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10403 Grove TPM Pre-Submission Notes April 18, 2018 Peterson Brothers, LLC has proposed to construct a 12,000 square foot industrial park at xxx Rhoton Rd 507 SE (parcels 22719240203 & 22719240201). Process The approval process from initial concept to final occupancy consists of three steps: land use review, civil plan review, and building life/safety review. Land Use As the proposal, as submitted, is an allowed use in the Industrial zoning district, the project would be approved through the administrative site plan review process. An environmental checklist will be needed. The administrative site plan review process allows notification of the application to surrounding property owners, but does not trigger a public hearing. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies (including the Department of Transportation) for comment. After the review process, City staff will issue a threshold determination that the project will have no significant impact to the environment and begin to craft the approval. A typical approval includes conditions designed to ensure the proposal is consistent with the development standards of the City. The project can only be denied if it will have significant environmental impacts or is inconsistent with City, County, or State development regulations. The administrative site plan review process typically takes between 8 to 12 weeks. The decision may be appealed to the City's Hearing Examiner. Civil Plan Review The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. The City uses a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans set. Building Life/Safety Yelm has adopted the International Building Codes and reviews building plans for life/safety and consistency per these codes, as adopted by Washington State. Electrical permits and inspections are through the Washington State Department of Labor and Industries. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. Consistency with Development Standards Potable Water There is a 6 inch water main located in Rhoton Road. Water service is required to be extended into the property to serve the proposal. Any wells onsite must be decommissioned pursuant to Washington Department of Ecology standards, and water rights dedicated to the City. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (RPBA) installed on the water service and a Double Check Valve Assembly on irrigation meters. A list of approved devices can be found at Chapter 246-290-490 WAC. The City currently has a limited number of water connections available for development, although we are pursuing additional water rights and investing in water system infrastructure to increase capacity. If the City does not have sufficient approved water connections at the time a building permit for the proposed development is ready to issue, the permit will be denied until additional water resources are available. Waste Water There is 12 inch sewer main located in Rhoton Road. This main will need to be tapped, with a service line extended into the property to serve the development. The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system which includes a treatment tank on the property with effluent being pumped to the Wastewater Reclamation Facility for further treatment and reutilization. Typically, each building would be served by a single STEP tank. The engineer preparing the civil plans will determine the appropriate size and placement for these tanks, which have to be assessable to City staff and protected from damage. STEP tank location may impact the design and layout of the project. Any commercial use that potentially generates Fats, Oils, or Greases (FOG) are required to remove FOG from the wastewater before it enters the STEP tank. The City encourages your engineer to consider the potential future uses of the general retail buildings and incorporate appropriate measures to remove FOG during the design of the project. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. Storm Water The City does not operate a storm water collection and treatment system, so storm water must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans will determine the required level of treatment and will prepare a storm water plan to the City for review as part of the civil plan review process. The City has adopted the most recent version of the Washington State Department of Ecology Storm Water Manual. Environmental Maps indicate the property contains soils moderately suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. As part of the land use review process, City staff will conduct a site investigation. If there is evidence of pocket gopher activity on the property, a critical areas report would then be required before the permit is processed. If a critical areas report is required, it must be prepared by a qualified professional. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act, and a federal permit may be required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). Flood Insurance Rate Maps published by the Federal Emergency Management Agency indicate that a port of the property is within the 100 year floodplain of Yelm Creek. The Critical Areas Code at Chapter 18.11 YMC and Chapter 18.21 YMC requires all new development including structures, utilities, and other improvements, to be located outside the 100 year floodplain. The boundary of the floodplain will need to be established by a licensed surveyor in the State of Washington and shown on civil construction plans. The proposal as submitted shows buildings located outside the floodplain with a road through the floodplain area. A critical areas report prepared by a qualified professional using scientifically valid method and studies in the analysis of critical area data and field reconnaissance is required. The report must evaluate the proposal and all probably impacts to critical areas in accordance with Chapter 18.11 Minimum report requirements may be found in Section 18.11.040 YMC. Transportation Rhoton Road is considered a Commercial Collector which includes an 11’ travel lane, a 5’ shoulder, a 7’ planter strip and 5’ sidewalk. A deferral may be granted by the Site Plan Review Committee. Based on this site and the surrounding development, the proposed use may qualify for a deferral. The applicant may request a deferral of frontage improvements as part of the site plan review approval. Ingress and egress shall be consistent with the Yelm Development Guidelines, Section 4B.140. Site Design The Industrial zone is intended to provide for industrial type activities. The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas, pedestrian access between buildings, 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. Properties that share a common boundary with properties in a residential or open space district shall provide a 10-foot landscape strip, in addition to the rear or side setbacks required. Site planning measures include relating development to street fronts, connected streets and pedestrian access, and corner enhancements. Minimum parking requirements are 1 space per employee based on the greatest number of employees on a single shift, plus one square foot parking per square foot of display or retail area, plus one space for each vehicle owned, leased or operated by the company. Warehouses require one space per 1,000 square foot of gross floor area, plus on space per 400 sq ft of gross floor area used for office or display. International Fire Code requires a 26 foot wide fire lane, 28 foot radius at corners, and adequate truck turn-around. It is likely that 2 hydrants will be required to achieve maximum hose pull requirements. Building Design Building setbacks are 15 feet from the front, side and rear property lines, except where adjacent to a residentially zoned property, in which case the side and rear yard setback shall be 25 feet. Maximum building height is 40 feet. All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. The Unified Development code provides several ways to meet building design standards such as attractive street edges and pedestrian amenities. Service areas and biofiltration swales are to be located to the rear of the property unless incorporated as a water feature. Building details include modulated roof lines, building facades, treatment for blank walls, and approved building materials. Fees & Charges Land Use Review Administrative Site Plan Review $750 SEPA $150 Civil Plan Review City Staff Review $250 Consultant Review Actual Cost Building Permit Review Plan Review Based on value Building Permit Based on value Sewer SDC (per non residential ERU) $6,394 Water SDC (per non residential ERU) $6,490 Traffic Impact Fee (per new Peak PM Trip) $1,497 These notes are based solely on the site plan and description submitted April, 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.