1405 Yelm Avenue E, Wheeler Landscape supply
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
April 23, 2014
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: Nathan Wheeler and Tyson Shigley
Project Proposal: Retail sales of landscape supplies, bark and soil.
Project Location: 1405 Yelm Avenue E
Tax parcel numbers: 22730140400
Property Background and Zoning
The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The purpose of the C-1 zone is to provide of the location of business centers to serve the needs of the
community for convenience goods and services. The C-1 zone allows the retail sales of building, hardware and garden materials pursuant to Chapter 17.66 YMC.
The parcel received site plan review approval for automobile sales in January 2008. The proposed landscape supply sales is a similar retail use as listed in the Standard Industrial
Classification Manual. Site Plan Review is not required, however based on the specific use; additional site planning design standards are required.
Critical Areas
The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas.
All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater
through an approved stormwater system.
Development Standards
Water
The site is connected to City water service with an approved Reduced Pressure Backflow Assembly device.
Sewer
The site is connected to City sewer service with a 1500 Gallon STEP tank and 20 gpm pump. Based on the occupancy of mobile sales office, L&I does not require the STEP system to be Intrinsically
Safe as the sales office has no floor drains. No changes are required to the system at this time, unless the occupancy of the building changes.
Stormwater
Developments with additional impervious surface are required to provide stormwater facilities pursuant to the Stormwater Management Manual for Western Washington.
The stormwater facility on site was designed for water runoff for the pavement. Sediment runoff from the storage and loading of topsoil, bark and other landscape materials may cause
damage or failure to the stormwater treatment facility on site. Best management practices are required for the protection of the stormwater facility.
The City recommends that you contact an engineer to assist you in finding out how to protect the system.
Transportation
The site plan review approval in 2008 required that the property owner provide a Waiver of Protest and deferral of frontage improvements, along with right-of-way dedication for future
improvements. The approval requires that the access from Yelm Avenue East be limited to a right-in/right-out only, with full access off Morris Road Cul-de-sac.
Transportation facility charges (TFC) were paid based on a car sales lot. The Landscape Supply falls in the Nursery Garden Center use. The trip generation rate is less than auto sales.
Additional TFC’s are not required for this use.
Parking
The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities
are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth.
Parking requirements are based on the total square foot of the building. The original land use approval required 5 parking stalls. The size of the sales office did not change, as long
as the current parking stalls remain available for use, no additional parking is required.
Environmental Performance Standards
In the conduct of any business, the storage of merchandise, raw materials, equipment, fixtures, scraps or solid wastes, every reasonable effort shall be made to store all such materials
within and enclosed building, with the following exceptions. “Where outside storage of raw materials is normal and standard practice.”
Outside storage shall be maintained in an orderly manner consistent with good housekeeping practice and shall be effectively fenced and screened from all residential areas and public
rights-of-ways. A solid wood fence shall be required between the residential use to the west. Screening is also required from the right-of-way of Yelm Avenue East. This screening
can be achieved with dense landscaping or a combination of landscaping and fencing.
Building
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.
The building may be reviewed for life/ safety, seismic design, accessibility and energy code requirements.
Life /Safety:
The sales office (B Occupancy) has been approved for life safety during building plan review for the auto sales office.
An exit discharge shall be maintained to the Morris Road cul-de-sac from the sales office exit.
Additions or alterations to the sales office will require conformance to the current International Codes
Accessibility
The Sales Office (B Occupancy) shall have one accessible entrance and currently meets this requirement.
An accessible path from the accessible parking to the accessible entrance shall be maintained.
Unless required by site plan review for a pedestrian path an accessible path to Yelm Avenue East is not required. If a pedestrian path is required it shall be accessible and maintained
at all times.
One accessible parking stall shall be made available for each 25 parking stalls.
One van accessible parking stall is required for every six accessible parking stalls
Parking lot shall be striped and signed accordingly
All restrooms and fixtures shall meet ADA 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. 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.
Approval Process
Business License
A City of Yelm business license is required. Prior to occupancy approval of the site and business license, the screening and stormwater protection required above is required.
State Environmental Policy Act
A SEPA threshold determination is required for new commercial construction projects over 4,000 square feet or 20 or more parking stalls. This project is exempt from SEPA review pursuant
to 197-11-800(a)(iv).
Fees & Charges
Business License $35.00