NOD20180242
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.
Page 2 of 11
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.
Page 4 of 11
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.
Page 5 of 11
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.
Page 6 of 11
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.
Page 7 of 11
a. Water service connections are by a service line and water meter in the public right-
of-way. [Section 13.04.110 YMC]. New service connections are calculated at 875
cubic feet per equivalent residential unit (ERU). [Section 13.04.120 YMC].
b. The site is not currently connected to City water service. There is a 12-inch service
main located on NP Road. This main was required to be installed by a developer
of properties north of this site. There is a water latecomers’ fee associated with
this parcel in the amount of $24,481.76 plus interest. This latecomer fee is
required to be paid at the time of connection to the water system.
c. If the proposed use will use more than 875 cubic feet of water per month,
additional water connections will be required. An engineers estimate of water
usage is required to determine water connection requirements.
d. The City implements a cross-connection and backflow control program pursuant
to Title 43 RCW and Chapter 248-54 WAC. [Section 13.04.220 YMC] A backflow
prevention assembly is required to protect Yelm’s water system from cross-
connections from all new development. [Section 13.04.220 (D)].
13. Chapter 13.08 YMC and Chapter 7 of the Development Guidelines establish requirements
for connection to the City’s sewer system.
a. The property is located in the City of Yelm’s STEP sewer system service area, and
is not connected to the City of Yelm’s STEP sewer system. There is an existing 4-
inch sewer main located on N.P. Road. Connection to City sewer service is
required. This main was required to be installed by a developer of properties
north of this site. There is a sewer latecomers’ fee associated with this parcel in
the amount of $15,301.37 plus interest. This latecomer fee is required to be paid
at the time of connection to the sewer system.
b. This parcel was part of the City of Yelm LID 1. The assessment is paid in full. As
part of a purchase and sale agreement for the access easement to the Yelm
Reclamation Facility, the City agreed to pay for 1 sewer connection. There are 14
sewer ERUs associated with this property. The number of sewer connections are
based on water usage.
c. The tank shall be a minimum 1,500 gallon with a 20 mgd pump. The tank is
required to be a Class 1 Division 1 Commercial STEP system.
d. S.T.E.P. tanks must be accessible to City staff for routine maintenance and
pumping.
e. The discharge of waste containing fats, oils, or greases in excess of 100 mg/l to the
S.T.E.P. tank is prohibited. [Section 13.08.080 (B) YMC]
Page 8 of 11
If the use has the potential of generating fats, oils, or greases to the S.T.E.P. tank,
requiring an oil/water separator or a grease interceptor would ensure compliance
with Section 13.08.080 (B) YMC.
14. All of Yelm is considered a critical aquifer discharge area. The control and treatment of
stormwater is required to protect the critical aquifer. The City has adopted the latest
edition of the Stormwater Management Manual for Western Washington (SMMWW)
published by the Washington Department of Ecology. [Section Chapter 18.27 YMC]. The
project as proposed triggers a Department of Ecology Industrial Stormwater General
Permit and/or a Department of Ecology Construction Stormwater General Permit.
(SWPPP).
Preliminary review of the proposed stormwater report, a bioretention swale is identified
but the swale does not meet the minimum requirements for a swale. The design of the
selected facility type needs to meet the design requirements of the SMMWW. Peer
review comments are attached and incorporated into this approval.
15. Frontage improvements are required as part of development in the City. [Section
18.16.050 YMC]
a. Frontage improvements are required for all new development within the city,
including change of use that requires a site plan review approval. The property
fronts N.P. Road, and is considered a Commercial Collector.
Section 18.16.080 (C) YMC allows the City to determine when frontage
improvements are required, and under certain circumstances may permit deferral
of installation of such improvements to a later date.
The applicant has requested a deferral of frontage improvements based on low
traffic generation. There is public benefit in coordinating small improvements
with a larger project such as through local Improvement Districts (LID).
Deferred frontage improvements shall be secured for installation at a later date
by a waiver of protest, and commitment to participate in a local improvement
district. Any required right-of-way shall be dedicated prior to occupancy.
b. Traffic Facilities Charges are based on the Institute of Traffic Engineers Trip
Generation guide. Auto wrecking yards are not listed specifically, so the most
similar classification is used. For the Auto Wrecking Yard, the General Light
Industrial Classification (Land Use 110) was the most similar creating an average
of .98 new pm peak hour trips per 1,000 sq. ft.
Page 9 of 11
CONCLUSIONS OF LAW
A. Section 18.13.020 (B) YMC allows the Site Plan Review Committee to approve a proposal
when the preliminary site plan conforms to the standards, provisions and policies of the
city as expressed in its various adopted plans and ordinances.
B. NPR Holdings, LLC has established that the request for site plan review approval can
satisfy all criteria set forth in Section 18.13.020(C) YMC, meet all requirements of the
Industrial District zoning classification, and meet all other requirements of the Yelm
Municipal Code. Therefore, the preliminary site plan should be approved subject to the
following conditions:
1. Connection to City sewer service is required. All onsite septic systems shall be
abandoned per Thurston County Department of Health standards. The STEP tank shall
be a minimum 1,500 gallon with a 20 mgd pump. The tank is required to be a Class 1
Division 1 Commercial STEP system. Any potential of fats, oils or greases to the sewer
system requires an oil/water separator or grease interceptor. The tank shall be
accessible to City staff at all times.
2. If the use has the potential of generating fats, oils, or greases to the S.T.E.P. tank,
requiring an oil/water separator or a grease interceptor would ensure compliance
with Section 13.08.080 (B) YMC.
