10 20 2020 Presubmission Meering Agenda
The City of Yelm is an equal opportunity employer and provider
THE CITY OF YELM COMMUNITY DEVELOPMENT DEPARTMENT WILL CONSIDER THE FOLLOWING
CASES VIA ZOOM VIDEO CONFERENCING
OCTOBER 20, 2020
TIME PRESUBMISSION
Applicant Attendance
Required
SITE PLAN
REVIEW
Internal Staff
Review Only*
OTHER DESCRIPTION
2:00 p.m.
Graham Auto Repair – Convert retail building
to auto repair. 412 Yelm Avenue E.
22719340500
3:00 p.m.
Pre-Submission Request
A pre submission conference is an opportunity for project proponents to meet with City staff prior to making a
development application to the City. The intent is to identify and eliminate as many potential issues as possible in
order for the project to be processed without delay. The conference should take place prior to detailed work by an
engineer or surveyor, however a site drawing must be submitted that has sufficient information to allow a
meaningful review. Staff notes are prepared and available for review. There is no charge for this meeting.
Meetings are held every Wednesday starting at 2:00 PM. The request must be submitted no later than 5:00 PM
least one week before the preferred meeting date.
Requested Date:
Requested Time:
Site Plan Upload:*
Parcel #:*
Parcel Address*
Description of
project proposal*
Applicant Name:*
Telephone #:
Email:*
Applicant Address:*
Owner Name:
10/20/2020
02:00:00 PM
Project Information
You may upload multiple Files. Files must be in .PDF, .TIF or Image Format.
2042 Graham Auto Repair_Preapp.pdf 6.08MB
Yelm Auto Repair Pre App Narrative.pdf 206.96KB
http://www.geodata.org/parcelinfo/
2271930500
City
Yelm
State / Province / Region
Washington
Postal / Zip Code
98597
Street Address
412 Yelm Avenue SE
Construction of an auto repair shop located off of Yelm Avenue. Proposed building
footprint would be approximately 6,400 sf. The majority of the existing structure
would remain.
Applicant Information
Glenna
2532724214
gmahar@gravesassoc.com
City
TACOMA
State / Province / Region
WA
Postal / Zip Code
98402
Street Address
3110 RUSTON WAY SUITE E
Owner
Troy Vaninetti
Telephone #:
Email:
Owner Address:
Rep Name:
Telephone #:
Email:
Rep Address:
Presub Assignment
Date:*
Presub Assigment
Time:*
Notes:
grahamautorepair@gmail.com
City State / Province / Region
Postal / Zip Code
Street Address
Representative
City State / Province / Region
Postal / Zip Code
Street Address
For Internal Use Only
10/20/2020
02:00:00 PM
Your Presubmission Meeting is scheduled for Tuesday, October 20, 2020 at 2:00
PM.
Graham Auto Repair
October 13, 2020
Yelm, WA
Pre-Application Submittal
Table of Contents
Site Plan
Plan
Land-Use Information
Perspective
Elevations
2
3
4-5
6
7
Site
Graham Auto Repair
October 13, 2020 | 2
N
0'100'200'50'
PROPOSED SITE PLAN
EXISTING
BUILDING5,328 SF
NEW METAL CANOPYSEE FLOOR PLAN
EXISTING OPEN FIELD
EXISTING OPEN FIELD
412 YELM AVE. SEYELM, WA 98597
EXISTING COMMERCIALRETAIL BUILDING ONTAX PARCEL 2271930500THURSTON COUNTY
C-1 COMMERCIALZONING
