1405 Yelm Ave EPre-Submission Notes
May 27, 2020
Luke Taylor proposes to use the property located at 1405 Yelm Avenue East as a retail landscape supply business. The site was previously used for the sale of vehicles and agricultural
equipment. The retail landscape supply business is a similar use, based on the Standard Industrial Classification Manual, and requires conformance with local and state standards. The
property is zoned Commercial (C-1).
*Items noted in preliminary review:
*Access off of Yelm Ave
*Location of office building
*Stormwater management
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 use is similar, a land use permit is not required. A city business license is required.
Civil Plan Review
Civil plans are required for the construction of driveways, parking areas, stormwater treatment and public infrastructure. Civil plans must be provided to show compliance with the Stormwater
Management Manual for Western 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
The site has a water connection. For the office use, it is not anticipated that additional water connections will be required. It is unclear from the application material if additional
water usage will be required for site cleaning, etc.
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.
A RPBA was installed with previous site improvements.
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 1,500 gallon STEP tank that the previous building was connected to. The location of the tank, and water connection may require that the proposed sales office be located in
the same location of the previous building.
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 for the City to 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.
A Stormwater Site Plan was prepared and reviewed for the previous use that addressed the Minimum Requirements required by the SWMMWW. One of these Minimum Requirements was “Source Control
of Pollution.” A Source Control Plan was developed that applied the appropriate Source Control Best Management Practices (BMPs) based upon the activities of the previous use. This
Source Control Plan will need to be updated to reflect any new or changed activities related to this use.
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. There is an existing access on Yelm Avenue roughly 160 feet from the Bald Hills
Road intersection without a restrictive median, and an access on the Morris Road Cul-de-Sac.
This section of Yelm Avenue is a Class 4 Managed Access Highway, which means driveways should be spaced minimum of 250 feet apart or from an intersection for traffic flow; however, WAC
468-52-040 (6) allows for restricted accesses based in part on distance and orientation from an intersection. For the Yelm Ave access a right-in only is allowed under the WAC. In addition
heavy equipment and vehicles should be required to use the Morris Road entrance to prevent traffic congestion on Yelm Avenue.
Parking
On-site parking meets current development standards.
Site Design
All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements.
Portable or mobile office buildings may be installed onsite. They must be 5 years or newer, provide skirting, connect to water and sewer, and provide ADA access from the parking lot
to the building. If only one accessible parking spot is installed it must be a van accessible parking stall compliant to the 2009 ANSI 117 and 2015 International Building Code.
Fees & Charges
Land Use Review
City of Yelm Business license $35 plus State processing fee
Civil Plan Review
City Staff Review $250 + $54 per hour
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, 2020. 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