Loading...
10508 Creek RoadPre-Submission Notes January 6, 2021 Patrick Gilroy proposes to develop the property located at 10508 Creek Road SE as a mini-storage facility. The property is zoned Heavy Commercial (C-2). Mini storage is an allowed use subject to being located more than 500 feet from an urban arterial. In order to achieve the 500 foot setback, you would need to create or move the southern boundary line of Tract A and Unit 2 to assure the 500 foot setback. The parking you propose in the area between Tract B would be open for parking for all uses on site. Process The approval process from initial concept to final occupancy consists of three steps: land use review, civil plan review, and building life/safety review. Land Use The application materials show a 3 story mini storage facility of 68,110 square feet fronting Creek Road with access lane behind the building. This proposal is more than a minor change to the binding site plan and property lines require modification. A subdivision amendment is required. The binding site plan process allows for shared internal streets, parking, landscaping, and stormwater, as well as the phasing of development. An amendment to the Binding Site Plan will require public notice, with an option for the public to request a public hearing. The administrative site plan review required for the building and use is reviewed as part of the binding site plan amendment process. The process allows notification of the application to surrounding property owners, with the option of requesting a public hearing. A complete application will be routed to the City Public Works Department, Thurston County, and other state agencies (including the Department of Transportation) for comment. Due to the square footage of new commercial development, transportation and stormwater, an expanded environmental checklist (SEPA) review is required to include a transportation trip generation analysis and preliminary stormwater report. After the review process, City staff will issue an environmental determination and begin to craft the approval. A typical approval includes conditions designed to ensure the proposal is consistent with the development standards of the City. The project can only be denied if it will have significant environmental impacts or is inconsistent with City, County, or State development regulations. The binding site plan amendment and administrative site plan review process typically takes between 12 to 16 weeks. The decision may be appealed to the City's Hearing Examiner. Building elevations, site utility screens and refuse enclosure details showing compliance with City of Yelm Design Guidelines shall be submitted with the site plan review application. Civil Plan Review Civil plans are required for the construction of driveways, parking areas, stormwater treatment and public infrastructure. Civil plans must be provided to show compliance with the most current Stormwater Management Manual for Western Washington. Building Life/Safety Yelm has adopted the International Building Codes and reviews building plans for life/safety and consistency per these codes, as adopted by Washington State. Electrical permits and inspections are through the Washington State Department of Labor and Industries. Consistency with Development Standards Environmental Maps indicate the property contains soils moderately suitable as habitat for the Mazama Pocket Gopher, a protected species listed on the Washington Priority Species and Habitat List as well as the Federal Threatened Species List. The site has been developed, is mostly paved with graded building pads. Visual reconnaissance shows no evidence of gopher activity. If there is evidence of pocket gopher activity on the property, a critical areas report would be required. If a critical areas report is required, it must be prepared by a qualified professional. The transportation analysis will review impacts at ingress and egress points as well as internal circulation. The Stormwater facility was designed and sized for the proposed site consisting of an underground gravel infiltration bed preceded by a storm filter vault for treatment. The facility is located under the pavement in the parking lot to the east of the apartment complex aligned with Access Way “D”. Catch Basins and Conveyance is also included in Access Way “A”. Compliance with Yelm’s requirements under the Critical Areas Code does not ensure compliance with the provisions of the Endangered Species Act, and a federal permit may be required if pocket gophers are found on the property. This permit would be issued through the US Fish and Wildlife Service (360.753.5823). All of Yelm is considered a critical aquifer recharge area. Protection measures for development within a critical aquifer recharge area are met through treating and disposing of stormwater through an approved stormwater system. Transportation Ingress and egress at the site shall be consistent with the Yelm Development Guidelines, Section 2.10.100. The proposal shows no change to existing access. Tract B must be retained for access to the residential on site. Frontage improvements are required at the time of development. Creek Road is completed to City Standards. Parking The requirements for off-street parking 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 is in excess of the minimum set forth. Retail: 1 stall per 250 square feet of gross floor area. At 1,175 sq. ft., 5 stalls are required for the retail. Mini-warehouse would fall under general industrial use One 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. Based on proposal, 3 stalls are required. Knowing that the