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103 93rd Ave SE 1 | P a g e PRE-SUBMISSION NOTES JUNE 9, 2021 Jasmine Wilson proposes to put an existing coffee stand building on Parcel 21724210600 , which is 1.07 acres. The stand as proposed is a drive-through establishment with a separate storage shed. The site currently includes an approximately 8,000 square foot fitness center with improved parking. This site is in the Heavy Commercial (C-2) zoning district, which is codified at Chapter 18.37 YMC. Service oriented establishments, including drive-through establishments, are allowed uses in the C-2 zone. The area to the front of the parcel was intended for future development. Site plan review approval is required for any new commercial use. 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 this is an allowed use in the C-2 zone, 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. After the comment period, 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. 2 | P a g e 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. The City may use a third party peer review service as well as a review by City staff. A first review typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the initial plans sent. 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. A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed depending on the quality of the initial plans set. CONSISTENCY WITH DEVELOPMENT STANDARDS ENVIRONMENTAL The project as proposed is exempt from SEPA review pursuant to Section 197.11.800 (1)(iv) WAC. TRANSPORTATION Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. The conceptual site plan shows 2 full accesses off of 93rd Ave SE. Parcels with 50-150 feet of frontage are allowed two accesses from public right-of-way [Section 18.52.100 YMC]. Full access is also possible off of the shared driveway leading to the building on the Southern part of the parcel. Driveways must meet the spacing and size guidelines of the City of Yelm Development Guidelines and must be improved to City standards. City development regulations require all parking areas to be surfaced with asphalt, concrete or similar surface. Frontage improvements are required at the time of development. 93rd Ave SE is considered a neighborhood collector street which includes a 16 foot travel lane, a 7 foot planter strip, and a 5 foot sidewalk. This street is not constructed to City standards. The City would likely support a deferral of frontage improvements agreement, which must be requested at the time of application. 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. 3 | P a g e The sale and consumption of food requires 1 stall per 200 sq. ft. of gross floor area, however the applicant/owner is responsible to provide adequate parking for all employees and customers. 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. Parking lot, and all drive lane surfacing materials are required to be permanent all weather surface. Asphalt concrete pavement and cement concrete pavement satisfy this requirement and are approved materials. Gravel surfaces are not acceptable or approved surface material types. 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. Service areas, outdoor storage areas and other intrusive site features must be located at the rear of the lot to reduce conflicts with adjacent uses. 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. 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 required to connect to City water service if water service is required. A meter box is set for this future development off of 93rd Ave SE. 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. 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 4 | P a g e 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. The requirement for connection to City water & sewer will be driven by Department of Health standards. Adequate information for how adequate hot water will be provided, how grey water will be disposed of, and establishment of a restroom agreement will be requested to make this determination. If the plan includes an expansion of an existing system the increase in water/sewer consumption as a result will be billed to the existing account and the additional usage could possibly trigger an additional system development charge. WASTE WATER The property is located in the City of Yelm’s STEP sewer system service, and is required to connect to City sewer service if wastewater service is needed. 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. Modular Buildings shall be built to the standards of the 2018 International Building Code. Modular buildings shall be set below grade on ribbon-footings and a permanent foundation shall be constructed around the perimeter. Skirting is required which does not allow more than 12 inches of the perimeter foundation to be visible or above the finish grade of the lot. 5 | P a g e The age of a modular building, as reflected on the title, shall not exceed a maximum of five years at the time of installation. 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) $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 May, 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.