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J&I Storm PondPre-Submission Notes February 10, 2021 AGB Properties, LLC proposes to install an underground Stormwater system, and develop the above ground Stormwater facility into improved parking. The property is zoned Heavy Commercial (C-2). Retail and service establishments are allowed uses on this site. Process As no structures are proposed, the approval process requires civil plan review. Civil plan review assures that development meets the design and construction standards of the Unified Development Code, and the Yelm Engineering Specifications and Standard Details. 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. Consistency with Development Standards Environmental The project is exempt from SEPA when the proposal includes fewer than 90 parking stalls, and any landfill or excavation is less than 1,000 cubic yards. 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 to the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. The conceptual site plan does not show how ingress and egress is intended. 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. Parking for existing structures on site meet the minimum requirement for the number of parking stalls. Design of the parking area shall meet the standards and details of the Yelm Engineering Specifications and Design Standards Section 2.60.080 and standard details 2-20 through 2-25. Site Design The Unified Development Code includes standards for site and parking lot and landscaping. Perimeter landscape includes an 8’ planter strip with a combination of evergreen and deciduous trees, and ground cover. Parking lot landscaping requires the following: Parking areas shall have a minimum of at least 24 square feet of landscape development 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. Live groundcover shall be provided throughout each landscaping area. Groundcover may be a combination of shrubs and trees that provide the desired effect of providing visual relief and green space within the parking area. Groundcover shall be selected and maintained so that the entire landscaped area will be covered within three years. At least three percent of the parking area, excluding any other required landscaping, shall be utilized for landscaping. Each planting area must contain at least one tree. Planting areas shall be provided with the maximum number of trees possible. No parking stall shall be located more than 50 feet from a tree. A landscaped area must be placed at the interior end of each parking row in a multiple-lane parking area. A minimum of 60 percent of the trees must be deciduous and 40 percent evergreen. Up to 100 percent of the trees may be deciduous. All parking areas located adjacent to any private street or public right-of-way shall provide a minimum five-foot planted buffer strip between the parking area and the private street or public right-of-way. Permanent curbs and/or structural barriers Pedestrian circulation is required to provide connection to public sidewalks, within the development, and to adjoining properties. Potable Water The proposal does not include any structures; connection to water is not required. If irrigation is proposed from a new irrigation meter, cross connection protection is required. 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. Specific details will be reviewed at both land use application, and during civil plan review. Waste Water The proposal does not include any structures; connection to sewer is not 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. The Stormwater facility on this site serves 4 parcels. A Stormwater maintenance agreement with for the maintenance and repair of the new system is required. Fees & Charges Civil Plan Review Civil Plan Application $250 City Staff Review $54 per Hour Consultant Review Actual Cost  *Multiple applications submitted concurrently, excluding Environmental, TIA, and annexations, are charged on fee based on the highest permit fee. These notes are based solely on the site plan and description submitted February 2, 2021. 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.