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16510 106th LongneckerPre-Submission Notes December 19, 2018 J & I Power Equipment proposes to relocate the J&I Retail sales, service, and outdoor display of power, lawn, and farm equipment to 16510 106th Ave SE, (APN’s 64303400503 & 64303400504). Summary of Potential Significant Issues The outdoor display areas for equipment may need to be resurfaced if the American’s with Disabilities Act or the Stormwater Management Manual require an assessable path or there is an addition of impervious surfaces. Your engineer should be aware of these standards and will help determine the appropriate design for the display areas. The loft in the main building was approved as storage only. Any other use of this area will require building inspection. The deck attached to the main building was constructed without required permits. A permit and inspection will be required to keep the deck. The building on the east property line was constructed and approved for storage only. The use of this building for anything other than storage and assembly will require a building permit. 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 buildings and display pads are currently approved for service and sales display. The main building is approved for vehicle and engine service, with offices and a storage loft. The building on the east property line is approved for storage only, and the display area is approved for 6 display pads. No site plan review approval is required. Civil Plan Review If it is the intent to utilize the gravel display area, more than the approved 6 pads, civil construction plans will be required for stormwater and ADA compliance. 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 tenant improvement permit is required for structural changes proposed within the building. 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. 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 connected to City sewer service. It is expected that no additional sewer connections will be required. 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. Fees & Charges 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 December 12, 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.