902 Rhoton Pukis Fireworks Storage
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
March 6, 2013
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: Lloyd Pukis
Property Owner: O’rear
Project Proposal: Storage of Fireworks in Ocean Shipping Containers
Project Location: 902 Rhoton Road
Parcel Number: 64300800304
Property Background and Characteristics
The property is currently vacant, and is bordered by Hytec, Inc to the south, the City wastewater treatment plant to the east, vacant industrial zoned property to the north, and City
public works and a concrete plant to the west.
The property is zoned Industrial which is codified at Chapter 17.40 YMC. The Industrial district is intended to provide for the location of industrial activities, and to protect adjacent
areas from adverse or damaging impacts.
Warehousing and storage of equipment, commodities and products is an allowed use in the Industrial district, subject to site plan review. It is unclear as to if the shipping containers
will be placed permanently, with stored product accessed, moved, and replaced, or if this would be considered a “corporation yard”, where the shipping containers are stored and moved
without access to the product inside.
If this is intended to be warehousing, where product is accessed, moved and/or replaced, Section 17.57.060 YMC states that every reasonable effort shall be made to store all materials
within an enclosed building. If the containers are considered permanent screening of the containers must appear to look permanent, like a building wall, and have an architectural theme.
If this is a “corporation yard”, where the containers are held on site without access to the product, and moved to deliver product inside, this use is a considered a special use,
and requires a public hearing before a Hearing Examiner. Yelm Municipal Code requires that outdoor storage be effectively screened. An 8 foot solid wood fence, with perimeter landscaping
is presumed effective screening.
Development Standards
Water
The proposed project is located in the City of Yelm’s water service area and is not currently connected to the system. Connection to City water service is required to provide fire protection
and possible potable use. There is currently an 8” ac water main located in the right-of-way of Rhoton Road.
All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow
assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. If irrigation is installed, a double detector check valve is required
Sewer
The proposed project is currently located the City of Yelm’s STEP sewer system service area and is not currently connected to the system. If restroom or other water connections are
required, connection to City sewer service is required. There is a 4” sewer mainline located in Rhoton Road.
There is a 20’ easement located along the south property line, with a fiber optic, sewer mainline, and reclaimed water line extending from the treatment plant to Rhoton Road. No structures
or improvements may be located within this easement.
If sewer connection is required, the applicant shall design and install a STEP tank to specifications spelled out in Chapter 7 of the Yelm Development Guidelines and the Dept. of Ecology
“Criteria for Sewage Works Design” at applicants expense, then deed the equipment/system to the City of Yelm for maintenance.
Stormwater
Developments with impervious surfaces are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. Impervious surfaces over 5,000 sq. ft. require treatment
prior to discharge.
Above ground stormwater facilities require that slopes be planted with vegetation that is suitable with hydric soils, and incorporate onsite landscaping to provide visual relief.
Infiltration galleries with underground pipes are classified by the Washington Department of Ecology as an Underground Injection Control Stormwater Well which have specific requirements
relating to stormwater treatment and must be designed to the 2005 Stormwater Management Manual for Western Washington.
Transportation
Frontage improvements are required as part of new development. Rhoton Road is considered a commercial collector. Frontage improvement includes half street improvements of a 11’ foot
drive lane, a 5’ shoulder, curb and gutter, a 7 foot planter strip, and a 5 foot sidewalk. Landscaping of the planter strip includes street trees and ground cover.
When the property was platted in 2000, the owner signed a “waiver of protest” to defer frontage improvements. The applicant may request to defer frontage improvements. If granted,
a new “Waiver of Protest” will be required to be recorded.
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Commercial driveway widths vary from 24 feet to 36 feet based on traffic volume.
Parking
The requirements for off-street parking and their design are the minimum, provided that the owner is responsible for providing adequate amounts and arrangement of space for the particular
premises even though such space is in excess of the minimum in the code.
Chapter 17.72 YMC requires a warehouse to have one parking space per 1,000 sq. ft, plus one space for each 400 sq. ft. used for offices or display. A standard parking stall is 9 feet
by 20 feet. For 9,600 sq. ft. of warehouse space, 10 parking stalls are required.
All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines.
The parking area and drive aisles require landscaping to include planter islands with a mixture of evergreen and deciduous, trees and shrubs to provide visual relief and shade.
Building Construction & Fire Protection
Storage of consumer fireworks (Division 1.4G) will be governed by NFPA 1124 and WAC 212-440. As part of site development, the City of Yelm adopts the appendix (WAC 212-17-900) per WAC
212-17-440. Plans conforming to the appendix will be
supplied during site plan review. The site shall also conform to the International Building Code Chapter 11 for Accessibility, Chapter 16 for structural design, and Chapter 34 plumbing
code for onsite sanitation.
