Approval with Conditions 03-30-05.~
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STAFF REPOR T
City of Yelm
Community Development Department
Case Number: SPR-05-0017 8~ SHS-05-0018
Applicant: Burnett Road Commercial Park LLC
Agent: SCA Consulting Group
Request: Short Subdivision into two lots, and the construction of
office space, mini storage, and residential units.
Recommendation: Approval with conditions
Proposal
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The applicant proposes to subdivide 4.87 acres into two lots. Lot 1 will be improved
with 5,440 sq. ft. of office space, with residential units above. Lot 2 will be improved
with approximately 69,000 sq. ft. of mini-storage units.
Site Plan Review
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.
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on January 20, 2005.
Short Subdivision
A proposed subdivision and any dedication shall not be approved unless the decision-
maker makes written findings that:
A. Appropriate provisions are made for the public health, safety and general welfare
and for such open spaces, drainage ways, streets or roads, alleys, other public
ways, transit stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds, schools and school grounds, sidewalks and other
features assuring safe walking conditions for students who only walk to and from
school;
B. The public use and interest will be served by the platting of such subdivision and
any dedication;
C. The proposed subdivision is in conformity with applicable zoning and other
development regulations;
D. Public facilities impacted by the proposed subdivision will be adequate and
available to serve the subdivision concurrently with the development or a plan to
finance needed public facilities in time to assure retention of an adequate level of
service;
E. The project is within an approved sewer service area with capacity to serve all
lots within the subdivision.
Property Characteristics
The property is located on Burnett Road, approximately 500 feet north of Yelm Avenue
West, and is identified by assessor tax parcel number 21713340600.
The property to the north is zoned R-6 Medium Density Residential, and is currently
vacant lan/'I The nrnnerh\/ to the 1~iee4 ie Inroiorl in TV,1 Irc4nn ~`r\1In}„ nniJ in -inner) ~I lrnl
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Residential, 1 unit to 5 acres. The property to the south is zoned commercial and is
currently vacant, and the property to the east is zoned R-6, and is currently occupied by
single family residences.
The property is identified by the Yelm Comprehensive Plan Map as Commercial (C1),
which was created to provide for the location of business centers to serve the needs of
the community. Mini-storage is allowed provided they are not located within 500 feet of
an Urban Arterial. Retail and residential as part of a mixed use development are
allowed as a permitted use, subject to site plan review approval.
Chapter 17.26•.YMC establishes the allowed uses and the development standards for
the Institutional 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
March 30, 2005 Page 2 of 11
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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
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 March 7, 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:
1. 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 mini warehouse, general office, and residential uses.
March 30, 2005
Page 3 of 11
2. The developer shall complete the following transportation improvements:
Frontage improvements for Burnett Road shall be constructed per the
"Neighborhood Collector" standard.
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
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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. Retail office space
creates 3.68 new pm peak trips per 1,000 sq. ft., multi-family residential creates .60 new
pm peak trips, and the storage creates .74 new pm peak trips per 1,000 sq. ft. of gross
floor area.
The property fronts Burnett Road, which is identified as a `neighborhood collector'
street. The standards for a neighborhood collector street includes a 16 foot travel lane,
vertical curb, a 7-foot planter strip with street trees 35 feet on center and "No Parking"
signs, a 5 foot sidewalk, and street lighting.
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 proposed site would need to connect to the City's water system. There is an
existing 10" water line located on Burnett Road. This project will need to install water
meter(s) and fire suppression to support this type of project.
Irrigation Meter:
An irrigation meter shall be installed for the purpose of irrigation. An approved backflow
prevention device will be required for all landscape irrigation connections.
March 30, 2005 Page 4 of 11
Cross Connection Control:
Washington State Department of Health, in WAC 246-290-490 states that all group A
water systems with 1000 or more connections are required by the department of health
to develop and implement a cross control connection program. This program requires
all commercial buildings and irrigation systems to have a back flow prevention device
installed on the water services.
This tax parcel has a water main latecomer's agreements attached to it. The fee of
$4,233.19 must be paid at time of short plat recording or building permit issuance which
ever comes first.
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. 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, fee subject to change.). An inspection fee of $145.00 per ERU~ will also be
required. These fees are payable a building permit issuance.
There is a 3" sewer line on Burnett Rd. The STEP system shall be designed and
installed per the City of Yelm Development Guidelines. The building will be required to
install a STEP sewer tank and a pump tank. The pump tank will also be required to
have a duplex pumping system. A civil engineer licensed in the state of Washington
shall submit this design.
The site plan shows a sewage dump station for the storage complex. This is not
allowed.
The proposed development falls in the Killion North LID District and has been assessed
a total of 5 ERU's. The hook up fee for' the LID/ERU's `of $2,769.00 per ERU (fee
subject to change) is payable at time of building permit issuance. The LID assessment
must either be segregated or paid in full, prior to final plat submission.
This tax parcel has sewer main latecomers agreements attached to it. The fee of
$5,9.96.55 must be paid at time of short plat recording or building permit issuance which
ever is first.
March 30, 2005 Page 5 of 11
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 a
conceptual design for the treatment and infiltration of the stormwater using pervious
pavement, an alternative technology not recognized by the 1992 stormwater manaul.
The City does not allow alternative technologies for stormwater treatment. Anew
stormwater report must be submitted for review and approval.
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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.
Business and professional- offices require one (1) space per 300 square feet of gross
floor area (GFA), which equates to 18 required spaces for the proposed office.
Residential development requires 2 parking spaces for each unit. Mini-storage is not
listed in the standard parking tables. Mini storage patrons generally parkin front of their
respective units while loading and unloading, and it is assumed that the office for the
storage units will be part of the office space proposed.
