Approval Signeda °~ T~~~~ STAFF REPOR T
City of Yelm
YELM Community Development Department
WASHINGTON
Case Number: SPR-05-0498-YL
Applicant: TwinStar Credit Union (Twin County Credit Union)-Yelm
Agent: Jerome W. Morrissette & Associates Inc., P.S.
1700 Cooper Point Road S.W. #B-2
Olympia, WA 98502-1110
Request: Construct 2585 sq. ft. addition to existing Twin County Credit
Union-Yelm
Recommendation: Approval with conditions
Proposal and Site Characteristics
Jerome W. Morrissette & Associates Inc, P.S. has applied on behalf of their client, Twin
County Credit Union for a site plan review approval in order to construct a 2585 sq. ft.
addition to existing Twin County Credit Union- Yelm Branch. The project will eliminate 5
parking spaces and existing drive through teller windows. Phase I includes a new drive
through canopy and teller window, and Phase 2 will include an addition to the existing
building, and additional site work.
The property is located on the south side of Yelm Avenue West (SR 510) between
Mountain View and Killion Street and is identified by assessor tax parcel number
21724120300.
The site is relatively flat and level and is currently occupied by Twin County Credit
Union.
The surrounding properties are zoned C-1 Commercial. The property to the north is
currently occupied by Nisqually Valley Lodge, the properties to the west and south are
used as residential and the property to the east across SR 510 consists of vacant
commercial land.
Public Notice
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on July 24, 2006.
A Mitigated Determination of Non-significance was mailed to agencies with jurisdiction
and surrounding property owners on August 14, 2006. This determination was also
posted at City Hall and published in the Nisqually Valley News on August 18, 2006
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development. Concurrency means the facilities
necessary to serve a proposed development are in place or planned for and properly
funded with a reasonable expectation that the facilities will be in place at the time
needed to preserve adopted levels of service.
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.
Fire concurrency is achieved pursuant to Section 15.40.020(6)(6) YMC upon payment
of a Fire Impact Fee at the time of building permit issuance. The current impact fee is
$.216 per square foot of gross floor area. The developer will also be responsible for
ensuring that the requirements of the adopted Fire Codes are met through the provision
of adequate fire flow.
September 13, 2006 Page 2 of 11
This site is currently connected to city water and sewer services.. The applicant shall
provide projected water calculations to determine. if additional service connections are
required.
The .City of Yelm will provide police protection service to the property. Fire protection
services are provided by The SE ..Thurston Fire/EMS District (Thurston County Fire
Protection District #2)..
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 August 14, 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 was issued with the following
conditions:
1. Yelm Avenue West shall be improved to the City of Yelm Urban Arterial
Standards. This Yefm Avenue Road improvement is proposed to be completed
through a proposed LID, which is currently in formation. If the final LID formation.
is not approved, required frontage improvements on Yelm~Avenue West shall be
completed prior to certificate of occupancy for the new construction.
2. Temporary erosion control systems shall be utilized to minimize offsite.impacts
from erosion. The plan shall be approved by the City of Yelm.
Zoning Code Requirements
The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The
C-1 district was created to provide for the location of business centers to serve the
needs of the community for goods and services. such as food, drugs, household
supplies, automobile servicing, recreation, and other uses.
The C-1 district allows banks, savings and loan associations and credit unions as a
permitted use subject to site plan review approval in accordance with Chapter 17.84
YMC.
Building setbacks are 15 feet from front property lines, 10 feet .from side property lines
and 20 feet from rear property lines. The maximum building height is forty (40) feet.
Refuse
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The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provide guidance for refuse storage and screening..
Refuse areas, are required to be accessible 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
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.
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 grid 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.-
In accordance. with chapter 17.72 YMC, banks, savings and loan .association facilities
require one space per 300 sq. ft. of GFA. 'A minimum, of 35 stalls is required based on
the total square footage of the structure. All parking areas must be paved, striped, and
landscaped. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. .
The Washington .State Amendments to the Building Codes requires handicap
accessible stalls. A minimum of 2 designated handicap stalls is required, with at least
one stall being van accessible. .
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 I landscaping is intended to provide a very dense sight barrier and physical buffer
to significantly separate conflicting uses and land use districts. Type I landscaping
requires a minimum of 15 feet of width., and may include a combination of trees, shrubs,
fences, walls, earthen berms and related plant materials or design features may be
September 13, 2006 Page 4 of 11
selected; provided, that the resultant effect is sight-obscuring from adjoining properties.
Type I landscaping is required along the property lines that border residential uses.
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 is characterized by ari 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; provided, that the resultant effect is to provide partial
screening and buffering between uses and to soften the appearance of streets, parking
and structures.. '
Type III landscaping is intended to provide visual relief where clear sight is desired.
.This landscaping is utilized along pedestrian corridors and -walks for separation of
pedestrians from streets and parking areas: Type III landscaping is_required as part of
road frontage improvements. '
Type IV landscaping is intended to provide visual relief .and shade in parking areas.
Parking areas shall have at least 24 square feet of landscape development 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.
Type V landscaping is required in any above ground stormwater retention areas. The
floor and slopes of any stormwater retention/detention area shall be planted in
vegetation that is suitable and will thrive in hydric soils.
