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112 Yelm Ave E Cowles Pre-Submission Notes September 27, 2017 William Cowles owns the building at 112 Yelm Ave E. The building was recently leased to include an additional tenant. (Parcel 64400600500) 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 for as submitted is an allowed use in the Central Business District. A ministerial site plan review process is required for the addition of a tenant within a space previously permitted for a single business. The ministerial process does not require public notice. The application materials are reviewed by the Site Plan Review Committee. 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 ministerial site plan review process typically takes between 4 to 6 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 The site is served by City water. Based on past usage on this site, and other retail establishments this size, it is not anticipated that additional water connections are required. 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 RPBA) 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 check valve assembly (DCVA)is required. A RPBA is required at this site. Waste Water 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. The building is served by a 1,000 gallon S.T.E.P. tank. After review of average water usage from this site and other commercial retail sales 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. Transportation The property is located on the corner of Yelm Avenue East, an Urban Arterial, and 2nd Street, a Commercial Collector, 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. Environmental Maps indicate the property contains soils poorly 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 Yelm Comprehensive Plan encourages definition of the Central Business District by locating buildings directly on the street, and training on-street parking. The Unified Development Code requires a minimum of one parking stall for every 250 square feet of retail space. Thurston County Assessor records show the existing building to be approximately 3,646 square feet. A minimum of 12 off street parking stalls, one of which must be ADA Van Accessible, is required. The Code does allow for consideration for properties located in the CBD. On Street parking can be taken into consideration. The existing parking between buildings off the alley is required to be paved, and stormwater runoff treated. Building The additional tenant requires that the building meet the Americans with Disabilities Act. (ADA). Retail spaces must provide for accessible restroom facilities and entrances. 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 These notes are based solely on the site plan and description submitted on September 20, 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.