311 Yelm Ave Rivas
Pre-Submission Notes
November 15, 2017
Dominic and Rebecca Rivas propose to convert an existing office and gathering space into two separate spaces to include business offices and a salon with possible coffee service. The
smaller second building on site is proposed to be used as a residential apartment. The property is located at 309 - 311 Yelm Ave W (parcel 75300900300).
Process
The approval process from initial concept to final occupancy consists of two steps: land use review, and building life/safety review.
Land Use
As the proposal, as submitted, is an allowed use in the Central Business District zoning district, the project would be approved through the ministerial site plan review process.
The ministerial site plan review process does not require public notice, but requires compliance with the Unified Development Code and Development Guidelines.
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 6 weeks. The decision may be appealed to the City's Hearing Examiner.
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 connected to City water service. It appears that each building is served by individual water meters. Water connections are based on 875 cf of water use per month. It is possible
that adding a salon will trigger an additional water connection. Either an engineer’s calculation or other proof of water use will be reviewed as part of the building review process
to determine if additional connections are 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.
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. A RPBA is required at this site.
If irrigation is existing or installed, a double check valve assembly (DCVA)is required.
Waste Water
The site is connected to City sewer service. 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.
There is one 3,000 gallon S.T.E.P. tank serving the site. It appears that the tank is adequately sized for the existing and proposed uses on site. If additional water connection is
required, an additional sewer connection is required.
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. A grease interceptor is required
for any coffee or food service.
A salon requires screens on all drains to prevent hair from entering sewer system.
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 City has adopted the most
recent version of the Washington State Department of Ecology Storm Water Manual. If additional impervious surfaces are installed, storm water must be treated and released on site.
Transportation
The property fronts Yelm Avenue, with an alley behind the buildings. Access from the alley was removed during the last change of use. If the alley is to be used for access, it will
need to be
paved. Frontage improvements are required, however the City may, under certain circumstances allow for a deferral of frontage improvements.
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 the approximate 1,572 square foot of office and service/retail space, 5 parking spaces are required for the office and salon, the apartment requires 2 approved parking spaces,
for a total of 7 parking spaces. One space must be ADA van accessible. The current parking appears to be adequate, however new striping will be required.
On site landscaping may need augmented to meet current requirements.
Outdoor storage requires screening from adjoining properties and right-of-way. Refuse areas should incorporate the architectural features of the development and meet the enclosure standards
of Section 18.59.040.
A cluster mail box unit (CBU) is required if one is not existing.
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.
The residential building was never approved for a residential structure. The building will need to meet current residential codes to receive a certificate of occupancy.
Fees & Charges
Land Use Review
Ministerial Site Plan Review $250
Building Permit Review
Plan Review Based on value
Building Permit Based on value
Sewer SDC $6,394
Water SDC $6,290
Traffic Impact Fee (per new pm peak hour trip) $1,421
These notes are based solely on the site plan and description submitted on November 8, 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.
Possible conditions for change of use.
Possible water and sewer connection
RPBA Required
Grease trap/interceptor required
Frontage deferral request
Restripe parking lot
Refuse area may need upgraded
Existing landscape may need updated
Cluster Mailbox Unit may be required
Residential structure must meet current codes and receive an occupancy permit