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Dog Park Presub Notes 5.21.21 The City of Yelm is an equal opportunity employer and provider PRE-SUBMISSION NOTES MAY 21, 2021 The City of Yelm proposes to construct a public dog park with associated parking at 902 Rhoton Rd SE Parcel 64300800304. The proposed development includes a fenced dog park open to the public, and an associated driveway and parking lot. 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 proposal, as submitted, is a special use in the Industrial zoning district, the project would be approved through the quasi-judicial special use permit process which includes a public hearing. Due to the volume of construction, a SEPA environmental review is required. The special use permit process allows notification of the application to surrounding property owners and triggers 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 review process, City staff will issue a threshold determination that the project will have no significant impact to the environment 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 have significant environmental impacts or is inconsistent with City, County, or State development regulations. City staff reviews the application, and provides recommendation to the Hearing Examiner. The Hearing Examiner will hear testimony from the City, as well as any public that may attend. The Hearing Examiner then takes the testimony under consideration and issues a decision in 10 – 14 days. The special use permit process typically takes between 12 to 16 weeks. The Hearing Examiner’s decision may be appealed to the Yelm City Council in a closed record hearing. CIVIL PLAN REVIEW Page 2 of 4 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. See City of Yelm Civil Plan Review Checklist for civil plan application requirements. 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. Buildings must be compliant with the City of Yelm development standards. ENVIRONMENTAL Based on the impacts of the development, the project as proposed requires a SEPA checklist and environmental review. 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. Preliminary reconnaissance of pocket gopher activity is required. If there is evidence of pocket gopher activity on the property, a critical areas report would then be required before the permit is processed. 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). 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. Flood Insurance Rate Maps (FIRM) published by the Federal Emergency Management Agency (FEMA) indicate that a portion of the parcel is within the 100 year floodplain of Yelm Creek. Recent documentation of best available science from FEMA indicate that the flood zone in this area should be removed from the FIRM. The City anticipates that approval of construction in the area shown on the FIRM would be allowed based on FEMA current findings. TRANSPORTATION Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. Vehicular access into the site will need to be reviewed. The project will require a commercial access per the Yelm Development Guidelines. It is anticipated that the continuation of this commercial access will provide access to the City of Yelm WRF. City of Yelm Development Guidelines require that this access is paved. If the City Page 3 of 4 proposes to block this access road with a gate or other barrier, the location of the barrier should provide adequate vehicle turnaround. Frontage improvements are required for all new development within the city. Rhoton Road SE is not constructed to City standards. A signed agreement for deferral of frontage improvements will be required as a condition of approval. PARKING Chapter 18.54 YMC provides guidance for minimum parking requirements, however does not list open space as a specific use. It is the responsibility of the applicant to provide adequate parking. Parking areas and drive lanes must be constructed to City of Yelm Development Guideline standards, which include asphalt or concrete surfaces, parking stall size guidelines, and minimum drive lane widths. See City of Yelm Development Guideline Transportation Detail dwg 2-22. SITE DESIGN Building setbacks are 15 feet from the rear, front and side yards. The maximum building height is forty (40) feet. Perimeter site landscaping consists of a standard eight-foot planter strip with a combination of deciduous and evergreen trees, and shrubs. Parking lot landscape includes planter islands and equal at least 24 square feet for each parking stall proposed. Any above ground stormwater facilities shall incorporate onsite landscaping. Service areas and outdoor storage shall be located away from neighboring properties and located behind the building. No refuse container shall be permitted between a street and the front of a building. Outdoor storage shall be maintained in an orderly manner consistent with good housekeeping practices and shall be effectively fenced and screened from all residential areas and public rights of way. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Chain link fencing is not allowed when visible from a public right-of-way. Alternate fencing or dense landscape barrier is required where chain link fencing is installed. POTABLE WATER The property is located in the City of Yelm’s water service area, and is not currently connected to City water service. If the site requires water service, connection to City water will be required. WASTE WATER Page 4 of 4 The property is located in the City of Yelm’s STEP sewer system service area, and is not connected to the City of Yelm’s STEP sewer system. If the site requires sewer service, connection to City sewer will 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 The building use will be reviewed for life/ safety, seismic design, accessibility and energy code requirements for its particular use. The site must provide Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius at Rhoton Road SE and internally. FEES & CHARGES 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.