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813 Yelm Ave W notesPre-Submission Notes March 24, 2021 Farrellis Pizza proposes to enlarge an existing restaurant located at 813 Yelm Avenue West. The building and site was improved as a 3,000 square foot restaurant in 2006. The property is zoned Commercial (C-1). Retail and service establishments, including 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 plans to enlarge the existing building, and questions regarding use of the unimproved portion of the site. The proposal requires an administrative site plan review, as the expansion is greater than 25% of the building footprint. 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. 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. 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 The expansion does not require a SEPA environmental review. The project is exempt as long as total building square footage is under 10,000 sq. ft., under 90 parking stalls, and the entire project creates less than 25 new pm peak hour trips. The existing restaurant was charged for 18.39 trips. New trips generated will be calculated on the new square footage proposed. 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 is located on Yelm Avenue West with a full 2-way access. The gravel entrance on Tahoma Boulevard is not an approved access at this time. There is a utility easement in this area for a water line to serve a fire hydrant. This access could be improved as access to the parking area, and would require parking lot improvements. Frontage improvements are required at the time of development. Yelm Avenue and Tahoma Boulevard were completed under the Killion Road LID. The property had an assessment in the amount of $64,463.78, which has been paid in full. The increase in building square footage generates additional traffic to the site, and will require a transportation facility charge (TFC) based on the new pm peak hour trips. It appears that the addition is a little over 1,000 sq. ft. The existing building was charged for 18.36 new pm peak hour trips, based on 6.13 new trips per 1,000 sq. ft. The addition of 1,000 sq. ft. would create 6.13 new pm peak hour trips. The City Council has established a TFC credit for properties within the Killion Road LID assessment area. The credit is $564 per new pm peak hour trip. 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 one 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 has 20 existing parking spaces. This is the minimum required for 4,000 square feet. Additional parking may be required if the expansion equals more than 1,000 sq. ft. 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. When the building was in construction, the City was preparing the Killion Road LID. At the time of construction, it was not clear exactly how much right-of-way was needed for the road improvement, so the measurements on the approved construction plans may differ from actual right-of-way at the corner. Setbacks for the C-1 zone are 15 feet from the front, 10 feet from the side and 20 feet from the rear. There is a STEP tank and grease interceptor located at the corner of Yelm Avenue and Tahoma Boulevard. These tanks must be accessible at all times for maintenance. 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. When the building was in construction, the City was preparing the Killion Road LID. At the time of construction, it was not clear exactly how much right-of-way was needed for the road improvement, so the corner enhancement was deferred. If you are able to create your addition to the building at this corner, the corner enhancement feature should be included. Perimeter landscape includes an 8’ planter strip with a combination of evergreen and deciduous trees, and ground cover. This landscaping includes landscape around buildings. The expansion of the building shows required building landscape removed. Design standards include 5-foot landscape adjacent to buildings. 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. 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. 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. The existing restaurant paid for 3 water connections at the time of construction. 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 was a Double Check Valve Assembly (DCVA) installed on the domestic and irrigation meter located on this site. A Reduced Pressure Backflow Assembly (RPBA) will need to be installed instead on the domestic meter. 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 1500-gallon STEP tank and a grease interceptor. This infrastructure must be accessible at all times. 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). You are welcome to change the existing stormwater facilities, and must do so if you add additional ingress/egress and parking. The stormwater facility may be changed to underground or relocated onsite. Additional impervious surface or change to the existing stormwater system requires that the system be upgraded to meet the most current stormwater manual. Building All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. Restaurants are an A-2 Occupancy and automatic sprinkler systems are required per 2018 International Building Code Chapter 9 Section 903.2.1.2: An automatic sprinkler system shall be provided throughout stories containing Group A-2 occupancies and throughout all stories from the Group A-2 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exist: The fire area exceeds 5,000 square feet. The fire area has an occupant load of 100 or more. The fire area is located on a floor other than a level of exit discharge serving such occupancies. Additions that are completely enclosed add to the building interior envelope and increase the building’s square footage. Enclosing gas meters and HVAC equipment, such as heat pumps is not allowed. Covered patios that are not fully enclosed are not counted towards the square footage of the building interior envelope. Fees & Charges Land Use Review Administrative Site Plan Review $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) (Increase expected in January 2021) $6,725 Traffic Facilities Charge (per new pm peak hr trip) $1,497 Total estimated TFC for 1,000 sq. ft. is $9,176.61 (6.13 new pm peak hour trips per 1,000 sq.ft.) Fire Impact Fee (per new square foot) 0.36 LID Assessment Balance $0 Any tax liability is determined by Thurston County Assessor’s Office.  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.