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SEB Inc Grove 507 Pre-Submission Notes January 16, 2019 SEB, Inc. has proposed a mixed-use multi-family and commercial development on vacant property located between at Grove Road and Walmart Blvd. (Tax Parcels 64303100800, 64303100801, and 64303100900) 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 as submitted is allowed in the Large Lot Commercial zoning district through the binding site plan process. The Binding site plan review process allows notification of the application to surrounding property owners, and triggers 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 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 Binding site plan review process typically takes between 12 to 16 weeks. The Hearing Examiner decision may be appealed to the Yelm City Council. 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 water service to the property on Grove Road equal to one (1) ERU. The engineer preparing the civil plans will need to ensure that the existing infrastructure is capable of supporting the proposed development for both potable water pressure and fire flows. This area is known to low pressure, and may need additional improvements to achieve required flows. These calculations will be reviewed as part of the civil plan review process. 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 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 engineer preparing the civil plans will determine the appropriate size and placement for STEP 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. 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 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. There are known Mazama Pocket Gophers located on these parcels. The gopher is 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. The critical areas report will need to show that development does not negatively impact the species. 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. The proposed layout does not reflect coordinated access. 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. The threshold for the construction of the roundabout is 25 new PM Peak hour trips to Grove Road. This condition requires the roundabout be designed and approved prior to development based on the trip generation of 167 apartment units. Construction of the roundabout is required 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 Transportation. 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. Frontage improvements for Grove Road are required. Grove Road is considered an Urban Arterial, with 72’ right-of-way including a two-way left turn lane, 11-foot traffic lane, a 5-foot bike lane, an 8-foot planter strip and 6-foot sidewalk. This detail may need to be modified depending on the location and design of the roundabout. Site Design The Yelm Comprehensive Plan encourages mixed-use developments that provide for a more efficient use of open space and more cost effective public infrastructure. The Unified Development Code implements this policy by allowing mixed-use developments that encourage imaginative design and the creation of open space by preserving or creating environmental amenities superior to those found in conventional developments. These policies tend to favor a traditional mixed-use development comprised of multi-family buildings with ground floor retail where services and infrastructure can be combined and shared. The site plan review application must include a detailed justification as to how the proposal as submitted meets the policies for a mixed-use development. 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 two parcels equal approximately 15 acres, which would require that a minimum of 10.5 acres be in one parcel. The application as proposed shows 10.41 acres. The mixed-use development would allow 60% of the development to be residential. The binding site plan review process would allow for phased development, however to complete the final binding site plan to create parcels for individual ownership, all infrastructure must be complete, and the commercial sites pad ready. The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas for both commercial and multi-family residential, pedestrian access between buildings, corner enhancements, and mailbox clusters on site. Additionally, multi-family developments are required to provide open spaces that provide active recreation for the residents. Building Design Building setbacks are 15 feet from the front, side and rear property lines, with a maximum building height of 55 feet. The Unified Development code provides several ways to meet building design standards such as attractive street edges and pedestrian amenities. Buildings at street corners should provide architectural elements and corner locations to include a decorative screen wall. Service areas and biofiltration swales are to be located to the rear of the property unless incorporated as a water feature. All buildings and activities should provide pedestrian connections that are ADA compliant. The site is encumbered by power lines. It is the applicants’ responsibility to work with Bonneville Power Administration to assure approval of any construction/use of property within the easement. Fees & Charges Land Use Review Binding Site Plan Review $2,000 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 Sewer SDC (per MF dwelling unit) $4,795 Water SDC (per non residential ERU) $6,289 Water SDC (per MF dwelling Unit) $4,717 Traffic Impact Fee (per new Peak PM Trip) $1,497 Traffic Impact Fee (per MF Dwelling unit) $898 School Impact Fee (per MF Dwelling unit) $1,815 Additional items due at time of submittal: Trip generation memo Site Circulation Study Critical Areas Report Details on how the proposal meets the policies for a mixed-use development BPA Correspondence of development under power line These notes are based solely on the site plan and description submitted on January 8, 2019. 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.