to Tami Merriman, Community Development Department, P.O. Box 479, Yelm WA 98597, (360) 458-3835. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON April 17, 2002. This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period if an environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Appeals of site plan review decisions may be filed within 14 days of Notice of Final Decision. C:\Community Development\Project Files\SPR Site Plan Review\8309 Five Corners LLC\Notice of Application.doc 4ic s s ~. tyS S ~F 6~p °y ~2" Y .'piq 4,~ro ..r - ~0 ~p ~• 4°v~ 5~0~ p~Y .IOL:r s~.Of. LL.3C v 9i Li ,'1 - lam. I .I. 1 ! ;L1 / I ~"" /1 ~ / /~?~ !~ I. ~i p8 ~ mill II ------tl-- - / I U// ;~V / I ~' mq i; ~' ¢ I ~~ os ~ I ,Im' ~ li ~~ .~_ L- i ~ J..Z~~I-___.. I II 4- I ~ I 47 r ;i i ~ _~ ~ 1~ ~'B-_.__._._.___.-N>a.~:ai:a~ms:'u-a ~1~ 9G Z ! I'tF ~ , ~ ,I &' I 3I ~i ~~ g I I I I I ~i- of&~ I ~~ W 1] R o I ~,~ I i n. ~ ~ ~I o I'e' ~L I~ ~ ~. 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Box 479 Yelm, WA 98597 (360) 458-3835 ~,..~...~ (360) 458-3144 FAX Memorandum To: SPRC From: Roberta Allen, Administrative Assistant Date: March 28, 2002 Re: SPR-02-8309-YL -Project Review Schedule for Five Corners, LLC Attached is the application packet for the above referenced project. After your initial review of the information submitted, if you need additional information from the applicant, please let me know as soon as possible. The following is the tentative review schedule for the project. Apri12 -Notice of Application distributed -begin 15 day comment period. April 17 -SPRC Environmental Review. Department comments/mitigation requirements for Environmental Review. Apri124 -Environmental Determination issued by Planning Department. Begin 14 day comment period followed by 7 day appeal period. May 15 & May 22 -SPRC project review. Department comments/conditions of approval for staff report. May 15 -Environmental Determination appeal time expired. May 31-Letter of Approval completed. C:\Community Development\Project Files\SPR Site Plan Review\8309 Five Corners LLC\Proj Rev Date Memo.doc SHELLY BADGER MAYOR ADAM RIVAS GARY CARLSON YELM CITY ADMINISTRATOR YELM BUILDING DEPARTMENT JIM GIBBON YELM CITY ENGINEER TIM PETERSON YELM PW SUPERVISOR Only review schedule & notice TAMI MERRIMAN YELM PLANNING TECHNICIAN CATHIE CARLSON, COMMUNITY DEVELOPMENT DIRECTOR C:\Planning Folder\Mailist\SPR Committee Maillist. ~+'' ~~y~ e cr ~y h~/ 0 MORRIS ROAD (^cE~ON~?RUCTED ,,, t? i N i~ m tl ,; i- I 7> F) ' Z I ~. , F~ s, t_ r, m, j "i r FBI ~ ~fJ t ~ \_ EZNII ~n~ ~~~g ~~~~ D ~ >~ rn ~r m ll ~' ~) L N -+ ~~ c n m -~ ~ ~m 3 Z~ c~ N rn~ EE~ DUX mIN rl~ ZI ~~ n __'~ 3 ~' ~ ~ D ~ ° N N ~ r ~ o ~ D Gl z D c ~ N A r A ~ A m E ~ E D c~c~ ~ b (l D m A ~ ~ x m A ~ r m r O D O z ~ A z y m m o 4 m N A ~ m ' n ~ O ~ ~n .. ~ << til m ni m A °~~a~~n m~~< b ~ ~ B~-n00 O~Tm ~, r ?t DJp ,~ ~~ (1 f w E 1> m (n n N tnD<_ pl ~D< t- ~DA^j ~Dr N:< ~~r'0 ~~ll zrm z m~' m ~ I-F ~ EXISTING WATER MAIN AEIX ~ \ ~ . _ - .-_.__.__.__._ -' - -- m/ ~ ry \ A ~ 1/2 4~ ~ ~_NEW 9.TE.P. FORGE MAIN I ~ 0~ A X 2// _ ~~"`, T RE E T EXISTING 9.T.E.P. FORGE MAIN ~ - ~ ~ -' C RE E'~ ' ~w / ~ J ~ W NEW WATER MAIN CRECO~1 ST~RUCTED) J /_.__._-.__. ~ __.-_.--.__.-_.__ - - / i' snu S rDO'll'38"UJ 319.98 I RI n ~A I i' snu ~ . ~ ., ~ ~ '~ ~ I ~~ 7~- ~ZDX Dz00 ~g~!<~~ =~°Nt~ to T_ ~ f~D .. m ov ~ NON p'~i ~fn ~~R ~~ m: m gig N N p~ D A E .N ~ I ~ flYl~ N U! 1 / i\ ~ \\ / ~ ~___.__ A R i ~IN m ~ i ~ ~ ~O\V /1\ \v ~(~ (1 STORM ~)~~~~ 1 ~ I to ~ /~ ~ ~ ~ 1\ ~ ~ ~ - ,-1/-RETENTION '' 6`1 n e N DO'll'38"E 421.(DI' ~d m ~ ,~ o~ m~ r 3y n~ ~m m~ g a - °~ _ - _ ___ - - - _ }~~ ~` ~ ~-~ `° ~ ROSS DECKM_ _AN ~_R~_ _I~K'_= =- _ ~,-_ J] _ _{~u as L-s.J_i 1!~'li_ ________ j'i ~~°. ~ ' i~!n~ '~1~~.~:_~~~~f1~"_s~~'1'i"~B.-P()'f~t';~.~p~-~~~f~i.~ _- _ - ____ _J -_ ~., ._ T1:}~.:_(2ETej:A9t1 9905 -___ ----EA~~2a8~Aaa-95na- -- -- - __--_ -- - - - ------ - ,J 8 D Pl7RT~ONlY __. ~ECEIVEC? s~ N om ~ y A v ~m ~N ~~ ~m __ ~~ MAR 2 2 2D02 1P -~~,,~,, ~,g~ ~~ Pre-Application Meeting 4; ~ J ,~f February 27, 2002 ~~ -- ***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 planning and/or public works 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: Ridge Development/Five Corners LLC Project Proposal: BLA, Auto Repair Facility, and similar commercial uses. Project Location: Northeast corner of Hwy 507 and Creek Street. Zoning and Commercial (C-1 ), Chapter 17.26 Setbacks: Minimum Lot Size - 5,000 sq. ft. Setbacks: Front yard - 15' from R-O-W Rear Yard - 20' Side yard - 10' Flanking Yard - 15' from R-O-W Maximum height of buildings shall be 40 feet. Parking: Chapter 17.72. 1 stall per 250 sq ft of retail space, with a minimum of eight (8) stalls. For the Sports Bar, the parking shall be a minimum of 1 stall per 200 sq. ft. of GFA (4,000 sq.ft. = 20 stalls) Section 17.72.060 provides requirements for off-street loading. Off-street loading shall be required for all commercial establishments which are engaged in the retailing or wholesaling of merchandise requiring regular delivery. The restaurant will require on off-street loading space to accommodate a vehicle forty-five feet in length, twelve feet in width, and fourteen feet in height. Ingress/Egress: Ingress and egress at the site shall be consistent with the Yelm Development Guidelines 4B.140. Existing accesses are from Creek Street on to 106th~Ave., and a restricted entrance on HWY 507. Landscaping: Chapter 17.80, Type I, II, lll, IV and V. Type I landscaping is intended to provide a very dense sight barrier, and physical buffer to separate conflicting uses. Typically, this buffer would be required along the northern property line, between the residential use, and this commercial use. Because of the probability of future commercial development to the north, a modification of the landscaping requirements may be applied to the northern property line, where vehicle access is proposed. The applicant should enhance his remaining to represent an equal result of landscaping. Pre-Application Meeting Civil Comments Date February 27, 2002 x**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: Ridge Development Project: Auto Repair and Sports Bar Project Loc: NE Corner of Creek St and Yelm Ave, Yelm WA 98597 Water: The project would be required to connect to the City's water system. There is an existing 8" water line located in 106"' Ave SE. You would be required to _~ connect service lines and water meter(s) This project may already have the - -~ services to the property line. You may also be required to install additional fire hydrant(s) to provide coverage for your buildings Water connections are based on a consumption rate of 240 gallons per day and. are charged at a rate of $1,500 per a connection (fee subject to change) inside city limits. Your civil engineer will be required to submit water usage ~~ calculations and the connection fee will be based on these calculations. ~ ~ These fees are payable a building permit issuance. . Irrigation Meter: ~ ~ An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections. N Sewe ~ r: = ~ The proposed site will be required to connect to the City's sewer system. -fin, "~~' l~ There is a 2" sewer line located 106`h Ave SE. You will be required to ~-~'` ~ ~r~.E~ ~ connect to this sewer force main. This ro ect ma alread have the services P 1 Y Y line rovided to the ro ert p p y . p _~}vt¢ ~S ~y~J ~~~ ~~~5 ~ ~• Sewer connections are based on a consumption rate of 240 gallons per day ~ ~ ~- ~ ~ ~ ~~ ~ and are charged at a rate of 54,986 per a connection (fee subject to change) =•' t;-c '- T~ inside city limits. Each building v~rould be charged based on the ~riater ~~t~,~~ calculations submiiied by your civil engineer. All STEP tank installations ~~riill I i also be charged a 5145.C0 inspection fee. These tees are payable at building Dermit issuance. Fire: rlr? ;'r:~tCCt'r'r' m 'St b° prvYi ed cr `I"'° ~Grm cir° yid :. I (lEr° '?/III ;., ~ ~d p ~ unit ~e '?C~UIr~~1CniS Cr Installation Oi ilr? hydrants. flf~ tfUC~r~ aCC°SS and iirC trUC~~( ;urn-around. These ~~~ill be deiermir,ed uccn further r~~/i~~;i or the cre{i~; ir:ar/ plans. ~~ i , i ~ ~ . ',I'(. 1' _ i' _~:ii ~ `, '. , ~ i; ctrl ~' ~ ~ i• ,.;i ~i._'~~i . .~ ~~ .,tib ~,~ ~ Stormwater: !-~~ ~~ ~~ If the proposed improvement is over 5,000 square feet of impervious surface there are stormwater treatment requirements per the D.O.E. Stormwater Manual. All of the stormwater facilities are required to be located outside of the right-of-~~vay. At the time of Preliminary Plat Submittal, ycu are required to submit a Preliminary Stormwater Plan and report. Street Improvements Any frontage improvements shall be consistent with Yelm's Development \ ~ Guidelines. Your project appears to have all the frontage improvements already completed. The parking area shall meet all development guidelines for parking stall size, surface and driving aisle width. Attached are the ~ parking details from the guidelines. Street improvements may not be limited to above requirements. The TIA C~ (may be required) may also require additional improvements to Vancil Road \ or other intersections. Street Lighting: Street lighting shall be installed as required per the City of Yelm's "Development Guidelines". The street lighting plan will be reviewed at the time of civil engineering plan review. ADA Requirements: The American Disabilities Act requires the improvements to be ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil plans. ~ ~ ~ ~ ( ~ ;i'~~. I' _ r, _, ~ ' \~, ~ u.,! .