Design Guidelines
,The property is identified by the Yelm Design Guidelines as a village retail district, which
establishes requirements for new development in relation to site planning, pedestrian
access, vehicular access and parking, building design, and landscape design.'
Street Front SR 510
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.
Pedestrian Circulation
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The following 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
Enhance Building Entry Access
The primary public entries of all businesses must be enhanced by two or more of the
following means:
• 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 Details
To encourage buildings that are comfortable at a human scale, at least two 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
• 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
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Concrete block walls must use textured blocks, colored mortar or a mix of other
masonry types. Concrete must be architecturally treated.
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.
Transportation and Site Access
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, 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 Mitigated Determination of Non-significance requires frontage improvements along
SR 510. This improvement is proposed to be completed through a proposed LID which
the Yelm City Council has approved. The LID is moving forward, and improvements at
this site are due to be completed in 2007. Right-of-Way needed for this improvement
shall be dedicated to the City of Yelm.
The City has adopted a Transportation Facility Charge (TFC) as part of its concurrency
management requirements. The TFC will be calculated and paid at the time of building
permit issuance.
Street Lighting
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and
homeowners. Street lighting is reviewed at the time of civil plan review in order to
assure adequate lighting.
Stormwater Quality and Quantity
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City of Yelm has adopted
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the 1992 Department of Ecology stormwater Manual, which requires all development to
treat and control stormwater when additional impervious surface is created.
The applicant has submitted a preliminary stormwater report which includes a
conceptual design for the treatment and infiltration of the stormwater. The Community
Development Department has reviewed this report and find that stormwater from the
site can be managed appropriately through the conceptual plan. Civil plan review will
include a final stormwater plan consistent with the preliminary plan.
Water System
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 site is currently connected to the City water system. The applicant shall provide
water usage calculations to determine if additional water connections are required.
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
(RP) 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 homeland security measures.
Sanitary Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area. The current fee to connect to the City sewer system is $5,569.00 per
Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per
month). Sewer fees are based on water usage calculations.
The site is currently connected to the City sewer system. Water usage calculations will
determine if additional sewer connections are required.
It is the policy of the city of Yelm to reclaim 100 percent of the wastewater generated by
the city and that reclaimed water shall be used within the jurisdiction wherever its use is
economically justified, financially and technically feasible, and is consistent with legal
September 13, 2006 Page 8 of 11
requirements of Chapter 90.46 RCW, for the preservation of public health, safety and
welfare, and the protection of the environment.
Reclaimed water uses may include, but are not limited to, the irrigation of food and
nonfood crops, landscape irrigation, impoundments, fish hatchery basins, decorative
fountains, flushing of sanitary sewers, street cleaning, dust control, fire fighting and
protection, toilet and urinal flushing, washing aggregate and concrete production,
industrial cooling and industrial processes.
Section 13.24.050 YMC requires that reclaimed water be used at identified reuse areas
for consumptive beneficial use and ground water recharge areas. This information shall
be used by city officials to mandate construction of reclaimed water distribution systems
or other facilities in new and existing developments for current or future reclaimed water
use as a condition of any development approval or continued potable water service if
future reclamation facilities are proposed in the facilities plan indicating reclaimed water
could adequately serve the development.
A reclaimed water line has been installed to serve the Yelm High School, and a service
stub provided to this site.
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, or building
sprinkler system will be determined during civil plan review.
The International Building Code (IBC) provides occupancy ratings for different types of
uses. Fire coverage and sprinkler systems must meet IBC requirements.
Community Development Department Recommendation
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 requirements of the
Commercial zoning district, and meets all other requirements of the Yelm Municipal
Code. Therefore, the site plan should be approved subject to the following conditions:
The conditions of the Mitigated Determination of Non-significance are hereby
referenced and are considered conditions of this approval.
2. Refuse collection areas shall be designed meet the Yelm Design Guidelines.
Architectural details of the enclosure are required.
3. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards. A minimum of 35 stalls are required, with at least 2 being
handicap accessible.
September 13, 2006 Page 9 of 11
4. 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. Landscape plan shall include:
• Type I landscaping adjacent to adjoining residential uses.
• Type II landscaping along the perimeter of the site, and adjacent to
buildings.
• Type III landscaping with frontage improvements.
• Type IV landscaping in all parking areas.
• Type V landscaping for any above ground stormwater facilities.
5. Building and site design, and pedestrian circulation shall meet the City of Yelm
Design Guidelines criteria.
6. The applicant shall dedicate the required Right-of-Way needed for frontage
improvements to be constructed as part of the LID.
7. The applicant shall design and construct all stormwater facilities in accordance
with City of Yelm stormwater Manual. A final stormwater report shall be included
in the civil plan submission.
8. The applicant shall provide water usage calculations with civil plan submission to
determine if additional water service connections are required.
9. The water usage calculations submitted with civil plan submission will determine if
additional sewer service connections are required.
10. The applicant shall connect to the City's reclaimed water system for irrigation
purposes.
11. The applicant shall meet all conditions for cross connection control as required in
Section 246-290-490 WAC. Installation of a "RP" device is required.
12. 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. The civil plan submission shall include fire flow calculations and
demonstrate that the fire flow requirements of the International Fire Code have
been met at the site.
Decision
September 13, 2006
Page 10 of 11
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
APP
day of September, 2006.
Grant B ck, Director of Community Development
Site P n Review Committee
y 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.
September 13, 2006
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