Approval Signed--
,_~,
o~~~ T"E p~~ STAFF REPOR T
City of Yelm
YELM Community Development Department
WASHINGTON '
Case Number: SPR-05-0581-YL
Applicant: Forbest Partners
- P.O. Box 12540
Olympia WA 98508-2540
Property Owner: Forbest Partners
Agent: Mike McKinnon, Sr
2647 Westwood Drive NW
Olympia, WA 98502.
Request: Construct three retail buildings, with associated parking.
Action: Approval of the Site Plan Review with conditions
Findings of Fact
Site Plan Review
The Proposal includes three retail buildings with associated parking on approximately
1.23 acres.
A Notice of Application was mailed to local .and state agencies, and surrounding
property owners on June 5, 2006.
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 106 Plaza Road, North of Yelm Avenue East (SR 507), and is
identified by assessor tax parcel number 22730110900.
The surrounding area is commercially zoned with existing commercial uses.
The property is identified by the Yelm Comprehensive Plan Map as Commercial (C1).
All Commercial uses, including retail/business centers are allowed to serve the needs of
the community for convenience goods and services.
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 concurrent with 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 grid 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 pursuant to 15.40.020 (B)(4) when
the developer provides a letter from the local school district that the school facilities
impacted by the proposed 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.
Concurrency with Fire Protection is achieved pursuant to 15.40.020(6) when the
developer makes a contribution to the fire protection facilities as identified in the most
current version of the .capital facilities plan adopted by the Yelm Fire District (SE
Thurston Fire/EMS) and endorsed by resolution of the Yelm city council.
July 12 2006 Page 2 of 11
State Environmental Policy Act
The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non-
significance based on WAC 197-11-158 on October 9, 2006. This determination is final
and fulfils the City's responsibility for disclosure of potential, significant environmental
impacts. The Hearing Examiner 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 included the following findings of fact:
1. This Mitigated Determination of Non Significance is based on the project as
proposed and the impacts and potential mitigation measures reflected in the
following environmental documents:
• Environmental Checklist (May 2006, Olympic Engineering)
• Traffic Impact Analysis
2. The City of Yelm has adopted a concurrency management system as required by
the Growth Management'Act. Chapter 15.40 YMC (concurrency Management)
is designed to ensure that the improvements required to support development
are available at the time of development. A concurrency determination may be
issued for a proposal as it relates to transportation issues when: the development
provides on-site frontage improvements; the project makes off-site improvements
as necessary to provide for the safe movement of traffic; and the project makes a
contribution to projects identified the six year transportation improvement
program in the form of a Transportation Facilities Charge.
3. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated
environmentally sensitive area. Potential Impacts to groundwater quality and
quantity will be mitigated through measures that exceed the standards in the
1992 DOE stormwater manual as adopted by the City. of Yelm.
The Mitigated DNS contained the following conditions, based on review of the
environmental checklist and other environmental documents
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 specific uses, an the time of tenant improvement.
2. Temporary erosion control systems to be approved by the City of Yelm.
3. stormwater treatment shall meet or exceed the 1992 DOE stormwater Manual.
July 12 2006 Page 3 of 11
Design Guidelines
The property lies within a (C1) Commercial zone which is required to meet the City of
Yelm's design guidelines. The guidelines are intended to supplement the design
standards in the City of Yelm zoning ordinance. Guidelines include provisions,
requirements or considerations that are in addition to the zoning ordinance standards.
Street Fronts
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.
The building is located adjacent to the street frontage of Plaza Drive NE. Frontage
improvements to Plaza Drive were completed during the short platting process. There
is a private access easement that is located off Plaza Drive,, between this parcel and an
improved commercial site to the south. A concrete or other approved sidewalk must be
installed across this private access easement, to provide pedestrian access. Pedestrian
access shall also be provided from Plaza Drive to the front of the proposed buildings.
Pedestrian Circulation
The follovvirig elements must be provided as part of the site plan for new developments:
/ 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
/ Integrate transit stops into the planning of site improvements
/ 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 pedestrian scaled lighting.
/ Provide adjacent window displays.
/ Provide artwork or special pedestrian scaled signs.
Building Design and Defails
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
July 12 2006 Page 4 of 11
/ Pedestrian oriented space
/ Individual windows
/ Gable or hipped roof .
/ Porch or covered entry
/ 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 ensure new development is compatible with Yelm's architectural size and character,
at least two of the following features must be incorporated into the building design:
/ Upper story setback
/ Horizontal building modulation
/ Modulated roof line
/ Building articulation
To encourage unique identifiable architectural features at intersections, at least one of
the following features must be included on a facade facing a 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)
Metal roofing must be of high quality with a standing seam and cannot be brightly
colored.
Blank walls must be treated with trellis and plantings, landscaping beds or other
methods.
Critical Areas
All of Yelm is considered a critical aquifer recharge area. Existing development
Regulations which require the treatment of stormwater prior to infiltration into the ground
as well as the containment of hazardous materials on-site address the .potential. impacts
to this critical area.
The City wetland maps indicate that the property is located outside of wetlands, flood
zones, and high ground water buffer areas.
July 12 2006 Page 5 of 11
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 trip
generation rates will be determined at the time of tenant improvement, based on the use
proposed.
The existing access for the private road into the site. is not pedestrian oriented. To
complete the required frontage improvements, a sidewalk shall be extended across the
easement access to promote safe pedestrian circulation. All other frontage
improvements on Plaza Road are complete.
