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412 Yelm Ave EPre-Submission Notes April 21, 2021 Christine Lee proposes to make changes to her existing commercial buildings to create extra square footage for the use of a part of the building for a new business, Harbor Freight Tools. Her proposal is to remove an existing fire exit corridor from the Dollar Tree and replace the corridor with a new corridor through area taken from the rear area of Goodwill. The square footage created by the removal of the exit corridor currently located in the Dollar Tree, will be utilized by Harbor Freight Tools. Christine Lee also proposes the removal of an existing loading dock in the rear of the building to accommodate the egress for the new corridor. The proposal also includes expanding the Dollar tree Store front out to the edge of the building’s front walkway. . 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 ministerial site plan review process. The ministerial site plan review process does not require notification of the application to surrounding property owners, or trigger a public hearing. The Ministerial Site Plan Review process is an administrative approval designed to ensure compliance with development regulations. The process is codified at Chapter 18.10 YMC. A site plan review approval typically contains conditions of approval that the applicant must complete prior to receiving a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval. 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. 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. The proposal is to alter the Goodwill to accommodate changes made to the Dollar Tree’s exit corridor. The square footage created by removing the existing exit corridor will be allocated to Harbor Freight Tools. To create the additional square footage desired by Harbor Freight Tools the proposal includes expanding the Dollar tree storefront to the edge of the walkway fronting the building. According to the Thurston County Assessor’s Office, the building was constructed in 1987 and is a single story 5280 square foot building. The change of occupancy will be from an M Occupancy (retail) to an S-1 Occupancy (automotive repair). The maximum occupancy allowable will be determined at plan submittal. The building proposed is classified as an S-1 Occupancy and with the given square footage of 6,400 square feet fire sprinklers would not be required. Any building over 5,000 square feet in area performing repairs on commercial vehicles does require an approved automatic fire sprinkler system. Per 2015 International Fire Code 903.2.9.1 A Mechanical ventilation system capable of an exhaust airflow rate of .75 CFM/SQFT is required in the repair areas of the proposed facility. Per 2015 International Mechanical Code Table 403.3.1.1 Exposed wall and ceiling space shall be brought into compliance with the 2015 WSEC. SIGNS Allowed sign areas for primary wall mounted signs for a 5000-10000 square foot building are 88 square feet plus .75 square feet for each additional 100 square feet over 10,000 square feet. *Sign areas shall be the lesser of the above calculation or one square foot for each lineal foot of wall. A secondary wall sign is allowed at 50% of the above calculation, a third and fourth wall sign is allowed at 25% of the primary wall calculation. Per YMC 18.62.160 Table for Wall Mounted Signs 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, and based on comparable building uses, additional water connections will not be required. The site is served by a residential 5/8” water meter. It is anticipated that the meter size will not 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. Sewer connections are based on water usage. It is anticipated that no additional sewer connections will 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 (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 A trip generation report is required. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 4B.140. This section of Yelm Avenue is a Class 4 Managed Access Highway. Frontage improvements are required at the time of development. Yelm Avenue is completed to City 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. The Unified Development Code at Chapter 18.54 YMC provides minimum parking requirements. Although automotive repair facilities are not specifically listed, general industrial is considered the most closely resembling use which requires one space per employee based on the greatest number of employees on a single shift, plus one square foot parking per square foot of display or retail area, plus one space for each vehicle owned, leased or operated by the company. It is the owner’s responsibility to provide adequate amounts and arrangement of space. Parking spaces in banks of 90 degrees are 9 feet in width by 20 feet in length and require a 23 foot drive aisle. In parking facilities containing 25 or more parking spaces, a maximum of 25 percent may be compact stalls. The drive entrances to the service bays, employee entrance, and any vehicle storage is required to be paved. Parking areas are required to be landscaped to provide visual relief and shade. At least 24 square feet of landscaping is required for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree, and no parking stall shall be located more than 50 feet from a tree. Live groundcover shall be provided throughout each landscaping area. 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. Off-street loading shall be required for all commercial establishments which are engaged in the retailing or wholesaling of merchandise requiring regular delivery such as food retailers, lumber yards, hardware stores, department stores and the like. The building proposed does not engage in retailing or wholesaling of merchandise so off-street loading will not be required. 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. 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 Civil Plan Review Costs $250 (w/ Application) + Review Fees (at Approval) Review Fees City Staff + Consultant (if required) City Staff Review $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.