~~ ~ it _, ~i i~~ '~_ ..ENGINEERING ANALYSIS & CALCULATIONS- BROWN'SAUTO SERVICE YELM, WASHINGTON JULY 2002 518 Flora. Vista Road NE Olympia, WA 98506 Office (360) 456-3858 Fax (360) 459-8388 INTRODUCTION The project occupies the western 152 feet of lots 3 & 4 of Yelm Short Plat 8167 at the northeast corner of Creek Street and 106th Avenue. Short Plat 8167 was designed and develo~ed like a formal subdivision where streets and utilities are provided for each lot. Creek Street and 106 Avenue improvements, as well as the associated water, sewer, storm drainage and cable utility systems which are necessary to serve the project were completed and accepted by the City of Yelm in 1997. Attached is a copy of the Final Drainage Report by S. Chamberlain & Associates, Inc. for "Rainier Commons at Five Corners". The calculations were based on 83% total site impervious coverage and a 100-year storm event. The report includes Best Management Practices (BMP's) recommendations for storm drainage facilities within the subdivision. All storm water runoff from streets, building roofs and parking areas is to be collected and conveyed to the bio- filtration swale and retention pond at the subdivision's northeast corner. As-built plans for the subdivision are on file with the Yelm Public Works Department. To date, only lot #1 of Short Plat 8167 has been developed with a building. In 1997, a convenience grocery store with a Chevron fueling facility was constructed. PROJECT CONCEPT A boundary line adjustment is proposed to create a new lot 3 for the project. An 11,000 square-foot auto repair facility will be developed in two phases of 7240 square feet and 3760 square feet, respectively, as reflected by a site plan recently approved by the City and by construction plans subsequently submitted to the City for issuance of building permits. On-site storm drainage, S.T.E.P. sewer and fire protection systems will be installed for both phases during the first phase. In addition, the storm water conveyance system will be sized to accommodate acity-approved tire store on BLA lot #4 that will be developed in the future between the project and the bio-swale/detention pond (BLA Tract A). STORM DRAINAGE Building roof drains will be interconnected by a perimeter 6-inch tight-line at the building footing with an fl- inch outlet to the parking lot drainage system. That system will be sized, by inspection, for BLA lots #3 & #4 in accordance with the 10/100-year conveyance system designed in 1996 by Chamberlain for Basins A & B (8"-10" pipe) based on their approximately equivalent areas. Chamberlain's recommended BMP's will be used for the project's private storm drainage system. WATER AND S.T.E.P. SEWER Water/sewer usage is projected based on a close comparable land use with a safety factor of two. Walt's Tire Factory in the City of Roy is an operating business that sells tires and custom wheels. It also provides full auto repair services like the proposed project; i.e. alignment, brakes, suspension, tune-up, air conditioning. Walt's has 6 interior service bays, 2 exterior bays, a showroom and a customer service/waiting area. It is staffed with 7 technicians and 2-3 office personnel. Operation is 6 days per week dawn-to-dark. Last year's water consumption was 28070 gallons, or 90 gallons per day of operation, as indicated by attached records obtained from the City. Compared to the proposed project on per bay basis, Walt's is a somewhat more intensive water consumer. Ignoring Walt's two exterior bays, an "upsizing" factor of 1.7 (10 bays vs. 6) should be applied to the project. To be conservative, a factor of 2 will be used. Daily water consumption is, therefore, estimated to be 180 gallons per day. Yelm standards require the minimum S.T.E.P. tank capacity to be 1125 gallons plus 0.75 times the daily water use, or 1260 gallons. A 1500-gallon tank is proposed resulting in a second safety factor of 2.1 for the 0.75x flow component. Standard Yelm details for the tank and pump will be used. Attached are pump calculations by Apex Engineering for the adjacent convenience store/Chevron on Short Plat lot #1. The calculations have been marked with the longer length of force main required by the project and the resulting higher total head. The same pump ('/z Hp Model 10 OSI OS HHF) will work based on the manufacturer's published performance curve, see attached. FIRE PROTECTION One hydrant exists across 106' Avenue from the project's entrance on that street. An existing 8-inch stubbed main is stubbed to the project's northwest corner. It will have a hydrant installed and the main will be extended east along the north property line for termination with a second hydrant at the northeast corner. Emergency vehicles will be able to access the project via a loop from 106' Avenue. Internal driving lanes will not exceed 150 feet without approved turnarounds. JUL-09-02 09:34 AM CI?YlOF3ROY ~~srsvsnc~~ ~•~~ NlE~ER READING RECORD CUSTOMER NAME Roy Tire Factory & Automotive ACCT # 178.0 ADDRESS .~ 122 South MCNr-uaht Street_ _ YEAR ._~ 0 PHONE (253) 843-1331 GALLONS ~~ CV. FT. METER LOCATION On Petereori Streets west side, right of crate at _ fence (left meter) Lo~r # 3 3 Commercial TYPE Ol+ 61SRVICE TYPE OF !QffiTEIt MlCTER i~1t . # 165990 DATE INSTALLED INITIAL READING YEAR END READING MONTH DAX gg~ R$ApIN CONVERSION GALLONS V8$D COMMENTS- FEB ~. ~' i~ v s-~ v ~, ~~ v MAR 3v X72. `~ ~c~ 2 Div APR 3 0 / ~ ~~ s'~~u ?_, oz v MAY :~~ ~~~~ ~v 2, 370 JUN ~ f,. / ~ y x ~ ~ 2.; 05'4 JUL ~~ /~i3-9v 3, 93u AUG ~ 1 / ~'s ~ ~ n ;t ~ ;~, SEP ~ NOV 30 lg2Z6v "u DEC .3 3 / o v / S~~ v To~c`,a~ Z Sod a L.lok S Z= 3 ~ z ~A~r s~ eK Engineering I.. FOR: F~t~~SD 2601 South 35th, Suite 200 `~ ~-1 G~'I~U~QN i TASK NO. p ~~ Tacoma,Washington 98409 I r (206) 473-4494 PAGE CnglnCCring~ Fax: (206)473-0599 PREPARED BY: ~ DATE: ~,~ 97 ~ OF CHECKED BY: SCALE: ~~ i ~ _, Appendix A Resistance of Valves and Fittings to Flow of Fluids S~ .: x ~ 7, RESISTANCE OF VALVES AND; FITTINGS~TO FLOW OF FLUIDS ~: pp.~ - - ~- A simple way to account for the resistanceoftered to Aow by valves and fittings is to add to the length ~ oEpipe in the line a length which will give a pres- _ sure drop equal to that which occurs in the valves and fittings in the line. This char can be used to r-t- find the additional length which must be added for each resistance Note: For sudden enlargements or sudden con- ~ O O tractions, use the smaller diameter on the nominal pipe size scale. Globe Valve, Open Gate Valve n 300. 3,!} Closed 1/~ Closed 2000 - l,~ Closed Fully Open 1000 48 5U ~ 500 42 Angle Valve, Open Standard Tee 36 ~ 300 30 30 ' . 200 24 _ / Square Elbow 2 • / Z 20 20 __ ___ = 100 18 Swing Check Valve, _ ~` l6 ..Fully Open ~, 14 - Borda Entrance -50 - a, y 12 ~+ v _ .`~ 30 .. ~ 10 10 ~ _ d -' DI f ..' .~~~~li;l,~~ R3 ~ f . orr .° 9 v -Close Return Bend - Sudden Enlarge ~ent-,- _2~ ~ t7n -°' 8 .: d _ ,,- - _ _ i~ 7 v ~D 1~4 c o 6 - - V f{1 • ~ .i / d/D l~ 10 ~e"o a d~D _ 3~ ~ ~ 5 5 ~ ~ v ' Standard Tee "~ a 41 _ '~ Through Side Outlet = _ __ ~ ' ~ q 4 c c ~j L~ Ordinary Entrance 3 ~' 0 3 - 3 \Vp' 2 ~ Standard Elbow or run of 21/r1 Tee reduced l~ D --- d 2 2 Sudden Contraction 1 11 \ ~ d/D _ l~ ~ d/D- Ih 1',~ Medium Sweep CIboK• or d~D- 3,!} OS ruti of Tee reduced 1,!} 1 0.3 ~ -1 ,3 - 0 2 '4 - ~~_ 45' Elbow 1/2 - Long Sweep Elbow or 0.1 _ run of Standard Tee - 0 5 .Front "Flow of Fluids through .Valves, Fittings artd Pike." Copyright 1942 by Crarre Com~iatty. Permission to reprint courtesy Crane Company 12/3/70 JUL-24-2002 14 20 HD FOWLER -OLYMPIA ~ - P101012, 230V 10 stage -!~--1... . ~~ 350 300 P10071Z, 230V- 6 stage 9cA J t I ! I i I I L~1J _ P100511,115V- 6 stage - P100512, 230V- 6 stave x o I ~ <o I ~ ' •E 200 1 I - ~e C c ' PJ12 0511,1 ~ i 15V - 6 stage "~..,.~ a _~_. F- 7 ~"t ! 150 i ' - •I-- P100311,115V- 3 stage P100312, 230V- 3 stage Trickling Filter 100 50 ~~. 0 -F 0 Z 4 6 Net Discharge, GPM 8 10 360 438 6791 P.01i01 Hertz ~~ t -,,. I _ Inco-porated eta awwar AVENUE I SUTNER LIN,ORE60N I •• r~a~s~sou I ' TH.B FiONE (Set14~d449 ~ FacsIMllE: T --I (5e11459-298a r m 0 z x ~i .~ M a. 12 EYD-PU-rc-t R~..ze >~ FINAL DRAINAGE REPORT Rainier Commons at Five Corners Yelm, Washington Revised October 1996 prepared for: Five Corners, LLC 518 Flora Vista Olympia, WA 98506 (360) 456-3858 prepared by: S. Chamberlain & Associates, Inc. Engineering, Planning and Surveying Services 677 Woodland Square Loop SE PO Bog 3485 Lacey, WA 98509 (360)493-6002 (360)493-2476 FAX contact: Steven L. Chamberlain, P.E. Principal Robert W. Balmelli, P.E. Project Engineer PROJECT ENGINEER'S CERTIFICATION I hereby certify that this Final Drainage Report for Rainier Commons at Five Corners in Yelm, Washington has been prepared by me or under my supervision and meets the intent of the City of Yelm Development Guidelines and WSDOE Stormwater Management Manual for Puget Sound Basins, unless noted otherwise, and normal standards of engineering practice. I understand that the jurisdiction does not and will not assume liability for the sufficiency, suitability, or performance of drainage facilities designed for this development ~s~.zw. ~~ ~~ y ~~~ 32147 PXPIRES: 10/l11 Table of Contents Part I Project Description SECTION 1- EXISTING CONDITIONS ...................................................................................... ...1 SECTION 2 - PROJECT DE5CRIPTION ..................................................................................... ...1 SECTION 3 - INFILTRATION RATES/SOILS REPORT ............................................................ ...3 SECTION 4 - WELLS & SEPTIC SYSTEMS ............................................................................... ...3 SECTION 5 - FUEL TANKS .......................................................................................................... ...4 SECTION 6 - SUB-BASIN DESCRIPTION .................................................................................. ...4 SECTION 7 - ANALYSIS OF 100-YEAR FLOOD ..........................................................~.............. ...4 SECTION 8 - AESTHETIC CONSIDERATIONS FOR STORMWATER FACILITIES ............. ...4 SECTION 9 - DOWNSTREAM ANALYSIS AND FACILITY SIZING ....................................... ...4 SECTION 10 - COVENANTS, DEDICATIONS, EASEMENTS .................................................... ...5 SECTION 11- PROPERTY OWNERS ASSOCIATION ARTICLES OF INCORPORATION........5 Part II Erosion Control Report SECTION 1- CONSTRUCTION SEQUENCE AND PROCEDURE .............................................6 SECTION 2 - TRAPPING SEDIMENT ............................................................................................6 SECTION 3 - PERMANENT EROSION CONTROL & SITE RESTORATION ............................7 SECTION 4 - GEOTECHNICAL ANALYSIS AND REPORT ........................................................7 SECTION 5 - INSPECTION SEQUENCE .......................................................................................7 Part III Maintenance Plan SECTION 1 - REQUIRED MAINTENANCE ................................................................................ 10 Appendices Drainage Calculations SCS Soils Map and Soil Logs Vicinity Map Drainage Plan FEMA FIRM Map Facility Summary Forms (c: \reports\6010809. fdr) Part I -Project Description Rainier Commons at Rve Comers PROJECT SCOPE The following drainage report was prepared to show that the entire project site and a small amount of offsite stormwater runoff can be contained and infiltrated within the project site boundaries. All impervious and disturbed pervious areas for a fully developed site were calculated and used to size the onsite stormwater treatment Swale and bioinfiltration retention pond. However, the individual lot storm drainage systems are not included in this drainage report and will need to be reviewed by the City of Yelm prior to construction. Associated items with this report include the improvements for the new roadway system and utility services to the individual short plat lots. Stormwater calculations reflect the estimated impervious areas for a fully developed site including discharging all roof runoff to the retention pond. < SECTION 1- EXISTING CONDITIONS The project site is located in Yelm, Washington, just northeast of Highway 507 and Creek Street intersection (Five Corners). The site is vacant and covered with prairie grass. Site topography slopes gently from southwest to northeast at approximately 1 percent slope with a maximum ground elevation of 352 feet in the southwest corner of the site and a minimum elevation of 347 feet in the northeast corner. See Section 6 for description of off-site drainage to the property. From SCA's site investigation it appears all onsite drainage is infiltrated onsite, which is representative of the Spanaway class of soils. The project site is located in an aquifer sensitive area based on review of Thurston County Comprehensive Plan Map M-8. This project will comply with the stormwater treatment requirements of the WSDOE Stormwater Manual. SECTION 2 - PROJECT DESCRIPTION Project Contact: George Berry Five Corners, LLC 518 Flora Vista Olympia, WA 98506 (360) 456-3858 Total Site Area: 3.6 acres Site Address: NE Corner of Five Corners Intersection Required Permits: Grading, utility and paving S. Chamberlain & Associates, Inc. Page 1 Rainier Commons at Five Comers Sec/Township/R.ange: Section 29, Township 17 North, Range 2 East, W.M., Thurston County, WA Parcel No.: 64303400500 The project will be developed in various phases. The first phase will include construction of approximately 370 if of public roadway. The second phase will include the offsite utility improvements within Creek Street. The next phases will include development of the short plat lots. Storm drainage from the short plat lots will be conveyed to the retention pond designed and installed during Phase 1. Development of the individual lot storm drain conveyance systems will be required to be reviewed by the City of Yelm prior to construction. This project will include erosion control measures, site clearing, grading, storm drainage improvements, roadway and underground utilities such as power, water, sewer, cable and telecommunications. When fully developed, the project will create approximately 3.0 acres of new impervious paved roadway and roof area and 0.6 acres of disturbed pervious area. Development Coverage Summary Existins Proposed Impervious Roadway/R,oof Area: 0.00 ac 3.0 ac Disturbed Pervious Area: 0.00 ac 0.60 ac Off-site Tributary Area (Creek St.): 0.00 ac 0.16 ac To design the on-site stormwater facility we assumed the site at full development will include a 4,000 square foot restaurant and sports bar, 16,300 sq. ft. retail center, and a 2,800 sq. ft. convenience grocery store with fuel pump island. The fuel pump island canopy was estimated at 3,864 sq. ft. of impervious roof surface. For the overall site development, approximately 83 percent of the entire on-site area is impervious surface and that area was used to design the bioswale and storm retention pond. To size the conveyance lines located in 106th. Avenue SE, only the impervious area of Lot 1 and Lot 2, 106th Avenue SE, and the tributary area off Creek Street was used. Impervious surface of the site north of 106th Avenue SE will be conveyed in a separate conveyance system which would discharge to the biofiltration swale. The future stormwater conveyance system will be put in place at the time of development for the north half of the project. All other lot conveyance lines will be connected to the stubouts located along 106th Ave. SW. In addition, the current short plat lot configuration will likely be altered to show a 60 foot storm tract along the stormwater pond and biofiltration swale, and the remaining area will be divided up into two separate lots via a boundary line adjustment. A basin boundary map is included in the Appendices of this report. The map outlines which areas were used to calculate the conveyance system analysis. A. stormwater Treatment Project stormwater runoff from the paved onsite roadway and parking areas will sheetflow into area catch basins. All on-site catch basins drain to a 200+ foot long by S. Chamberlain & Associates, Inc. Page 2 Rainier Commons at Five Comers 5 foot wide biofiltration Swale. The biofiltration swale will convey a 6 month storm at a flow depth of 0.22 ft and velocity of 0.92 fps. The biofiltration Swale will be lined with the sandy loam or silty loam soil to prevent infiltration to the groundwater prior to treatment by the biofiltration process. The Swale shall have maximum 3:1 side slopes and a minimum bottom slope of 1 percent. See Drainage Calculations in Appendix for final calculations of required treatment area. B. Stormwater Storage: Stormwater runoff from the on-site and off-site impervious roadway area will sheetflow into Type-1 catch basins which discharge to the biofiltration Swale. Runoff from the biofiltration Swale will discharge into a retention pond for infiltration back into the groundwater. The retention pond and bio-Swale will store approximately 24,861 cubic feet of stormwater. The proposed retention pond was modeled fora 100 year design storm using Waterworks hydrology software. Using a conservative infiltration rate of 10 in/hr was used to model the retention pond, Waterworks calculated a peak stage storage elevation of 345.8 for the 100 year design storm. See drainage calculations for Waterworks output data. C. Roof Runoff: All roof runoff from the proposed commercial buildings will be tightlined to the retention pond. The retention pond and biofiltration Swale designs incorporate all on-site roof area and 0.16 acre of Creek Street tributary area. SECTION 3 - INFILTRATION RATES/SOILS REPORT The Soil Conservation Service (SCS) soil survey of Thurston County classifies the on-site soils as Spanaway stoney sandy loam, 0 to 3 percent slopes. On-site soil test pits examined by SCA confirm the Spanaway SCS Classification. Copies of the soil logs and infiltration tests results are included in the Appendix. SECTION 4 - WELLS & SEPTIC SYSTEMS No septic systems or wells were identified during SCA's site investigation. Water and sewer service will be supplied by City of Yelm. S. Chamberlain & Associates, Inc. Page 3 Rainier Commons at Five Comers SECTION 5 - FUEL T~?