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20180242 NOD and Approval City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597   NOTICE OF DECISION DATE: September 11, 2018 PROJECT NAME: Yelm Auto Recycle PROJECT LOCATION: 939 NP Road SE, Yelm, WA PARCEL NUMBER: 64300900200 CASE NUMBER: 20180242 Notice is hereby given that the Community Development Department issued a site plan review approval to NPR Holdings, LLC at the above referenced location. The complete decision may be viewed on the City’s website at www.yelmwa.gov and choosing ‘Document Library’ then ‘Currently Under Review’ from the menu system. A copy of the decision may also be obtained at the Community Development Department in City Hall at 105 Yelm Avenue West, Yelm, WA 98597 during normal business hours for a fee of 15 cents per page. For additional information, please contact the Community Development Department at 360-458-3835.  City of Yelm Site Plan Review Committee 105 Yelm Avenue West Yelm, WA 98597   Site Plan Review 20180242 Findings of Fact, Conclusions of Law, and Decision Findings of Fact 1. NPR Holdings, LLC proposes to develop the land located at 939 NP Road SE, identified by Assessor’s Tax Parcel Number 64300900200. 2. The property is approximately 13.92 acres and is currently vacant. 3. The property is zoned Industrial District (I) which is codified at Chapter 18.39 YMC. The Industrial district is intended to provide for the location of industrial activities. Auto wrecking yards are an allowed use in the Industrial zone. [Section 18.39.020(B) YMC]. 4. NPR Holdings, LLC submitted a site plan review application on June 26, 2018, and it was determined to be complete on June 26, 2018. The applicant proposes to construct an auto wrecking yard, with 4 buildings to be used as office, storage and maintenance space with on-site parking, and storage for vehicles. The application materials included a preliminary site plan, preliminary drainage report, and environmental checklist. 5. As required by Section 18.10.050 YMC, the Yelm Community Development Department mailed a Notice of Application to local and state agencies and surrounding property owners on July 9, 2018. In addition, the notice was published on the City’s website on July 9, 2018 and published in the Nisqually Valley News on July 13, 2018. No comments were received. 6. The Community Development Director, as Yelm’s Responsible Official to implement the State Environmental Policy Act (SEPA), issued a Mitigated Determination of Nonsignificance for the proposal on August 3, 2018. Mitigation measures include an updated drainage report, and an approved spill and containment plan to be submitted with civil plan submission. 7. Comments were received from the Washington Department of Ecology (ECY), which noted that the project is subject to existing regulations regarding toxics and waste cleanup, water quality, and Construction Stormwater Permit requirement. 8. Chapter 18.16 YMC requires a determination that the infrastructure 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. a. Concurrency with sewer infrastructure means the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the City and improvements necessary to provide facilities and services are present to meet the needs of the proposed development. The site is not currently connected to the City sewer system. Connection to the sewer system satisfies concurrency requirements. b. Concurrency with water infrastructure means 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 services are present. The site is not currently connected to the City water system. Connection to the water system satisfies concurrency requirements c. Concurrency with transportation infrastructure means that the project completes frontage improvements, makes off-site improvements required for the safe movement of traffic and pedestrians if impacted by traffic from the development, and pays a traffic facilities charge. The parcel fronts NP Road SE. NP Road is considered a Commercial Collector Street, but is not constructed to City Standards. The applicant has requested a deferral of frontage improvements based on low traffic generation. A signed agreement for deferral of frontage improvements would meet concurrency requirements. Dedication of right-of-way is needed to provide for future frontage improvements. d. Concurrency with school infrastructure means the developer pays a school impact fee at the time of construction. The proposal will have no impact on the School system as it will not increase student population. e. Concurrency with fire protection means the developer pays a fire impact fee at the time of construction. Payment of the Fire Impact Fee at the time of building permit issues satisfies concurrency requirements. 9. Title 18 YMC is the Unified Development Code for the City of Yelm and establishes standards for development within the various zoning districts. The subject property is identified by the Zoning Map as being within the Industrial zoning district. The City of Yelm sewer treatment facility and a Heavy Equipment storage facility is located to the southwest, vacant and residential uses on industrial zoned property to the east, and industrial zoned properties including vacant land and residential uses to the north. a. Auto wrecking yards are an allowed in the Industrial zoning district as a permitted use. [Section 18.39.020(B) YMC] b. Setback requirements for the Industrial zoning district are 15 feet from front, side, and rear yards. [Section 18.39.040 YMC] The conceptual site plan shows conformance with this requirement. c. Buildings in the Industrial zoning district may be up to 40 feet in height. [Section 18.39.040 YMC]. The conceptual site plan shows conformance with this requirement. d. Chapter 18.52 provides guidance for Ingress and egress. The applicant proposes three (3) entrances to the site. One entrance off an easement access road, a main entrance on NP Road, and a delivery entrance on NP Road. Industrial driveway widths shall not exceed 50 feet and meet minimum industrial driveway standards found in the Yelm Development Guidelines. There is a 40-foot access easement along the southern property line, serving the City of Yelm Reclaimed Water facility with a security gate. The conceptual site plan shows an entrance to the facility from this easement road. The City of Yelm security gate shall be moved to the north of the proposed driveway entrance. e. Industrial uses require one parking space per employee based on the greatest number of employees on a single shift, plus one square foot parking per square foot of display or retail area, plus one space for each vehicle owned, leased or operated by the company, one of which must be a van accessible handicap parking. The conceptual plan shows 22 spaces with adequate accessible handicap stall. The proposed parking exceeds the minimum parking requirements. 