SPR Approval~~..~
~~ THE p~~
~' ~ 9
C ~_;, ,~
~ ~~
~.~, w:~:
:~:
YELM
WASHINGTON
STAFF REPORT
City of Yelm
Community Development Department
Case Number: SPR-05-0023-YL
Applicant: RE Paigen Construction
Agent: SCA Consulting Group
Request: Construction of a 6,955 square foot commercial building.
Recommendation: Approval with conditions
Findings of Fact
Site Plan Review
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on February 1, 2005.
The site plan submitted is to construct a 6,955 sq. ft. commercial building and
associated parking.
Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and
policies of the city as expressed in its various adopted plans and ordinances including
the applicable sections of the shoreline master program for the Thurston Region.
Property Characteristics
The property is located at the corner of Morris Road and Bald Hills Road, and is
identified by assessor tax parcel number 64303300100.
The property is surrounded to the south and west by residential uses. There is a gas
station/mini mart to the east, and State Route 507 to the north.
The property is approximately 0.71 acres in area and is currently level, vacant land.
The property is identified by the Yelm Comprehensive Plan Map as Heavy Commercial
(C-2), which was created for commercial uses which depend more heavily on
convenient vehicular access. Retail uses are allowed as a permitted use, subject to site
plan review approval.
Chapter 17.27 YMC establishes the allowed uses and the development standards for
the Heavy Commercial District, as follows:
Maximum height of buildings: 40 feet
Side yard minimum setback: 10 feet
Rear yard minimum setback: 20 feet
Front yard minimum setback: 15 feet
The City of Yelm will provide police protection, water service, and sewer service. Fire
protection services are provided by The SE Thurston Fire/EMS District (Thurston
County Fire Protection District #2).
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the city and improvements necessary to provide city
standard facilities and services are present to meet the needs of the proposed
development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
to the adopted water comprehensive plan for the city and improvements necessary to
provide city standard facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
• Makes on-site and frontage improvements consistent with city standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
• Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet city standards for the safe movement of traffic and
pedestrians attributable to the project;
• Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
Concurrency with school infrastructure is achieved when the developer provides a letter
from the local school district that the school facilities impacted by the proposed
January 20, 2006 Page 2 of 11
development are present, or are on an approved and funded plan, to assure that
facilities will be available to meet the needs and impacts of the proposed development.
State Environmental Policy Act
The City's SEPA Responsible Official issued and published a Mitigated Determination of
Non-Significance on May 2, 2005, based on WAC 197-11-158. This determination is
final and fulfils the City's responsibility for disclosure of potential, significant
environmental impacts. The Site Plan Review Committee may take action to deny or
condition the proposal based on impacts identified in the environmental checklist or
other environmental documents.
The Mitigated Determination of Non-significance was issued with the following
conditions:
• The developer shall mitigate transportation impacts based on the new P.M. peak
hour trips generated by the project. The Transportation Facility Charge (TFC)
shall be based on a miscellaneous retail use.
• Frontage improvements shall extend from the northern property line at Bald Hills
Road to the new entrance into the development on the Morris Road Cul-de-sac.
• Any engine repair at this site shall require a hazardous spill containment plan
approved by Thurston County.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR
510 and SR 507, which bisect the community. These state routes are used by local
residents for transportation throughout the City, and for access to commercial and
residential areas throughout the community as well as serving regional traffic.
The updated Transportation element of the Yelm Comprehensive Plan identifies a
number of improvements designed to avoid the need to significantly widen existing
streets, and particularly Yelm Avenue. New development impacts the transportation
system in Yelm and, unless the improvements identified in the transportation plan are
constructed, the City would need to require developers to pay the cost of internal street
widening.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak
trip. The concurrency chapter of the Municipal Code provides a default table that is
used to determine new peak PM trips generated by a proposed use. The TFC shall be
based on the type of use proposed at building permit issuance, or tenant improvement.
