Parcel #21713330200 Presub
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PRE-SUBMISSION NOTES
SEPTEMBER 15, 2021
Crystal Bundy proposes a drive-through coffee and breakfast stand and a retail building on a 1-
acre parcel. The parcel is located at Yelm Ave. SE. (SR 510) and Burnett Rd. SE., Tax Parcel
number 21713330200. The property is zoned commercial district (C-1) which allows service
oriented establishments, including drive-through establishments and retail establishments.
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
As this in an allowed use in the C-1 zone, the proposal requires an administrative site plan
review.
The administrative site plan review process allows notification of the application to surrounding
property owners, but does not trigger 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.
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 administrative site plan review process typically takes between 8 to 12 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.
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The City may use a third party peer review service as well as a review by City staff. A first review
typically takes 3 to 4 weeks. Additional reviews may be needed depending on the quality of the
initial plans sent.
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.
A first review of structural plans typically takes 2 to 3 weeks. Additional reviews may be needed
depending on the quality of the initial plans set.
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.
Environmental review is required through a SEPA checklist. The SEPA checklist should include a
trip generation analysis and a preliminary assessment review for the Mazama Pocket Gopher.
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.
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 preliminary site plan shows two full accesses onto Burnett Rd. SE. and
onto Yelm Ave. SE. (SR 510).
Burnett Rd. SE. and Yelm Ave. SE. frontages are not completed to City standards. Due to the
future realignment of Burnett and 93rd, the City would likely support a deferral of frontage
improvements agreement, which must be requested at the time of application.
Traffic facility charges will be based on the proposed use of a retail building and coffee stand
with drive-through. Traffic facilities charges are required at building permit issuance.
The site plan shall show adequate queue space for the drive-through coffee stand.
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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.
For the drive-through, there will need to be a minimum of one stall for each employee based on
the greatest number of employees on any shift. If any additional seating is provided for
customers, the amount of stalls would be based on actual square footage.
Section 18.54.030 YMC requires the following:
Sale or consumption of food: 1 stall per 200 sq. ft. of Gross Floor area
Retail: 1 stall per 250 sq. ft. of Gross Floor area
With two or more uses, the total requirements for off-street parking facilities shall be the sum
of the requirements for the different uses computed separately. If all of the property is
controlled by a single person or corporation, written agreements for shared parking may be
used if acceptable to the Public Services department.
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.
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.
City development regulations require all parking areas to be surfaced with asphalt, concrete, or
a similar surface.
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.
All developments must include site planning measures to create an attractive street edge by
defining the street edge with building landscaping (or other features), provide direct access to
the building fronts from the sidewalk, and provide substantial landscaping if parking is located
adjacent to street frontage.
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. A lighting
plan is required as part of civil construction plan review.
New development on corner lots at street intersections must enhance the property’s visual
qualities at the corner pursuant to Section 18.59.060 YMC.
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Front yard setback is 15 feet, side yard 10 feet and rear yard setback is 20 feet. Maximum
building height is 40 feet.
Street intersections require architecturally accentuate buildings corners with at least one
design element from Section 18.36.040(K) YMC, such as corner entry, sculpture or artwork, or
bay windows. At least two pedestrian amenities from Section 18.36.040(J) YMC shall be
provided such as lighting, screen wall, or artwork.
Buildings shall provide a paved pedestrian pathway from the street sidewalk to the main entry
of the building. If access traverses a parking lot, it shall be of a material different than the
parking lot material. Pedestrian paths or walkways connecting all businesses and the entries of
multiple buildings on the same development site (19.60.030 YMC).
BUILDING DESIGN
Chapter 18.61 YMC provides requirements for building design.
All buildings must adhere to the allowed materials and colors, and roof-mounted mechanical
equipment shall be screened.
Buildings over three stories or more than 100 feet wide along any façade facing a street shall
include at least 3 approved elements described in Section 18.61.020 YMC.
Buildings over three stories up to 5,000 square feet in gross building footprint shall include at
least one approved element from Section 18.61.030 YMC, and buildings over 5,000 square feet
shall include two approved elements.
Buildings facing a public street or park shall be enhanced with at least one element of Section
18.61.040 YMC.
LANDSCAPING
Perimeter landscape includes an 8’ planter strip with a combination of evergreen and
deciduous trees, and ground cover. Parking lot landscaping require landscaped islands, and no
parking stall be located more than 50 feet from a tree.
A dense sight barrier landscaping is required between the site and the residential uses to the
north and west. A dense sight barrier is required to be 15 feet wide and include a combination
of trees, shrubs, walls, earthen berms, and related plant materials so that the resultant effect is
sight-obscuring (YMC 18.55.020).
Above ground stormwater facilities require a perimeter landscape.
POTABLE WATER
The property is located in the City of Yelm’s water service area, and is required to connect to
city water service.
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.
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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
S.T.E.P. tank sizing is governed by the Criteria for Sewage Works Design (Orange Book)
published by the Washington State Department of Ecology.
Sewer connections are based on water usage. Proposed water calculations will be used to
determine if additional sewer connections are required.
Civil plans must show that the existing or new tanks are sized appropriately for the building site
and proposed use.
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.
The City of Yelm operates a Septic Tank Effluent Pumping (STEP) sewer system which includes a
treatment tank on the property with effluent being pumped to the Wastewater Reclamation
Facility for further treatment and reutilization. In some cases, duplex or other multi-family units
may share a STEP tank.
This parcel has 3 sewer LID ERUs remaining. The first 3 sewer system development charges will
be at a reduced rate.
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.
BUILDING LIFE/SAFETY
All buildings and site improvements must meet current Americans with Disabilities Act (ADA)
requirements.
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FEES & CHARGES
LAND USE REVIEW
Administrative Site Plan Review $750*
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) - LID $3,269
Sewer SDC (per ERU) $6,394
Water SDC (per ERU) $6,725
Traffic Facilities Charge (per new pm peak hr trip) $1,497
Fire Impact Fee (per new square foot) 0.36
County Recording Fees Actual Cost
These notes are based solely on the site plan and description submitted September,
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.
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