3. The sewer latecomer fee shall be paid at the time of connection to the sewer system.
4. One sewer connection shall be paid by the City as part of a purchase and sale
agreement for the access easement to the Yelm Reclamation Facility.
5. Connection to City water service is required. An engineer’s estimate of water usage
is required to determine water connection requirements.
6. The water latecomer fee shall be paid at the time of connection to the water system.
7. A reduced pressure backflow assembly is required at the current water meter.
8. Payment of a Fire Impact Fee is due at the time of building permit issuance.
9. The City of Yelm Reclamation Facility security gate located on the easement road shall
be moved west past the parking lot entrance to the site.
10. Perimeter landscape shall include an 8-foot planter area with a combination of
evergreen and deciduous trees, and shrubs. Parking lot landscaping is required in
parking areas. A detailed landscape plan is required as part of civil plan submission.
Page 10 of 11
11. The landscape plan shall show detail of fencing visible from the public right-of-way to
meet the design guideline requirements of fencing other than chain link, and Outside
storage shall be effectively screened.
12. A tree preservation plan is required for all trees to be retained and removed exceeding
eight inches in diameter.
13. Trash enclosures shall be enclosed and landscaped pursuant to Section 18.59.040
YMC, and location approved by Pacific Disposal.
14. 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.
15. Mailboxes shall be cluster box units and located on site.
16. Buildings shall meet the design standards of Chapter 18.61 YMC.
17. Civil plan submission shall include an updated stormwater report based on peer
review comments attached, an approved spill and containment plan, and a
Construction Stormwater Permit application submission.
18. An Agreement and Waiver of Protest for the deferral of frontage improvements on
NP Road shall be recorded. Right-of-way dedication on NP Road shall be required.
19. Traffic Facilities charges are due at the time of building permit issuance, based on total
gross floor area.
20.
21. All access, drive lanes and parking areas must be improved with an approved all-
weather surface such as asphalt or concrete, and pedestrian pathways of different
texture such as stamped concrete.
C. The site plan is valid for eighteen (18) months from the date of this approval. The
applicant may request a six-month extension on the approval, if the request is made in
writing prior to the expiration date of this approval.
Page 11 of 11
DECISION
The request for site plan review approval is hereby granted subject to the conditions contained
in the conclusions above.
Dated this 11th day of September, 2018
_______________________________ _______________________________
Grant Beck, Chad Bedlington,
Community Development Director Public Works Director
Prepared this 11th day of September, 2018
_________________________
Tami Merriman,
Associate Planner
APPEAL
The Site Plan Review Committee’s decision in this matter may be appealed pursuant to Chapter
18.10 YMC, to the City of Yelm Hearing Examiner no later than 21 days from the date of this
decision. An appeal must be in writing, contain specific factual objections, and include the appeal
fee of $1,250.00.
8730 Tallon Lane NE, Suite 200 Lacey, WA 98516 Office 360.352.1465 Fax 360.352.1509 scjalliance.com
July 20, 2018
Tami Merriman, Associate Planner
City of Yelm Community and Economic Development Department
105 Yelm Avenue West
Yelm, WA 98597
Re: Peer Review – NPR Recycling
SCJ Project No. 0605.05 Task 41
Dear Tami:
The City has requested SCJ Alliance to conduct a preliminary peer review of the proposed stormwater
management system for the NPR Recycling projecting including a review of the Preliminary plans and
Preliminary Drainage Report in accordance with the 2014 Stormwater Management Manual for Western
Washington. This review consisted of the following documents:
· City of Yelm Administrative Site Plan Review Application
· Preliminary Plans dated 6/1/2018
· Preliminary Drainage Report dated June 2018
Review Understanding:
Previously, City of Yelm policy was that all storage yard areas that had any possibility of waste, auto’s, or
whatever, were to be paved to meet stormwater treatment. In the recent past, there has been a switch
that gravel storage be allowed, if it meets the 2014 Stormwater Management Manual for Western
Washington (referred to as the stormwater manual for the remainder of this letter). The purpose of this
review is to establish whether the proposed design meets the stormwater manual requirements and
comment on any changes that are required.
The stormwater manual generally defines gravel surfaces as impervious surfaces, therefore the drainage
design as provided meets the intent of the stormwater manual. We also made the following
observations regarding the drainage design:
General Comments
1. Per the plans provided, a bioretention swale is identified but the swale does not meet the
minimum requirements for a swale. (e.g. bioretention swales imply longitudinal slopes or a
method of conveyance) Please clarify if the design intent is as a bioretention swale or a
bioretention cell. The design of the selected facility type then needs to meet the design
requirements of the stormwater manual.
2. The project must incorporate BMP T5.13 Post Construction Soil Quality and depth within
landscaped areas.
July 20, 2018
Page 2
Preliminary Plans
3. Sheet P1.1 – Grading construction note #4 references a v-bottom ditch but appears to callout a
pipe in the plan.
Preliminary Drainage Report
4. Applicable references, charts and figures within the preliminary drainage report need to
reference the 2014 version of the stormwater manual.
5. Document the 6-month, 24-hour rain event can infiltrate through the facility within 48 hours in
accordance with SSC-4 of the 2014 stormwater manual.
6. Part 4 - MR #6 is not addressed within the drainage report.
7. Part 5.1 - The detention volumes represented for the proposed facilities is not shown in the
WWHM output. Confirm the detention volumes are correct or demonstrate basis of volume
calculations.
Should you have any questions or comments, please contact me at (360)352-1465 at your earliest
convenience.
Sincerely,
SCJ Alliance
Jared VerHey, PE
Project Manager
N:\Projects\0605 City of Yelm\605-05 Civil Plan Reviews\Phase 41 - NPR Recycling\Correspondence\To\Yelm