302 Yelm Ave E Notes.docx
The City of Yelm is an equal opportunity employer and provider
.PRE-SUBMISSION NOTES
MARCH 24, 2021
Molly Carmody proposes to convert the upper floor of an existing building from commercial
assembly space to a residential unit located at 302 Yelm Avenue E.
The property is zoned Central Business District (CBD). Mixed use development is an allowed
use at 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 show the conversion of the upper story of an existing commercial
building to a residential unit. While the proposal is a change of use, the overall impact of the
change is less than the existing use. The proposal is exempt from site plan review.
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 project is exempt from SEPA.
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.
Residential requires 2 off-street parking stalls per unit.
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Potable Water
The property is located in the City of Yelm’s water service area and is 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.
From cursorily search of utility bills it is not expected that additional water connections will
be needed.
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.
There currently is an RPBA installed on the domestic meter and a DCVA installed on the
irrigation 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 area. The building is
served by a 1500 gal STEP tank.
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
All buildings and site improvements must meet current Americans with Disabilities Act (ADA)
requirements.
To determine the occupancy of the unit, your proposal was reviewed to see if it would
classify as a live/work unit, unfortunately your proposal does not meet the requirements.
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The building is 3,600 square feet which is greater than the 3,000 square foot limit for a
live/work unit.
We also reviewed the proposal to see if it would classify an R-3 occupancy which allows
exceptions to automatic sprinkler requirements, however the building does not meet the
requirements of the R-3 occupancy which is a detached one- and two- family dwelling or
townhouse.
The conversion of the upper floor to a residential unit, reviewed under the 2018
International Building Code, would be classified as an R-2 occupancy, and required to meet
the following criteria:
Occupancy Separation – A complete separation of the two Occupancies requires a 1-
hour fire rated separation for a sprinklered building.
Automatic Fire Sprinkler System – An automatic fire sprinkler system is required for
R-2 occupancies throughout the entirety of the building.
Minimum Number of Plumbing Fixtures Required - One and two family dwelling units
are required to have a minimum:
o 1 water closet
o 1 bathtub or shower
o 1 kitchen sink
o 1 automatic clothes washer connection
FEES & CHARGES
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
These notes are based solely on the site plan and description submitted on March 10, 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.
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Live/Work Units [2018 International Building Code Chapter 4 Section 419.1.1]
Occupancy Separation [2018 International Building Code Chapter 5 Table 508.4.]
Automatic Fire Sprinklers [2018 International Building Code Chapter 4 Section
420.4.I]
Minimum Number of Plumbing Fixtures Required [2018 International Building Code
Chapter 29, Table 2902.1 Minimum Number of Plumbing Fixtures Required]