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907 909 Rhoton Road Pre-Submission Notes February 13, 2019 Isaiah Herman proposes to provide commercial vehicle parking at 907/909 Rhoton Road (parcels 22719210800 & 22719210900). Items of Concern Stormwater: Yelm Development guidelines states: Parking lot surfacing materials shall satisfy the requirement for a permanent all weather surface. Asphalt concrete pavement and cement concrete pavement satisfy this requirement and are approved materials. Gravel surfaces are not acceptable or approved surface material types. Other types of surfacing materials will be considered subject to the approval of the Public Works Director prior to construction. All parking areas shall meet the most current Stormwater Management Manual for Western Washington. Restroom facilities: Sanican or porta-pottys are allowed during construction only. If restroom facilities are offered, it will need to be within a building and connected to City water and sewer. Flood Zone: If any development is considered within the flood zone, a critical areas report and a Letter of Map Amendment (LOMA) will be required. Mazama Pocket Gopher: Updated habitat assessment is required. 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 Storage of equipment and commodities is allowed in this zone. Previous uses on this site have been abandoned and may or may not be able to be used as is. A land use permit (Site Plan Review) with an environmental checklist is required. Land use review typically takes between 8 to 12 weeks to receive approval. The decision may be appealed to the City's Hearing Examiner. Civil Plan Review Civil plans are required for the construction of driveways, parking areas, stormwater treatment and public infrastructure. Civil plans must be prepared by an engineer licensed in the State of Washington. 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. Consistency with Development Standards Potable Water There is a 6 inch water main located in Rhoton Road. Water service is required if restrooms are to be provided, and for irrigation for required landscaping. Any wells onsite must be decommissioned pursuant to Washington Department of Ecology standards, and water rights dedicated to the City. A reduced pressure back flow prevention device (RPBA) is required at the meter and double check valve assembly on irrigation meters. Waste Water There is 12 inch sewer main located in Rhoton Road. Connection is required if you will be providing restroom facilities. Any onsite septic systems must be abandoned pursuant to Thurston County Department of Health standards. Storm Water Stormwater 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. A previous assessment showed no evidence of gophers on this site. An updated assessment is required. 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). A portion of the property is within the 100 year floodplain of Yelm Creek. Regulation 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. This survey may show more or less land within the flood zone. Transportation Rhoton Road is considered a Commercial Collector which includes an 11’ travel lane, a 5’ shoulder, a 7’ planter strip and 5’ sidewalk. These improvements are required along both parcel frontages. A deferral may be requested as part of the SPR application. Additional right of way dedication is also required. Site Design The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas. Features required include screening of outdoor storage and service areas, landscaping including an internal perimeter landscape, 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. Noise levels are governed by the Washington State Administrative Code. Noise from commercial vehicle back up warning needs addressed at property lines. All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. 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 Sewer SDC (per non residential ERU) $6,394 Water SDC (per non residential ERU) $6,662 Traffic Impact Fee (per new Peak PM Trip) $1,497 Fire Impact Fee (per square foot of building) 0.36 These notes are based solely on the site plan and description submitted February 6, 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.