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16930 SR 507 McGraw Main and Main Pre-Submission Notes April 5, 2017 Main & Main Capital Group has proposed to construct a 19,000 Square Foot retail grocery building at 16930 State Route 507 SE (parcel 64303100900) and boundary line adjustment. 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 Large Lot Commercial zoning district, the project would be approved through the administrative site plan review process. The administrative site plan review process allows notification of the application to surrounding property owners, but does not trigger 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 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 administrative site plan review process typically takes between 8 to 12 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 a 10 inch water main located in SR 507 and in Walmart Blvd. Water service is required to be extended into the property to serve the proposal. The City of Yelm Water System Plan identifies this area as possibly needing additional water storage in order to provide required fire flow. 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. These calculations will be reviewed as part of the civil plan review process. Any wells onsite must be decommissioned pursuant to Washington Department of Ecology standards, and water rights dedicated to the City. 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 and a Double Check Valve Assembly on irrigation meters. 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 There is 4 inch sewer main with stub out located in Walmart Blvd. This main will need to be extended into the property to serve this and future development. 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. Typically, each building would be served by a single STEP tank. The engineer preparing the civil plans will determine the appropriate size and placement for these tanks, which have to be assessable to City staff and protected from damage. STEP tank location may impact the design and layout of the project. 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. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. 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 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. Environmental The property is part of the Yelm East Gateway Planned Action Environmental Impact Study (Gateway EIS). This document will be adopted as the environmental review, with identified mitigation measures adopted for the project. The Gateway EIS describes a coordinated development structure for the properties in this area, and includes mitigation measures for the affected environment. 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. There is also occurrence of Townsend’s Bat in the vicinity. Any structures onsite should be inspected prior to demolition for signs of Townsend’s Bats. 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). Transportation The Gateway EIS included a Traffic Impact Analysis for the properties in the area. The Gateway EIS requires a coordinated access plan to include internal connections between adjacent parcels. Site Circulation Analysis is required to identify the trip generation of the proposal, and determine the final driveway location, driveway intersection configurations and turn lane storage lengths. The EIS mitigation measure for internal access shows an internal access road directly across from the Walmart’s southern entrance on Wal-Mart Blvd. for conceptual internal access. The Walmart entrance is temporary, and will be closed when the SR 510 Yelm Loop is completed. Main access from SR 510 Yelm Loop will be across from the northern Wal-Mart access, and must be constructed to serve this proposal and future development. These specifics will be addressed in required coordination plan. Also under the coordinated development there are no full-access driveways proposed on Yelm Avenue (SR 507). It is anticipated that WSDOT and the City would not allow the full access due to the proximity to the signalized intersection. Plans will be reviewed by WSDOT for access as both SR 507 and SR 510 Yelm Loop are state highways. Frontage improvements are required on SR 507 and Wal-Mart Blvd. (future SR 510 Yelm Loop) Improvements would be consistent with the Urban Arterial section of the Yelm Development Guidelines, and may be modified to include a drop turn lane. Final frontage improvements will be clarified in the trip generation and site circulation analysis. Right of way dedication will be required for both SR 507 and SR 510. The SR 510 Yelm Loop is in design stage now, and will be constructed within the next 2 - 3 years. A deferral of frontage improvements for SR 510 may be considered. The Gateway EIS requires a roundabout at the intersection of Grove Road and SR 507. Development that produces 25 trips onto Grove Road will trigger the construction of the roundabout. Site Design The Large Lot Commercial zone is intended to provide for the location of facilities and services needed by the traveling public and which depend more heavily on convenient vehicular access. The Large Lot Commercial zone requires that 70 percent of the original tract to be kept in a single lot. The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas, pedestrian access between buildings, corner enhancements, and mailbox clusters on site. Features required include screening of outdoor storage and service areas, landscaping including an internal perimeter landscape, planter strips and street trees with frontage improvements, parking lot landscaping and landscape requirements for above ground stormwater facilities. Site planning measures include relating development to street fronts, connected streets and pedestrian access, and corner enhancements. Minimum parking requirements are 1 space for every 250 square feet of gross floor area. A standard parking stall is 9’x20’ with a maximum of 25% of the required stalls as compact stalls. Development on corner properties at street intersections require visual enhancement. This includes decorative screen walls, pedestrian access from the corner and substantial landscaping. Building Design Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The Unified Development code provides several ways to meet building design standards such as attractive street edges and pedestrian amenities. Buildings at street corners should provide architectural elements and corner locations to include a decorative screen wall. Service areas and biofiltration swales are to be located to the rear of the property unless incorporated as a water feature. All buildings and activities should provide pedestrian connections that are ADA compliant. Building details include modulated roof lines, building facades, treatment for blank walls, and approved building materials. Fees & Charges Land Use Review Administrative Site Plan Review with BLA $750 Boundary Line Adjustment (if submitted separately) $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 (per non residential ERU) $6,394 Water SDC (per non residential ERU) $6,490 Traffic Impact Fee (per new Peak PM Trip) $1,497 These notes are based solely on the site plan and description submitted on January 4, 2018. 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.