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1007 Yelm Ave W KramarevskiyPre-Submission Notes October 17, 2018 Vitaliy Kramarevskiy DBA Tire Zone proposes to convert an existing into a retail tire sales establishment at 1007 Yelm Avenue West (APN 21724130400). Summary of Potential Significant Issues City water and sewer connections required Paved parking and outdoor storage with stormwater treatment and disposal Energy Code Requirements ADA Requirements Tire Storage 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 .82 acre site has been used as a single family residence. Conversion to retail sales requires an Administrative Site Plan Review approval. The administrative process requires public notice and comment and is in place to ensure the proposed 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 administrative site plan review process typically takes between 8 to 12 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 not currently connected to City water. Connection is required. Connections are based on water usage of 875 cubic feet per month. There is an 8-inch main on the north side of Yelm Avenue and an 8-inch main in the easement behind the property. 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. Waste Water The building is not currently connected to City sewer. Connection is required. Connections are based on water usage of 875 cubic feet per month. 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 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 and parking lot will trigger the need for a civil engineer to include a stormwater plan as part of the civil plan set. Environmental Maps indicate the property contains soils moderately suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. As part of the land use review process, City staff will conduct a site investigation. If there is evidence of pocket gopher activity on the property, a critical areas report would then be required before the permit is processed. If a critical areas report is required, it must be prepared by a qualified professional. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act, and a federal permit may be required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). Transportation Yelm Avenue West was improved through a Local Improvement District (LID). There is an assessment on the property of approximately $6,113. Frontage improvements are not required. As part of the LID, there is a credit allowed for transportation facility charges of $564 per new pm peak hour trip. Ingress and egress shall be consistent with the Yelm Development Guidelines, Section 4B.140. There is a joint access to the property that was As part of the Eagle Plaza Binding Site Plan Approval on the property adjoining this, they provided for a future parking lot connection. “If necessary for future development of the adjacent property to the west (Tax Parcel 21724130400), access shall be provided at a mutually agreed upon location, subject to review and approval by the City of Yelm. If parties do not mutually agree, the location shall be established by the City of Yelm. Site Design The Commercial zone is intended to provide for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses. 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’. The building at 1,588 square feet requires 6 parking stalls. The outdoor display areas for tire storage 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. The building must be brought up to current Energy Code for a B occupancy, which would include windows, and insulation in exterior walls, attic, and crawl spaces. Entry/egress and restroom facilities is required to meet the Americans with Disabilities Act (ADA) requirements. The International Fire Code (IFC) requires that tire storage piles be located not less than 50-feet from all buildings and parcel lines, with a fence not less than 6-feet in height, with gates at least 20-feet wide. Fees & Charges Land Use Review Administrative Site Plan Review $750 Civil Plan Review City Staff Review $250 Consultant Review Actual Cost Building Permit Review Plan Review Based on value Building Permit Based on value Transportation Facility Charge Per new pm peak hour trip $1,497.00 (est 2.8 new trips $4,192.00) 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.