-NKS No onsite fuel tanks were located during SCA's site investigation. A review of the Department of Ecology's Leaking Underground Storage Tank (LUST) list did not indicate the existence of leaking fuel tanks on the site. SECTION 6 - SUB-BASIN DESCRIPTION During SCA's site investigation and soils analysis, it appears that all on-site stormwater runoff is contained on-site and infiltrated back into the groundwater which is typical of the site's Spanaway classification of soil. Off-site stormwater runoff from one half of Creek Street and Yelm Highway is currently collected within a roadside ditch and infiltrated back into the ground and does not enter the site. However, planned improvements to Creek Street will create off-site runoff to the 106th Avenue SE storm system that runoff from the intersection to 106th Avenue SE will be collected by and contained in the proposed on-site retention pond. Creek Street runoff from 106th Avenue SE to the north property line will be discharged to the north in the Creek Street East ditch line. All frontage improvements will be designed and constructed during the City of Yelm Creek Street realignment project. SECTION 7 - ANALYSIS OF 100-YEAR FLOOD Because the project does not lay adjacent to or contain a major stream on-site, it has not been identified within a 100-year flood hazard area. A copy of the FEMA FIRM Map is included in the Appendix. SECTION 8 - AESTHETIC CONSIDERATIONS FOR STORMWATER FACILITIES All disturbed pervious areas will be vegetated and landscaped. The drainage biofiltration swale will be lined with topsoil to inhibit infiltration and hydroseeded per III-6.3 of WSDOE Stormwater Manual for treatment purposes. SECTION 9 - DOWNSTREAM ANALYSIS AND FACILITY SIZING Final calculations for the project stormwater storage and treatment systems can be found in the Appendix of this report. All stormwater runoff will be infiltrated onsite. S. Chamberlain & Associates, Inc. Page 4 Rainier Commons at Five Comers SECTION 10 - COVENANTS, DEDICATIONS, EASEMENTS Private onsite drainage facilities, including conveyance lines, retention pond, and biofiltration swales will require routine maintenance. CC&R's prepared for the project list the maintenance requirements. A copy of the completed CC&R's can be supplied to the City upon completion of the project. SECTION 11- PROPERTY OWNERS ASSOCIATION ARTICLES OF INCORPORATION In light of the commercial nature of this project, special convenants covering landscape, maintenance, signage, stormwater and site maintenance will be put in place at the time of final construction approval. Maintenance of private storm drainage facilities will be performed by the owner's and/or their representatives. All public drainage facilities along 106th Ave. SW will be maintained by the City of Yelm. S. Chamberlain & Associates, Inc. Page 5 Part II -Erosion Control Report Rainier Commons at Five Comers SECTION 1 - CONSTRUCTION SEQUENCE AND PROCEDURE Proposed development of the commercial property will include site grading and erosion control measures designed to contain silt and soil within the project boundaries during construction until permanent erosion control is in place. Erosion/sedimentation control will be achieved by a combination of structuraUvegetative cover measures and construction practices tailored to fit the site. Best Construction Management Practices (BMP's) will be employed to properly clear and grade the site and to schedule construction activities. Before any construction begins on- site, erosion control facilities shall first be installed. The planned construction sequence is as follows: 1. Schedule pre-construction conference with the City, project engineer and construction staking surveyor. 2. Construct temporary stabilized construction entrance. 3. Install filter fabric fencing where appropriate. 4. Perform clearing and grubbing in accordance with the conditions of grading permit. 5. Maintain equipment and water supply for dust control. 6. Hydroseed or seed/mulch areas subject to erosion. 7. Maintain all erosion control facilities until the entire site is stabilized and silt laden runoff ceases. SECTION 2 - TRAPPING SEDIMENT The on-site soils belong to the Spanaway soil group and have a slight erosion potential according to the SCS. A stabilized construction entrance shall be installed at the west end of the site to prevent vehicles from tracking soil away from the disturbed areas onto Creek Street. If sediment is tracked off-site, sediment shall, on a daily basis, be swept or shoveled from paved surfaces and not washed down into the roadside ditch. The following is a brief summary of the BMP's used for this project. • Seeding of stripped areas (hydroseed and seed/mulch) -Provides soil stabilization by planting grasses and legumes in areas which will remain bare for more than 7 days where permanent cover is not necessary or appropriate. • Stabilized construction entrance - To reduce the amount of mud, dirt, rocks, etc. transported onto public roads by motor vehicles or runoff by constructing a stabilized pad of rock spalls at entrances to construction sites and washing of tires during egress. Filter fence - To intercept and retain sediment under sheet flow conditions from disturbed areas during construction operations in order to prevent sediment from leaving the site. Filter fences must be provided just upstream of the point{s) of discharge of runoff from a site before the flow becomes concentrated to decrease the velocity of sheet flows. Rainier Commons at Five Comers The contractor should not be allowed to leave disturbed areas that are to be left unworked for more than 7 days uncovered during the rainy season from November 1 through March 31. Straw, mulch, sodding, hydroseeding or plastic covering should be used to prevent erosion in these areas. During construction, the contractor will be required to install filter fabric fencing as shown on the approved plans and as needed and as directed by the project engineer or City inspector. SECTION 3 - PERMANENT EROSION CONTROL & SITE RESTORATION All disturbed areas will be asphalted, seeded or hydroseeded. SECTION 4 - GEOTECHNICAL ANALYSIS AND REPORT Slopes exceeding 15% do not exist onsite. Therefore, a geotechnical analysis for slope or soil stability was deemed unnecessary. See Appendix for a complete soils description. SECTION 5 - INSPECTION SEQUENCE In addition to the normal City inspections, the Project Engineer shall inspect the facilities related to stormwater treatment, erosion control, storage and conveyance during construction. At a m;n;mum, the following items shall be inspected at the time specified: 1. The erosion control facilities shall be inspected before the start of clearing and grading to ensure the following structures are in place: a. Construction Entrance b. Filter Fabric Fences, as shown on Civil Design Plans. 2. The conveyance systems will be inspected after construction of the facility, but before the project is completed to ensure the following are in working order: a. Roadway Drainage b. Biofiltration Swale c. Retention Pond d. Inlet Sedimentation Protection 3. The permanent site restoration measures should be inspected after landscaping is completed. A final inspection shall be performed to verify final grades, settings of control structures and all necessary information to complete Engineer's Construction Inspection Report Form. This form must be completed prior to final public works construction approval. S. Chamberlain & Associates, Inc. Page 7 PaYt III -Maintenance Plan Rainier Commons at Five Comers INSTRUCTIONS The following pages contain maintenance needs for most of the components that are part of your drainage system, as well as for some components that you may not have. Ignore the requirements that do not apply to your system. You should plan to complete a checklist for all system components on the following schedule: 1. Monthly from November through April. 2. Once in late summer (preferably September). 3. After any major storm (use 1" in 24 hours as a guideline) items marked "S" only. Using photocopies of these pages, check off the problems you looked for each time you did an inspection. Add comments on problems found and actions taken. Deep these "Checked" sheets in your files, as they will be used to write your annual report (due in May). Some items do not need to be looked at every time an inspection is done. Use the suggest frequency at the left of each item as a guideline for your inspection. You may call the County for technical assistance. Do not hesitate to call, especially if you are unsure whether a situation you have discovered may be a problem. Rainier Commons at Five Comers ATTACHMENT "A": MAINTENANCE PROGRAM COVER SHEET Inspection Period: Number of Sheets Attached: Date Inspected: Name of Inspector: Inspector's Signature: Rainier Commons at Five Comers SECTION 1 - REQUIRED MAINTENANCE The drainage facilities will require occasional maintenance. The following general requirements are the m;n;mu,ln requirements as set forth in the Drainage Design and Erosion Control Manual of Thurston County. The required maintenance for a range of typical storm drainage facilities and frequency of maintenance are as follows: Maintenance Checklist for Conveyance Systems (Pipes and Swales) Frequency Drainage Problem Conditions to Check For Conditions That Should System Req'd Exist Feature M.S. Pipes .Sediment & Accumulated sediment that Pipe cleaned of all debris exceeds 20% of the diameter of sediment and debris. the pipe. M Vegetation Vegetation that reduces free All vegetation removed movement of water through so water flows freely. pipes. A Damaged Protective coating is damaged, Pipe repaired or replaced. (rusted, rust is causing more than 50% bent or deterioration to any part of pipe. crushed) M Any dent that significantly Pipe repaired or replaced. impedes flow (i.e., decreases the cross section area of pipe by more then 20%). M Pipe has major cracks or teazs Pipe repaired or replaced. allowing groundwater leakage. M.S. Swales Trash & Dumping of yard wastes such as Remove trash and debris debris grass clippings and branches and dispose as prescribed into Swale. Unsightly by City Waste accumulation ofnon-degradable Management Section. materials such as glass, plastic, metal, foam and coated paper. M Sediment Accumulated sediment that Swale cleaned of all buildup exceeds 20% of the design