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1411 Yelm Ave W.docx The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES NOVEMBER 4, 2020 Danelle Prengel proposes to develop the property located at 1411 Yelm Avenue West into a retail or service establishment, as well as possibly subdividing the parcel. This parcel received Site Plan Review Approval in 2004, however the project never moved forward, the paved parking area onsite was installed without approval and does not meet City of Yelm Development Standards, so the any use on this site is subject to a new Site Plan Review Approval. The property is zoned Commercial (C-1). Retail and service establishments are allowed uses on this site. 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 application materials did not propose a specific use onsite. As previous approvals have expired, any permitted use would be required to 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. If the use proposed falls into the special use category, the process includes notification of the application to surrounding property owners, and requires a public hearing before the Hearing Examiner. Subdivision of land requires preliminary and final subdivision approval. Due to the size and shape of the parcel, and that Yelm Avenue West is a limited access State Highway, it would be beneficial to subdivide the property through the binding site plan process. 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. Page 2 of 4 Special use and subdivision approvals typically take between 12 – 16 weeks. 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. 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 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. If there is evidence of pocket gopher activity on the property, a critical areas report would be required. If a critical areas report is required, it must be prepared by a qualified professional. 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). All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. TRANSPORTATION Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. There is one existing access on Yelm Avenue. Any additional access would be reviewed for safety and distance between driveways. 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. Frontage improvements are required at the time of development. Yelm Avenue is completed to City Standards. Page 3 of 4 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 the following: Sale of consumption of food: 1 stall per 200 sq. ft. of Gross Floor area Retail: 1 stall per 250 sq. ft. of Gross Floor area Professional Office: 1 stall per 300 sq. ft. of Gross Floor 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. 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. Parking lot landscaping requires landscaped islands, and no parking stall be located more than 50 feet from a tree. POTABLE WATER The property is located in the City of Yelm’s water service area, and is not currently connected to City water service. The site must be disconnected from the well, and a protective well radius must be established. Connection to City water service is required. There is an existing 8 inch water main located in Yelm Avenue West. Water connections are based on a consumption rate of 875 cubic feet a month. The number of water connections cannot be determined at this time, but at the time application for a specific proposed use. 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. Page 4 of 4 WASTE WATER The property is located in the City of Yelm’s STEP sewer system service a 6 inch sewer main located in Yelm Avenue West. The main will need to be tapped for service line. Connection to City sewer service is required. Sewer connections are based on the water consumption rate of 875 cubic feet a month. Any on-site septic systems will need to be abandoned prior to site plan review approval. 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 (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. All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. FEES & CHARGES LAND USE REVIEW Ministerial Site Plan Review $250 Administrative Site Plan Review $750 Short Subdivision $750 CIVIL PLAN REVIEW Civil Plan Application $250 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 Facilities Charge (per new pm peak hr trip) $1,497 Fire Impact Fee (per new square foot) 0.36 These notes are based solely on the site plan and description submitted October, 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.