Approval Signed 001STAFF REPORT
City of Yelm
Community Development Department
Case Number: SPR-05-0673-YL
Applicant: DFS Properties, LLC
10 N Fairway Drive East
Hoodsport, WA 98548
Property Owner: Michealis Properties
10 N Fairway Drive East
Hoodsport, WA 98548
Agent: Dave Spitler
Hatton Godat Pantier
1840 Barnes Boulevard
Tumwater, WA 96512
Request: Construction of a Pole Barn for Storage, reconfiguration of existing
retail establishment and associated parking
Action: Approval of the Site Plan Review with conditions
Findings of Fact
Site Plan Review
Del's Farm Supply is an existing commercial establishment located on Bald Hills Road.
The property was annexed into the City limits in 2005. Prior to the annexation, the
applicant constructed a pole barn building on the site for storage of goods for sale such
as hay and feed for stock. The building was permitted by Thurston County for
agricultural storage; however its use is commercial which requires additional review for
items such as fire protection, which could only be accomplished by connection to City
utilities. The annexation of the land, the commercial use of the site, and connection to
City utility services subjects the property to Site Plan Review.
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on August 10, 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 10616 SE Bald Hills Road, Yelm, WA 98597, is
approximately 6.75 cares, and is identified by assessor tax parcel number
64303200700.
The property is identified by the Yelm Comprehensive Plan Map as Heavy Commercial
(C2). Specific Commercial uses, including the sale farm equipment and supplies are
allowed.
The properties to the north and east are commercially zoned, with existing commercial
businesses. The properties across Bald Hills Road are located in Thurston County,
zoned RR 1-5, and are in residential use.
This site is bordered by Yelm Creek to the east, which includes associated flood zones,
wetlands and probable high ground water. The applicant has proposed all construction
more than 200 feet from Yelm Creek which is greater than the Shoreline Jurisdiction
Area, and outside of the 100 year flood plain. There is a high probability of high ground
water hazards.
The site is encumbered by a BPA powerline easement. The powerlines run
northeasterly across the property.
The City of Yelm will provide police protection, water 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
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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 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.
State Environmental Policy Act
The City's SEPA Responsible Official issued and published a Mitigated Determination of
Non-Significance on October 2, 2006 based on WAC 197-11-158.
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 (June 2006, Hatton Godat Pantier)
2. The environmental documents indicate that the property is composed of soils and
substrates that are suitable for building and for stormwater infiltration, with the
possible exception of the area adjacent to Yelm Creek. There is no other
indication that there are any potential significant impacts to the earth (geology,
topography, soils).
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3. There is no indication in any of the environmental documents that there will be
any potential long-term significant impacts to air quality from the proposed
development.
4. Yelm Creek is located on the eastern boundary of the site. All existing and
proposed development occurs outside of the 200-foot shoreline jurisdiction area,
and outside of the FEMA flood plain.
5. 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. In addition, the
property is adjacent to Yelm Creek, which has an identified flood zone, and a
potential high groundwater flooding area based on floods that occurred in the mid
1990's.
Section 14.08.120(G) Yelm Municipal Code provides specific requirements for
performance in a High Ground Water Hazard Area.
6. The City has adopted the 1992 Department of Ecology Drainage Design Manual,
which requires that stormwater generated from a parking facility be treated for
oils, sediments, and heavy metals before infiltration.
7. The environmental document states that fertilizer and pesticides will be kept on
site, and a spill control plan has been prepared. This plan shall be reviewed and
approved by Thurston County.
8. Temporary construction impacts such as noise, light, water quality, and air
quality, are mitigated by requirements of the Zoning Code and Development
Guidelines relating to construction activities.
9. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a
finding of concurrency can be issued when required improvements are in place at
the time of development or that a financial commitment is in place to complete
the improvements or strategies within six years.
Mitigation Measures
1. The developer shall dedicate the Shoreline Jurisdiction area as open space, and
leave this area undisturbed.
2. The developer shall provide a stormwater and drainage report that shows
compliance with Section 14.08.120(G) YMC.
3. The spill control plan prepared for this site shall be reviewed and approved by
Thurston County.
4. Temporary erosion control systems to be approved by the City of Yelm.
November 2006 Page 4 or 7 t
Critical Areas
The site is located adjacent to Yelm Creek which is a shoreline of the state. A shoreline
substantial development permit is required when the development is within 200 feet
from the ordinary high water mark. The development proposal is outside of the
Shoreline Jurisdiction area, and does not require a shoreline substantial development
permit.
Yelm Creek has a known flood zone and wetlands associated with it. The Yelm Critical
Areas Code describes buffers for riparian areas, flood zones and wetlands.
There is a probability of High Ground Water Hazards in this area. Performance
standards for High Ground Water Hazards can be found in Section 14.080120(G).
Protection of shorelines of statewide significance is found in the goals and policies of
the Shoreline Master Program. Dedication of the shoreline as open space meets these
goals, and is a mitigating measure of the environmental determination.
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, 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. Miscellaneous
Retail creates 2.4 new pm peak hour trips. The construction of the pole barn for storage
of goods allowed the reconfiguration and expansion of the retail space. The TFC
charges for this project shall be calculated on the new retail space created of
approximately 6,000 square feet.
