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cc-032603 retail buildings-plaza dr Pre-Application Meeting Civil Comments Date March 26, 2003 ***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: APEX Engineering Project: 4-12,000 SF Retail/Office Buildings Project Loc: Plaza Drive (Private Rd) Water: The proposed development is within the City’s water service area and would be required to connect to city’s water system. There is an existing 6” water main located in Plaza Drive and NE Algiers Drive. This project will be required to connect and/or extend the watermain to the buildings. It is the project engineer’s responsibility to verify adequate flow to serve this project. Water connection fees are based on a daily consumption rate and are charged at a current rate of $1,500/240 gallons (fee subject to change) inside city limits. Proposed calculations will need to be provided at the time of civil engineering review to determine the water usage for this project. These fees are payable at time of building permit issuance. Fire protection will be based on the Uniform Fire Code. All plans will need to meet the current adopted fire code and the project civil engineer will need to provide fire flow calculations showing adequate coverage. Irrigation Meter: An irrigation meter shall be installed for the purpose of irrigation. An approved backflow prevention device will be required for all landscape irrigation connections. Cross Connection Control: Washington State Department of Health, in WAC 246-290-490 states that all group A water systems with 1000 or more connections are required by the department of health to develop and implement a cross control connection program. This program requires all commercial buildings and irrigation systems to have a back flow prevention device installed on the water services. A list of approved devices can be located at the above referenced Washington Administrative Code. Sewer: The proposed site will be required to connect to the City's sewer system. There is an 8” sewer line located in East Yelm Ave. You will be required to extent a 4” sewer main from the intersection of East Yelm Ave/Plaza Drive to the northern most extent of the project along Plaza Drive. The sewer main will need to be installed per the City of Yelm Development Guidelines. The sewer connections shall be made with an existing sewer stub located at the intersection of East Yelm Ave. This project will also have a STEP sewer tank installed for each building. These tanks will need to be sized and designed by the project civil engineer. These systems will need to be a duplex commercial pumping system and meet all standards in the Yelm Development Guidelines. The sewer connection fee is based on a daily discharge rate of 240 gallons per day and is charged at a rate of $5,125.00 (fee subject to change). The connection fee will be calculated by the civil engineer’s submitted calculations. This fee is payable a building permit issuance. Fire: Fire protection must be provided per the Uniform Fire Code. There will be requirements for installation of fire hydrants, fire truck access and fire truck turn-around. These will be determined upon further review of the preliminary civil and architect plans. Stormwater: This project will require storm drainage treatment and disposal of all stormwater. The stormwater manual currently used is the 1992 Department of Ecology Stormwater Manual. The project area and all frontage improvements must have stormwater controls designed and installed. All of the stormwater facilities are required to be located outside of the right-of-way and be maintained by the project owner. At the time of land use application, you are required to submit a Preliminary Stormwater Plan and report. Street Improvements: Frontage improvements are required for this project. Frontage Improvements shall be per the City of Yelm’s Development Guidelines. Plaza Drive and NE Algiers Drive will need to be improved to a Local Access Commercial roadway standard Currently Plaza Drive is a privately owned and does not meet the current requirements for the Local Access Commercial street section. This roadway will need to be rebuilt to current city standards. This shall be half street improvements on the project side of Plaza Dr. and core road improvements on the opposite side of the road. Core road improvements shall include asphalt from centerline to the curb line, concrete curb and gutter, stormwater treatment and stormwater retention/detention. NE Algiers Dr is a privately owned and does not meet the current requirements for the Local Access Commercial street section. This roadway will need to be rebuilt to current city standards. This shall be half street improvements on the project side of Algiers Dr. and core road improvements on the opposite side of the road. Core road improvements shall include asphalt from right of way centerline to the curb line, concrete curb and gutter, stormwater treatment and stormwater retention/detention. The roadway improvements will be required from Plaza Drive to Creek Street. Street Lighting: Street lighting and on-site 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 architectural and civil plans.