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310 Yelm Ave aka Gordons 01.24.18 Pre-Submission Notes January 31, 2018 Corey and Kai Forsberg have proposed to use the property at 310 Yelm Avenue, aka the Gordons Garden Center in its current layout for a heating and cooling business, upgrading existing building to an office, use existing green house as a shop and complete an unfinished bathroom. Future plans are to construct new buildings to include the heating and cooling business, and other future retail shops. The property fronts Yelm Avenue, 4th Street and Jefferson Avenue. 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 Central Business 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. The proposal at some point may trigger environmental review when new construction reaches 10,000 square feet or more, 25 or more peak pm vehicle trips, or any landfill/excavation for 1,000 cubic years throughout the project. 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 are currently two irrigation meters serving these properties. The new use will be required to connect to City water service. Water connections are based on the use of 875 cubic feet of water usage per month. An engineer’s calculation of proposed water usage will be required. 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 The site is not 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. 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. Sewer connections are based on water usage of 875 cf per month. If you think there may be future development on the parcels fronting Jefferson Avenue, it is possible that a loop connection from the existing main located in the alley behind the Yelm Food Coop building to the main in 4th street will be 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. 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 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). Transportation Yelm Development regulations require all new and expanded developments to improve street frontages to current City standards. Yelm Avenue East (SR 507) is considered an Urban Arterial, and includes a center turn lane, an 11’ traffic lane, and a 5’ bike lane. This section of Yelm Avenue is considered a Pedestrian Oriented Street, which requires a 12 foot sidewalk and street trees within tree grates. 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 East (SR 507). 4th Street is considered a Local Access Commercial street, and includes an 11 foot travel lane, a 7 foot parking lane, a 6 foot planter strip and 5 foot sidewalk. At this time there is not adequate Right-of-Way on 4th street to complete full frontage improvements. It is anticipated that additional right-of-way will be required for development on the parcels that front 4th street with the construction of a public sidewalk, and two drive lanes, with the remainder of the improvements deferred. Jefferson Avenue is also considered a Local Access Commercial Street, and includes an 11 foot travel lane, a 7 foot parking lane, a 6 foot planter strip and 5 foot sidewalk. The alley located between 3rd and 4th Street has been used as part of the Gordon’s Garden Center. City Council minutes show that Mr. Kampfer, previous property owner, requested a vacation of this alley in 1992. The City Council chose not to vacate the alley, but did approve a revocable license for Kampfer to use the portion of the alley located between 308 Yelm Avenue East and 4th Street. There are City utilities located in this alley. No buildings may be constructed in this location. It is the desire of the City to re-establish this alley, and would consider this as a location of access for the proposed development. Site Design The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas for commercial uses, pedestrian access between buildings, corner enhancements, and mailbox clusters on site. Retail establishments are required to provide one parking space for every 250 square feet of gross floor area, and one parking space for every 300 square feet of gross floor area for professional offices. The Central Business District allows consideration of required parking when on street parking is available. This would include improved parking as part of the frontage improvements on Jefferson Ave. Full size parking spaces are 9 feet in width by 20 feet in length and require a 23 foot drive aisle. Parking shall be arranged as to make it unnecessary for a vehicle to back out into the street or public right of way. Landscaping is required around the perimeter of the sight and within parking areas. Services areas are to be located away from street frontages, and effectively screened. Mailboxes are to be cluster box units located on site. Building Design The Central Business District does not have specific building setback requirements. 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 $750 SEPA $150 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.