106 and 108 yelm ave.pdf
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PRE-SUBMISSION NOTES
FEBRUARY 23, 2022
Car Star proposes a building for parts storage and mechanic shop on a 0.14-acre parcel and a
0.14-acre parcel. The parcels are located at 108 Yelm Ave W. and 106 Yelm Ave. W, Tax parcel
numbers 85800100200 and 85800100100. The properties are zoned Central Business District
(CBD) which allow for service oriented 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 what is proposed is not an allowed use in the CBD (sales and servicing of automobiles), the
proposed plan must have some form of a service oriented establishment for customers and
garage bays must all be out of site from the right-of-way to be allowed in the CBD.
The proposed plan would be considered an administrative site plan review, but would also need
a boundary line adjustment to combine the two lots into one at the site. This would be a
ministerial site plan review process and does not notify surrounding property owners. This must
be done prior to the processing of the administrative site plan submittal/review and typically
takes 6 to10 weeks.
After the boundary line adjustment an administrative site plan will need to be submitted, this
review process allows for 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.
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.
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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.
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
POTABLE WATER
The property is located in the City of Yelm’s water service area, and is connected to city water
service.
The site already contains a back flow prevention device according to our data. The City of Yelm
staff would like to remind all commercial businesses that theses need tested yearly to stay in
compliance with the Yelm Municipal Code. A double check valve assembly (DVCA) must be
installed on the irrigation water meter. A list of approved devices can be found at Chapter 246 -
290-490 WAC. The backflow device is required to be tested by a certified backflow tester.
WASTE WATER
The site is connected to City sewer service.
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.
Civil plans must show that the existing or new tanks are sized appropriately for the building site
and proposed use. 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 in cludes 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.
STORM WATER
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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 ad opted
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.
ENVIRONMENTAL
Maps indicate the property contains soils more preferred 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 not required due to the area having gravel and cars parked atop
making this an unfavorable living condition 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.
BUILDING LIFE/SAFETY
All buildings and site improvements must meet current Americans with Disabilities Act (ADA)
requirements.
TRANSPORTATION
Ingress and egress at the site shall be consistent with the Yelm Development Guidelines,
Section 2.10.100. The preliminary site plan shows a full access onto NW Railroad St.
Commercial driveway widths vary from 24-foot widths to 36-foot driveway widths depending
on the volume of activity.
Yelm Ave. SE. frontage is complete to City standards, however NW Railroad St. is not completed
to City standards and would need to be improved to create an attractive street edge which
would include sidewalks, curbs, and street trees.
Traffic facility charges are based are based on the proposed use of the new building. Traffic
facilities charges are required at building permit issuance.
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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.
Parking stalls are required at 1 for each 400 square feet of ground floor area.
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.
LANDSCAPING
Perimeter landscape includes an 8’ planter strip with a combination of evergreen and
deciduous trees, and ground cover. Perimeter landscaping is required between the parking lot
and the residential use to the Northeast. Parking lot landscaping require landscaped islands,
and no parking stall be located more than 50 feet from a tree.
Above ground stormwater facilities require a perimeter landscape.
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, landscaped, and at the rear of the lot. Illumination
requirements are found at Section 18.59.050 YMC and include standards for walkway and
parking lot lighting.
All commercial setbacks in the CBD are designed for continuity with existing streets, alleys,
sidewalks, and bikeways. Maximum building height is 35 feet.
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.
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New development on corner lots at street intersections must enhance the p roperty’s visual
qualities at the corner by one or more of the following methods; Install substantial landscaping
of at least 200 square feet at or near the corner of the lot. Install a decorative screen wall at
least three feet high, a trellis or other continuous architectural element with a length of at least
20 feet, along the front property line. Provide a pedestrian walkway from corner to building
entry and/or a building entry at the corner of the building nearest the intersection. Locate
building within 15 feet of either or both front property lines.
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 (Section 18.61.050 YMC).
Buildings over three stories or up to 5,000 square feet in gross building footprint shall include at
least one of the following elements from 18.61.030. A minimum 10-foot setback from the face
of a building on an upper story. Building facades visible from a public right-of-way or park shall
be modulated horizontally every 100 feet, with a minimum depth of six feet. Roof deck or
balconies as part of the building modulation shall be a minimum of 60 square feet. Roof lines
visible from a public right-of-way or park shall be modulated vertically every 100 feet. Gable,
hipped or shed roofs shall have a slope of at least three feet vertical to 12 feet horizontal.
Arched, vaulted, dormer or saw-toothed roof lines shall have a change in slope within every 100
foot width. Building facades shall include repeating elements such as distinctive window
patterns, porch, patio, alternate dormers, gables, or other roof elements, changing materials,
lighting fixtures, trellis, substantial landscaping and/or pedestrian oriented open spaces along
the building facade.
Buildings facing a public street or park shall be enhanced with at least one element of Section
18.61.040 YMC. Decorated rooflines, such as an ornamental molding, entablature, frieze or
other roofline device visible from the ground level. Decorative window and door treatments
such as a decorative molding or framing details around all ground floor windows and doors.
Decorative railings, grill work or landscape guards. Landscape trellises. Decorative light fixtures
with a diffuse visible light source. Decorative building materials. Blank walls visible from the
street, parking or adjacent lot shall be treated in one or more of the following ways: Vertical
trellis in front of the wall with climbing vines or plant materials. Landscaped planting bed at
least five feet wide or raised planter bed at least two feet high and three feet wide in front of
the wall, and plant materials that obscure or screen at least 35 percent of the wall’s surface
within three years.
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FEES & CHARGES
LAND USE REVIEW
Administrative Site Plan Review $750*
Ministerial Site Plan Review $250
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) $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 February, 2022.
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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