16525 100th Yelm Community Schools Ft StevensPre-Submission Notes
March 20, 2019 AMENDED 3/21/19
Yelm Community Schools proposes to construct a new facilities and maintenance building at Ft. Stevens Elementary School, located at 16525 100th Way SE (parcel 64303600300). The property
is zoned Open Space/Institutional.
Items of Concern
Ingress/Egress: The proposed location of ingress and egress on Middle/100th proposes challenges. There are PSE light poles, and a telephone box located in this area. Sight distance
compliance may or may not be achievable. The required radius for emergency vehicles will most likely require all of this infrastructure to be moved.
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. The existing gravel surfacing in front of existing building and drive lane to parking at the rear of the building
will need to be paved as well.
Landscape: A 15’ perimeter landscape is required behind the buildings.
Mazama Pocket Gopher: 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
The facilities and maintenance facility is an allowed use in the OS/Institutional zone. The new office building requires an administrative Site Plan Review approval. The Administrative
SPR requires public notice, but does not require a public hearing.
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 10” water main that runs from 100th through this property connecting to 103rd. Connection to City water service is required.
Water connections are based on a consumption rate of 875 cubic feet a month. A Civil engineer shall provide estimated water calculations at the time of civil plan review to determine
the number of water connections needed to serve the project.
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) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and
tested by a certified backflow tester.
Waste Water
There is a 6’ sewer main located in 100th. Connection to City sewer service is required. Sewer connections are based on the water consumption rate of 875 cubic feet a month.
S.T.E.P. tank sizing is governed by the Criteria for Sewage Works Design (Orange Book) published by the Washington State Department of Ecology
Food preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must
be designed by a licensed engineer and reviewed by the City. If additional water connections are required, additional sewer connections will also be required.
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.
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.
A SEPA threshold determination is required if the proposal requires excavation or fill of more than 1,000 cubic yards, otherwise it is exempt pursuant to Section 18.20.020 YMC.
Transportation
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. A commercial driveway approach is required, at a minimum of 24 feet in width.
The sidewalk on Middle Road shall be extended to the pathway on the school site. The application must show compliance with sight distance for turn access into the site.
Contact Puget Sound Energy to inquire about access and movement of the power pole in this location.
Frontage improvements are required for all new development within the city. 100th Way is considered a Local Access Residential Street which includes an 11’ travel lane, a 7.5 foot parking
lane, a 6’ planter strip, and 5’ sidewalk.
A deferral may be granted by the Site Plan Review Committee. Based on this site and the surrounding development, the proposed use may qualify for a deferral. The applicant may request
a deferral of frontage improvements as part of the site plan review approval.
Parking
Office and professional buildings require a minimum of 1 parking stall per 300 square feet of gross floor area. A 2,856 sq. ft. office requires a minimum of 10 parking stalls.
City development regulations require all parking areas to be surfaced with asphalt, concrete or similar surface. This includes the area in front of the current maintenance building,
and connection to other paved areas. The size should accommodate the intended vehicle turn around and maneuver areas as well as areas intended for parking of maintenance or district
vehicles.
Landscaping in parking lots includes 24 square feet of landscaping for every proposed parking stall, each area being at least 100 square feet in area at least 6 feet wide is required.
These planting areas must include one tree of specific caliper (70 percent of which must be deciduous) and groundcover. No parking stall may be more than 50 feet from a landscape
island.
Dense sight barrier landscape is required along the western property line encompassing the area of the existing and new building. Section 18.55.020(A)(2). Whenever a nonresidential
activity is proposed adjacent to a residential zone. A minimum of 15 feet of width shall be required when dense site barrier landscaping design is utilized.
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.
Building setbacks are 25 feet from the front and side yard. The maximum building height is forty (40) feet.
The property adjacent to the west is residentially zoned and requires a dense sight barrier. A minimum of 15 feet of width is required, with a combination of trees, shrubs, fences,
walls, earthen berms, and related plant materials. All plant materials and groundcover must be selected and maintained so that the entire landscape area will be covered within 3 years.
Noise levels are governed by the Washington State Administrative Code. Noise from commercial vehicle back up warning needs addressed at property lines.
Refuse areas are to be enclosed and landscaped.
All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements.
Building elevations, site utility screens and refuse pad wall showing compliance with City of Yelm Design Guidelines shall be submitted with the site plan review application.
Fees & Charges
Land Use Review
Administrative Site Plan Review $750
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 March 12, 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 propose