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9791 Tahoma YCS SITE facility Pre-Submission Notes December 20, 2017 Yelm Community Schools has proposed to convert an existing residence into a school special programs building at 9791 Tahoma Blvd SE (parcel 21724240101 & 21724240100) 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 School facilities are listed as an essential public facility and are an allowed use in all zones through the Special Use permit. 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 in the City of Yelm water service area, however is not connected to City water service. Connection to City water is required, and the well decommissioned pursuant to Department of Ecology standards. Water connections are based on a consumption rate of 875 cf a month. There is a 10 inch water main located in Tahoma Blvd that was installed by a previous development. There is not a known stub out to the property. There is a latecomer agreement for connection to this line for parcel 21724240101 of $9,631.55. The latecomer fee is due at the time of connection. 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 site is currently located in the City of Yelm’s STEP sewer system service area, however not connected to City sewer. Connection is required and existing sewer systems abandoned pursuant to Department of Health standards. There is a 12 inch sewer main located in Tahoma Boulevard. There is a latecomer agreement for connection to this line for parcels 21724240101 of $7,705.24. This fee is due at the time of connection. Reclaimed Water There is a 6 inch reclaimed water line located in Tahoma Boulevard. The School District may use this for irrigation purposes. There is a latecomer agreement for connection to this line for parcels 21724240101 of $8,668.40. This fee is due at the time of connection. Storm Water The City of Yelm has adopted the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. Stormwater from new impervious surfaces is required to be treated and released. Transportation Tahoma Boulevard was constructed as part of the City LID project, and is subject to an assessment. Please check with Public Finance at (425) 885-1604 for status of payments. Being part of the LID, any traffic facility charges will be reduced $564 per new pm peak hour trip pursuant to Resolution #496. 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, pedestrian access between buildings, and mailbox clusters on site. Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. Minimum parking requirements for this type of use is not specifically listed, and the use does not fit neatly into the minimum parking requirements of the Unified Development Code. The School District shall provide the City a layout of how the building will be utilized, and the number of staff expected at the site to assist in determining minimum parking requirements. All buildings and activities should provide pedestrian connections that are ADA compliant. A pedestrian pathway shall be provided through the parking lot and from Tahoma Blvd. Transit facilities may be required. Coordination with the US Postal Service is required for the location of a cluster box unit if on site mail delivery is desired. A perimeter landscape of 8 feet in width is required, as well as landscaping adjacent to the parking area. Above ground stormwater facilities shall incorporate on site landscaping. Building Permit & Occupancy The current building occupancy of (R-3) will be changed to Education. The building will be reviewed for life/safety, seismic design, accessibility and energy code requirements. Buildings to be demolished must be reviewed by ORCAA, and a demolition permit issued from the City of Yelm. 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 (LID Credit shall be applied) 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.