Yelm AvePre-Submission Notes
March 4, 2020
Ahtumn Delacroix is looking at development potential for the building located at 512 Yelm Avenue, and specifically what improvements are required to convert to office space to an eating
establishment. (parcel 21724141501). The property is zoned Commercial (C-1).
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 building is existing and previous use has been office space. Converting the space to an eating establishment is a change of use, and is subject to the Ministerial Site Plan Review
process. Review typically takes between 2 -4 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
Water connections are based on a consumption rate of 875 cubic feet a month. A brief review of other cafe’s in town, along with espresso stands show that most use an average of over
875 cubic feet of water per month. It is expected that converting a portion of this building to an eating establishment would require an additional water connection. The applicant
has the opportunity to provide estimated water calculations, either from an engineer, or proof of water bills from other establishments similar to what is being proposed 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
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
There is a 3,000 gallon STEP tank shared between this building, and the adjacent chiropractic office. The chiropractic office was a restaurant at one time. It would be expected that
this tank is adequately sized to serve both buildings.
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
The project is exempt from SEPA 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. Accesses to the site are preexisting and may remain.
Parking
On-site parking does not meet current development standards. Parking in the rear of the building needs to be upgraded with pavement and landscaping. City development regulations require
all parking areas to be surfaced with asphalt, concrete or similar surface.
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. 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
Ministerial Site Plan Review $250
Civil Plan Review
City Staff Review $250
Consultant Review Actual Cost
Building Permit Review
Sewer SDC (per ERU) $6,394
Water SDC (per ERU) $6,725
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 May, 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