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112 Yelm Ave E Rurup Pre-Submission Notes October 31, 2018 William Cowles owns the building at 112 Yelm Ave E. The site was recently improved to current standards for two businesses in the building. (Parcel 64400600500) Summary of Potential Significant Issues RPBA is required from previous approval Grease trap or interceptor required for food service S.T.E.P. Tank may need upgraded ADA Requirements – Access to restrooms available at all times for all businesses Wood boardwalk not allowed on public right of way Outdoor seating must not impede on 5-foot ADA pathway Building permit requried for awning and door replacement 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 proposal is to convert a portion of the building for retail, and food service. The site has previously been approved for multiple tenants. Site plan review is not required; however, the proposed improvements must meet current development standards. 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 The site is served by City water. Based on past usage on this site, and other retail establishments this size, it is not anticipated that additional water connections are required. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly RPBA) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. If irrigation is installed, a double check valve assembly (DCVA) is required. A RPBA is required at this site. Waste Water 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. The building is served by a 1,000 gallon S.T.E.P. tank. Based on the new food and coffee service business, the 1,000 gallon tank does not meet City standards, a 1,500 gallon tank is required. The City would consider a written agreement with the property owner that if the food service creates increased maintenance, pumping, or other unscheduled maintenance issues, the owner will be required to upgrade the S.T.E.P. tank. 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. 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. Transportation The property is located on the corner of Yelm Avenue East, an Urban Arterial, and 2nd Street, a Commercial Collector, with access in the rear by a one-way alley. Yelm Avenue is not currently constructed to City Standards. Yelm Development Guidelines allows the City to determine when frontage improvements are required, and under some circumstances may permit deferral of installation of such improvements to a later date. Deferred frontage improvements are secured by recording a waiver of protest and commitment to participate in a local improvement district. The deferral must be requested at the time of application. The deferral was not completed at the last improvement, a deferral form is attached. Environmental Maps indicate the property contains soils poorly 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). Site Design The Yelm Comprehensive Plan encourages definition of the Central Business District by locating buildings directly on the street, and training on-street parking. The building is located at the property line of Yelm Avenue and 2nd Street. Yelm Development Guidelines require that sidewalks be constructed of Concrete Class 3000 4-inches thick, and 5-feet wide on Commercial Collector Streets, a wooden boardwalk will not be allowed. Outdoor seating is allowed, as long as ADA requirments for a 5-foot path is acheivable. Building Retail spaces must provide for accessible restroom facilities and entrances. Fees & Charges Land Use Review 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 October, 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.