majority of customers coming to the site will include loading and unloading, as well as general access, the proposal of additional stalls behind the building within enclosed area, and additional parking proposed on the south, appears to meet the intent of the parking requirements. The site must provide appropriate Fire Department vehicle access. Access lane widths are determined by building size and height. This includes driveway radius and internally. The three story building will require a minimum of 26 foot fire lanes. Site Design The Unified Development Code includes standards for parking lot design and landscaping, requires adequately sized service areas. Features required include screening of outdoor storage and service areas, landscaping including an internal perimeter landscape, and landscape requirements for above ground stormwater facilities. Refuse areas are to be enclosed and landscaped. Illumination requirements are found at Section 18.59.050 YMC and include standards for walkway and parking lot lighting. Mailboxes shall be cluster box units and located on site. Perimeter landscape includes an 8’ planter strip with a combination of evergreen and deciduous trees, and ground cover. Parking lot landscaping requires landscaped islands, and no parking stall be located more than 50 feet from a tree. Pedestrian circulation is required to provide connection to public sidewalks, within the development, and to adjoining properties. Pedestrian access to public sidewalk will be required. Site planning amenities include increased landscaping when parking is adjacent to the street, providing pedestrian amenities such as pedestrian furniture, transit stop, and/or decorative screen wall. More detailed description may be found at Section 18.36.040 (J). Pedestrian areas at building entries include weather protection, landscaping, benches, window displays. More detailed description may be found at Section 18.60.050. Building design includes balconies, bay windows, gable or hipped roof or other features to present human scale, and materials and color include matted finish, pre-finished roofing, and other building features. More detailed description may be found at Chapter 18.61. Chain link fencing is not allowed when visible from the street. Front yard setback is 15 feet, side yard 10 feet and rear yard setback is 20 feet. Maximum building height is 40 feet. Potable Water The property is located in the City of Yelm’s water service area. There is an 8” water main in Access Way “A” and the parking lot north of the commercial pads. Domestic meter setters are also installed north and south of the pads; however, RPBAs have not been installed. Water connections are based on a consumption rate of 875 cubic feet a month. The Civil engineer shall provide estimated water calculations at the time of civil plan review to determine the number of water connections needed to serve the project. All commercial buildings and irrigation systems are required to provide for cross-connection control through the provisions of a back flow prevention device (reduced pressure backflow assembly) installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. The backflow device is required to be installed after the meter and tested by a certified backflow tester. Fire hydrants, with hydrant locks are required based on the International Fire Code. Specific details will be reviewed at both land use application, and during civil plan review. Waste Water The property is located in the City of Yelm’s STEP sewer system service area. A 3” STEP Main runs in Access Way “A” and a 2” STEP Main extends in Access Way “B” with an end of line and blow off assembly. Connection to City sewer service is required. Sewer connections are based on the water consumption rate of 875 cubic feet a month. Any on-site septic systems will need to be abandoned prior to site plan review approval. Food preparation requires a grease interceptor to be installed. There are options for grease interceptor size and location, based on the size of the use. The grease interceptor must be designed by a licensed engineer and reviewed by the City. If additional water connections are required, additional sewer connections will also be required. Storm Water Stormwater must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans will determine the required level of treatment and will prepare a storm water plan for the City to review as part of the civil plan review process. The City has adopted the most recent version (2019) of the Washington State Department of Ecology Storm Water Manual. (SWMMWW). Civil plans must show the existing system to meet these standards, or be upgraded. All buildings and site improvements must meet current Americans with Disabilities Act (ADA) requirements. Fees & Charges Land Use Review Administrative Site Plan Review $750* Subdivision Amendment $375 SEPA $150 TIA Review Consultant Cost Civil Plan Review Civil Plan Application $250 City Staff Review $54 per Hour Consultant Review Actual Cost Building Permit Review Building Permit Based on Valuation Sewer SDC (per ERU) $6,394 Water SDC (per ERU) (Increase expected in January 2021) $6,725 Traffic Facilities Charge (per new pm peak hr trip) $1,497 Fire Impact Fee (per new square foot) 0.36  *Multiple applications submitted concurrently, excluding Environmental, TIA, and annexations, are charged on fee based on the highest permit fee. These notes are based solely on the site plan and description submitted in February 2021. They are meant to map out the process for approval and to point out any potential conflicts with City standards and are NOT meant to fully review the proposal.