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106 2nd St SE Siegemund Pre-Submission Notes December 20, 2017 Michael Siegemund has proposed to convert a vacant office building into a church facility at 106 2nd Street SE (parcel 64400801500) 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 a Special Use in the Central Business District zoning district, the project would be approved through the Special Use Permit review process. The special use process allows notification of the application to surrounding property owners, and triggers 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 recommendation to the Hearing Examiner. 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 special use process typically takes between 12 to 16 weeks. The special use process does not allow for phased developments. All infrastructure must be completed prior to certificate of occupancy of any building. The building permits may be issued separately. 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 connected to City water service. If the proposed use creates more water usage than the previous use, additional water connections will be required. Water connections are based on a consumption rate of 875 cf a month. It is not expected that the church will increase the average water usage. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (RPBA) installed on the water service. A list of approved devices can be found at Chapter 246-290-490 WAC. 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 building is served by a 3,000 gallon S.T.E.P. tank. The tank size is expected to be adequate, however will need to be leak texted to assure water tight integrity. It appears that there is a stationary generator there. The generator must be hooked to the system and tested. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) is 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 City has adopted the most recent version of the Washington State Department of Ecology Storm Water Manual. Transportation Frontage improvements are required for all development within the City. 2nd Avenue is constructed to current standards. Washington Street is considered a modified local access commercial street The City has allowed angled parking on east/west streets in the CBD, such as the angled parking in front of the City of Yelm Public Safety Building. Frontage improvements may be deferred by the site plan review committee when the improvements may not be appropriate at the time a development occurs. While a final determination cannot be made until an application is received, it is likely that a deferral is appropriate in this instance. 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 existing 7,000 +/- building was constructed in 1992, and was used as an office by the local telephone company. The building has been vacant for several years. The Unified Development Code includes standards for parking lot design and landscaping, pedestrian access between buildings, and mailbox clusters on site. A place of assembly requires a minimum of one parking stall for each 10 occupants, based on maximum occupancy load. The CBD allows the City to alter parking requirements where off street parking is not available. There is on street parking on Washington and 2nd Streets, as well on 8 onsite parking stalls and a public parking lot across Washington. Additional parking is not required. All buildings and activities should provide pedestrian connections that are ADA compliant. The existing building meets the design standards for the City of Yelm. Any changes to the building façade, including painting must be consistent with City of Yelm standards. Building Permit & Occupancy The current building occupancy of Business (B) will be changed to Assembly (A-3 Places of religious Worship). The building will be reviewed for life/safety, seismic design, accessibility and energy code requirements. A minimum of 2 exits are required for an occupancy load of more than 49. Occupancies of 300 or more require fire protection of sprinklers and fire alarms. Fire protection requires fire hydrants and FDC’s within 100 feet of each other. Occupancies of 300 or more requires a seismic/lateral load evaluation as a new building. An accessible circulation path with the A-3 space to parking and/or bus stop is required. A van accessible parking stall is required. All restrooms break rooms and food service facilities shall meet ADA standards. The A-3 occupancy shall be hearted, insulated and ventilated per the WEC and the international mechanical code. Fees & Charges Land Use Review Special Use Permit $2,000 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 (per MF dwelling Unit) $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 December 11, 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.