The parking requirements stated are for professional office use. If other uses are
proposed for the commercial portion of the proposed buildings, additional parking
spaces may be needed to meet the required minimum based on the proposed use.
The Americans with Disabilities Act (ADA) requires handicap accessible stalls.
March 30, 2005 Page 6 of 11
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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..
The International Building Code (IBC) provides occupancy ratings for different types of
uses, including schools. The fire coverage and sprinkler system for the proposed use
must meet IBC, requirements.
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
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Type I landscaping is intended to provide a very dense sight barrier and physical buffer
to significantly separate conflicting uses and land use districts. A minimum of 15 feet of
width shall be required when Type I landscaping design is utilized.
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
when adjoining properties are compatibly zoned, and adjacent to buildings.
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 IV landscaping is intended to provide visual relief and shade in parking areas.
Type V landscaping is required in storm water retention areas, if required.
Section 17.80.090_ (F) .YMC states that the owner/developer of any :project. requiring :site
plan review approval, subdivision approval, or short subdivision approval shall provide a
performance assurance device in order to provide for maintenance of the required
landscaping until the tenant or homeowners' association becomes responsible for
landscaping maintenance. The performance assurance device shall be 150 percent of
the anticipated cost to maintain the landscaping for three years.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provides guidance for refuse storage and screening.
March 30, 2005 Page 7 of 11
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
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
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B. The applicant has established that the request for site plan review approval
satisfies all criteria set forth in Section 18.84.020 (C) YMC, meets all
requirements of the Institutional District zoning classification, and meets all other
requirements of the Yelm Municipal Code.
C. The applicant has established that the proposed subdivision, if conditioned,
adequately provides for the public health, safety and general welfare and for
such open spaces, drainage ways, streets, potable water supplies, sanitary
wastes, parks and recreation, schools, and sidewalks.
That the public use and interest will be served by the subdivision of the property,
if conditioned.
The subdivision, if conditioned, is in conformance with the Yelm-Thurston County
Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm
Subdivision .Code, the Shoreline Management Act and the Thurston County
Shoreline Master Program, and the City of Yelm Development Guidelines.
Therefore, the site plan and short subdivision should be approved subject to the
following conditions:
1. The applicant shall mitigate transportation impacts based on the P.M. peak
hour trips generated by the project. The residential units create .60 trips per
unit, the office space creates 3.68 trips per 1,000 sq. ft., and the storage
creates .74 trips per 1,000 sq. ft. TFC charges are payable at building permit
issuance.
March 30, 2005 Page 8 of 11
2. The applicant shall construct frontage improvements to Burnett Road to City
of Yelm's Neighborhood Collector standard. .
3. The applicant shall connect to the City water system. The cost to connect
shall include a fee of $1,500.00 per Equivalent Residential Unit. (fee subject
to change) The number of ERU's will be calculated on water usage based on
the design capacity of the new facility.
4. The water main connection is subject to a latecomers agreement. The
latecomer fee in the amount of $4,233.19 shall be paid prior to -final plat
submission.
5. The applicant shall install an irrigation meter for landscaping, irrigation. An
approved backflow prevention device is required.
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required in section 246-290-490 WAC.
7. 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.
8. A sewer dump station is not allowed on this site.
9. The applicant shall connect to the City S.T.E.P. sewer system. The cost to
connect shall include a fee of $5,417.00 per ERU. (fee subject to change)
The LID ERU's associated with this parcel have a reduced connection fee of
$2,769.00 Sewer connection fees shall be paid prior to issuance of any
building permit.
10. 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.
11. The sewer main connection is subject to a latecomer agreement The
latecomer fee of $5,996.55 must be paid prior to final plat submission.
12.The applicant must either segregate or pay in full, the LID Assesment for the
property prior to final plat submission.
13. The applicant shall design and construct all stormwater facilities in
accordance with the 1992 Department of Ecology stormwater Manual, as
March 30, 2005 Page 9 of 11
adopted by the City of Yelm. The applicant shall provide a new stormwater
plan and report meeting the 1992 manual.
14. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards based the individual uses. The residential units require 2
off-street parking spaces. per unit. The Office requires one stall per 300 sq. ft.
If a different use is proposed for the commercial office space, the minimum
parking required will be based on the new proposed use.
15. The applicant shall submit fire flow calculations for all existing and 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.
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Chapter 17.80 YMC, including provisions for irrigation and for maintenance of
landscaping.
• A Type I landscape buffer is required along the north and east property
lines adjacent to the residentially zoned properties.
• ~ A Type II landscape buffer is required along the west and south
property lines.
• Type III landscaping is required on Burnett Road.
• Type IV landscaping is required in all parking areas.
• Type V landscaping is required in any above ground stormwater
facilities.
17.The applicant shall provide a performance assurance device in order to
provide for maintenance of the required landscaping until the tenant or
homeowners' association becomes responsible for landscaping maintenance.
The performance assurance device shall be 150 percent of the anticipated
cost to maintain the landscaping for three years.
18. 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.
March 30, 2005 Page 10 of 11
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The civil plans shall include the location of all refuse containers, including.
access approved by the service provider.
Building plans shall include architectural details of the enclosure.
19. The applicant shall submit to the Community Development Department for
approval, a revised site plan that shows how the conditions of approval stated
above are met.
D. 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.
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The request for site plan review and preliminary plat approval is hereby granted subject
to the conditions contained in the conclusions above.
/~~APPR,OVED th ~?;c~ %-7;i day of Mard~11, 2005.
~~
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Grant Qeck, irector 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._
March 30, 2005
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