9955 Tahoma Blvd SE pre sub
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PRE-SUBMISSION NOTES
SEPTEMBER 1, 2021
SoundBuilt Homes, Inc. proposes a mixed use residential and commercial development on a
12.72-acre parcel and a 1-acre parcel. The parcels are located at 9955 Tahoma Blvd. SE, Tax
Parcel numbers 78640000012 and 78640000010 respectively. Preliminary uses include 126
apartment units on the south side, two 4,000 sq. ft. restaurants, a 4,000 sq. ft. office building,
and three retail facilities (8,000 sq. ft., 6,000 sq. ft., and 3,000 sq. ft.) on the north side.
The property is zoned Master Planned Community (MPC) neighborhood commercial (NC) which
allows residential uses at a density of 16 dwelling units per acre. Apartments of NC zoning
districts shall represent no more than 60 percent of a mixed use development. Retail and
service-oriented establishments are allowed uses on this site. Gross area includes all the land
within the boundary of development, including open space, critical areas, buffers, streets, and
public right-of-way.
The parcels, owned by SoundBuilt Homes, Inc., considered contiguous land, and should be
reviewed as one project.
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 project as proposed is a mixed use development, which goes through a quasi-judicial
permit process.
The mixed use development review process allows notification of the application to
surrounding property owners and triggers a public hearing before the Hearing Examiner. 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 staff report. A typical staff report
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 mixed use review process typically takes between 8 to 12 weeks. The decision may be
appealed to the City Council.
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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 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
As this project is in the Tahoma Terra Master Planned Community, the MDNS issued on May 24,
2005 fulfills the SEPA requirements of the project. This project is subject to the mitigating
conditions of the MDNS.
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).
A portion of the west side of the property is encumbered by high ground water. Development
in the high groundwater hazard zone must comply with Section 18.21.080 YMC, and no activity
within the floodplain shall increase the base flood elevation. Applicants shall submit a
delineation of the base flood elevation and no development shall be located within 50 feet
horizontally or two feet vertically of the base flood elevation, whichever is less. The bottom of
any infiltration facility for stormwater discharge shall be located at least six feet above the base
flood elevation.
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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 preliminary site plan shows two full accesses onto Berry Valley Rd. SE,
and two full accesses onto Tahoma Blvd. SE. The transportation analysis will determine if any
changes to proposed access may be required. Berry Valley Rd. SE and Tahoma Blvd. SE
frontages are completed to City Standards.
The site must provide appropriate Fire Department vehicle access. Access lane widths are
determined by building size and height. Buildings over 30 ft in height require 26 ft access lanes.
This includes driveway radius and internally. Currently 1 driveway has a dead end with no
emergency vehicle turnarounds. Dead end driveways after 150 feet must have turn around
provisions in place for emergency vehicles.
Traffic facilities charges are required at building permit issuance. As these properties are in the
Killion Rd. LID there is a reduction of $564 per peak PM 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.
Section 18.54.030 YMC requires the following:
Multifamily over four units: 1 stall for studio apartments, 1 ½ stalls for 1-2 bedroom dwelling
units, 2 stalls per 3 bedroom dwelling units, and 1 guest stall for every 10 units
Sale of 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
Shared parking access is required. The proposal shows internal access to all parcels. Parking lots
for commercial structures shall be located behind or along the side of the building (not
between the building and the street) and be subject to shared parking agreements. Off-street
parking areas shall be designed to provide for the safe and convenient circulation of
pedestrians and vehicle traffic within the parking area and adjacent streets.
The preliminary site plan shows several places where parking spaces require backing out into a
drive aisle intersection, which poses a risk to drivers. Location of compact car parking spaces
shall not create traffic congestion or impede traffic flows.
Parking lots must meet current Americans with Disabilities Act (ADA) requirements.
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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.
Refuse areas are to be enclosed and landscaped. All streets, public or private, shall have street
lighting sufficient to provide traffic and pedestrian safety. Illumination requirements are found
at Section 18.59.050 YMC and include standards for walkway and parking lot lighting.
Pedestrian circulation is required to provide connection to public sidewalks, within the
development, and to adjoining properties.
At least two of the following pedestrian amenities such as pedestrian furniture, transit stop,
and/or decorative screen walls must be near the sidewalk. More detailed description may be
found at Section 18.36.040 (J) YMC.
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.
Maximum building size is 30,000 gross square feet and maximum building footprint is 16,000
gross square feet. Front yard setback is 10 feet, side yard 10 feet and rear yard setback is 25
feet. Maximum building height is 42 feet. Building setback areas between public street
frontages and buildings shall include hardscape improvements such as plaza’s and courtyards.
Maximum impervious surface coverage is 70 percent. It is unclear if the proposal meets these
requirements.
LANDSCAPING
Perimeter landscape is required, and typically includes an 8-foot planter strip with a
combination of evergreen and deciduous trees, with shrubs and ground cover.
Parking lot landscaping requires landscaped islands, and no parking stall be located more than
50 feet from a tree.
Streets are landscaped with planter strips and street trees.
Above ground stormwater facilities require a perimeter landscape.
OPEN SPACE
Open space requirements for Tahoma Terra will be addressed through the open space plan
together with the requirement for neighborhood ‘pocket’ parks. For purposes of all multi-family
residential developments, any dedication of recreation/open space pursuant to Section 18.56
YMC shall be in an amount equal to or greater than 10% of the gross area of the proposed
development. Recreation/open spaces are required to have the following attributes and
characteristics, environmental interpretation/protection, active recreation parks, off-road
footpath/bicycle trails, or any other use found by the city to further the purposes of 18.56.020
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YMC. Proof of compliance with the open space plan for the MPC will be required at application
submittal.
POTABLE WATER
The property is located in the City of Yelm’s water service area, and is required to connect 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.
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.
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 sewer service area, and is required to connect to
City sewer service.
The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system which includes a
treatment tank on the property with effluent being pumped to the Wastewater Reclamation
Facility for further treatment and reutilization. In some cases, duplex or other multi-family units
may share a STEP tank. STEP tank sizing is governed by the Criteria for Sewage Works Design
(Orange Book) published by the Washington State Department of Ecology.
Sewer connections are based on water usage. Proposed water calculations will be used to
determine if additional sewer connections are required.
Civil plans must show that the existing or new tanks are sized appropriately for the building site
and proposed use.
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 of the Washington State Department of Ecology Storm Water Manual
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(SWMMWW). Civil plans must show the existing system to meet these standards, or be
upgraded.
BUILDING LIFE/SAFETY
All buildings and site improvements must meet current Americans with Disabilities Act (ADA)
requirements.
FEES & CHARGES
LAND USE REVIEW
Administrative Site Plan Review $750
Binding Site Plan $2,000
Mixed Use Development $375
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
Sewer SDC (per ERU) $6,394
Water SDC (per ERU) $6,725
Traffic Facilities Charge (per new pm peak hr trip) - Killion Rd. LID $933
Fire Impact Fee (per new square foot) 0.36
County Recording Fees Actual Cost
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. Multiple
land use applications submitted concurrently, excluding Environmental, TIA, and
Annexations, are charged only the highest permit fee.
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