The property fronts on 3 streets, Bald Hills Road, Morris Road, and the Morris Road
Cul-de-sac. Bald Hills Road is classified as an Urban Arterial. Morris Road is classified
January 20, 2006 Page 3 of 11
as a Commercial Collector, and the Morris Road Cul-de-sac is classified as a local
access commercial street.
Section 46.080 (C) Yelm Development guidelines allows the City to determine when
frontage Improvements are required, and under certain circumstances may permit
deferral of installation of such improvements to a later date.
Deferred frontage improvements shall be secured for installation at a later date by a
waiver of protest, and commitment to participate in a local improvement district. The
property owner shall execute and record a covenant document that insures the
participation of the subject property owner(s) in any local improvement district formed
for the construction of such frontage improvements. Said document shall be in a form
acceptable to the City Attorney and shall be effective for a period of fifteen (15) years
from the date of recording.
Water Supply
The City's Water Comprehensive Plan identifies the property as being within the water
service area.
The current fee to connect to the City water system is $1,500.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
The new commercial building would be required to connect to the City's water system.
Water usage calculations shall be submitted with civil plans to show proposed usage at
full build out.
An irrigation meter may be installed for the purpose of irrigation. A backflow prevention
device will be required for all landscape irrigation connections between the irrigation
system and the water meter.
The City of Yelm is dedicated to providing the best quality water possible to its
consumers. Section 246-290-490, WAC, requires that the City take measures to ensure
that contamination does not occur as a result of cross contamination.
Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install
fire hydrant locks as part of the City's water conservation and accountability program.
In 2004, the City was also required to complete a vulnerability assessment in response
to the new homeland security measures as a result of 9/11.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area.
January 20, 2006 Page 4 of 11
The current fee to connect to the City sewer system is $5,417.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
Sewer fees are based on water usage calculations.
Stormwater
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City of Yelm has adopted
the 1992 Department of Ecology Stormwater Manual, which requires all development to
treat and control stormwater when over 5,000 square feet of impervious surface is
created.
The applicant has submitted a preliminary stormwater report which includes alternative
technologies for the treatment and infiltration of the stormwater.
The use of alternative stormwater treatment technologies are not appropriate for street
frontages.
The Community Development Department has reviewed this report and finds that
stormwater from the site and associated frontage improvements can most likely be
managed on site based on the 1992 stormwater manual. Civil plan review will include a
final stormwater plan consistent with the 1992 Stormwater Manual.
Stormwater facilities require continued maintenance to ensure they remain in proper
working condition.
Changes to the preliminary stormwater system required by conditions of this approval
shall meet the standards of the stormwater manual and Yelm Development Guidelines.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
address parking regulations from many aspects, including, but not limited to the design
of lots, the number of stalls required, pedestrian pathways within lots, and safety.
The requirements of off-street parking and loading facilities 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
or its arrangement is in excess of the minimum set forth.
The minimum parking requirements for retail uses is one space for every 250 sq. ft. of
gross floor area.
January 20, 2006 Page 5 of 11
The Americans with Disabilities Act (ADA) requires handicap accessible stalls. The
requirements for ADA stalls for parking lots with over 26 stalls, is two (2) accessible
stalls with at least one of the stalls being van accessible.
Fire
Fire protection to the buildings must be provided per the International Fire Code. The
specific requirements for installation of additional fire hydrants and fire lanes will be
determined during civil plan review.
Design Guidelines and Landscaping
The City of Yelm Design Guidelines provides guidance for site planning, pedestrian
access, vehicular access, building design, and site design and landscaping.
The design guidelines require that development must define the street edge with
building, landscaping, or other features, must provide direct access to the building from
the frontage, and provide treatment to spatially define the street edge when parking is
adjacent to street frontages.
Type II landscaping is intended to provide visual separation of uses from streets, and
visual separation of compatible uses so as to soften the appearance of streets, parking
areas, and building elevation. This landscaping is used around the perimeter of a site,
and adjacent to buildings. Type II landscaping would be required along the frontage at
Bald Hills Road, Morris Road, and the Morris Road Cul-de-sac.
Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5
foot strip around buildings of any combination of evergreen and deciduous trees (with
no more than 50 percent being deciduous), shrubs, earthen berms and related plant
materials or design features may be selected; provided, that the resultant effect is to
provide partial screening and buffering between uses and of softening the appearance
of streets, parking and structures.
Side and Rear Yards
The design guidelines indicate that service areas be located away from neighboring
properties to reduce conflicts and requires screening of refuse containers.
The refuse area must be large enough to accommodate a dumpster and recycle bin.
Refuse areas must be screened with an enclosure of a material and design compatible
with the overall architectural theme. A six foot wall or fence shall enclose any outdoor
refuse collection point. The fence shall be a solid material such as wood or masonry.
Refuse areas are required to be assessable by LeMay, screened with a material and
design compatible with the overall architectural theme of the associated structure, at
least as high as the refuse container, and must be at least six-feet in height with a gate
January 20, 2006 Page 6 of 11
enclosure. No refuse container is allowed between a public street and the front of a
building.
Refuse collection areas must be designed to contain all refuse generated on site and
deposited between collections and refuse should not be visible from outside the refuse
enclosure.
Developments on corner lots must enhance the property's visual qualities by installing
substantial landscaping, a decorative screen wall, providing pedestrian access, and
architectural cover treatments.
Pedestrian Circulation
The following elements must be provided as part of the site plan for new developments:
Pedestrian access general requirements:
• All pedestrian paths must comply with the ADA.
• Adequate lighting must be provided for pedestrian access.
• Walkways should be integrated with the required parking lot landscaping.
• Provide pathways through parking lots
Pedestrian areas must include at least two of the following:
• Provide weather protection such as a canopy to create a covered pedestrian
open space.
• Provide at least 200 square feet of landscaping at or near the entry.
• Provide pedestrian facilities such as benches, kiosks, or bicycle racks.
• Provide a trellis, canopy, porch or other building element that incorporates
landscaping.
• Provide pedestrian scaled lighting
• Adjacent window displays
• Provide building ornamentation.
• Provide artwork or special pedestrian scaled signs
Building Design and Details
To encourage buildings that are comfortable at a human scale, at least three of the
following features must be incorporated into the building design:
• Balconies in upper stories
• Bay windows
• Pedestrian oriented space
• Individual windows
• Gable or hipped roof
• Porch or covered entry
January 20, 2006 Page 7 of 11
• Spatially defining building elements that define an occupied space
• Upper story setbacks
• Composing smaller building elements near the entry or pedestrian oriented street
fronts
To encourage unique, identifiable architectural features at intersections, at least one of
the following features must be included on a facade facing public street:
• Decorated roofline
• Decorative treatment of windows and doors
• Decorative railings, grill work, or landscape guards
• Landscape trellises
• Decorative light fixtures
• Decorative building materials (masonry, wood details or patterns)
Concrete block walls must use textured blocks, colored mortar or a mix of other
masonry types.
Metal roofing must be of high quality with a standing seam and can not be brightly
colored.
Concrete must be architecturally treated.
Blank walls must be treated through trellis and plantings, landscaping beds or other
methods.
Parking Lot Landscaping
Type IV landscaping is intended to provide visual relief and shade in parking areas.
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. Live
groundcover shall be provided throughout each landscaping area. No parking stall shall
be located more than 50 feet from a tree.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
B. The applicant has established that the request for site plan review approval
satisfies all criteria set forth in Section 17.84.020 (C) YMC, meets all
January 20, 2006 Page 8 of 11
requirements of the Heavy Commercial zoning classification, and meets all other
requirements of the Yelm Municipal Code. Therefore, the site plan should be
approved subject to the following conditions:
1. The applicant shall meet the mitigation measures as conditioned in the
MDNS as follows:
• The developer shall mitigate transportation impacts based on the new
P.M. peak hour trips generated by the project. The Transportation
Facility Charge (TFC) shall be based on the proposed use at building
permit issuance or at tenant improvement.