LOT SIZE
1.47 ACRES
EXST'G CONC PADWITH CARWASH CATCHBASINS - SEEFLOOR PLAN
EXISTING ADJACENT RETAIL DEVELOPMENT
EXST'GSIGNAGE
EXISTING LANDSCAPE BUFFER EXISTING LANDSCAPE BUFFER EXISTING LANDSCAPE BUFFER
EXISTING LANDSCAPE BUFFER
EXIT
EXIT
NEW METAL CANOPYSEE FLOOR PLAN
174'-9"32'-4"
PROPERTY LINES ARE APPROXIMATE
ENTRY 53'-1"N
0'100'200'50'PROPOSED SITE PLAN
EXISTINGBUILDING5,328 SF
NEW METAL CANOPYSEE FLOOR PLAN
EXISTING OPEN FIELD
EXISTING OPEN FIELD
412 YELM AVE. SEYELM, WA 98597
EXISTING COMMERCIALRETAIL BUILDING ONTAX PARCEL 2271930500THURSTON COUNTY
C-1 COMMERCIALZONING
LOT SIZE1.47 ACRES
EXST'G CONC PADWITH CARWASH CATCHBASINS - SEEFLOOR PLAN
EXISTING ADJACENT RETAIL DEVELOPMENT
EXST'GSIGNAGE
EXISTING LANDSCAPE BUFFER EXISTING LANDSCAPE BUFFER EXISTING LANDSCAPE BUFFER
EXISTING LANDSCAPE BUFFER
EXIT
EXIT
NEW METAL CANOPYSEE FLOOR PLAN
174'-9"32'-4"
PROPERTY LINES ARE APPROXIMATE
ENTRY 53'-1"Site Plan
Graham Auto Repair
October 13, 2020 | 3
N
0'100'200'50'PROPOSED SITE PLAN
EXISTINGBUILDING5,328 SF
NEW METAL CANOPYSEE FLOOR PLAN
EXISTING OPEN FIELD
EXISTING OPEN FIELD
412 YELM AVE. SEYELM, WA 98597
EXISTING COMMERCIALRETAIL BUILDING ONTAX PARCEL 2271930500THURSTON COUNTY
C-1 COMMERCIALZONING
LOT SIZE1.47 ACRES
EXST'G CONC PADWITH CARWASH CATCHBASINS - SEEFLOOR PLAN
EXISTING ADJACENT RETAIL DEVELOPMENT
EXST'GSIGNAGE
EXISTING LANDSCAPE BUFFER EXISTING LANDSCAPE BUFFER EXISTING LANDSCAPE BUFFER
EXISTING LANDSCAPE BUFFER
EXIT
EXIT
NEW METAL CANOPYSEE FLOOR PLAN
174'-9"32'-4"
PROPERTY LINES ARE APPROXIMATE
ENTRY 53'-1"GRAHAM AUTO REPAIR - YELM
APPROX. BLDG FOOTPRINT - 6,426 SF
PROPOSED FLOOR LAYOUT
YELM, WA 98597
412 YELM AVE E
SHED
EXISTING SIDE CONCRETE PAD
ENTRY
EXIST'G CONCRETE PAD TO REMAIN
ENTRY
EXST'G ROOF LINE ABOVE
EXST'G 4'X4' CAR WASHCLEAN OUTS TO REMAIN
COL.
SERVICECHECK-IN100508SF
GROUP 1SERVICE BAYS1072509SF
SERVICEBAY
8
PARKINGSTALLS
SERVICEBAY
1
SERVICEBAY
2
SERVICEBAY
3
SERVICEBAY4
SERVICEBAY
5
STORAGEBAY
6
SERVICEBAY
7
NEW EXTENDED RAISED GABLE ROOFLINE ABOVE
EXIT
RESTROOM
10948SF
EMPLOYEELOUNGE106226SF
WC
10543SF
M10443SF
GROUP 2SERVICE BAYS
1081536SF
EXIT
TV
FLEXILOUNGE/CONF
102300SF
1 2 3 4
OFFICE
101176SF
CORRIDOR
100A220SF
SERVICE ENTRY40'-1"108'-2"
48'-1"
EXST'G RETAIL OFFICE
EXST'G RETAIL RESTROOM
SERVICEBAY
9
66'-7"34'-6" EXST'G ROOF LINE ABOVE
EXST'G ROOF LINE ABOVE
NEW EXTENDED RAISED GABLE ROOF LINE ABOVE
NEW SIDE EXIT CONCRETE PAD
R
SERVICEBAY
10
W10358SF
30'-6"
NEW ADA PAINT STRIPING
EXTERIOR CONCRETE PAD
11'-0"25'-5"Plan
Graham Auto Repair
October 13, 2020 | 4
Project Name: Graham Auto Repair - Yelm
Project Address: 412 Yelm Avenue Southeast Yelm WA 98597
APN: 2271930500
Jurisdiction: City of Yelm
County: Thurston
Zoning: C-1 Commercial
Lot Size: 1.47 acres
YMC 18.36.020 Permitted Uses
A. Retail Establishments
B. Service Oriented establishments
C. Apartments, as part of a mixed-use development
D. Residential uses are allowed provided the development occurs on existing lots of record, one acre or
less.
