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Yelm RV and Boat Storage City of Yelm Community Development Department 105 Yelm Avenue West Yelm, WA 98597   Pre-Application Meeting July 11, 2012 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: Randy Weber Project Proposal: RV/Boat & Mini storage facility Project Location: Crystal Springs Road SE – TPN 22719240300 Zoning The property is zoned Industrial (I) which is codified at Chapter 17.40 YMC. The purpose of the Industrial zone is to provide for areas for industrial areas and to protect industrial areas from uses that would interfere with industrial activities. Land Use Approval The proposed use is allowed in the Industrial zoning district with a Site Plan Review approval pursuant to Chapter 17.84 YMC. A Site Plan Review approval was issued in 2007 for a similar proposal with a different layout and a different mix of RV/Boat storage and mini-storage. Civil plans were submitted and approved for the construction of the previous proposal, but have expired along with the Site Plan Review approval. A Mitigated Determination of Non-significance was issued for the previous proposal. The City will initially consider adoption of the previous MDNS for the current proposal. If it is determined that it is inappropriate to adopt the previous threshold determination, a new threshold determination and SEPA fee will be required. This would be determined within 15 days after the application is deemed complete. These notes will focus on changes in City requirements from the previous approval.  Fees Site Plan Review $350 + $150 per acre SEPA Threshold Determination $150 (if required) Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,394 per equivalent residential unit (ERU) Sewer Inspection Fee $145.00 per ERU Water Connection Fee $5,348 per ERU Water Meter Fee Based on meter size Critical Areas The conditions found in the previous MDNS remain relevant, with the caveat that FEMA has issued new preliminary floodplain maps which become effective October 16, 2012. It appears that the updated FEMA maps show that the entire property is within the 100 year floodplain. As noted in the previous approval, the Yelm Critical Areas Code and Floodplain Management Code do not allow new development within the 100 year floodplain. This will remain a condition of any new approval. Landscaping The proposed site plan does not meet landscaping requirements for a Type I buffer along the southern property line, nor Type IV requirements within the parking lot. Since the previous approval, the City has been requiring landscaping measures to reduce water consumption, including choosing plantings for water usage, establishing planting zones of compatible water usage plants, limiting turf grass, installing weather based irrigation controllers, and low flow heads. The City will provide an irrigation water budget based on the Washington Irrigation Guide and the amount of landscaping provided. Transportation Since the previous approval, Transportation Facility Charges (TFC) have increased to $1,321.00 per PM peak trip generated by new development.  Water Since the previous approval, the City has been requiring irrigation meters if an irrigation system is provided. Backflow prevention requirements remain the same as the previous approval. Sewer There have been no changes to the sewer requirements from the previous approval. Stormwater The previous approval was to utilize pervious pavement with treatment. If this is the current proposal, the design must be consistent with the Low Impact Development Manual and the 2005 DOE Stormwater Manual. Civil Plan Review The City currently utilizes a consulting engineering firm for peer review. Costs for the review will be billed by the City to the applicant with a $5,000 deposit required with the initial submission. Fire Protection Fire protection requirements ADA Requirements Sites, buildings, structures, facilities, elements and spaces, temporary or permanent, shall be accessible to persons with physical disabilities. The Site Plan Review Committee will review all improvements for accessibility and compliance with relevant sections of Chapter 11 of the International Building Code.  Building Permit Process Building Plan review, permitting and inspections will be based on Title 15 Yelm Municipal Code, adopting the International Codes, Uniform Plumbing Code and Washington State Energy Code. By resolution, the City of Yelm re-adopted the 1997 UBC, UMC and UPC Fee schedules. Additions, alterations, repairs and change of occupancy will be based on Chapter 34 of the International Building Code or the International Existing Building Code. New and existing buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed will be: Fire sprinklers are not required. A fire lane and access to fire hydrants shall be provided on site. The perimeter of the buildings shall be within 150 feet of a fire hydrant. Fire hydrant spacing shall be no more the 400 feet. Fire hydrants shall be located outside of the building collapse zone. The office will need one restroom. All required exits shall be accessible entrances and have a five foot wide path to a public way. Also an accessible path shall connect the accessible parking and the building entrances. All restroom facilities shall be accessible. An accessible path shall connect all primary function areas and their accessory uses. A photometric lighting plan shall be submitted with the building set demonstrating required 2 foot candles of lighting at pedestrian pathways and 4 foot candles at entrances. Plan shall all so demonstrate no more the .5 foot candles of off site light intrusion at 5 feet beyond the property line. The office will meet the current WEC as conditioned space Heating/cooling and ventilation shall meet the current WEC and Mechanical Codes All new plumbing will meet the current UPC Building Plans showing conformance to the above requirements and any other items deemed necessary may be submitted after Site Plan Review approval. Five(5) sets of plans, one of which may be half scale, two (2) sets of engineering calculations, energy calculations and specifications will be required. An integrated sprinkler and fire alarm system may be required. These plans may be submitted at a later date along with any required kitchen suppression systems. All fire related items 5’ outside the building will be subject to civil review along with domestic water, waste, and storm water. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. Allow at least 8 to 12 weeks for Building Plan Review and 2 weeks for design guideline review.