• Frontage improvements shall extend from the northern property line at
Bald Hills Road to the new entrance into the development on the
Morris Road Cul-de-sac.
• Any engine repair at this site shall require a hazardous spill
containment plan approved by Thurston County.
2. The applicant shall connect to the City water system. The connection and
meter fee will be established at the time of building permit issuance. The
number of ERU's will be calculated on water usage based on the design
capacity of the new facility. Water connection fees are paid at building
permit issuance.
3. All conditions for cross connection control as required in Section 246-290-
490 WAC.
4. The applicant shall be responsible for the installation of hydrant locks on
all fire hydrants required and installed as part of development. The
applicant shall coordinate with the Yelm Public Works Department to
purchase and install required hydrant locks. Hydrant lock details shall be
included in Civil Plan Submission.
5. The applicant shall connect to the City S.T.E.P. sewer system: The
connection and meter fee will be established at the time of building permit
issuance. The number of ERU's required will be determined by approved
water consumption calculations. Sewer connection fees are paid at
building permit issuance.
6. Upon completion of the onsite installation as per the City's Development
Guidelines, the S.T.E.P. sewer equipment, appurtenances and lines shall
be deeded to the City, and an easement provided for maintenance.
January 20, 2006 Page 9 of 11
7. The applicant shall design and construct all stormwater facilities in
accordance with the 1992 Department of Ecology stormwater Manual, as
adopted by the City of Yelm.
8. Parking shall be provided in accordance with the City of Yelm
Development Guideline standards based on one space for every 250 sq.
ft. of gross floor area. Landscaping in parking lots shall be provided in
accordance with Chapter 17.80 YMC, Yelm Development Guidelines, and
Yelm Design Guidelines.
9. The applicant shall submit fire flow calculations for all proposed hydrants
in accordance with the International Fire Code and International Building
Code. All hydrants must meet minimum City standards in the
Development Guidelines. The applicant shall submit a fire hydrant plan to
the Community Development Department for review and approval.
10. The civil plans shall include a complete detailed landscape plan in
accordance with Chapter 17.80 YMC, including provisions for irrigation
and for maintenance of landscaping.
11. Site landscaping is required.
• Type II landscaping is required around the perimeter of the site and
adjacent to buildings.
• Type III landscaping is required with road frontage improvments.
• Type IV landscaping is required in all parking areas.
12. Refuse collection areas shall be designed to contain all refuse generated
on site and deposited between collections. Deposited refuse shall not be
visible from outside the refuse enclosure. Screening shall be of a material
and design compatible with the overall architectural theme of the
associated structure, shall be at least as high as the refuse container, and
shall in no case be less than six-feet in height with a gate enclosure. The
fence shall be a solid material such as wood or masonry, and shall be
designed per the City of Yelm Development guidelines. Building plans
shall include architectural details of the enclosure.
13. Landscape and building plans shall incorporate the design guideline
criteria listed above to include appropriate landscape features, corner
enhancement, pedestrian circulation, and building design and details.
14. No later than 60 days from the date of this approval, the applicant shall
submit to the Community Development Department for approval, a revised
site plan that shows how the conditions of approval are met.
January 20, 2006 Page 10 of 11
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
The applicant may request asix-month extension on the approval, if the request
is made in writing prior to the expiration date of this approval. If you need
additional information or assistance, please call the Community Development
Department at (360) 458-3835.
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
APPROVED this
day of May, 2005.
Grant Beck, Director of Community Development
Site Plan Review Committee
City of Yelm
Appeal
Site Plan Approval is a Type II Administrative land use approval. An appeal of this
decision can be filed within 14 days from the date of this approval, pursuant to YMC,
Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing,
contain specific factual objections, and include the appeal fee of $50.00.
January 20, 2006 Page 11 of 11