402 West Rd
City of Yelm
Site Plan Review Committee
105 Yelm Avenue West
Yelm, WA 98597
Pre-Application Meeting
August 10, 2016
These comments are preliminary in nature and are not
intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform
the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission.
Proponent: Constance Standley
Project Proposal: Convert
building to automotive repair
Project Location: 402 West Road NE
Parcel Number: 64303601500
Property Background and Characteristics
The property is located on the NE side of West
Road, directly across from 4th Street. The property is approximately .5 acres, with an existing building commonly known as Tom, Dick & Harry’s Meat Market. The building has been vacant
for several years.
Proposal
The proposal is to remodel the building into an automotive repair facility.
Critical Areas
The City critical area maps indicate that the property is located
outside of wetlands, flood zones, and high ground water areas.
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.
Fish and Wildlife Habitat Conservation Areas
The Critical Areas Code 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. If members of the species are found on the property, a critical areas report is required.
Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact Tim Romanski
of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance with Federal standards for threatened species.
Development Standards
Zoning
The
property is zoned Commercial (C-1) which is codified at Chapter 18.36 YMC. The purpose of the C-1 zone is to provide for the location of business centers to serve the needs of the community
for goods and services.
The C-1 zone allows service oriented businesses as a permitted use as part of the site plan review process. The minimum size of any parcel to be developed
in the C-1 district is 5,000 square feet. Setbacks are 10 feet from side property lines, 20 feet from the rear property line, and 15 feet from the front property line.
The maximum
height of buildings is 40 feet.
Water
The proposed project is located in the City of Yelm’s water service area and is currently connected to the City of Yelm’s water system. Water
connections are based on the use of 875 cubic feet of water usage per month. An engineer’s calculation of proposed water usage or proof of water usage by similar business will be required.
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. If a separate irrigation meter is installed, an approved backflow prevention device shall be provided.
The Unified Development Code, Title 18 YMC, requires
the Community Development Department to make a written finding of concurrency for any approval for a land division or site plan (including any development activity). For water, the
finding must include the fact that “improvements necessary to provide city standard facilities and services are present or are in an approved and funding plan to assure availability
in a time to meet the needs of the proposed development.”
The State Subdivision Act, Chapter 58.17 RCW, requires that the City of Yelm make a written determination that appropriate provisions are made for potable water supplies as part of the
preliminary land division process.
The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm
is the City’s commitment to serve a proposal with potable water. If the City does not have sufficient approved water connections at the time a building permit for the proposed development
is ready to issue, the permit will be denied until additional water resources are available.
The City currently has sufficient water connections to serve some anticipated growth.
Sewer
The
site is within the City of Yelm sewer service area, however is not connected to City sewer. There is a 3 inch sewer main located in Stevens Street. Connection to City sewer service
is required. Sewer connections are based on 875 cubic feet of water usage per month.
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.
A properly sized oil/water separator is required if there is any potential for oil to enter the sanitary sewer system. A properly sized
grease interceptor will be required if there is any potential for the introduction of fats, oils, or greases to enter the sanitary sewer system.
Stormwater
The City of Yelm has adopted
the 2012 Stormwater Management Manual for Western Washington published by the Washington Department of Ecology. Stormwater from new impervious surfaces is required to be treated and
released. Roof runoff shall be distributed to individual dry wells.
Transportation
The City of Yelm Development Guidelines and the concurrency requirements of Chapter 18.16 YMC require
all new developments to improve street frontages to current City standards. The proposed development will trigger additional frontage improvements on West Road. West Road is considered
a Commercial Collector with an 11 foot drive lane, a 5 foot shoulder, 7 foot planter strip and 5 foot sidewalk. It is anticipated that the shoulder, planter strip and sidewalk is what
is needed for approval.
Right of way dedication will be determined as part of frontage improvements.
Yelm Development Guidelines allow two commercial driveways. The location of the current driveways is adequate.
Parking
The Unified Development Code at Chapter 18.54 YMC provides
minimum parking requirements. An automotive repair facility is not specifically listed. The most similar use is general industrial which requires one space per employee based on the
greatest number of employees on a single shift, plus one square foot parking per square foot of display or retail area, plus one space for each vehicle owned, leased or operated by the
company. It is the owner’s responsibility to provide adequate amounts and arrangement of space.
Parking spaces in banks of 90 degrees are 9 feet in width by 20 feet in length and require
a 23 foot drive aisle. In parking facilities containing 25 or more parking spaces, a maximum of 25 percent may be compact stalls.
The drive entrances to the service bays, employee
entrance, and any vehicle storage is required to be paved.
Parking areas are required to be landscaped to provide visual relief and shade. At least 24 square feet of landscaping is
required for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area
must contain at least one tree, and no parking stall shall be located more than 50 feet from a tree. Live groundcover shall be provided throughout each landscaping area.
Building
and Design Guidelines
Design Standards
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. All trash enclosures must incorporate the architectural features of the primary structures and landscaping to minimize visual impacts of the Enclosure. Trash enclosures will be
reviewed by Pacific Disposal to ensure adequate service can be provided.
