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1405 Yelm Ave E The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES September 2, 2020 Jeff Stavert proposes to develop the property located at 1405 Yelm Avenue East into a restaurant with a drive-through. The site was previously used as automobile sales. The food service business is a change of use, and requires site plan review approval. The property is zoned C-1 Commercial. 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 As the proposal, as submitted, is an allowed use in the Commercial C-1 zoning district, the project would be approved through the administrative site plan review process. The administrative site plan review process allows notification of the application to surrounding property owners, but does not trigger 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 administrative site plan review process typically takes between 8 to 12 weeks. The decision may be appealed to the City's Hearing Examiner. Building elevations, site utility screens and refuse enclosure details showing compliance with City of Yelm Design Guidelines shall be submitted with the site plan review application. 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 most current Stormwater Management Manual for Western Washington. Page 2 of 4 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 which is considered an Equivalent Residential Unit(ERU). The site has a single water connection, however, based on the use, additional water connections are expected. Drive-through restaurants historically show an average consumption of 3-6 ERU’s per month. The 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. The site is served by a residential 5/8” water meter. It is anticipated that the meter size will need to be increased. 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. An 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, but is not likely large enough to support the new use. Food preparation requires a grease interceptor to be installed. There are several 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. Sewer connections are based on water usage. It is anticipated that additional sewer connections will be required. Page 3 of 4 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 (2019) of the Washington State Department of Ecology Storm Water Manual. (SWMMWW). Civil plans must show the existing system to meet these standards, or be upgraded. ENVIRONMENTAL Environmental Review SEPA is required pursuant to Section 18.20.020 YMC as the proposed use will create more than 25 new pm peak hour trips. A trip generation report is required. 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 (right in/right out only, and a full 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. Frontage improvements are required at the time of development. Yelm Avenue is completed to City Standards. The conceptual plan shows a revised access point on the Morris Road Cul-de-sac. The Morris Road cul-de-sac shall be reconstructed pursuant to City of Yelm Development Standards. PARKING The requirements for off-street parking and their design shall be regarded as the minimum; however, the owner, developer, or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space is in excess of the minimum set forth. Section 18.54.030 YMC requires establishments for the sale and consumption of food and beverages uses to provide one space per 200 sf of gross floor area. The site plan shows a proposed restaurant of 2300 square feet, which would require a minimum of 12 parking stalls. The site must provide appropriate Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius and internally. Page 4 of 4 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. Illumination requirements are found at Section 18.59.050 YMC and include standards for walkway and parking lot lighting. Perimeter landscape includes an 8’ planter strip with a combination of evergreen and deciduous trees, and ground cover. The conceptual plan does not meet this requirement on the west property line. Parking lot landscaping requires no parking stall be located more than 50 feet from a tree. New development on corner lots at intersections must enhance the property’s visual qualities at the corner. Section 18.59.060 YMC provides guidance. Site planning includes requirements for connecting streets and access and pedestrian routes. The conceptual plan meets these requirements. All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. FEES & CHARGES LAND USE REVIEW Site Plan Review $750 SEPA $150 CIVIL PLAN REVIEW City Staff Review $250 + $54 per hour Consultant Review Actual Cost BUILDING PERMIT REVIEW Building permit Based on valuation 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 August, 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 proposal.