Frontage improvements shall be consistent with Yelm's Development Guidelines. The
property fronts on two roads, Bald Hills Road and SR 507, both of which are classified
as "Urban Arterial" SR 507 Avenue has a small bridge over Yelm Creek. It was
determined that the frontage improvement requirements for SR 507 shall be deferred,
November 2006 Page 5 of 11
as well as the portion of frontage improvements for Bald Hills Road from the location of
the BPA poweline easement to the southeast property corner.
Water Supply
The City's Water Comprehensive Plan identifies the property as being within the water
service area. An existing 10" water main is located Bald Hills Road and SR 507. This
project will be required to connect to this water main. The latecomer fee for this water
connection was paid in September 2005.
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. An
engineers calculation for estimated water usage will be required to determine the
number of water connections required. Connection and meter fees are payable at
building permit issuance, or invoiced separately.
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.
Existing on site wells must be abandoned pursuant to Department of Ecology
requirements, and any water rights associated with the property dedicated to the City.
An irrigation meter shall be installed for the purpose of irrigation. A backflow prevention
device is required for all landscape irrigation connections between the irrigation system
and the water meter.
Sewer System
The proposed site is currently located the City of Yelm's STEP sewer system service
area. Connection to City sewer service is required. There is an existing sewer main
located in the intersection of SR 507/Bald Hills/Creek Street. This project will be
required to connect to the sewer main at this location, extend the sewer main across the
Bald Hills Road frontage, and install a service line for your connection.
Sewer connections are based on a consumption rate of 900 cubic feet a month and are
charged at a rate of $5,569.00 per connection (fee subject to change) inside city limits.
An inspection fee of $145.00 per connection will also be required.
Sewer connections are based on water usage. The engineer's calculation for estimated
water usage will determine the number of sewer connections required. Connection fees
are payable at building permit issuance, or invoiced separately.
Any on onsite septic systems shall be abandoned pursuant to Thurston County Health
Department Regulations.
November 2006 Page 6 or 7 i
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. The site is located in an area
that has probable high ground water. The final Stormwater plan is subject to the
requirements of Section 14.08.120(G) YMC. The final Stormwater plan must be
submitted 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.
Section 17.72.030(D)(2) YMC Retail establishments require one (1) space per 250
square feet of gross floor area. The gross floor area of the retail building is shown at
8,500 square feet, and requires a minimum of 34 parking stalls.
The Americans with Disabilities Act (ADA) requires a minimum of one (2) handicap
accessible stall for parking lots over 25 stalls.
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. The fire coverage and sprinkler system for the proposed use must meet IBC
requirements.
November 206 Page ] or 11
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 is required along the Bald Hills Road
property line, 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 III landscaping is required as a part of
frontage improvements.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Type V landscaping is required for above ground storm water 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. The landscaping of the stormwater facility shall
be incorporated with all on-site landscaping.
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
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.
November 2006 Page 8 of 17
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
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 Heavy Commercial (C-2) 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 Nonsignificance are hereby
referenced and considered conditions of this approval.
2. Street frontage improvements are required. Frontage improvements shall be
consistent with the City of Yelm's Development Guidelines. Improvements for
Bald Hills Road shall begin at the northwest property corner and extend
southeast on Bald Hills Road to the beginning of the Bonneville Power
easement.
3. The applicant shall provide a "Waiver" of Protest for the deferral of the
remaining frontage improvements on Bald Hills Road and SR 507.
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) shall be based on miscellaneous retail which creates 2.4 new pm peak
hour trips.
5. This site shall be connected to City water service. The connection fee and
meter fee will be established by an engineer's calculation of water usage for
this site. All conditions for cross connection control as required in Section
246-290-490 WAC. All well(s) located on the site are to be decommissioned
pursuant to Department of Ecology requirements. Any water rights
associated with the well shall be dedicated to the City of Yelm.
6. This site shall be connected to City sewer service. The connection will be
established by an engineer's calculation of water usage for this site. The
sewer line shall be extended along the property frontage on Bald Hills Road
within the area of road frontage improvements. Any on site septic systems
shall be abandoned pursuant to Thurston County Health Department
regulations.
7. The applicant shall design and construct all stormwater facilities in
accordance with the DOE Manual, as adopted by the City of Yelm. Best
November 2006 Page 9 of 11
Management Practices are required during construction. The stormwater
plan shall meet the requirements of Section 14.08.120(G) YMC.
8. Parking shall be provided in accordance with 17.72.030(D)(2) YMC A
minimum of 34 parking stalls, lwo being ADA accessible is required.
9. 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,
sprinkler systems, and/or fire lanes.
10.The Yelm Creek Shoreline area shall be left undisturbed and dedicated as
open space, with an easement dedicated to the City of Yelm for stream
restoration and protection.
11. Landscaping of the site is required.
a. Type II landscaping is required along the perimeter of the site, and
adjacent to buildings. Natural vegetation in the shoreline area to remain
undisturbed.
b. Type III landscaping is required with frontage improvements.
c. Type IV landscaping is required in all parking areas.
d. Type V landscaping is required in above ground storm water areas.
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.
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.
November 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 November, 2006
Lll/fl%t ~~~~Ld~t%//~1i~C~
Tami Merriman, Assgtiate Planner
day of November, 2006.
Grant B ck, Director of Community Development
Site P n 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.
November 2006 Page 11 of 11