Loading...
cr-020305 Washington 4 plex M E M O R A N D U M City of Yelm Community Development Department Engineering Division   Pre-Application Meeting Date February 23, 2005 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: R. Ness and C. Langley Project: Construct a Residential 4-Plex on Existing Lot Assessor Tax Parcel 75300401500 Project Location: 106 Solberg Yelm, WA 98597 Water The proposed site is currently connected to the City of Yelm’s water system. This building is served by a 5/8”-3/4” water meter. There are 2 options for serving multi unit structures: a master meter water meter or individual water meters for each residence. A master meter is one meter that regulates the water for all 4 units. The bill will be sent to the property owner and it will be your responsibility to pay the fees. This option is less expensive for the initial installation. Individual water meters require each dwelling unit to have each own water meter. The bill will be mailed directly to the tenant. The project would be required to install 3 additional water services and 3 additional water meter setters. This installation will require more improvements and cost but less involvement by the property owner. The connection fees in either case will be the same. Additional water connections will be required. Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,200 per a connection (fee subject to change) inside city limits. This fee is based on four dwellings units or greater. This existing building will be credited with one connection. Additional water fees are payable 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 connected to the City of Yelm’s STEP sewer system. A STEP sewer main located on the adjacent lot that serves this site. This tank will not support another connection. This project will be required to install its own step sewer tank and required equipment to serve this proposal. One tank will be required to serve all 4 residences. An acceptable location will be located in a planter island or H-20 tank rating will be required. Commercial sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,417 per a connection (fee subject to change) inside city limits. An inspection fee of $145.00 per a connection will also be required. This location will be credited with one sewer connection. Additional 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 with the International Fire Code (UFC) the following need to be addressed: Does the proposal have fire hydrant coverage? To meet this requirement the building must have coverage by fire hydrants. All parts of the buildings must be within hose pull of a fire hydrant. Another means of meeting fire code may be by installing a fire sprinkler system or utilizing fire lanes for fire truck access. Stormwater TC \l1 " Developments are required to mitigate for all impervious surface. All mitigations shall be pursuant to the 1992 DOE Stormwater Manual. Typical stormwater treatment mitigations are wet ponds, bioswales and filter strips. The stormwater disposal is 100% infiltration. There are 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. This project will be considered as a redevelopment project and some stormwater controls will be required. The project engineer will have to design the stormwater facilities. All stormwater must be contained on the project site. If this project does not meet the requirement of a full stormwater system some improvements may still be required to contain the water onsite, Street Improvements TC \l1 " The proposed improvement will be required to improve the frontage of Solberg and Washington Streets. If parking lot access is requested though the alley, the alley surface will have to be paved from the roadway/alley interchange to the property line. Solberg St is classified as a “local access commercial” roadway. The half street improvements would include 18’ asphalt, vertical concrete curb and gutter, 6’ planter strip and 5’ sidewalk. Washington St is classified as a “local access commercial” roadway. The half street improvements would include 18’ asphalt, vertical concrete curb and gutter, 6’ planter strip and 5’ sidewalk. For structural sections and additional information see the City of Yelm Development Guidelines 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.