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10619 A Vancil Mahan (2) Pre-Submission Notes October 4, 2017 Jeff Mahan proposes to convert an existing single family residence to an office and apartment at 10619A Vancil Road (parcel 22730121500). 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 As the proposal, as submitted, is an allowed use in the General Commercial zoning district, the project would be approved through the ministerial site plan review process. An environmental checklist is not required as the building is less than 10,000 square feet. The ministerial site plan review process does not require notification of the application to surrounding property owners. A complete application will be routed to the City Public Works Department for comment. After the review process, City staff will 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 There is water 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. The structure is currently served by one meter. As proposed, the office space and home may be able to share this one water service based on proposed usage. However if a use different than office, such as retail or food service may require additional connections. 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. A RPBA is required for the commercial use. 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 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 change in use of the site requires commercial S.T.E.P system which is a 1,500 gallon S.T.E.P. tank with a class1, Division 1 system. As proposed, the office space and home may be able to share this tank based on proposed water usage, however if a use different than office, such as retail or food service may require a separate tank to serve the individual uses. 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. There is some existing treatment on the site, however it is not sized for parking or auto storage in the putt putt golf area. 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. The stormwater manual requires treatment of stormwater runoff prior to discharge to the ground. TRANSPORTATION Access to the parking area is proposed to through the new parking area of the new converted retail building on site. Based on discussions with the property owner, it is the intent to convert this building to a mixed use building, providing commercial and residential. Once the building is converted, the owner would like to subdivide the land to separate the two commercial buildings for individual sale. Based on this consideration, the existing access from Vancil Road to the new mixed use building should remain, with shared parking access as proposed. Vancil Road is constructed to a modified Commercial Collector Standard and does not require any upgrade. 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 both commercial and residential, pedestrian access between buildings, corner enhancements, and mailbox clusters on site. Based on an approximate 1,200 square foot of office space, 4 parking spaces are required, and the apartment will require 2 approved parking spaces, for a total of 6 parking spaces. Outdoor storage requires screening from adjoining properties and right-of-way. The use of chain link fencing is not allowed when visible from a public right of way. Perimeter landscaping is required. Refuse areas should incorporate the architectural features of the development and meet the enclosure standards of Section 18.59.040. BUILDING DESIGN Building setbacks are 15 feet from the front, 10 from the sides and 20 from the rear and maximum building height is 40 feet. Conversion of the residential structure to mixed commercial use requires a 1 hour separation between the residential and business occupancy. The R-3 area will require a NFPA 13D sprinkler system. The residential portion of the building will need building permit to review proposed access as well as other living requirements such as kitchen facilities. The business portion of the building will need to provide ADA accessible access and restroom facilities and ADA van accessible parking with accessible route to a public way. The change of occupancy of the building requires compliance with the Washington State 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 $6,394 Water SDC $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 September 28, 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.