Perimeter landscaping is required and is characterized by an 8 foot landscape strip along property lines of
any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), and shrubs. The intent is to provide partial screening and buffering between uses and
of softening the appearance of streets, parking and structures.
A dense sight barrier landscaping is required between the site and the residential uses to the east and west. A dense
sight barrier is required to be 15 feet wide and include a combination
of trees, shrubs, walls, earthen berms and related plant materials so that the resultant effect is sight-obscuring.
Parking lots must be lit to the standards of the design guidelines
and include non glare, shielded fixtures no higher than 30 feet above grade. A lighting plan is required as part of civil construction plan review.
Pedestrian circulation paths within
the property require paved walkways from sidewalks to the building, should tie into neighboring properties when feasible, and provide pathways through parking lots. Within parking lots,
the path material must be different than asphalt.
Permit Process
State Environmental Policy Act
The project is exempt from environmental review pursuant to Section 197-11-800(3).
Critical
Areas Report
If a critical areas report is required, it must be prepared by a qualified professional using scientifically valid method and studies in the analysis of critical area data
and field reconnaissance, and reference the source of science used. The report must evaluate the proposal and all probable impacts to critical areas in accordance with Chapter 18.21
YMC. Minimum report requirements may be found in Chapter 18.11 YMC.
Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions
of the Endangered Species Act. The applicant should contact Tim Romanski of the US Fish and Wildlife Service at 360.753.5823 or tim.romanski@fws.gov with any questions about compliance
with Federal standards for threatened species
Land Use Review Process
The Ministerial Site Plan Review process is an administrative approval designed to ensure compliance with development
regulations. The process is codified at Chapter 18.10 YMC.
A site plan review approval typically contains conditions of approval that the applicant must complete prior to receiving
a building permit. Upon satisfactory completion of all conditions of land use approval, the applicant can submit building plans for approval.
Civil Plan Review
Civil Plan review generally takes place after a land use approval. The Yelm Development Guidelines contain standard details for all infrastructure requirements, including
parking lot layout, sewer and water lines, S.T.E.P. tank design, and stormwater control.
The City uses a third party engineer for peer review of civil plans. Depending on the number
of revisions, the process can take 2 to 4 weeks for each revision.
Building Permit Process
The City of Yelm has adopted the International Codes as amended by the State Building Code
Council for Building, Fire, Mechanical, Fuel Gas, Existing Building and the Uniform Plumbing Code and the Washington State Energy Code.
The proposal is to alter an existing meat market
into an automotive repair shop. According to the Thurston County Assessor’s Office, the building was constructed in 1970 and is a single story 2520 square foot building. The change
of occupancy will be from an M Occupancy (retail) to an S-1 Occupancy (automotive repair). The occupancy number will be determined at plan submittal. For the purposes of today’s notes
the occupancy number will be assumed to be under 15. Based on the conceptual site plan the following may be required.
One accessible building entrance is required.
One accessible
parking stall is required for every 25 stalls. One van accessible stall is required for each six accessible stalls, provided at least one van accessible stall is provided.
An accessible
path shall connect building entrance to public ways and accessible parking stalls.
An accessible route from the entrance to all primary functions within the building is required.
Accessible
toilet rooms and fixtures shall be required. One accessible unisex toilet room is required if the Occupancy remains under 15. The proposed plan meets the intent of the code as long
as the public toilet room is accessible.
Mechanical ventilation and exhaust shall meet the IMC Table 403.3 for fresh air and exhaust.
HVAC, plumbing and building alterations shall comply
with their respective code.
Exposed wall and ceiling space shall be brought into compliance with the 2015 WEC.
Building elevations, site utility screening and refuse enclosure shall
meet the design standards in the Unified Development Code, and shall be submitted with the site plan review application.
A complete application includes the building permit application cover sheet along with:
Five sets of plans, one of which may be half scale
Two sets of engineering calculations, energy
calculations, and specifications
A photometric site lighting plan will be required as part of the civil plan submission.
OR a complete set of all plans in Adobe Acrobat portable document
format may be submitted via disk or thumb drive.
Prior to permit issuance two complete revised plan sets will be required for approval. Integrated sprinkler and fire alarm system
permits may be deferred.
Building permit review typically takes 8 to 12 weeks.
Fees & Charges
Site Plan Review $250.00
Civil Plan Review Billed on a cost recovery basis
Building
Plan Review Based on 1997 UBC fee Schedule
Building Permit Based on 1997 UBC fee Schedule
Sewer Connection Fee $6,394.00 per ERU
Sewer Inspection Fee $145.00 per ERU
Water Connection
Fee $6,159.99 per ERU
Water Meter Fee Based on meter size
Transportation Facilities Charge $1,497.00 per peak PM trip
The Transportation Facility Charge (TFC) is per new PM peak trip
generated by the development. Credit is given for the previous use.
2, 520 square feet auto repair $6,375.42
2,520 square feet misc retail $5,092.79
Total TFC $1,282.63