sediment and debris so depth. that it matches design. M Vegetation Grass cover is sparse and weedy Aerate soils and reseed not or areas are overgrown with and mulch bare areas. growing or woody vegetation. Maintain grass height at overgrown a minimum of 6" for best stormwater treatment. Remove woody growth, recontour and reseed as necessary. Rainier Commons at Five Comers Frequency Drainage System Feature Req'd Problem Conditions to Check For Conditions That Should Exist M Conversion Swale has been filled in or If possible, speak with by home- blocked by shed, woodpile, homeowner and request owner to shrubbery, etc. that Swale area be incompat- restored. Contact City to ible use report problem if not rectified voluntarily. A Swale does Water stands in Swale or flow A survey may be needed not drain velocity is very slow. to check grades. Grades Stagnation occurs. need to be in 1 % range if possible. If grade is less than I%, underdrains may need to be installed. S. Chamberlain & Associates. Inc. Page 11 Rainier Commons at Five Comers Maintenance Checklist for Infiltration Systems Frequency Drainage Problem Conditions to Check For Conditions That System Req'd Should Exist Feature A Storage area Sediment A soil texture test indicates Sediment is removed buildup in facility is not working as its and/or facility is system designed capabilities or was cleaned so that incorrectly designed. infiltration system works according to design. A sediment trapping area is installed to reduce sediment transport into infiltration area. A Storage azea A soil texture test indicates Additional volume is drains slowly facility is not working at it's added through (more than 48 designed capabilities or was excavation to hours) or incorrectly designed. provide needed overflows storage. Soil is aerated and rototilled to improve drainage. Contact the City for information on it's requirements regazding excavation. M Sediment Any sediment and debris Clean out sump to trapping area filling area to 10% of depth design depth. from sump bottom to bottom of outlet pipe or obstructing flow into the connector pipe. One Time Sediment Stormwater enters infiltration Add a trapping azea trapping azea azea directly without by constructing a not present treatment. sump for settling of solids. Segregate settling area from rest of facility. Contact City for guidance. S. Chamberlain & Associates, Inc. Page 12 Rainier Commons at Five Comers Maintenance Checklist for Energy Dissipators Frequency Drainage Problem Conditions to Check For Conditions That Should System ~ Exist Feature A Rock Pad Missing or Only one layer of rock Replace rocks to design moved rock exists above native soil standard. in area 5 square feet or larger, or any exposure of native soil. A Rock- Missing or Trench is not full of Add large rock (f301b. filled moved rock rock. each) so that rock is trench for visible above edge of discharge trench. from pond M Dispersio Pipe plugged Accumulated sediment Pipe Cleaned/flushed. n trench with that exceeds 20% of the sediment design depth. M Perforations Over 1/2 of perforations Clean or replace plugged in pipe are plugged with perforated pipe. debris and sediment. M,S Not Visual evidence of water Trench must be discharging discharging at redesigned or rebuilt to water concentrated points standard. Elevation of properly along trench (normal lip of trench should be condition is a "sheet the same (flat) at all flow" of water along points. trench). Intent is to prevent erosion damage. M,S Water flows Maintenance person Facility must be rebuilt out top of observes water flowing or redesigned to "distributor" out during any storm standards. Pipe is catch basin less than the design probably plugged or storm or its causing or damaged and needs appears likely to cause replacement. damage. M,S Receiving Water in receiving area Stabilize slope with area over- is causing or has grass or other saturated potential of causing vegetation, or rock if landslide. condition is severe. If you are unsure whether a problem exists, please contact the Jurisdiction and ask for technical assistance. Comments: Key: A =Annual (March or April preferred) M =Monthly (see schedule) S =After major storms S. Chambe~iain & Associates, Inc. Page 13 Rainier Commons at Five Comers Maintenance Checklist for Ponds Frequency Drainage Problem Conditions to Check For Conditions That Should System Exist Feature M.S. General Trash & debris Dumping of yard wastes Remove trash and debris buildup in such as grass clippings and and dispose as prescribed pond branches into basin. by City Waste Unsightly accumulation of Management Section non-degradable materials such as glass, plastic, metal, foam, and coated paper. M.S. Trash rack Bar screen over outlet more Replace screen. Remove plugged or than 25% covered by debris trash and debris and missing or missing. dispose as prescribed by City Waste Management Section. M Poisonous Any poisonous vegetation Remove poisonous vegetation which may constitute a vegetation. Do not spray hazard to the public. chemicals on vegetation Examples of poisonous without obtaining guidance vegetation include; tansy from the Cooperative ragwort, poison oak, Extensive Service and stinging nettles, develsclub approval from the City. M.S. Fire hazard or Presence of chemicals such Find sources of pollution pollution as natural gas, oil, and and eliminate them. Water gasoline, obnoxious color, is free from noticeabie odor, or sludge noted. color, odor, or contamination. M Vegetation not For grassy ponds, grass For grassy ponds, growing or is cover is sparse and weedy selectively thatch, aerate, overgrown or is overgrown. For and reseed ponds. Grass wetland ponds, plans are cutting unnecessary unless sparse or invasive species dictated by aesthetics. For are present. wetland ponds, hand-plant nursery-grown wetland plants in bare areas. Contact the Cooperative Extension Service for direction in invasive species such as purple looseime and reed canary grass. Pond bottoms should have uniform dense coverage of desired plant species. M Rodent holes Any evidence of rodent Rodents destroyed and dam holes if facility is acting as a or berm repaired. Contact dam or berm, or any the Thurston County evidence of water piping Health Department for through dam or berm via guidance. rodent holes. S. Chamberlain & Associates, Inc. Page 14 Rainier Commons at Five Comers Frequency Drainage Problem Conditions to Check For Conditions That Should System Exist Feature M Insects When insects such as wasps Insects destroyed or and hornets interfere with removed from site. Contact maintenance activities, or Cooperative Extension when mosquitoes become a Service for guidance. nuisance. A Tree Growth Tree growth does not allow Trees do not hinder maintenance access or maintenance activities. interferes with maintenance Selectively cultivate trees activity (i.e., slope mowing, such as alders for firewood. silt removal, or equipment movements). If trees aze not interfering with access, ~` leave trees alone. M Side slopes Erosion on Check around inlets and Find causes of erosion and of pond berms or at outlets for signs of erosion. eliminate them. Then entrance/exit Check berms for signs of slopes should be stabilized sliding or settling. Action is by using appropriate needed where eroded erosion control measure(s); damage over 2 inches deep e.g., rock reinforcement, and where there is potential planting of grass, for continued erosion. compaction. M Storage Sediment Accumulation sediment that Sediment cleaned out to azea buildup in exceeds 10% of the designed pond shape and pond designed pond depth. depth; pond reseeded if Buried or partially buried necessary to control outlet structure probably erosion. indicates significant sediment deposits. A Pond dikes Settlements Any part of dike which has Dike should be built back settled 4 inches lower than to the design elevation. the design elevation. A Emergency Rock missing Only one layer of rock Replace rocks to design overflow/ exceeds above native soil in standards. spillway area 5 square feet or lazger, or any exposure of native soil. One time Emergency Overflow Side of pond has no area Contact City for guidance. overflow/ missing with large rocks to handle spillway emergency overflows. If you are unsure whether a problem exists, please contact the Jurisdiction and ask for technical assistance. Comments: Key: A =Annual (March or April preferred) M =Monthly (see schedule) S =After major stones S. Chamberlain & Associates, Inc. Page 15 Rainier Commons at Five Comers Maintenance Checklist for Catch Basins and Inlets Frequency Drainage Problem Conditions to Check For Conditions That System Should Exist Feature M.S. General Trash, debris and Trash or debris in front of No trash or debris sediment in or on the catch basin opening is located basin blocking capacity by more immediately in than 10%. front of catch basin opening. Grate is kept clean and allows water to enter. M Sediment or debris (in the No sediment or basin) that exceeds 1/3 the debris in the catch depth from the bottom of basin. Catch basin basin to invert of the is dug out and lowest pipe into or out of clean. the basin. M.S. Trash or debris in any inlet Inlet and outlet or pipe blocking more than pipes free of trash 1/3 of it's height. or debris. M Structural Corner of frame extends Frame is even with damage to frame more than 3/4" past curb curb. and/or top slab face into the street (if applicable). M Top slab has holes larger Top slab is free of than 2 si or cracks wider holes and cracks. than 1/4" (intent