608 Yelm Ave EPre-Submission Notes
August 18, 2021
507 Taproom proposes to occupy an existing building at 608 Yelm Ave E, parcel number 64303700300. The proposal includes removing some existing walls, constructing several new walls,
and adding features as necessary for a restaurant. The proposal also includes retaining an existing drive-through and using it for to-go food service.
The building is currently in use as the Yelm Chamber of Commerce, and was used as a bank in the past.
The property is zoned C-1 Commercial. Service-oriented establishments including restaurants are permitted in this zone.
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 the use is permitted in the C-1, the use of an existing building for a use not similar to the previous requires a ministerial site plan review. The ministerial review is an administrative
review and does not require notification of the application to surrounding property owners, nor does it require a public hearing before the Hearing Examiner. A complete application
will be routed to the City Public Works Department for comment.
City staff reviews the application, and provides an approval with conditions to bring the site into consistency with the development regulations of the Unified Development Code.
The ministerial site plan review process typically takes between 4 to 6 weeks.
Civil Plan Review – May Not Be Required
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 (2019).
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
Maps indicate the property contains soils more preferred 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.
As the site is already improved with primarily impervious surfaces, a gopher study is not required.
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 project is exempt from SEPA review subject to Section 197-11-800(3) WAC.
Transportation
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Chapter 2. The conceptual site plan shows full access off of 103rd Ave SE and Prairie Park St
SE. These accesses meet Chapter 18.52 YMC.
There is currently a full access onto Yelm Ave SE, which presents an unsafe situation if drivers try to turn left out of the site onto Yelm Ave SE. This access should have a sign that
restricts the turning movements to right out only.
Frontage improvements are required at the time of development. Both frontages of the site are currently improved to City standards. No additional frontage improvements are required.
Transportation facility charges are due at the time of building permit issuance. The original use of the building was a bank with a drive-through window. This use generates 53.46 pm
peak hour trips per 1000 square feet. Drinking establishments generate 11.34 new pm peak hour trips per 1000 square feet, while high-turnover sit-down restaurants generate 18.8 new
pm peak hour trips per 1000 square feet. As this use generates less traffic than the original permitted use, no traffic facilities charges are required.
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 of consumption of food: 1 stall per 200 sq. ft. of Gross Floor area
While the number of stalls meets this requirement, the ADA stalls do not meet current requirements. One van-accessible space and one additional accessible space are needed. Van accessible
spaces require an 8ft aisle and 8ft space or 11ft space and 5ft aisle, and a sign stating van accessibility. Accessible spaces require a 5ft aisle.
Site Design
The Unified Development Code includes standards for parking lot design, landscaping, and 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.
The refuse enclosure size does not currently meet Chapter 18.59.040 YMC for the use of a restaurant/bar. See table 18.1 for details on refuse requirements. Proof of compliance is required
at application submittal.
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.
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.
Unless additional square footage is proposed, the site currently meets all requirements for landscaping and site design other than the refuse enclosure.
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 additional water connections needed to serve the project if necessary.
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. The site currently has an RPBA which meets requirements for backflow control.
Fire hydrants, with hydrant locks are required based on the International Fire Code. Fire hydrants currently meet City standards.
Waste Water
The property is located in the City of Yelm’s STEP sewer system service, and is connected to City sewer services.
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).
As no additional impervious surfaces are proposed, stormwater review is not necessary.
Building
All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements.
The 2018 International Fire Code requires any A-2 Occupancy building to be fully sprinklered when one of the following conditions exists:
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.
Fire Area is defined as: The aggregate floor area enclosed and bounded by fire walls, fire barriers, exterior walls, or horizontal assemblies of a building. Areas of the building not
provided with surrounding walls shall be included in the fire area if such areas are to be included within the horizontal projection of the roof or floor next above.
Fees & Charges
Land Use Review
Ministerial Site Plan Review $250
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*
County Recording Fees Actual Cost*
*Some fees may not be required.
These notes are based solely on the site plan and description submitted August, 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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