The City of Yelm development standards for fire lanes and fire hydrants require a 20 foot fire lane within 150 feet of any container cluster perimeter. If the fire lane is not looped
it shall meet IFC standards for a fire truck turn around as a hammer head or cul-de-sac.
The number of fire hydrants shall be based on required fire flow. One hydrant shall be placed within 250 of the street frontage.
Sanitation facilities, office area and refuse containers shall meet the design standards of the City of Yelm Design Guidelines. Containers intended for permanent storage shall be designed
to appear as permanent buildings. Design of all on site required structures shall be submitted as elevations during site plan review.
Building Design
Buildings setbacks in the industrial district are 15 feet from the front, 15 feet from the rear and 15 feet from the side property lines, the maximum building height is forty (40) feet.
Site Planning
Perimeter landscaping is required to provide visual relief, and consists of an eight (8) foot planter strip with groupings of evergreen and deciduous trees, and shrubs.
All pedestrian paths must comply with the ADA.
Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the
front of a building.
The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall
architectural theme and landscaped consistent with the required perimeter landscaping.
Approval Process
Site Plan Review/Special Use
Site plan review and approval is required prior to the use of land or building for the location of any commercial, industrial or public building or activity.
A Site Plan Review application as established by Chapter 17.84 YMC is an administrative review process. The minimum application requirements can be found at Section 17.84.060 YMC and
are listed on the application form. A notice of application is mailed to all property owners within 300 feet of the site.
The Site Plan Review Committee approves a site plan review application if the proposed development meets the improvement and development standards of the Zoning Code and Development
Guidelines.
The site plan review committee’s decision on a site plan review application may be appealed to the Hearing Examiner, who would hold an open record hearing on the issue. The Examiner’s
decision can be appealed to the City Council, which would hold a closed record hearing and determine if the decision was supported by substantial evidence or contrary to law.
A site plan review approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions
of land use approval, the applicant can submit building plans for approval.
If the storage of containers are used as a Corporation Yard, a the Special Use permit required
A special use permit requires a public hearing before the Yelm Hearing Examiner, who would prepare findings and a written decision and may approve a special use permit when it is consistent
with City development standards and properties adjacent to the proposed use are reasonable projected from adverse effects or impacts. The final decision of the Hearing Examiner may
be appealed to the City Council. A special use permit runs with the property and does not expire unless specifically conditioned in the approval.
Critical Areas
Critical area maps indicate that the property is located outside of flood zones and high ground water areas, however is encumbered by floodzone based on the 2012 Flood Insurance Rate
Map.
All of Yelm is considered a critical aquifer recharge area. Existing development regulations relating to the control and treatment of stormwater address the potential impacts to this
critical area.
State Environmental Policy Act
A SEPA threshold determination will be required before action is taken on the application. Due to the flood zone, an expanded environmental checklist will be required. The expanded
checklist should include the following environmental documents:
Preliminary Stormwater Plan.
Critical Areas Report
The SEPA threshold determination is appealable to the Hearings Examiner, who would hold an open record hearing on the issue. The Examiner’s decision may be appealed to City Council,
which would conduct a closed record hearing and determine if the Examiner’s decision was contrary to law and supported by substantial evidence.
The Critical Areas Report must be prepared by a qualified professional, incorporating best available science. Critical Area Report requirements may be found in Section 14.08.050 YMC.
Civil Plan Review Process
Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain application requirements and standard details for all infrastructure requirements.
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.
New buildings will be reviewed for life/ safety, seismic design, accessibility and energy code requirements. Some, but not all factors reviewed for the drive through coffee stand will
be:
All projects need to have fire protection for the buildings. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler
system for the proposed use must meet IBC requirements.
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.
Fees & Charges
Site Plan Review $350.00 + $50 per 1,000 sq. ft. of gross floor area
Special Use Permit $500.00
SEPA $150.00
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 ERU
Sewer Inspection Fee $145.00 per ERU
Water Connection Fee $5,490 per ERU
Water Meter Fee Based on meter size
Transportation Facilities Charge $1,321.00 per peak PM trip
The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. The code provides a default table that the applicant can use to determine the number of
new PM trips generated by a proposal.
Warehousing/Storage creates .74 new PM peak hour trips per 1,000 square feet of gross floor area. The TFC for 9,600 sq. ft. of warehousing would be $9,384.00.
𝑁𝑒𝑤 𝑃𝑒𝑎𝑘 𝑃𝑀 𝑇𝑟𝑖𝑝𝑠 ×
𝐺𝑟𝑜𝑠𝑠 𝐹𝑙𝑜𝑜𝑟 𝐴𝑟𝑒𝑎1,000
×𝑇𝐹𝐶 =𝐶ℎ𝑎𝑟𝑔𝑒
0.74×
9,6001,000
×$1,321=$9,384