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Golf Course Maintenance Bldg presubmission notes The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES SEPTEMBER 23, 2020 Vibe Construction proposes to construct a 2,400 square foot maintenance building at the Tahoma Valley Golf Course located at 15425 Mosman Ave SW, Tax Parcel number 21724440200. 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 Open Space 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. CIVIL PLAN REVIEW The City reviews site construction plans for constructability and consistency with the City's engineering standards and details. Civil construction plans detail all the proposed site improvements down to the size of water and sewer lines and the location of the water meter. Civil plans must be prepared by an engineer licensed in the State of Washington. The City may use a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans set. 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. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plan sets. CONSISTENCY WITH DEVELOPMENT STANDARDS POTABLE WATER The building would be considered an S-1 occupancy, (motor vehicle repair garage). The building is more than 500 feet from the Golf Course Clubhouse/Restaurant buildings, and therefore does not meet the exception for restrooms. Employee restrooms are required. There is a 10-inch main located in Longmire Street with a connection stub located approximately 250 feet south of Berry Valley Drive. Connection to City water service is required. Water connections are based on a consumption rate of 875 cubic feet a month which is considered an Equivalent Residential Unit(ERU). 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. 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. Fire hydrants, with hydrant locks are required based on the International Fire Code. WASTE WATER Connection to City sewer service is required. The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system which includes a treatment tank on the property with effluent being pumped to the Wastewater Reclamation Facility for further treatment and reutilization. There is a 2-inch sewer main located in Longmire Street with a connection stub located approximately 400 feet south of Berry Valley Drive. Connection to City sewer service is required. Sewer connections are based on water usage. 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. Any existing on-site sewage disposal system(s) will need to be abandoned. STORM WATER The City does not operate a storm water collection and treatment system, so storm water must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans Page 3 of 4 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 preliminary assessment review for the Mazama Pocket Gopher is required. Existing environmental documents may be used. 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). TRANSPORTATION Frontage improvements are required. Longmire Street is constructed to City standards. Mosman Ave will be constructed by the City. The proposed access on Mosman shall meet the standards of the Yelm Engineering Specifications and Standard Details. Section 18.40.040E YMC requires that driveways be not less than 150 feet from intersecting right of way lines, measured from the center line of the driveway. SITE DESIGN The owner or operator of the premises shall be responsible for providing adequate amounts and arrangement of space even though such space is in excess of the minimum set forth in the code. The parking requirements in the Yelm Municipal Code does not list parking requirements for this specific use. The most similar use is a general industrial use which requires one space for per employee based on the greatest number of employees on a single shift, plus one space for each vehicle owned, leased or operated by the company. Developments must relate to street frontages by defining the street edge and providing pedestrian connection to public sidewalks. Trash enclosures shall incorporate the architectural feature of the primary structure and landscaping. Trash enclosures should be located to the rear of the site, and not located between a street and building. The enclosure shall be constructed of CMU, wood or architectural steel, with gates of similar durable materials. Outdoor storage must have sight-obscuring screening around the storage area, and stored materials shall not exceed the height of the screening. LANDSCAPING Perimeter landscape is required, and typically includes an 8-foot planter strip with a combination of evergreen and deciduous trees, with shrubs and ground cover. Page 4 of 4 Parking landscaping includes a minimum of 24 square feet of landscape area for each parking stall proposed, each planting area must contain at least one tree. Above ground stormwater facilities require a perimeter landscape. BUILDING DESIGN Building setbacks are 25 feet from a collector street (includes both Longmire and Mosman), and maximum building height is 40 feet. If the building is 30’ or more, specific fire access is required. FEES & CHARGES LAND USE REVIEW Administrative Site Plan Review $750 CIVIL PLAN REVIEW Civil Plan Submission $250 + $54 per hour Consultant Review Actual Cost BUILDING PERMIT REVIEW Plan Review Based on value Building Permit Based on value Sewer SDC $6,394 Water SDC $6,725 Transportation Facility Charge $1,497 Per new pm peak hour trip. (credit for existing) Fire Impact Fee (per square foot) 0.36 **Fees subject to change These notes are based solely on the site plan and description submitted September, 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 proposed project with all regulations.