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220 Yelm Ave E Pre-Submission Notes August 9, 2017 Kurt Peck has proposed to convert a single family home into a commercial office. (parcel 64400701000) Process The approval process from initial concept to final occupancy consists of three steps: land use view, civil plan review, and building life/safety review. Land Use As the proposal, as submitted, is an allowed use in the Central Business zoning district, the project would be approved through the ministerial site plan review process. The ministerial site plan review process ensures that the project is consistent with applicable development, construction, and design standards of the Unified Development Code, but does not trigger public notice or a public hearing. A complete application will be routed to the City Site Plan Review Committee for review and comment. After the review process, City staff will issue 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 ministerial site plan review process typically takes between 4 to 8 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 water service to the property. After review of average water usage from other commercial offices of similar size, it is anticipated that additional water connections will not be required. 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 sewer service to the property. TThe 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. The home shares a 1,500 gallon S.T.E.P. tank with the adjoining property. After review of average water usage from other commercial offices of similar size, it is anticipated that the tank is adequately sized. 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. Runoff from new impervious surfaces must be treated and released in accordance with this manual. Transportation The property fronts Yelm Avenue East, an Urban Arterial, with access in the rear by a one-way alley. Yelm Avenue is not currently constructed to City Standards. Yelm Development Guidelines allows the City to determine when frontage improvements are required, and under some circumstances may permit deferral of installation of such improvements to a later date. Deferred frontage improvements are secured by recording a waiver of protest and commitment to participate in a local improvement district. The deferral must be requested at the time of application. The Unified Development Code requires a minimum of one parking stall for every 300 square feet of office space. Thurston County Assessor records show the existing building to be approximately 900 square feet. A minimum of 3 off street parking stalls are required. This parking can be achieved in the rear of the property, with access from the alley. The alley will be required to be paved. Environmental Maps indicate the property contains soils moderately suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. As part of the land use review process, City staff will conduct a site investigation. If there is evidence of pocket gopher activity on the property, a critical areas report would then be required before the permit is processed. If a critical areas report is required, it must be prepared by a qualified professional. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act, and a federal permit may be required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). Site Design The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas for commercial development, pedestrian access between buildings, and mailbox clusters on site. Perimeter and parking lot landscape is required to provide a visual separation of uses and shade in parking areas. Pedestrian access is required from the parking area to the building. Building Design The Unified Development code provides several ways to meet building design standards such as attractive street edges and pedestrian amenities. Service areas and biofiltration swales are to be located to the rear of the property unless incorporated as a water feature. All buildings and activities should provide pedestrian connections that are ADA compliant. The building must be upgraded to meet current ADA requirements and the Unified Energy Code. Fees & Charges Land Use Review Ministerial Site Plan Review $250 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 August 3, 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.