is to make sure all material is running into the basin). M Frame not sitting flush on Frame is sitting top slab, i.e., separation of flush on top slab. more than 3/4" of the frame from the top slab. A Cracks in basin Cracks wider than 1/2" and Basin replaced or walls bottom longer than 3', any repaired to design evidence of soil particles standards. Contact entering catch basin a professional through cracks or engineer for maintenance person judges evaluation. that structure is unsound. A Cracks wider than 1/2" and No cracks more longer than 1' at the joint than 1/4" wide at of any inlet/outlet pipe or the joint of any evidence of soil inlet/outlet pipe. particles entering catch basin through cracks. S. Chamberlain & Associates, Inc. Page 16 Rainier Commons at Five Comers Frequency Drainage Problem Conditions to Check For Conditions That System Should Exist Feature A Settlement/mis- Basin has settled more than Basin replaced or alignment 1" or has rotated more than repaired to design 2" out of alignment. standards. Contact a professional engineer for evaluation. M.S. Fire hazard or Presence of chemicals such No color, odor or other pollution as natural gas, oil and sludge. Basin is gasoline. Obnoxious dug out and clean. color, odor or sludge noted. M.S. Outlet pipe is Vegetation or roots No vegetation or clogged with growing in inlet/outlet pipe root growth vegetation joints that is more than 6" present. tall and less than 6" apart. C (~hamharlain R Aecnria#ec Inn D~..e ~ 7 Drainage Calculations Rainier Commons at Five Comers DRAINAGE CALCULATIONS The following calculations were based on the requirements contained in the WSDOE Stormwater Management Manual for the Puget Sound basin. DESIGN AND BASIN INFORMATION SUMMARY: Site Area: Off-site Tributary roadway area: Total impervious roadway and roof area: Total disturbed pervious area: Total site area: Soil Classification: SCS soil classification: • Hydrologic Group: Design infiltration rate: Spanaway Stoney Sandy Loam B 10 inch/hr Minimum Biofiltration Swale Requirements: 0.16 ac 3.0 ac 0.6 ac 3.6 ac TABLE 7.2 SI:fMMARY OF BIOFILTER DESIGN CRITERIA Design Element Biofilter length Biofilter width Design flow water depth Design flow velocity Flow line slope Side slopes Mannings `n' Value Rainfall Design Storms Criterion 200 ft minimum for swales 2 ft minimum and 8 ft maximum for swales 2" maximum 1.5 ft per second maximum 2% minimum, 4% maximum No steeper than 3:1, prefer 5:1 Per Table III-1.5 (N=.O'n FROM WSDOE ISOPLLTVIAL MAPS -APPENDIX AIII - 1.1 6 month Storm - 2/3 x 2 yr. Storm = 1.33" 2 yr./24 hr. Storm = 2.0" 10 yr./24 hr. Storm = 3.0" 100 yr/24 hr Storm = 4.0" Curve Number -Ref. U.S.D.A. TR-55 Urban Hydrology for Small Watersheds Commercial/Business CN = 89 Table 2-2a Paved Surface CN = 98 Rainier Commons at Five Comers DETAILED CALCULATIONS: Area Calculations: BASIN IMPERVIOUS IMPERVIOUS DISTURBED TOTAL ROOF AREA PAVED AREA PERVIOUS AREA AREA Project Site 0.62 acl 2.54 ace 0.60 ac 3.76 ac 1Based on developed condition, 26,964 sq. ft. of commercial building footprint ZIncludes 0.16 ac of Creek Street roadway tributary to the site. Stormwater Treatment Stormwater run-off from the proposed commercial project will sheet flow into area catch basins and be conveyed to a 200 foot long by five foot wide bio-filtration swale. The bio-filtration Swale will provide stormwater treatment for a six month frequency storm event. In addition, the bio-filtration Swale was sized to convey a 100 year storm event. The bio-filtration Swale was sized per Chapter III-6 of the WSDOE Stormwater Manual. Requirements and criteria outlined in the Stormwater Manual were input into the "Flowmaster" hydrology program which resulted in the five foot wide swale sizing. Please see the following design calculations for a detailed analysis of criteria used for the bio-filtration swale design. • Bio-filtration Swale Design Ref. Chapter III-6, "Bio-filtration Swales and Vegetative Filter Strips", WSDOE Stormwater Manual. Design Criteria 1. 6 Month Design Storm flow rate = 0.92 cfs 2. Swale Maximum Flow Velocity - 1.5 fps 3. Trapezoidal Swale Cross Section 4. Minimum of 2001E of Swale 5. Swale minimum bottom slope = 1% 6. Swale side slope = 3:1 7. Design flow depth = 4 inches 8. Mannings `n' = 0.07 Using "Flowmaster Hydrology Software, a 200 foot long Bio-filtration Swale with a 5 foot bottom width will provide treatment for the site's impervious surface stormwater runoff. See the following "Flowmaster" data output for swale flow depth and velocity. Rainier Commons at Five Comers Stormwater Storage Stormwater run-off from the project site will flow through the bio-filtration Swale and discharge into the retention pond. The retention pond and Swale will provide 19,797 cubic feet of storage at an elevation of 347.0 feet. Using a design infiltration rate of 10 inches per hour we used "Waterworks" hydrology software to model the hundred year design storm to determine the design storm peak water surface elevation. Our modeling resulted in a peak storm elevation of 345.8 feet which results in 11,105 cf of required stormwater storage. Therefore, the retention facility has the capacity to store a 100 year design storm. See the following "Waterworks" data output for level pool routing results. In addition to the level pool routing, a HGL Computation was run to analyze the 10 yr. and 100 yr. conveyance capacity of the storm pipe system along 106th Ave. SE. On both design storms the HGL does not exceed the catch basin rim. Please see Waterworks Data Output for Modelling results. Retention Pond Stage Storage Volume Calculations Elevation Storage Volume Pond Bottom 342 0 343 1537 344 5541 345 8319 Design Storm 345.8 11,105 347 19, 797 Discharge Rate Calculations Design Infiltration Rate = 10"/hr Pond Bottom Area = 1,253 sf Discharge Rate = 1,253 sf (10"/hr)(1 hr/3600 sec) (1 ft/12") = 0.29 cfs @ Elevation 3420 Q Elevation 0.42 cfs @ 343.0 0.56 @ 344.0 0.72 @ 345.0 0.89 @ 346.0 1.07 @ 347.0 S. Chamberlain & Associates, Inc. Page 20 FLOW MASTER OUTPUT DATA BIOFILTRATION SWALE ANALYSIS Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: BIO-SWALE DESIGN Comment: 6 MONTH STORM EVENT Solve For Depth Given Input Data: Bottom Width..... Left Side Slope.. Right Side Slope. Manning's n...... Channel Slope.... Discharge........ 5.00 ft 3.00:1 (H:V) 3.00:1 (H:V) 0.070 0.0100 ft/ft 0.92 cfs . Computed Results: Depth............ Velocity......... Flow Area........ Flow Top Width... Wetted Perimeter. Critical Depth... Critical Slope... Froude Number.... 0.22 ft 0.72 fps 1.27 sf 6.35 ft 6.42 ft 0.10 ft 0.1582 ft/ft 0.28 (flow is Subcritical) Open Channel Flow Module, Version 3.42 (c) 1991 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury, Ct 06708 Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: 100 DESIGN FLOW Comment: 100 YR STORM EVENT Solve For Depth Given Input Data: Bottom Width..... Left Side Slope.. Right Side Slope. Manning's n...... Channel Slope.... Discharge........ 5.00 ft 3.00:1 (H:V) 3.00:1 (H:V) 0.070 0.0100 ft/ft 3.24 cfs .Computed Results: Depth............ Velocity......... Flow Area........ Flow Top Width... Wetted Perimeter. Critical Depth... Critical Slope... Froude Number.... 0.46 ft 1.10 fps 2.95 sf 7.77 ft 7.92 ft 0.22 ft 0.1239 ft/ft 0.31 (flow is Subcritical) Open Channel Flow Module, Version 3.42 (c) 1991 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury, Ct 06708 WATERWORKS OUTPUT DATA RETENTION POND LEVEL POOL ROUTING 10/4/96 4:55:8 pm S Chamberlain & Assoc. Inc. page 1 RAINIER COMMONS AT FIVE CORNERS RETENTION POND LEVEL POOL ROUTING 6 MNTH,lOYR, & 100YR STORM EVENT BASIN SUMMARY BASIN ID: 100YR SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q100 YR STORM EVENT 3.76 Acres TYPElA 4.00 inches 10.00 min BASEFLOWS: AREA... CN..... ABSTRACTION COEFF: 0.20 TC..... 0.00 cfs PERV 0.60 Acres 89.00 5.00 min IMP 3.15 Acres 98.00 5.94 min TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 3.24 cfs VOL: 1.10 Ac-ft TIME: 500 min BASIN ID: lOYR SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q10 YR STORM EVENT 3.76 Acres TYPElA 3.00 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.60 Acres 89.00 5.00 min IMP 3.15 Acres 98.00 5.94 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 2.36 cfs VOL: 0.80 Ac-ft TIME: 500 min BASIN ID: 6MONTH SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q6 MONTH STORM EVENT 3.76 Acres TYPElA 1.33 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.60 Acres 89.00 5.00 min IMP 3.15 Acres 98.00 5.94 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.92 cfs VOL: 0.31 Ac-ft TIME: 500 min 10/4/96 4:55:9 pm S Chamberlain & Assoc. Inc. page 2 RAINIER COMMONS AT FIVE CORNERS RETENTION POND LEVEL POOL ROUTING 6 MNTH,lOYR, & 100YR STORM EVENT STAGE STORAGE TABLE CUSTOM STORAGE ID No. ST04 Description: RETENTION POND STORAGE STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- 342.00 0.0000 0.0000 342.10 153.70 0.0035 342.20 307.40 0.0071 342.30 461.10 0.0106 342.40 614.80 0.0141 342.50 768.50 0.0176 342.60 922.20 0.0212 342.70 1076 0.0247 342.80 1230 0.0282 342.90 1383 0.0318 343.00 1537 0.0353 343.10 1937 0.0445 343.20 2338 0.0537 STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- 343.30 2738 0.0629 343.40 3139 0.0721 343.50 3539 0.0812 343.60 3939 0.0904 343.70 4340 0.0996 343.80 4740 0.1088 343.90 5141 0.1180 344.00 5541 0.1272 344.10 5819 0.1336 344.20 6097 0.1400 344.30 6374 0.1463 344.40 6652 0.1527 344.50 6930 0.1591 STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- 344.60 7208 0.1655 344.70 7486 0.1718 344.80 7763 