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604 Yelm Ave W Notes (2) The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES MARCH 17, 2021 Martha Arriaga Hernandez proposes to redevelop the property located at 604 Yelm Avenue West into a drive-through restaurant. The site was previously used for a restaurant and retail establishment. The property is zoned Commercial (C-1). Retail and service establishments, including drive-through restaurants 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 include a plan to demolish the existing building and construct a new drive-through restaurant. The proposal requires an administrative site plan review. 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. Due to transportation impacts, an environmental checklist (SEPA) review is required, and must include a transportation impact analysis. After the review process, City staff will issue an environmental determination and 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. 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. Page 2 of 5 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. The transportation analysis will review impacts at ingress and egress points as well as concurrency intersections. The proposed location of a new egress on Yelm Avenue will be reviewed by the City and Washington State Department of Transportation (WSDOT) to assure adequate distance from the intersection, and possible mitigation for conflicting traffic movement at the left turn pocket. Preliminary stormwater plans are required as well. 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. The conceptual site plan shows full access on Longmire Street, and a new access on Yelm Avenue. 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. If the access is permitted, it is anticipated that the east bound left turn lane on Yelm Avenue will require curbing or other traffic barring device to prevent conflicting turning movements. Page 3 of 5 Frontage improvements are required at the time of development. Yelm Avenue is complete. Longmire Street is considered a Local Access Commercial which includes an 11-foot travel lane, a 7-foot parking lane, a 6-foot planter strip, and a 5-foot sidewalk. 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 sale of consumption of food requires 1 stall per 200 sq. ft. of gross floor area. Parking areas are subject to the Yelm Engineering Specifications and Standard Details. This includes 23-foot drive aisles for 2-way travel, and no-backing out onto the public street. 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. 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. Site planning amenities include increased landscaping when parking is adjacent to the street. Corner lots are required to provide corner enhancement. Ways to achieve these items are to provide pedestrian amenities such as pedestrian furniture, transit stop, and/or decorative screen wall. The screen wall is preferable, and may be used to provide sight barrier for the drive-through. More detailed descriptions may be found at Section 18.59.060. Refuse areas are to be enclosed with CMU, wood or architectural steel, and landscaped. Illumination requirements are found at Section 18.59.050 YMC and include standards for walkway and parking lot lighting. The minimum lot size area is 5,000 square feet. Front yard setback is 15 feet, side yard 10 feet and rear yard setback is 20 feet. Maximum building height is 40 feet. POTABLE WATER The property is located in the City of Yelm’s water service area, and is currently connected to City water service. 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. Page 4 of 5 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. It appears that there is an existing RPBA onsite. 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 property is located in the City of Yelm’s STEP sewer system service, and is currently connected to City sewer service. 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. The existing building is served by a 1,200-gallon STEP tank and a grease interceptor. It is unclear from the application if you are intending to use the existing tanks or propose to install new tanks. Civil plans must show that the existing or new tanks are sized appropriately for the building site and proposed use. Sewer connections are based on water usage. Proposed water calculations will be used to determine if additional sewer connections are required. 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). BUILDING All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. Page 5 of 5 FEES & CHARGES LAND USE REVIEW Administrative Site Plan Review $750* SEPA $150 TIA Review Consultant Cost 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) (Increase expected in January 2021) $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 March, 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.