10. Title 18 YMC provides guidance and regulation for site planning during development. Chapter 18.55 establishes landscaping requirements for various types of development. a. Perimeter landscape includes an 8 foot planter area with a combination of evergreen and deciduous trees. The conceptual site plan shows adequately sized perimeter landscape areas. b. Pedestrian corridors require streetscape landscaping to provide visual relief and separation of pedestrians from streets and parking areas. This is landscaping is achieved with frontage improvements. The applicant has requested a deferall of frontage improvements. If approved, the pedestrian corridor landscape would be included in the deferral. c. Parking lot landscaping is intended to provide visual relief and shad in parking areas. The conceptual site plan shows adequately sized parking lot landscape areas. Although not specifically called out on the conceptual site plan, the applicant proposes to fence the property for security purposes. Chain link fencing is not allowed when visible from a public right-of-way. Solid wood or other fencing material should be considered where visible. A detailed landscape plan, including fencing and screening detail shall be submitted with civil construction plans. d. Chapter 18.57 requires the preservation of existing trees during construction. No existing trees shall be removed until a decision is made regarding the feasibility of preserving existing trees. All site plans shall include the location of all trees to be retained and removed exceeding eight inches in diameter. e. Chapter 18.59 requires trash enclosures to be incorporated into the architectural feature of the primary structure and landscaping. The enclosure shall be constructed of CMU, wood or architectural steel, with gates of similar durable materials. [Section 18.59.040 YMC] f. Section 18.59.050 YMC provides guidance for illumination. Walkways shall be lit to a minimum of 2 foot candles. Parking lot illumination levels shall not exceed 0.1 foot candle at five feet past the edge of the property line(s). Fixtures shall be mounted to a maximum of 20 feet above grade. g. Mailboxes for the site shall be cluster box units (CBU) and placed on site. [Section 18.59.080 YMC] h. Section 18.51.050 requires that outside storage shall be maintained in an orderly manner consistent with good housekeeping practices and shall be effectively fenced and screened from all residential areas and public rights-of-way. i. Pedestrian circulation is required from parking lots to buildings and from public sidewalks. The conceptual site plan shows future public sidewalk connection to the building. Pedestrian pathways from the dealership parking area shall be established to the building. j. Building details shall include elements to enhance the building such as decorated rooflines, window and door treatments, and blank wall shall be treated by vertical trellis or enhanced landscaping. 11. The Yelm Critical Areas and Resource Lands, Chapter 18.21 YMC provides protection for critical aquifer recharge areas, frequently flooded areas, wetlands, geologically hazardous areas, and fish and wildlife habitat conservation areas. a. All of Yelm is identified as a critical aquifer recharge area. Compliance with Federal, State, and County water source protection regulations and with the City’s adopted stormwater regulations is required to protect the aquifer. [Section 18.21.070 (C) YMC] b. The Mazama Pocket Gopher has been listed as a threatened species by the Washington Department of Fish and Wildlife since at least 2008. Yelm has protected this species through the implementation of the Critical Areas Code. When a development occurs on property suspected to be occupied by the Mazama Pocket Gopher, the Community Development Department has required the applicant prepare a critical areas report which would include mitigation measures if it was determined that pocket gophers would be impacted by the proposed development. The Washington Department of Fish and Wildlife is provided with notice of all threshold determinations issued pursuant to the State Environmental Policy Act and the City consults with the Department when a critical areas report is required. In April, 2014, the U.S. Fish and Wildlife Service listed the Yelm subspecies of the Mazama Pocket Gopher as threatened under the Endangered Species Act. While the City of Yelm is not responsible for implementation or enforcement of the Endangered Species Act, it consults with the Service and provides notice to applicants that the pocket gopher is a federally protected species and a permit from the U.S. Fish and Wildlife Service may be required. Visual reconnaissance from City staff show no indications of Mazama Pocket Gophers or Prairie Habitat found on the project site. The site is mostly covered by trees and vegetation. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act. The applicant should contact the US Fish and Wildlife Service with any questions about compliance with Federal standards for threatened species. 12. Chapter 13.04 YMC and Chapter 6 of the Development Guidelines establish requirements for connection to the City’s water system.