0.1782 344.90 8041 0.1846 345.00 8319 0.1910 345.10 8667 0.1990 345.20 9016 0.2070 345.30 9364 0.2150 345.40 9712 0.2230 345.50 10061 0.2310 345.60 10409 0.2390 345.70 10757 0.2469 345.80 11105 0.2549 STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- 345.90 11454 0.2629 346.00 11802 0.2709 346.10 12602 0.2893 346.20 13401 0.3076 346.30 14201 0.3260 346.40 15000 0.3444 346.50 15800 0.3627 346.60 16599 0.3811 346.70 17399 0.3994 346.80 18198 0.4178 346.90 18998 0.4361 347.00 19797 0.4545 10/4/96 4:55:9 pm S Chamberlain & Assoc. Inc. page 3 RAINIER COMMONS AT FIVE CORNERS RETENTION POND LEVEL POOL ROUTING 6 MNTH,lOYR, & 100YR STORM EVENT STAGE DISCHARGE TABLE DISCHARGE LIST ID No. DIS4 'Description: REVISED POND DISCHARGE RATE STAGE <--OISCNARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE--- > STAGE <--DISCHARGE---> (ft) ---cfs-- ------- (ft) ---cts-- ------- (ft) ---cfs-- ------ - (ft) ---cfs-- ------- 342.00 0.2900 343.30 0.4620 344.60 0.6560 345.90 0.8730 342.10 0.3030 343.40 0.4760 344.70 0.6720 346.00 0.8900 342.20 0.3160 343.50 0.4900 344.80 0.6880 346.10 0.9080 342.30 0.3290 343.60 0.5040 344.90 0.7040 346.20 0.9260 342.40 0.3420 343.70 0.5180 345.00 0.7200 346.30 0.9440 342.50 0.3550 343.80 0.5320 345.10 0.7370 346.40 0.9620 342.60 0.3680 343.90 0.5460 345.20 0.7540 346.50 0.9800 342.70 0.3810 344.00 0.5600 345.30 0.7710 346.60 0.9980 342.80 0.3940 344.10 0.5760 345.40 0.7880 346.70 1.0160 342.90 0.4070 344.20 0.5920 345.50 0.8050 346.80 1.0340 343.00 0.4200 344.30 0.6080 345.60 0.8220 346.90 1.0520 343.10 0.4340 344.40 0.6240 345.70 0.8390 347.00 1.0700 343.20 0.4480 344.50 0.6400 345.80 0.8560 10/4/96 4:55:12 pm S Chamberlain & Assoc. Inc. page 4 RAINIER COMMONS AT FIVE CORNERS RETENTION POND LEVEL POOL ROUTING 6 MNTH,lOYR, & 100YR STORM EVENT LEVEL POOL TABLE SUNIlKARY MATCH INFL041 -STO- -DIS- <-PEAK-> STORAGE <--------DESCRIPTION---------> (cfs) (cfs) --id- --id- <-STAGE> id VOL (cf) D6 MONTH STORM ............... 0.00 0.92 ST04 OIS4 342.83 1 1280.54 cf Q10 YR STORM ................. 0.00 2.36 ST04 DIS4 344.53 2 7006.56 cf 0100 YR STORM ................ 0.00 3.24 ST04 DIS4 345.79 3 11053.91 cf WATERWORKS OUTPUT DATA 10 AND 100 YEAR, CONVEYANCE ANALYSIS 10/4/96 4:59:43 pm S Chamberlain & Assoc. Inc. RAINIER COMMONS AT FIVE CORNERS 10 YR CONVEYANCE ANLAYSIS page 1 BASIN SUNIIKARY BASIN ID: BASINA SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q10 YR STORM 0.67 Acres TYPElA 3.00 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.11 Acres 89.00 5.00 min IMP 0.56 Acres 98.00 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.42 cfs VOL: 0.14 Ac-ft TIME: 500 min BASIN ID: BASINB SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q10 YR STORM 0.80 Acres TYPElA 3.00 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.14 Acres 89.00 5.00 min IMP 0.66 Acres 98.00 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.50 cfs VOL: 0.17 Ac-ft TIME: 490 min BASIN ID: BASINOFF SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q10 YR STORM 0.15 Acres TYPElA 3.00 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.00 Acres 89.00 0.00 min IMP 0.15 Acres 9.8.00 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.10 cfs VOL: 0.03 Ac-ft TIME: 490 min lOJ4/96 4:59:43 pm S Chamberlain & Assoc. Inc. page 2 RAINIER COMMONS AT FIVE CORNERS 10 YR CONVEYANCE ANLAYSIS REACH SUNIlKARY Network Reach NET100 REACH <-AREA> <-DIA> LENGTH SLOPE < n > DSGN 0 X PIPE Ndepth XDepth Vact Vfull C_Area ID (Ac) (f t) (ft) ft/ft ------ (cfs) ------ (f t) ------ (fps) (fps) R1 0.15 0.67 104.81 0.0103 0.0110 0.10 6.59 0.12 18.04 Z.41 4.60 BASINOFF R2 0.82 0.67 176.97 0.0056 0.0110 0.52 45.40 0.33 49.31 3.05 3.39 BASINA R3 1.62 0.83 83.03 0.0063 0.0110 1.02 46.35 0.42 49.92 3.76 4.16 BASINB R4 1.62 0.83 20.01 0.0060 0.0110 1.02 47.36 0.42 50.56 3.70 4.07 R5 1.62 0.83 20.55 0.0049 0.0110 1.02 52.58 0.45 53.84 3.42 3.67 Hydraulic Gradeline for Reach NET3000 <-FROM-> <--TO--> <FL041> floss Ent_HGL Entloss Extloss Outlet Inlet AppHead BndHead JunHead HeadWtr -cb/mh- -------- -------- cfs -toss- -Elev-- --loss- --loss- --Elev- --Elev- --toss- --loss- --loss- --Elev- --Rim-- SDUM 344.53 SC81 SDUM 1.02 0.10 345.23 0.01 0.05 345.29 345.00 0.05 0.01 0.00 345.25 346.66 SC82 SC61 1.02 0.09 345.32 0.01 0.05 345.39 345.12 0.05 0.07 0.00 345.41 346.66 SC63 SCB2 1.02 0.28 345.84 0.01 0.05 345.90 345.64 0.03 0.00 0.02 345.89 347.76 SC64 SC63 0.52 0.34 346.74 0.01 0.03 346.78 346.58 0.00 0.00 0.00 346.78 350.76 SC86 SC64 0.10 0.02 347.62 0.00 0.00 347.62 347.57 0.00 0.00 0.00 347.62 351.10 10/4/96 5:2:48 pm S Chamberlain & Assoc. Inc. page 1 RAINIER COMMONS AT FIVE CORNERS 100 YR CONVEYANCE ANLAYSIS BASIN SUMMARY BASIN ID: BASINA SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q100 YR STORM EVENT 0.67 Acres TYPElA 4.00 inches 10.00 min BASEFLOWS: AREA... CN..... ABSTRACTION COEFF: 0.20 TC..... 0.00 cfs PERV 0.11 Acres 89.00 5.00 min IMP 0.56 Acres 98.00 5.00 min TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0..Q200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.57 cfs VOL: 0.19 Ac-ft TIME: 500 min BASIN ID: BASINB SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q100 YR STORM EVENT 0.80 Acres TYPElA 4.00 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.14 Acres 89.00 5.00 min IMP 0.66 Acres 98.00 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.69 cfs VOL: 0.23 Ac-ft TIME: 500 min BASIN ID: BASINOFF SCS METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: NAME: Q100 YR STORM EVENT 0.15 Acres TYPEIA 4.00 inches 10.00 min BASEFLOWS: AREA... CN..... TC..... 0.00 cfs PERV 0.00 Acres 89.00 0.00 min IMP 0.15 Acres 98.00. 5.00 min ABSTRACTION COEFF: 0.20 TcReach - Sheet L: 480.00 ns:0.1300 p2yr: 2.80 s:0.0200 impTcReach - Sheet L: 87.00 ns:0.0110 p2yr: 2.80 s:0.0200 impTcReach - Channel L: 440.00 kc:42.00 s:0.0100 impTcReach - Shallow L: 200.00 ks:11.00 s:0.0100 PEAK RATE: 0.14 cfs . VOL: 0.05 Ac-ft TIME: 500 min 10/4/96 5:2:48 pm S Chamberlain & Assoc. Inc. page 2 RAINIER COMMONS AT FIVE CORNERS 100 YR CONVEYANCE ANLAYSIS REACH SUNIlKARY Network Reach NET100 REACH <-AREA> <-DIA> LENGTH SLOPE < n > DSGN 0 X PIPE Ndepth XDepth Vact Vfull C_Area ID (Ac) (f t) (ft) ft/ft ------ (cfs) ------ (ft) ------ (fps) (fps) R1 0.15 0.67 104.81 0.0103 0.0110 0.14 ' 8.89 0.14 20.88 2.63 4.60 BASINOFF RZ 0.82 0.67 176.97 0.0056 0.0110 0.71 61.95 0.40 59.68 3.28 3.39 BASINA R3 1.62 0.83 83.03 0.0063 0.0110 1.40 63.37 0.50 60.57 4.05 4.16 BASING R4 1.62 0.83 20.01 0.0060 0.0110 1.40 64.76' 0.51 61.45 3.98 4.07 R5 1.62 0.83 20.55 0.0049 0.0110 1.40 71.89 0.55 66.02 3.67 3.67 Hydraulic Gradeline for Reach NET4000 <-FROM-> <--TO--> <FLOLI> floss Ent_HGL Entloss ExtLoss Outlet Inlet AppHead BndHead JunHead HeadWtr -cb/mh- -------- -------- cfs -loss- -Elev-- --loss- --loss- --Elev- --Elev- --loss- --toss- --loss- --Elev- --Rim-- SDUM 345.79 SC61 SDUM 1.40 0.06 345.85 0.02 0.10 345.97 345.06 0.10 0.01 0.00 345.88 346.66 SC82 SC81 1.40 0.06 345.94 0.02 0.10 346.07 345.18 0.10 0.14 0.00 346.10 346.66 SC83 SC82 1.40 0.24 346.34 0.02 0.10 346.46 345.70 0.06 0.00 0.03 346.43 347.76 SC64 SC83 0.71 0.44 346.87 0.01 0.06 346.95 346.62 0.00 0.00 0.00 346.95 350.76 SCBb SC84 0.14 0.01 347.64 0.00 0.00 347.64 347.59 0.00 0.00 0.00 347.64 351.10 SCS Soils Map and Soil Logs Thurston County, Washington summer, irrigation is needed for lawn grasses, shrubs, vines. shade trees, and ornamental trees. Mulch, fertilizer, and irrigation are needed to establish lawn grasses and other small-seeded plants. Topsoil can be stockpiled and used to reclaim areas disturbed during construction. The main limitation affecting septic tank absorption fields is a poor filtering capacity in the substratum. If the density of housing is moderate or high, community sewage systems are needed to prevent the contamination of water supplies caused by seepage from onsite sewage disposal systems. The slope hinders the installation of the absorption fields. Absorption lines should be installed on the contour. Douglas-fir is the main woodland species on this unit. Among the trees of limited extent are Oregon white oak, lodgepole pine, and red alder. Douglas-fir and Scotch pine are grown on Christmas tree plantations. On the basis of a: 100-year site curve, the mean site index for Douglas-fir is 140. On the basis of a 50-year site curve, it is 108. The highest average growth rate of an unmanaged, even-aged stand of Douglas-fir is 145 cubic feet per acre per year at 65 years of age. This soil is suited to year-round logging. Unsurfaced roads and skid trails are slippery when wet. Logging roads require suitable surfacing material for year-round use. Founded pebbles and cobbles for road construction are readily available on this unit. Disturbance of the protective layer of duff can be minimized by the careful use of wheeled and tracked equipment. Seedling establishment and seedling mortality are the main concerns in the production of timber. Reforestation can be accomplished by planting Douglas-fir seedlings. If the stand includes seed trees, natural reforestation of cutover areas by Oregon white oak and lodgepole pine occurs infrequently. Droughtiness in the surface layer reduces the seedling survival rate. When openings are made in the canopy, invading brushy plants can delay the establishment of planted Douglas-fir seedlings. Common forest understory plants are cascade Oregon-grape, salal, western brackenfern, western swordfern, Indian plum, and Scotch-broom. This map unit is in capability subclass IVs. 112-Spanaway stony sandy loam, 0 to 3 percent slopes. This very deep, somewhat