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517 (15435) Yelm Ave W Hall City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597 Pre-Application Meeting March 8, 2017 These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Nathan Hall Project Proposal: Construct drive through espresso stand Project Location: 15435 Yelm Avenue West (517 Yelm Avenue West) Parcel Numbers: 21724411701 Property Background and Characteristics The property is located on Yelm Avenue West. The property is approximately 0.69 acres, and is currently undeveloped. The address provided in the 1990’s subdivision must be changed. The new correct address is 517 Yelm Avenue West. Proposal The proposal is to construct a drive through espresso stand. Critical Areas The City critical area maps indicate that the property is located outside of wetlands, flood zones, and high ground water areas. All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. Fish and Wildlife Habitat Conservation Areas The Critical Areas Code maps indicate the property contains soils moderate 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. If members of the species are found on the property, a critical areas report is required. Pre-Application Meeting Page 2 of 6 Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species. Development Standards Zoning The property is identified by the Yelm Comprehensive Plan Map as (C-1) Commercial. Most all commercial uses, including retail and service uses are allowed, subject to site plan review approval. The C-1 zone building setbacks are 15 feet front yard, 10 feet side yard, and 20 feet rear yard, with a maximum building height of 40 feet. Water The project is located in the City of Yelm’s water service area, but not connected to City water service. There is a 6” inch water main located in Yelm Avenue, and a 4: main in Longmire. There is a meter located on the property that serves the car wash next door. Water connections are based on usage. Each connection is 875 cubic feet of usage per month. The water usage of a similar drive through espresso stand nearby shows an average use of over 875 cubic feet per month. An engineer’s estimate of water usage is 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) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. If a separate irrigation meter is installed, an approved backflow prevention device shall be provided. The Unified Development Code, Title 18 YMC, requires the Community Development Department to make a written finding of concurrency for any approval for a land division or site plan (including any development activity). For water, the finding must include the fact that “improvements necessary to provide city standard facilities and services are present or are in an approved and funding plan to assure availability in a time to meet the needs of the proposed development.” The State Subdivision Act, Chapter 58.17 RCW, requires that the City of Yelm make a written determination that appropriate provisions are made for potable water supplies as part of the preliminary land division process. Pre-Application Meeting Page 3 of 6 The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. 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. Sewer The site is within the City of Yelm sewer service area. The building is required to connect to sewer service. There is a 4 inch sewer main located in Longmire Street, and a 6” main located in the alley. Connection to sewer in the alley would prevent having to cut Longmire Road. A S.T.E.P tank is required to serve the building. S.T.E.P. tank sizing is governed by the Criteria for Sewage Works Design (Orange Book) published by the Washington State Department of Ecology. A properly sized oil/water separator is required if there is any potential for oil to enter the sanitary sewer system. A properly sized grease interceptor will be required if there is any potential for the introduction of fats, oils, or greases from food preparation to enter the sanitary sewer system. Sewer connections are based on water usage. For every 875 cubic feet of water a sewer connection is required. Stormwater 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. All drive lanes and parking areas shall be treated. The subdivision approval states that the stormwater facility was to be constructed to serve both properties at build out. The existing system shall be reviewed by an engineer licensed in the state of Washington. Transportation Ingress and egress to the site is governed by Yelm Development Guidelines Chapter 4B.140. A condition of the original land subdivision is that this parcel share a driveway access with the parcel to the east (car wash), and one entrance from Longmire to be shared with the car wash site. The subdivision required that the access from Yelm Avenue be limited to a right-in/right- out only. Traffic barriers may be required on Yelm Avenue to prevent conflicting turning movements. If a traffic barrier is required, coordination with Washington State Department of Transportation is required. The City of Yelm Development Guidelines and the concurrency requirements of Chapter 18.16 YMC require all new developments to improve street frontages to current City standards. Yelm Pre-Application Meeting Page 4 of 6 Avenue West (SR 510) is considered an Urban Arterial, and includes a center turn lane, an 11’ traffic lane, a 5’ bike lane, and 8’ planter strip, and 5’ sidewalk. While frontage improvements are required for all new