Water Supply
The proposed site would need to connect to the City's .water system. There is an
existing 6" water line located on Plaza Drive. Water connections are based on a
consumption rate of 900 cubic feet a month and are. charged at a rate of $1,500 per
connection (fee subject to change) inside city limits. Any onsite wells must be
decommissioned per Department of Ecology standards.
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.
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.
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 Homeland Security measures.
,July 12 2006 Page 6 of 11
Sewer System
The proposed site will be required to connect to the City's sewer system. There are
existing services extended to this lot from Plaza Drive. The building(s) will be required
to install a step sewer tank, pumps etc. The current fee to connect to the City sewer
system is $5,725.00 per connection. Sewer connection fees are based on water
consumption.
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 on site.
The applicant has submitted a preliminary stormwater plan which includes a conceptual
design for the treatment and infiltration of the stormwater. A final stormwater plan is
required as part of civil plan application submission. Stormwater facilities require
continued maintenance to ensure they remain in proper working condition.
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. A loading ,space must
accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall
As stated in Chapter 17.72YMC, Retail establishments require one (1) parking space for
every 250 square feet of gross floor area. Commercial offices require one (1) parking.
space for every 300 square feet of gross floor area. A standard stall is 9 feet by 20 feet
while a compact stall is 8 feet by 16 feet. In all parking facilities containing 25 or more
parking spaces, twenty-five percent (25%) of the required spaces may be designated
compact car. The total number of parking stalls required based on 14,040 square feet
of retail/commercial office space is forty-nine (49) stalls.
The Americans with Disabilities Act (ADA) requires a minimum of one (2) handicap
accessible stall for parking lots over 25 stalls. Two (2) handicap accessible stalls are
required, with a minimum of one (1) being van accessible.
July 12 2006 Page 7 of 11
Off street loading is required for all establishments requiring regular delivery such as
food retailers and retail. A loading space must accommodate a truck 45 feet in length,
12 feet in width, and 14 feet tall. The loading zone location shall be marked within the
twenty-three (23) foot drive lane located on the east property line. A pedestrian
pathway shall be provided from the loading zone to the sidewalks along the building
frontages.
Fire
Fire protection to the buildings shall be provided pursuant to the International Fire Code.
The specific requirements for installation of additional fire hydrants and fire lanes will be
determined during civil plan review.
The International Building Code (IBC) provides occupancy ratings for different types of
uses. The fire coverage and sprinkler system for the proposed use must meet IBC
requirements.
A Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of
$0.216 per square foot of development for all new development in the City of Yelm.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
of the City. Chapter 17.80 YMC requires all development to provide on site
landscaping.
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 perimeter of
the site. A portion of the type II landscaping along the east perimeter, south of the
building is waived to provide atwenty-three (23) foot driving surface to promote shared
access with the adjacent property.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provides guidance for refuse storage and screening.
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
July 12 2006 Page 8 of 11
least as high as the refuse container, and must be at least six-feet in height with a gate
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.
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 alf
requirements of the (C-1) 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 conditions of the Mitigated Determination of Non-significance are
hereby referenced and considered conditions of this approval.
2. A concrete, or other approved sidewalk shall be created across the access
easement drive off of Plaza Drive.
3. The building construction and pedestrian access through the site shall
reflect the design elements of the Yelm Design Guideline requirements.
4. The applicant shall mitigate transportation impacts based on the new P.M.
peak hour trips generated by the project. The Transportation Facility
Charge (TFC) is $750 per pm peak trip. Actual costs shall be determined
at tenant improvement.
5. Each building shall connect to City water service. The project will be
required to connect to an existing 6" water line located on Plaza Drive.
The connection fee and meter fee will be established at the time of
building permit issuance. All conditions for cross connection control as
required in Section 246-290-490 WAC.
6. Each building shall connect to City sewer service. There are existing
services extended to this lot from Plaza Drive. The connection fee will be
established at the time of building permit issuance.
7. The applicant shall design and construct all stormwater facilities in
accordance with the 1992 Department of Ecology Manual, as adopted by
the City of Yelm. Best Management Practices are required during
construction.
July 12 2006 Page 9 of 11
8. Parking shall be provided in accordance with the City of Yelm
Development Guideline standards. A minimum of forty-nine (49) stalls are
required. Two (2) Handicap Accessible spaces shall be provided, with a
minimum of one (1) stall being van accessible, pursuant to the ADA
requirements.
9. Loading zone shall be displayed and marked within the- twenty-three (23)
foot drive lane east of the site, and shown as part of civil plan review
submission. A pedestrian pathway connecting the loading zone and the
building frontages shall be provided.
10. Fire protection shall be provided in accordance with the International Fire
Code, as adopted by the City of Yelm, and may include FDC's, fire
hydrants, and/or fire lanes. Fire Impact Fee pursuant to Section
15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of
development for all new development in the City of Yelm
11. Landscaping of the site is required.
a. Type II landscaping `is required along the perimeter of the site, and
adjacent to buildings. The Type II landscaping is waived for a
portion of the east property line, to allow a twenty three (23) foot
driving surface.
c. Type IV landscaping is required in all parking areas.
d. A final detailed landscape plan is required as part of civil plan
review and approval
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
must be at least six-feet in height with a gate enclosure. Refuse location
shall require LeMay approval.
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.
July 12 2006 Page 10 of 11
;;
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
Prepared this ?~ day of :S . ~ l,i~ ~ 2007
~~'~ ~~~-
Nisha .Box, Assistant Planner
APP ~~, s ~ ~ S~T day of.~ :'~~`~+~ 2007
~ ,
Grant eck, Director of Community Development
Site Ian Review Committee
' 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.
July 12 2006 Page 11 of 11