excessively drained :oil is on terraces. It fcrmed in glacial outwash and volcanic ash. The native vegetation is mainly grasses, erns, and a few conifers. Elevation is 200 to 400 feet. -he average annual precipitation is 40 to 50 inches, the average annual air temperature is about 51 degrees F, 91 and the average frost-free period is 150 to 200 days. Typically, the surface layer is black stony sandy loam about 16 inches thick. The subsoil is very dark brown gravelly sandy loam about 6 inches thick. The substratum to a depth of 60 inches or more is grayish brawn extremely gravelly sand. Included in this unit are small areas of Alderwood sons on till plains, Baldhi(I soils on terminal moraines, and Everett. Indianola, and Nisqually soils on terraces. Also included are small areas of Spanaway soils that have a gravelly sandy loam surface layer and small areas of Spanaway stony sandy loam that have slopes of 3 to 15 percent. Included areas make up about i5 percent of the total acreage. Permeability is moderately rapid in the subsoil of the Spanaway soil and very rapid in the substratum. Available water capacity is low. Effective rooting depth is 60 inches or more. Runoff is slow, and the hazard of water erosion is slight. This unit is used mainly for hayland, pasture, or homesites. The main limitations affecting hay and pasture are the low available water capacity and the stones on the surface. Proper grazing practices, weed control, and fertilizer are needed to ensure maximum quality of forage. Rotation grazing helps to maintain the quality of the forage. Because of the surface stones, spreading animal manure, mowing, and seeding are difficult. In summer, irrigation is needed for maximum production of most forage crops. Sprinkler irrigation is the best method of applying water. The amount of water applied should be sufficient to wet the root zone but small enough to minimize the leaching of plant nutrients. This unit is well suited to homesites. Pebbles, cobbles, and stones should be removed, particularly in areas used for lawns. In summer, irrigation is needed for lawn grasses, shrubs, vines, shade trees, and ornamental trees. Mulch, fertilizer, and irrigation are needed to establish lawn grasses and other small- seeded plants. Cutbanks are not stable and are subject to sloughing. The main limitation affecting septic tank absorption fields is a poor filtering capacity in the substratum. If the density of housing is moderate or high, community sewage systems are needed to prevent the contamination of water supplies caused by seepage from onsite sewage disposal systems. This map unit is in capability subclass 1Vs. 113-Spanaway stony sandy loam, 3 to 15 percent slopes. This very deep, somewhat excessively drained soil is on terraces. It formed in glacial outwash and Q ~-~ O J r ~ ° cv z ~ vai w W ~ G] ~„ ~ Z J ~ Q ~ Z F- d M Q ~- ~ . W ~ r~ c~ ~. Q J ~ ~ Q U ~ W _J ~ ~ ~ (!? U W (n U U ~ ~ ~ W W U I Creek Street Retail On~Site Soils Analysis Date: January 18, 1995 Soils Logged By: Robert W. Balmelli, P.E. S. Chamberlain & Associates Applicant: George Berry 518 Floravista Road NE Olympia, WA 98506 Site Description: Short Plat at 5 Corners, Yelm, WA , Soil Logs: Test Hole #1 Depth Tezture and Color Mottling 0 - 22" Black very gravelly sandy loam None 22" - 26" Gravel None 26" - 59" Very gravelly loamy sand with cobbles up to 6" in diameter None 59" - 85" Gravelly coarse sand with some cobbles None 86" - 93" Gravel Water at 93" Fine roots to 30" Coarse roots to 80" Test Hole #2 Depth Texture and Color Mottling 0 - 19" Black very gravelly sandy loam None 19" - 80 " Very gravelly medium sand with cobbles up to 10" in diameter None Fine roots to 22" Test Hole #3 Depth Tezture and Color Mottling 0 - 24" Black very gravelly sandy loam None 24" - 42" Yellowish brown very gravelly loamy medium sand None 42" - 81" Gray very gravelly medium sand with cobbles ranging from 2-20" in diameter None Fine roots to 42" Coarse roots to 60" Creek Street Retail Test Hole #4 Depth Texture and Color Mottling 0 - 25" Black very gravelly sandy loam None 25" - 83" Very gravelly medium sandy loam with cobbles None Fine roots to 26" Coarse roots to 70" (c:\data\6010118.1og) S. Chamberlain ~ Associates, Inc. o~,.o ~ „f ~ CREEK PLACE DOUBLE RING INFILTROMETER TEST RESULTS SCA #96010 INFILTRATION RESULTS Test Pit # Start (Min) Stop (Min) Elapsed Time (Min) Total Inches Dro Infiltration Rate (In/Hr) 8:58 9:07 9 12" 80 9:15 9:26 1 1 12" 65 Weather Conditions: Sunny Outside Temperature: 70 degrees Test Performed By: Brad Shea Test Holes Dug By: Backhoe (c:\d ata\6010611. dtr) Vicinity Map W C.' ~ r~ 4, Q 0 ~~ ~~ ,~o Z O U ~P ~~'? ~ ~~ ~ ~~ (~-~ ~Q' ~a~ si~~ow w z 0 v w W 0 r Q ~ ~ z z v > ~ 0 w Q Drainage Plan FEMA FIRM Map /~ ~ ~ ~ r c~ Q V7 N ~ W W Q N aaZ o °o °o o° 0 z ooh ~ ~~~ W r r ~ D p O Z W O O ~ Z ~ ~ i l i o Q 07 V • by P ~ ~ WWW • 0 •• zzz oo ~ ~ O O O • . '~60, N N N .~s, o• '•• U ~ o. o ~ •• o o o• N moo. •° ~~-~ Q +_ ~d ~ ~ ~ ~ ~>,~ v o ~ ~ \ a .. . ti ~, o ~ ~ .,_. ~ ~ o U o ~ '• Q ~ ~, '~ Q O z ~ •~ •• ° ~ W ~ ~ ~ ~ ~ • • ~~ • ~ .• ~ • W • •. ~• o o • ~ / ~ ~~ •a W !' ~ ~ 1SV3H1f1O5 • ~ ~ QyO!! !> a ~. p ` o O . a -~ )~~ 1" • O ~ • • } U ~•1 ~ ~ ` ~ O~ • ~ ~ ~V/• `~ O U •. Q .o o °. '.. °p ~~. .• .. ~ =~ o • a o • o ,},~ •~ • / (/) . o o Q~ ~ooao _ ~ ~ m ~ ~ .. o 0 dO4 • • I' .O !T v V 7J • 00 00 • 1, O fllU__ r Facility Summary Forms THURSTON REGION FACILITY SUMMARY FORM Complete one (1) for each facility (detention/retention, coalescing plate filter, etc.) on the project site. Attach 8 1/2 x 11 sketch showing location of facility. Proponent's Facility Name or Identifier (e.g., Pond A): See Part 6 Name of Road or Street to Access Facility: 106th Avenue SE Hearings Examiner Case Number: Development Rev. Project No. /Bldg Permit No.: Parcel Number: 64303400500 To be coxnpleted by Utility Staff: Utility;Facility Number Project Number (num) Parcel Number Status: (num, lch) 0, Known; l,-Public; 2 Unknown; 3, Unassigned. Basin and Subbasin: (num, 6ch) (2ch for basin, 2ch for subbasin;, 2ch future. Responsiblejurisdiction: (alpha, lch) - Part 1 - Proiect Name and Proponent Project Name: Rainier Commons _at Five Corners Project Owner: Five Corners, LLC Project Contact: George Berrv Address: 518 Flora Vista. Olympia, WA 98506 Phone: (360) 456-3858 Project Proponent: (if different) Address: Phone: Project Engineer: Robert W. Balmelli, P.E. Firm: S. Chamberlain & Associates, Inc. Phone: (360) 493-6002 Part 2 - Proiect Location Section 29 Township 17N Range 2E Part 3 - Tvne of Permit Application Type of permit (e.g., Commercial Bldg): Other Permits (circle) ^DOF/W HPA ^COE Wetlands ^FEMA ^Shoreline Mgmt ^Encroachment ^NPDES ^ Other Commercial ^ COE 404 ^DOE Dam Safety ^Floodplain ^Rockery/Retaining Wall ®Grading Other Agencies (Federal, State, Local, etc.) that have had or will review this Drainage Erosion Control Plan: Part 4 -Proposed Proiect Description What stream basin is this project in (e.g., Percival, Woodland): Project Size, acres Zoning.• Onsite: Residential Subdivision: Number of Lots: Lot size (average), acres: Building Permit/Commercial Plat Building(s) Footprint, acres Concrete Paving, acres: Gravel Surface, acres: Lattice Block Paving, acres: Public Roads (including gravel shoulder), acres: Private Roads (including gravel shoulder), acres Onsite Impervious Surface Total, acres: Part 5 -Pre-Developed Proiect Site Characteristics Stream through site, y/n: Name: DNR, Type: 3.6 0.62 ac (proposed) 0.23 2.31 No Type of feature this facility discharges to (i.e., lake, stream, intermittent stream, pothole, roadside ditch, sheetflow to adjacent private property, etc.): Swales, Ravines, y/n: Steep slopes, (steeper than 15%) y/n: Erosion hazard, y/n: 100 yr. Floodplain, y/n: Lakes or Wetlands, y/n: Seeps/Springs, y/n: High Groundwater Table, y/n: Wellhead Protection or Aquifer Sensitive Area, y/n: No No No No No No No Yes Part 6 -Facility Description - Biofiltration Swale Total Area Tributary to Facility Including Offsite (acres): 3.76 Total Onsite Area Tributary to Facility (acres): 3.0 Design Impervious Area Tributary to Facility (acres): 3.16 Design Landscaped Area Tributary to Facility (acres): 0.60 Design Total Tributary Area to Facility (acres): 3.76 Enter a one (1) for the type of facility: Wet pond detention Wet pond water surface area, acres Dry pond detention Underground detention Infiltration pond Dry well infiltration Coalescing plate separator Centrifuge separator Other Biofiltration Swale 1 Outlet type (Enter a one (1) for each type present) Filter Oil water separator Single orifice Multiple orifice Weir Spillway Pump(s) Other Part 7 -Release to Groundwater Design Percolation Rate to Groundwater (if applicable) N/A Part 6 -Facility Description -Infiltration Gallery Total Area Tributary to Facility Including Offsite (acres): Total Onsite Area Tributary to Facility (acres): Design Impervious Area Tributary to Facility (acres): Design Landscaped Area Tributary to Facility (acres): Design Total Tributary Area to Facility (acres): Enter a one (1) for the type of facility: Wet pond detention Wet pond water surface area, acres Dry pond detention Underground detention Infiltration pond Dry well infiltration Coalescing plate separator Centrifuge separator Other Outlet type (Enter a one (1) for each type present) Filter Oil water separator Single orifice Multiple orifice Weir Spillway Pump(s) Other Part 7 -Release to Groundwater Design Percolation Rate to Groundwater (if applicable) 3.76 3.6 316 o. so 3.76 1 10 "/hr (c: \reports\6010809. fdr)