E. Child day-care centers and nurseries
F. Preschools and private instruction
G. Public safety and emergency response facilities, including police and fire stations, emergency medical
centers, and hospitals.
H. Attached and co-location wireless communication facilities.
YMC 18.36.040 Standards specific to the C-1 district
C. Minimum front yard setback: 15 feet
D. Minimum side yard setback: 10 feet
E. Minimum rear yard setback: 20 feet
F. Minimum driveway approach: 20 feet
G. Maximum building heights: 40 feet
H. Building location. 25% of the floor area of a building with single-story gross floor area in excess of
40,000 square feet shall be sited within 1,000 linear feet of a double arterial.
YMC 18.54 Off-Street Parking
B. Commercial Uses. In the several commercial districts, off-street parking requirements shall be as
shown herein; provided, that all of the property is controlled by a single person or corporation, or written
agreements for shared parking, acceptable to the city, are filed with the community development
department. Shared parking agreements are acceptable only if the physical relationship between the
premises makes such sharing possible and results in superior design in terms of layout, access, reduced
curb cuts and the like.
YMC 18.54.050 Off-Street Loading
Off-street loading shall be required for all commercial establishments which are engaged in the retailing
or wholesaling of merchandise requiring regular delivery such as food retailers, lumber yards, hardware
stores, department stores and the like.
All off-street loading and unloading spaces shall be of adequate size and with adequate access thereto to
accommodate a vehicle 45 feet in length, 12 feet in width and 14 feet in height. Each loading space shall
be surfaced with an asphalt, concrete or similar pavement so as to provide a surface that is durable and
dust-free and shall be so graded and drained as to properly dispose of all surface water, and shall,
moreover, comply with Yelm Engineering Specifications and Standard Details.
Land-Use Information
Graham Auto Repair
October 13, 2020 | 5
Any floor area provided by additions to or structural alterations to a building shall be provided with
loading space or spaces as set forth herein whether or not loading spaces have been provided for the
original floor space.
YMC 18.54.070 Development Standards
Parking area design shall include:
A. Internal circulation of the lot shall be so designed as to minimize in-and-out driving time, idling
time, time spent looking for a parking space without reentering adjoining public streets.
B. Off-street parking areas shall be designed to provide for the safe and convenient circulation of
pedestrians and vehicle traffic within the parking area and between the parking area and
adjacent streets.
D. Provide shared parking facilities between adjacent compatible land uses.
E. Convenient, marked pedestrian access shall be provided from parking areas to pedestrian
linkage systems and from parking areas to principal uses.
F. Except as approved by the site plan review committee in specified locations within the central
business district, in all commercial and industrial developments, and in all residential buildings
containing five or more dwelling units, parking areas shall be so arranged as to make it
unnecessary for a vehicle to back out into any street or public right-of-way.
G. Adequate provision shall be made for individual ingress and egress by vehicles to all parking
stalls at all times by means of unobstructed maneuvering aisles. Maneuvering aisles, parking stall
dimensions and requirements shall be as shown in the Yelm Engineering Specifications and
Standard Details.
H. In all parking facilities containing 25 or more parking spaces, a maximum of 25 percent of the
required parking spaces may be reduced in size for the use of small cars, provided these spaces
shall be clearly identified with a sign permanently affixed immediately in front of each space
containing the notation “Compacts Only.” Spaces designed for small cars may be reduced in size
as listed in the Yelm Engineering Specifications and Standard Details for minimum parking
dimensions. Where feasible, all small car spaces shall be located in one or more contiguous areas
and/or adjacent to ingress/egress points within parking facilities. Location of compact car parking
spaces shall not create traffic congestion or impede traffic flows.
I. When off-street parking is provided in the rear of a building and a driveway or lane alongside
the building provides access to the rear parking area, such driveway or lane shall be a minimum
width of 20 feet with a sidewalk meeting ADA requirements adjoining the building and curbed or
raised six inches above the driveway surface.
J. An owner/developer may install the required parking spaces in phases if a phased schedule has
been approved by the site plan review committee. This schedule must specifically indicate when
the minimum parking requirements of YMC 18.54.030 will be provided. The site plan review
committee may permit the use of temporary parking areas with appropriate screening as part of
a phasing schedule. In addition, the site plan review committee may require a performance
assurance device to ensure conformance with the requirements and intent of Chapter 18.53
YMC.
