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2021.0325.PR0009 Stor-House Yelm project description 06-15-2021Project Description - 1 - 6/15/2021 The Stor-House - Yelm Project Description The Stor-House Self Storage -- Yelm, Washington • Project Name: The Stor-House Self Storage - Yelm Project Size: The total site area proposed to be impacted to construct the proposed building is approximately 65,000 square feet of site area. Location of Site: The project is located on the east side of Creek Street SE, north of the intersection with E Yelm Avenue; 10508 Creek St SE, in the City of Yelm, WA. The project is situated on Units 1 and 2 and Tracts A and B of Creek Road Binding Site Plan recorded under Thurston County Recording Number 4543027. The total area of Units 1 and 2 and Tracts A and B is 68,120 square feet, or 1.56 acres. • Current zoning: Heavy Commercial (C-2) Surrounding zoning: North: Heavy Commercial (C-2), commercial buildings and lumber yard South: Heavy Commercial (C-2), commercial buildings and tractor dealer East: Heavy Commercial (C-2), residential apartment homes West: Commercial (C-1), strip retail buildings and USPS Office • Current use: Unit 3 of the Creek Road Binding Site Plan is developed with residential apartment homes. Tract B provides access to all unit lots to Creek Street SE. Units 1 and 2 and Tract A of the Binding Site Plan are developed as a parking lot and two commercial building pads, as well as some utilities to serve the two building pads. No structures exist on Units 1 and 2. The parking lot improvements and some of the landscaping will be removed to make way for the proposed structure. • Project history: The property owner sought and received approval from the City to construct 164 multi-family residential units and two commercial pads on 11.04 acres as part of the Creek Road Mixed Use project (City File No. 20070404). The apartments and associated improvements, including utility extensions, storm water facilities, roadways, parking lots, etc. were all constructed, but the commercial pads that separate the apartments from Creek Street SE remained vacant. • Soil type and Drainage: The site is underlain by medium dense well-graded gravel, poorly graded gravel, and poorly graded sand (USCS: GW, GP, and SP, respectively). Fill was encountered at all test pit locations extending to depths of about two to three-and-one half feet below the existing ground surface. The fill was characterized as silty gravel, consistent with reworked native soil. Project Description - 2 - 6/15/2021 The Stor-House - Yelm The original in-situ soils are well draining, with an average infiltration rate of 5 inches/hour after a factor of safety is applied. An infiltration stormwater detention vault was installed with the original phase of construction. It was sized appropriately to serve the entire site. • Proposed property use: The development proposal will remove the existing improvements and replace them with a new, three-story, 84,945 square-foot self-storage building, plus associated drive aisles, parking, and utilities to serve the new building. The proposed new building will be situated over 500 feet from Yelm Avenue to the south, and will have a 15-foot setback from Creek Street SE. Its major exposure will be to Creek Street SE and the businesses to the north and south, both of which are also zoned Heavy Commercial (C-2). The proposed building is oriented with the storage doors on the east building elevation – no roll-up storage doors will be visible from Creek Street SE and all storage activity will take place along the internal drive aisle. The 35’ internal drive aisle and a 6-7’ tall CMU fence will serve as a buffer between the proposed building and the Tustin Apartments to the east. Noise impacts to the neighboring apartments will be minimal. Facility operating hours will be from 9am to 6pm daily, and site access will be restricted to the hours of 5am to 10pm. Storage units are intended for passive use only – active use of storage units is highly discouraged. The building façade will feature alternating colors and materials, including a parapet roof line topped with a cornice and featuring transitions in height (elevations are included on sheet A3.0, submitted herewith). All perimeter fencing will be constructed from CMU or wrought iron – no chain link fencing will be used. Approximate proposed building height is 40 feet. The proposed development will provide add 24 new parking stalls: 8 near the retail/leasing office, 5 in the loading bay, and 11 near the exit gate. Past construction phases included the addition of two points of ingress and egress to and from the site via Creek Street SE. Primary access to the site will take place from the northerly entrance – the southerly entrance is intended only for traffic exiting the proposed development. • Utilities & improvements: Utilities, including sewer, water, electricity, gas and telecommunications, were extended to the site during earlier phases of construction. No further off-site improvements are proposed, but some of the existing utility extensions and access Project Description - 3 - 6/15/2021 The Stor-House - Yelm roads may need to be moved or altered to accommodate the proposed development. • Proposed ownership: The proposed development – including building, parking areas and drive aisles, will occupy one large parcel. Existing Unit Lots 1 and 2 and Tract A will be combined to form this parcel. Ownership of this parcel will be transferred from the property owner to the applicant following the approval and recording of a yet-to-be-submitted binding site plan amendment. Tract B will remain but the boundaries will be adjusted to incorporate the proposed 8 parking stalls adjacent to the southerly site access. Both applicant and owner will have an ownership interest in Tract B, which both parties will use for pedestrian and vehicular access. • Number of employees: The proposed self-storage building will employ 2 full time employees. • Proposed timing: Construction will begin in Winter 2021, pending issuance of the necessary permits from the City. • Signage: A new monument sign will be proposed near the northerly site access. Another building-mounted sign or signs will be placed near the north and south towers. Separate applications for signage will be submitted prior to construction completion. • Traffic analysis: No traffic analysis has been prepared in connection with this application. Still, self-storage is one of the lowest traffic generators and has less traffic than typical retail, office, businesses and even a residential subdivision. According to previous traffic studies the applicant has conducted at other locations, similar-size storage facilities generate as few as 10-15 PM peak hour trips. • Landscape, Lot Coverage and Parking Analysis (Current proposal only): o Total Site Area: The total site area to be redeveloped under the current proposal is approximately 65,000 square feet. o Proposed Bldg Area: The total proposed gross floor area of the new building is 84,945 square feet. The footprint occupies 29,463 square feet. o Sq Ft of Ex Bldgs: There are no structures on the site. Existing improvements include underground utilities, parking lot, landscaping, and two commercial building pads. Project Description - 4 - 6/15/2021 The Stor-House - Yelm o % Lot Coverage: The project will not add any new impervious surface area to the site. The project proposes to replace approximately 67,934 square feet of existing asphalt and planned roof areas with new replaced impervious surface area (see table below). o Parking: The project would eliminate the existing parking lot improvements and 71 parking spaces to make way for the new structure, but would add 24 new parking stalls: 8 near the retail/leasing office, 5 in the loading bay, and 11 near the exit gate. Parking for the entire project will meet City requirements for retail (1 stall per 250 square feet of gross floor area) and general industrial use (1 space per employee based on the greatest number of employees on a single shift, plus one for each vehicle owned or operated by the company). o Landscaping: Some of the existing landscaping will be removed to accommodate the proposed new improvements. Once construction is complete, new plantings will be added to restore landscape buffers around the site. Currently, Approximately 20% of the existing property is landscaped (see table above). The proposed development would change the landscape coverage to approximately 17%. • Covenants: The existing covenants and easements that encumber the Creek Road Binding Site Plan lots will need to be amended to reflect the new ownership entities, plus the updated locations and uses of the utilities and access roads that serve the site.