Staff outlines code fixes: separate building/structure definitions, sprinklers for adult family homes, EV charging disconnects

City staff told the Yelm Planning Commission on Tuesday that they will bring several code amendments to a public hearing later in the year to clarify definitions and public-safety requirements in the Unified Development Code.

A staff presenter said the current code contains overlapping definitions: each definition uses the other term, which creates confusion during permitting and enforcement. "Having a separate definition where one doesn't play off of the other one would just make review and code compliance so much easier," the staff member said.

The amendments staff previewed include: - Definitions: Create distinct, stand-alone definitions for "building" and "structure" so that code language does not loop back on itself. Staff cited examples from other jurisdictions and suggested excluding very small retaining walls or temporary installations from a "structure" definition where appropriate. - Adult family homes: Require measures to ensure sprinkler systems that serve converted single-family residences remain reliable during power outages. Staff said some operators have installed 150‑gallon tanks and did not include battery backup, which would render the sprinkler system inoperative during an outage. Staff asked for either battery backup or other low-cost resiliency measures and for annual backflow-assembly testing with reports submitted to the city. - EV charging safety: Add a requirement that commercial EV charging stations include a remote disconnect within about 40 feet of the charging port (with a minimum allowable distance of 20 feet on small sites) so first responders can cut power quickly in the event of a fire. "What we're asking for is a disconnect which is not an expensive item, 40 feet from the charging port," the staff member said. Staff said single-family residential chargers would not be treated the same as commercial installations. - Code reference fix: Update a cross-reference in the code that points to a non-existent section; staff said the correction is to change a reference from section "1857120" to "1857110" (draft language will contain the corrected citation).

Staff said the adult family-home sprinkler approach is intended to keep conversion costs down for operators while maintaining safety; the presenter described a case in which connecting sprinklers to municipal water could cost about $10,000, compared with lower-cost alternatives like a tank plus battery backup and backflow protection.

The commission asked clarifying questions about how definitions would affect fire dispatch and enforcement; staff said dispatch classifications use broad terms ("structure fire") but the code definitions would be applied primarily for land‑use and building‑permit review. Commissioners also raised whether EV-charger language should explicitly target commercial installations; staff agreed to revise the draft to make that intent clear.

Staff said the amendments will return to the commission for a formal hearing and vote. No formal code changes were adopted at Tuesday's meeting.

Ending: Staff will prepare draft ordinance language and bring it back to the commission for a public hearing and recommendation to council.