K. Parking angles may be varied on different aisles within a single parking area to permit more
efficient space utilization.
L. Dead-end aisles shall be considered as two-way aisles.
M. Turnaround areas will be required when necessary.
N. All parking areas and driveways must be surrounded by a six-inch-high vertical concrete curb if
the lot is visible from the street.
O. All landscaped and pedestrian areas shall be protected from encroachment by parked cars.
YMC 18.55 Landscaping Requirements
B. Perimeter Landscape.
1. Purpose. Perimeter landscaping is intended to provide separation of uses from streets, and visual
separation of compatible uses so as to soften the appearance of streets, parking areas and building
elevation.
2. When Required. Perimeter landscape is required for all residential and nonresidential developments,
with the exception of a single-family residence.
3. Description.
a. All plant materials and living groundcover must be selected and maintained so that the entire
landscape area will be covered within three years.
b. Any combination of evergreen and deciduous trees (with no more than 50 percent being
deciduous), shrubs, earthen berms and related plant materials or design features may be
selected; provided, that the resultant effect is to provide partial screening and buffering between
uses and of softening the appearance of streets, parking and structures.
c. When perimeter landscaping is used to provide partial screening between uses, a minimum
planting area of eight feet in width shall be provided.
D. Parking Lot Landscaping
3. Description.
a. Parking areas shall have a minimum of at least 24 square feet of landscape development for
each parking stall proposed.
b. Each area of landscaping must contain at least 100 square feet of area and must be at least six
feet in any direction.
c. Live groundcover shall be provided throughout each landscaping area. Groundcover may be a
combination of shrubs and trees that provide the desired effect of providing visual relief and
green space within the parking area. Groundcover shall be selected and maintained so that the
entire landscaped area will be covered within three years.
d. At least three percent of the parking area, excluding any other required landscaping, shall be
utilized for landscaping.
e. Each planting area must contain at least one tree. Planting areas shall be provided with the
maximum number of trees possible.
f. No parking stall shall be located more than 50 feet from a tree.
g. A landscaped area must be placed at the interior end of each parking row in a multiple-lane
parking area.
h. A minimum of 60 percent of the trees must be deciduous and 40 percent evergreen. Up to 100
percent of the trees may be deciduous.
i. All parking areas located adjacent to any private street or public right-of-way shall provide a
minimum five-foot planted buffer strip between the parking area and the private street or public
right-of-way.
j. Permanent curbs and/or structural barriers shall be provided to protect the plantings from
vehicle overhang.
Land-Use Information
Graham Auto Repair
October 13, 2020 | 6
Option 2C Perspective View
Graham Auto Repair
October 13, 2020 | 7
Option 2C Elevations
East Elevation South Elevation
West Elevation North Elevation
October 13, 2020
City of Yelm
Community Development
105 W Yelm Ave
Yelm WA 98597
Regarding: Graham Auto Repair Pre-Submission Request
To whom it may concern:
The project team would like to request a pre application meeting with city staff, regarding a potential auto repair shop located
off East Yelm Avenue. The proposed building footprint would be approximately 6,400 square feet and would provide new ADA
parking paint striping. Most of the existing structure would remain and would be painted to blend in with the new building
area. The existing colonnade would be added to the overall square footage and converted into interior space. A covered
carport will be added at the south end of the building and a new car port will be replacing the existing covered area at the
south.
Please see the below questions from ownership and the project team for discussion:
1. Entitlements / Fees
· Please confirm entitlements required and associated fees
· Approximate timing for each process including which processes can be reviewed concurrently
· Please identify any impact fees for this project
· Is SEPA review triggered?
· Will we be required to go through a Design Review process?
2. Planning
· Confirm Setbacks
· Confirm any landscape requirements.
· Confirm acceptable setback and/or screening for parking
· Any requirements regarding signage (quantity allowed, design guidelines, location, etc)
3. Building
· Will off-street loading be required to be provided?
· Will the change of use trigger any energy code upgrades?
· Please confirm if fire sprinklers are required.
We look forward to meeting with the Agency team to vet the noted questions we have and other applicable considerations.
Thank you in advance for your time.
Sincerely,
Glenna Mahar
Land Use Specialist / Graves + Associates, PLLC