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SR 507 J & I Saw (2) Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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. Pre-Submission Notes August 1, 2018 J & I Power Equipment proposes to remodel an existing building currently occupied as a health club as retail sales, service, and outdoor display of power, lawn, and farm equipment at 16910 State Route 507 SE (APN 64303100800). The proposal also includes a boundary line adjustment between the subject property and the property to the east. Summary of Potential Significant Issues A design for the roundabout at Grove Road and SR 507 as identified in the Gateway Final Environmental Impact Statement needs to be reviewed and approved by the City and Washington State Department of Transportation before any development within the study area. If additional Right of Way is required along SR 507 for a single lane roundabout, it would need to be dedicated as part of the development and could impact the front parking lot. 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 The building and 2.5 acre site was historically used as a retail lumber supply. In 2007, the building converted to use as Health Club, which has been in continuous operation. The proposed power equipment sales, service, and display is a similar use to the historical use of the property, however the outdoor storage and display is an expansion of scope and scale, triggering the need for a ministerial site plan review. The ministerial process does not require public notice or comment and is in place to ensure the proposed expanded use meets all the development standards of the Unified Development Code. The application is reviewed and approved by the City’s Site Plan Review Committee. A typical approval includes conditions designed to ensure the proposed expansion 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 ministerial site plan review process typically takes between 4 to 6 weeks. The decision of the Site Plan Review Committee 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 plan 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 building is connected to City water service. It is expected that no additional water connections will be required, but this will be confirmed during the permit 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 building is currently served by a 5/8-3/4 inch meter with a ¾ inch double check valve. The check valve will need to be replaced with a ¾ inch RPBA. WASTE WATER The building is connected to City sewer service. It is expected that no additional sewer connections will be required, but this will be confirmed during the permit review process. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the City’s wastewater treatment system, including the S.T.E.P. tank. An oil water separator or other approved oil removal device will be required in the service center if there is any potential for oil to enter the wastewater treatment system. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. STORM WATER Storm water must be collected, treated, and infiltrated on the project site according to the 2014 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. New impervious surfaces, such as the storage and display area or relocated parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. 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. A critical areas report including a gopher survey prepared by a qualified professional will be required at the time of application. There is also occurrence of Townsend’s Bat in the vicinity. Any structures to be demolished should be inspected 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 Final EIS established certain mitigation measures for any development within the Gateway area. Specifically, the following transportation mitigation measures apply to the current proposal. 1. Driveways shall be designed to accommodate the ultimate configuration of the coordinated conceptual access plan, but based on a Site Circulation Study, may be constructed to a lesser configuration with property and frontage improvement setbacks to accommodate the ultimate configuration. This condition requires the coordination of all access points within the development area, which for the proposal includes all the properties within the study area northwest of the SR507/WalMart Boulevard intersection. Civil plans for proposal will need to include the coordinated access plan, which can be based on the conceptual plans of the EIS. 2. Each development within the project area shall design internal site circulation systems to accommodate connections to adjacent properties. Internal connections shall be designed to accommodate through- traffic within the project area between individual parcels. This condition furthers the requirement to coordinate all internal traffic movements, which can be shown as part of the previous condition. 3. Prior to any development approval within the planned action area, a conceptual design for a two -lane modern roundabout at the intersection of Grove Road and Yelm Avenue (SR 507) shall be prepared by the applicant and reviewed and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of a single lane roundabout within the full design and shall specify the conditions under which a two lane roundabout is required. This condition requires the roundabout be designed and approved prior to development. Construction of the roundabout is NOT required before development, just a notation about when future development would trigger the construction, based on new vehicle trips. This will be a significant design exercise and it may make sense to work with the other property owners who would benefit from design to contribute financially or as an alternative, a latecomers agreement is a possibility. 6. Prior to any development approval within the planned action area, a conceptual design for the completion of the Walmart Boulevard ( SR 510 Alt) and Yelm Avenue ( SR 507) intersection shall be prepared by the applicant and approved by the City of Yelm and the Washington State Department of Transportation. The design shall include a construction sequencing plan for the construction of: a. A new northbound approach with a dedicated left turn lane and a combined through /right turn lane b. Improving the southbound approach with a dedicated left turn lane, a dedicated through lane, and a dedicated right turn lane. c. Improving the westbound approach with a dedicated left turn lane, a dedicated through lane and a combined through /right turn lane. d. Improving the eastbound approach with a dedicated left turn lane, a dedicated through lane and a combined through / right turn lane. This condition is similar to the previous condition except for the SR 507 intersection. As stage 2 of the Yelm Loop is currently underway, there is an opportunity to coordinate this design with the work being completed by the Washington State Department of Ecology. 7. Any development approval within the planned action area shall require the dedication of any necessary right of way for a single lane roundabout and the initial intersection improvement at Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). No buildings, parking, or other impediments shall be permitted within the future right of way for the two lane roundabout at Grove Road and the full intersection improvements of Yelm Avenue (SR 507) and Walmart Boulevard (SR 510 Alt). Once the right of way needs are identified through the plans required above, the necessary right of way needs to be dedicated as part of the project. This could likely impact the parking lot in front of the building and trigger the need to relocate required parking. 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. The building at 8300 square feet requires 34 parking stalls. There are 39 parking stalls in the existing lot, which meets the minimum requirements if the parking lot is not required to be relocated. The outdoor display areas for equipment may be required to be surfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. BUILDING DESIGN Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The building is existing and meets this requirement. Fees & Charges LAND USE REVIEW Ministerial Site Plan Review with BLA $250 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 These notes are based solely on the site plan and description submitted on July 25, 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.