development in the City, partial improvements are typically not encouraged. A deferral request would be considered for a portion, or all of the frontage requirements on Yelm Avenue West (SR 510). The deferral, if granted, does not waive the requirement to bring all sidewalks and ramps into compliance with current ADA standards. Longmire is considered a local access commercial which includes an 11’ travel lane, a 7’ parking lane, a 6’ planter and 5’ sidewalk. A portion of this improvement was completed as part of the Tahoma Terra Master Planned Development. Right of way dedication and completion of these improvements are required. The alley is a continuation of Washington Avenue, a local access residential street. It requires an 11’ drive lane, a 9’ parking lane, a 6’ planter strip and 5‘ sidewalk. A deferral request would be considered for this roadway. Parking The owner, developer or operator of the premises shall be responsible for providing adequate amounts of, and arrangement of parking space. Establishments for the sale and consumption of food require one parking stall per 200 square feet of gross floor area. For an espresso stand, it is important to provide one parking stall for each employee, based on the greatest number of employees on any shift. Parking stalls are 9’x20’, and a two way drive aisle is a minimum of 23 feet. Parking areas are required to be landscaped to provide visual relief and shade. At least 24 square feet of landscaping is required for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree, and no parking stall shall be located more than 50 feet from a tree. Live groundcover shall be provided throughout each landscaping area. Building and Design Guidelines Service areas, outdoor storage areas and other intrusive site features must be located at the rear of the lot to reduce conflicts with adjacent uses. All trash enclosures must incorporate the architectural features of the primary structures and landscaping to minimize visual impacts of the Enclosure. Trash enclosures will be reviewed by Pacific Disposal to ensure adequate service can be provided. Pre-Application Meeting Page 5 of 6 Perimeter landscaping is required and is characterized by an 8 foot landscape strip along property lines of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), and shrubs. The intent is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures. This landscaping is required at the perimeter of all parking areas. Permit Process Site Plan Review Administrative site plan review is required. Minimum application requirements can be found at Chapter 18.10 Yelm Municipal Code. Administrative site plan review requires public notice. State Environmental Policy Act The project is exempt from SEPA pursuant to Section 197-11-800 WAC and Section 18.20.020 YMC as the building is less than 4,000 square feet and less than 20 parking stalls are required. Critical Areas Report If a critical areas report is required, it must be prepared by a qualified professional using scientifically valid method and studies in the analysis of critical area data and field reconnaissance, and reference the source of science used. The report must evaluate the proposal and all probable impacts to critical areas in accordance with Chapter 18.21 YMC. Minimum report requirements may be found in Chapter 18.11 YMC. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species Civil Plan Review Civil Plan review is required. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including streets, parking lot layout, sewer and water lines, S.T.E.P. tank design, and stormwater control. Building Permit Process The City of Yelm has adopted the 2015 International Codes as amended by the State Building Code Council for Building, Fire, Mechanical, Fuel Gas, Existing Building, Uniform Plumbing Code and the Washington State Energy Code. • Bollards or barriers will be required to protect the building from vehicle impact. • Site plan as well as detail construction and anchorage drawings for the stand will be required to obtain permit to place building. Pre-Application Meeting Page 6 of 6 • Mobile or manufactured buildings shall not exceed a maximum age of five at the time of installation. • Connection to sewer and water required. • Signs shall comply with Yelm Municipal Code Chapter 18.62 • Owner will provide employment job description and job duties to determine accessibility requirements. • An accessible path shall connect building service windows to public ways if walkup traffic is allowed. • Accessible service counter required if walkup traffic is allowed. • HVAC, Plumbing and building alterations shall comply with their respective code. • TC Health Department approval required prior to opening. Site plan, building elevations, construction drawings, and compliance with WA State Energy Code energy credits shall be submitted with the building permit application. Fees & Charges Site Plan Review $750.00 Civil Plan Review Billed on a cost recovery basis Building Plan Review Based on 1997 UBC fee Schedule Building Permit Based on 1997 UBC fee Schedule Sewer Connection Fee $6,394.00 per ERU* Sewer Inspection Fee $145.00 per ERU* Water Connection Fee $6,289.35 per ERU* Water Meter Fee Based on meter size* Transportation Facilities Charge $1,497.00 per new pm peak hour trip* *Paid at the time of building permit The Transportation Facility Charge (TFC) is per new PM peak trip generated by the development. For a 150 square foot espresso stand, the TFC is $4,102.53.