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DRAFT Rhoton Road Weber Pre-Submission Notes July 26, 2017 Randy Weber has proposed a RV and Boat storage development at XXX Rhoton Road. (parcel 22719240300) Process The approval process from initial concept to final occupancy consists of three steps: land use review, civil plan review, and building life/safety review. Land Use The proposal was approved under a now repealed zoning code. As the site plan review approval and civil plans were approved, the application is vested to allow RV and Boat storage. With the change in floodzone area, the design of the project has also changed. An administrative site plan review approval is required. A summary of changes from the previous application is required to use the existing environmental documents. It is anticipated that there will not be additional environmental impacts. The administrative site plan review process allows notification of the application to surrounding property owners, but does not trigger a public hearing. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies (including the Department of Transportation) for comment. After the review process, City staff will begin to craft the approval. A typical approval includes conditions designed to ensure the proposal is consistent with the development standards of the City. The project can only be denied if it will have significant environmental impacts or is inconsistent with City, County, or State development regulations. The administrative site plan review process typically takes between 8 to 12 weeks. The decision may be appealed to the City's Hearing Examiner. Civil Plan Review The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. The City uses a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans set. Building Life/Safety Yelm has adopted the International Building Codes and reviews building plans for life/safety and consistency per these codes, as adopted by Washington State. Electrical permits and inspections are through the Washington State Department of Labor and Industries. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. Consistency with Development Standards Potable Water There is an AC water main located along the southern property line that would provide service to the property. The engineer preparing the civil plans will need to ensure that the existing infrastructure is capable of supporting the proposed development for both potable water pressure and fire flows. These calculations will be reviewed as part of the civil plan review process. The City currently has a limited number of water connections available for development, although we are pursuing additional water rights and investing in water system infrastructure to increase capacity. If the City does not have sufficient approved water connections at the time a building permit for the proposed development is ready to issue, the permit will be denied until additional water resources are available. Waste Water There is a sewer main along the southern property line that would provide service to the property. The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system which includes a treatment tank on the property with effluent being pumped to the Wastewater Reclamation Facility for further treatment and reutilization. Typically, each building would be served by a single STEP tank. The engineer preparing the civil plans will determine the appropriate size and placement for these tanks, which have to be assessable to City staff and protected from damage. STEP tank location may impact the design and layout of the project. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the STEP tank. The City encourages your engineer to consider the potential future uses of the general retail buildings and incorporate appropriate measures to remove FOG during the design of the project. Storm Water The City does not operate a storm water collection and treatment system, so storm water must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans will determine the required level of treatment and will prepare a storm water plan to the City for review as part of the civil plan review process. The City has adopted the most recent version of the Washington State Department of Ecology Storm Water Manual. Transportation Rhoton Road is classified as a Commercial Collector, and currently not constructed to City standards. While frontage improvements are required for new development, there is benefit in coordinating small improvements with a larger project such as through a Local Improvement District. If a frontage improvement deferral is requested, an agreement for deferral of improvements is required. Environmental The site has an approved critical areas report that was recently updated. The Letter of Map Amendment from FEMA is required prior to construction. Site Design The Unified Development Code includes standards for parking lot design and landscaping, as well as outside storage. Outside storage must be fenced and screened from all residential areas and public rights-of-ways. Driveway location, widths and construction must meet the Institute of Transpiration Engineers Guidelines for Driveway Design and Location, and the Yelm development guidelines. The minimum parking requirements for retail space is one parking stall per 200 sq. ft. of gross floor area. The proposed office at 12x18 feet is just 216 square feet. In order to accommodate staff and patrons, a minimum of two parking stalls are required. Perimeter landscape consists of an 8 foot planter strip with trees and shrubs. This landscaping is required along the north, south and east property lines. The landscape mitigation from the critical areas report is adequate for the rear yard. The conceptual plan states security fencing will be installed. Chain link fencing is not allowed when visible from public rights-of-way. A solid wood, wrought iron, or other fencing material should be used. The applicant should consider placement of the security fence on the inside of the perimeter landscape. Trees and other shrubs should not be placed over the utility lines along the southern property line. If a trash enclosure is provided, it shall incorporate the architectural features of the primary structures and landscaping. Building Design Building setbacks are 15 feet from the front, side and rear, unless the property abuts residentially zoned property, in which case the side and rear would be 25 feet. The development as proposed meets this standard. Maximum building height is 40 feet. Blank walls visible from the street must be treated. Fees & Charges Land Use Review Administrative Site Plan Review $750 Civil Plan Review City Staff Review $250 Consultant Review Actual Cost Building Permit Review Plan Review Based on value Building Permit Based on value Sewer SDC (per non residential ERU) $6,394 Water SDC (per non residential ERU) $6,289 Traffic Impact Fee (per new Peak PM Trip) $1,497 These notes are based solely on the site plan and description submitted on March 27, 2017. They are meant to map out the process for approval and to point out any potential conflicts with City standards and are NOT meant to fully review the proposed project with all regulations.