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cr-081804 5 corners Paigen retail M E M O R A N D U M City of Yelm Community Development Department Engineering Division   Pre-Application Meeting Date August 18, 2004 Civil Comments 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: RE Paigen Construction Project: Commercial Building - Retail Project Location: Tax Parcel Number - 64303300100 Water The proposed site is currently located in the City of Yelm’s waters system service area. An existing 10” water main is located in the cul-de-sac. This project will be required to connect to this water main. This project will be required to set a water meter and back flow devise to serve the building. Commercial water connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500 per a residential connection (fee subject to change) inside city limits. Water fees are payable at building permit issuance. A latecomer’s fee will have to be paid before the connection to the water system can be done. The fee originates from the Yelm Telephone Watermain Extension. The fee is $3,273.12. This fee must be paid at building permit issuance. Irrigation Meter: An irrigation meter may 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 TC \l1 " The proposed site is currently located the City of Yelm’s STEP sewer system service area. There is an existing 8” sewer main located in the adjacent roadway. This project will be required to connect to this sewer main if a service line is not already installed. This project will be required to install a STEP sewer tank to serve the building. The size of the tank will depend on the proposed use of the building and your licensed civil engineer will be required to submit tank-sizing calculations. If the building has any type of food preparation or grease producing activities a grease interceptor will be required. Minimum size of grease interceptor shall be 1500 gallons per a tenant. Commercial sewer connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $5,269 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. All connection fees are payable a building permit issuance. Fire All projects need to have fire protection for the buildings. When reviewing proposals or projects for compliance the International Fire Code will be used. At this time new code is still being reviewed. It appears that this commercial building may be required to install a sprinkler system and fire hydrants to serve this building. Stormwater TC \l1 " Developments are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. If stormwater mitigation is required the types of stormwater mitigation may be wet ponds, bioswales and filter strips. The stormwater disposal is 100% infiltration. There is 2 ways to accomplish this: open ponds and underground galleries. The open ponds are depressions that store stormwater and allow it to perk back into the underground aquifer. The project engineer will have to design the stormwater facilities. When the realignment of Morris Road was installed, a stormwater system was also added to control the water from the roadway. This system was only sized for roadway. This project will need to have it own stormwater system. Street Improvements TC \l1 " Frontage improvements shall be consistent with Yelm’s Development Guidelines. These improvements may consist of asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and street lighting. Morris Road is classified as a “Commercial Collector.” This roadway requires a 16’ paved asphalt section, concrete curb and gutter, planter island, 5’ sidewalk and street lighting. This street classification also does not allow on street parking. The sidewalk and street trees will be required to be installed. The asphalt widening, concrete curb and gutter and street lighting may be deferred. Bald Hills Road is classified as an “Urban Arterial.” This roadway requires an 11’ paved traffic lane, 5’ paved bike lane, concrete curb and gutter, planter island, 6’ sidewalk and street lighting. This street classification also does not allow on street parking. The sidewalk and street trees will be required to be installed. The asphalt widening, concrete curb and gutter and street lighting may be deferred. Morris Road Cul-de-sac is considered a local access commercial street. This roadway requires asphalt widening, concrete curb and gutter, street trees and sidewalk. This roadway improvement may be deferred. At the time of the application this can be discussed in more detail. A Traffic Impact Analysis (TIA) may be required for your project. The TIA will be required if your project is going to create more than 20 peak pm trips. A peak pm trip is considered a car going or coming to your business from 4:00 pm to 6:00 pm. Additional improvements identified in the TIA maybe necessary to mitigate the impacts of the development. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil and architectural plans.