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1301 E Yelm Ave - July 21 2021 1 | P a g e PRE-SUBMISSION NOTES JULY 21, 2021 D & B Retail proposes to construct an Arby’s drive-through restaurant, bank, and mixed use commercial development on the property located at 1301 Yelm Avenue East. The site plan includes a parcel at 1405 Yelm Avenue East, which is currently under site plan review for a drive-through restaurant. The application for 1405 Yelm Ave E was previously deemed complete, and a notice of application was issued on December 31, 2020. The City has started the environmental review, and is waiting on an updated Transportation Impact Analysis. The parcel located at 1301 Yelm Ave E, along with 1405 Yelm Avenue East are both owned by D&B Retail, and are considered contiguous land. Development of the parcels are dependent upon one another for transportation ingress and egress, and as development on contiguous land, should be reviewed as one project. Furthermore, SEPA rules prohibit reviews that divide a project that when reviewed together would not be exempt [WAC 197-11-060(5)(b)]. The property is zoned Commercial (C-1). Retail and service-oriented establishments 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 proposal includes development on the lot of an Arby’s drive-through restaurant, a bank, and a commercial building. This development requires an administrative site plan review, which 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 the square footage of new commercial development, transportation and stormwater, an expanded environmental checklist (SEPA) review is required to include a transportation impact analysis and preliminary stormwater report. 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 2 | P a g e 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. 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 required depending on the quality of the initial plans sent submitted. BUILDING LIFE/SAFETY Yelm has adopted the 2018 International Building Codes and reviews building plans for fire/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 necessary, depending on the quality of the initial plans set. 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. A previous gopher review in 2015 showed no evidence of gopher habitation. This report will need to be updated to confirm that there is still no evidence. 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, internal circulation, and the extension of the right turn drop lane from Yelm Avenue onto Bald Hill Road. 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 ma y be required if evidence of pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). 3 | P a g e 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 in a location directly across from a full access into an existing commercial development, as well as shared parking lot access to 1405 Yelm Avenue East. The transportation analysis will determine if any changes to proposed access are required. A shared parking lot access with the Safeway development to the west should be considered. This section of Yelm Avenue is a Class 4 Managed Access Highway, which means driveways shall be spaced a minimum of 250 feet apart or from an intersection for traffic flow; however, Section 468-52-040 (6) WAC allows for restricted accesses based in part on distance and orientation from an intersection. Frontage improvements are required at the time of development. Yelm Avenue is completed to City Standards, however previous transportation reviews show the need for the right turn lane pocket at Yelm Avenue and Bald Hill Road to be extended. The internal street will be classified as a local access commercial street, and requires 58 feet of ROW. If a private street is intended, it shall be designed to provide a minimum 30’ wide paved surface, and have a sidewalk a minimum of four feet in width. Drive lanes will be reviewed to assure accommodation for emergency and fire apparatus. 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. Section 18.54.030 YMC requires the following: Sale or consumption of food: 1 stall per 200 sq. ft. of Gross Floor area Retail: 1 stall per 250 sq. ft. of Gross Floor area Professional Office: 1 stall per 300 sq. ft. of Gross Floor area The site must provide adequate Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius and internally. Shared parking access is required. The proposal shows internal access to all parcels. Connection to the retail development to the west should be considered. SITE DESIGN 4 | P a g e The Unified Development Code includes standards for parking lot design and landscaping, and also 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. Refuse areas are to be enclosed and landscaped. Illumination requirements are found at Section 18.59.050 YMC and include standards for walkway and parking lot lighting. 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. The southwestern property line is adjacent to low density residential uses, and requires a dense sight barrier landscape of 15 feet to include a combination of trees, shrubs, walls, berms and related plant material. Pedestrian circulation is required to provide connection to public sidewalks, within the development, and to adjoining properties. Site planning amenities include increased landscaping when parking is adjacent to the street, providing 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 car wash, as vehicle headlights would be oriented towards Yelm Avenue. More detailed description may be found at Section 18.36.040 (J). Chapter 18.59 provides guidance for developments that include multiple buildings that include connection streets and public transportation, provide pedestrian connectivity, and incorporating open space and landscaping as a unifying element. 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. There are past due utility account balances on both parcels. As of July 15, 2021, the balance due for 1301 Yelm Avenue is $8,254.42, and the balance due for 1405 Yelm Avenue is $3,581.92. These accounts will need to be made current prior to Certificate of Occupancy issuance. 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 Section 5 | 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. 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 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. Sewer connections are based on water usage. Proposed water calculations will be used to determine if additional sewer connections are required. 1301 E Yelm Ave has 19 Sewer LID ERUs remaining, and 1405 E Yelm Ave has 5 Sewer LID ERU’s remaining. These ERU’s represent the number of Sewer System Development Charges that will be charged a reduced rate. Civil plans must show that the existing or new tanks are sized appropriately for the building site and proposed use. Food preparation requires the installation of a grease interceptor. 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 meets these standards, or upgrades to the system shall be required. BUILDING All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. 6 | P a g e 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 Building Plan Review 65% of Building Permit Fee Sewer SDC (per ERU) $6,394 LID Sewer SDC (per ERU) $3,269 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 County Recording Fees Actual Cost + $5 processing fee per document These notes are based solely on the site plan and description submitted July, 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.