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cc-phil commerical 012605 City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Pre-Application Meeting January 26, 2005 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: Dan and Rick Barr 330 Madison Ave South Suite 204 Bainbridge Island, WA 98110 Property Owner: David Phil PO Box 7503 Tacoma, WA 98407 Project Proposal: 8 Lot Commercial Development Project Location: East of Yelm Creek on the south side of SR507. Tax parcel number 64303200501. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. The proposed location will need to meet the City of Yelm and Washington State DOT requirements. The traffic impact analysis should review the required storage for right turns into the site from SR 507 and the need for an acceleration lane east of the access on SR 507. Review and approval of frontage improvements will be coordinated closely with the Washington Department of Transportation. Frontage improvements will be required for this development, which includes rebuilding SR 507 to the “Urban Arterial” standard. This classification of roadway will require the half street pavement section of the roadway to be 22 feet in width, concrete curb and gutter, an 8 foot planter strip, and a 5 foot sidewalk. The Traffic Impact Analysis required as part of the environmental review will indicate the impacts that the development will have on the transportation system and suggest mitigation measures that may be required. Water The proposed site is currently not connected to the City of Yelm water system. An existing 10” diameter water main is located in the frontage of SR 507 up to Grove Road. This project would be required to extend a water main into this site to serve all lots. The size of the water main will be depended on the requirements of the future uses. Fire flow may be an issue at this location depending on construction types and proposed occupancies. Commercial water connections are based on a consumption rate of 900 gallons per a month and are charged at a rate of $1,500 per connection (fee subject to change) inside the city limits. An engineers estimate for water usage will be required as part of the civil plan submission. Water connection fees are payable at building permit issuance. This property has a water assessment recorded against it for the installation of the water main located on SR 507. The fee is $16,379.78. An irrigation meter may be installed, provided an approved backflow prevention device is provided. As sewer use fees are calculated based on water usage, an irrigation meter could lower monthly sewer bills. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. Sewer TC \l1 " The proposed site is currently not connected to the City of Yelm’s STEP sewer system. The closest existing line in the sewer basin in which the site is located at the corner of 100th Way and Middle Road. This 6 inch line would have to be extended to Grove Road, a 4 inch line extended to SR 507, and a 3 inch line extended to the site. Line sizes would be reviewed as part of the civil plan submission and may be adjusted if the proposed use generates more sewer usage than anticipated by the sewer plan. A latecomers agreement may be requested by the developer. This project will be required to install a City of Yelm STEP sewer tank assembly and a minimum of a grease interceptor before the STEP tank for each lot. The size of both the STEP tank and grease interceptor will be based on peak flows as calculated by the developers engineer, which must be submitted as part of the civil plan review. Commercial sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,417.00 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. Fire Protection All projects need to have fire protection for the buildings. It is likely that fire flow may be an issue at this location, which could be addressed through many options. Stormwater  TC \l1 " Developments with over 5,000 square feet of impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. It appears that no stormwater facilities have been proposed on this application. The stormwater facilities must be located outside the right of way and in a separate tract. The size and design of the gallery would be reviewed as part of the civil plans. An operations and maintenance agreement will be required. The area may contain high groundwater, which could impact the design of the storm water system. 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. Civil Plan Review Process Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including parking lot layout, sewer and water lines, STEP tank design, and stormwater control. A pre-submittal meeting with the Development Review Engineer will be required in order to establish the plan standards for the City of Yelm. For a development the size of this proposal, the initial review time may take 4-6 weeks. The review of frontage improvements along SR 507 will be coordinated with the Washington Department of Transportation and may a longer process than the City of Yelm’s process. Notes added during the meeting: TIA will be required because of intersection improvements. No sand filters or sand lined trenches. Internal roadway will be commercial local access.