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906 Rhoton.docx The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES NOVEMBER 4, 2020 Steve McClung proposes to develop the property located at 906 Rhoton Road into a contractor’s yard for storage of heavy equipment with office space. Parcel 64300800303. 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 Industrial 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. Concurrently with Site Plan Review two sets of building and accessory building elevations must be submitted for review of the building for consistency with the Design Guidelines. 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 5 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 Environmental review is required for commercial and industrial buildings over 10,000 square feet. This includes the SEPA checklist. 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 then be required before the permit is processed. 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). Flood Insurance Rate Maps (FIRM) published by the Federal Emergency Management Agency (FEMA) indicate that a portion of this parcel is within the 100 year floodplain of Yelm Creek. Recent documentation of best available science from FEMA indicate that the flood zone in this area should be removed from the FIRM. The City anticipates that approval of construction in the area shown on the FIRM would be allowed based on FEMA current findings. 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. Vehicular access into the site will need to be reviewed. The project will require a commercial access per the Yelm Development Guidelines. Frontage improvements are required for all new development within the city. Frontage requirements for Rhoton Road include improvements as a Commercial Collector to include an 11’ travel lane, a 5’ shoulder, a 7’ planter strip, street lights, and 5’ sidewalk. According to available records, right-of-way was dedicated during the short subdivision process. Page 3 of 5 Section 18.16.080 YMC allows the City to determine when frontage improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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 industrial uses to provide 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, and one space for each vehicle owned or operated by the company. The office would require one stall per 300 square feet of gross floor area. SITE DESIGN Building setbacks are 15 feet from the rear, front and side yards. The maximum building height is forty (40) feet. Perimeter site landscaping consists of a standard eight-foot planter strip with a combination of deciduous and evergreen trees, and shrubs. Parking lot landscape includes planter islands and equal at least 24 square feet for each parking stall proposed. Any above ground stormwater facilities shall incorporate onsite landscaping. Chain link fencing is not allowed when visible from a public right-of-way. Alternate fencing or dense landscape barrier is required where chain link fencing is installed. Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the front of a building. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme and landscaped consistent with the required perimeter landscaping. Outdoor storage shall be maintained in an orderly manner consistent with good housekeeping practices and shall be effectively fenced and screened from all residential areas and public rights of way. Mailboxes shall be cluster box units and located on site. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Page 4 of 5 POTABLE WATER The property is located in the City of Yelm’s water service area, and is not currently connected to City water service. There is an existing 8-inch water main located in Rhoton Road (west side). The main will need to be tapped for service line. Connection to City water service is required. Water connections are based on a consumption rate of 875 cubic feet a 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. Any on site wells will need to be abandoned and any water rights associated dedicated to the City. 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. WASTE WATER The property is located in the City of Yelm’s STEP sewer system service area, and is not connected to the City of Yelm’s STEP sewer system. There is an existing 4-inch sewer main located in Rhoton Road (east side). 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. BUILDING The building use will be reviewed for life/ safety, seismic design, accessibility and energy code requirements for its particular use. Page 5 of 5 The storage and/or repair of commercial vehicles in a building with a fire area over 5,000 square feet in area will require an automatic fire sprinkler system Per 2015 International Fire Code. The building proposed is over 10,000 square feet. The site must provide Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius at Rhoton Road and internally. FEES & CHARGES LAND USE REVIEW Administrative Site Plan Review $750 SEPA Checklist $150 Civil Plan Review CIVIL PLAN APPLICATION 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 Fire Impact Fee (per new square foot) 0.36 Traffic Facilities Charge (per new pm peak hr trip) $1,497 Industrial uses create .98 new pm peak hour trips per 1,000 square feet. 16,000 sq. ft. buildings = 15.68 trips for TFC $23,473 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.