20140269 Approval Dist 01072015 �a�o��
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SITE PLAN APPROVAL DISTRIBUTION
When a Site Plan Review application has its Approval With Conditions issued,
the distribution is as follows:
. Post decision on `Public Notice' page of website (post for 21 days).
�A full signed copy should be US Mailed to all people on the initial
application: i.e. applicant, owner, engineer, architect, etc.
�3. An email should be sent to the SPR Committee, with the approval as a link
to webpage.
� If comments were received (NOT standard agency comments i.e. DOE
standard comments), then a copy of the Notice of Decision memo should
be sent to the people who commented (see attached sample, H:\CDD
Data\Forms & Procedures/SitePlanReview\Notice of Decision). If they
have provided an e-mail address the approval link will be sent to them.
This will be evaluated on a case-by- ase basis.
Loren Combs Steven D. Hatton, PE
VSI Group, PPLC Hatton Godat Pantier
3600 Port of Tacoma, Ste 311 3910 Martin Way E, Ste B
Fife, WA 98424 Olympia, WA 98506
Alison Rigby Yelm Prairie Christian Center
VSI Group, PPLC PO Box 578
3600 Port of Tacoma, Ste 311 Yelm, WA 98597
Fife, WA 98424
Brent F. Dille
Owens Davies
PO Box 187
Olympia, WA 98507
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105 Yelrrc Avenue West
Y E L M Ye!►n, WA 98597
WASHINGTON
Site Plan Review&Boundary Line Adjustment 20140269
Findings of Fact, Conclusions of Law, and Decision
FINDINGS OF FACT
1. Yelm Prairie Christian Center controls two parcels of land at 907 and 909 Rhoton Road,
identified by Assessor's Tax Parcel Numbers 22719210800 and 22718210900 and
described as lots 2 and 3 of Short Subdivision SS-00-8272-YL.
2. The properties are 2.51 acres (907) and 2.14 acres (909) in area and are identified by the
Yelm Zoning Code, Title 17 YMC, as being within an Industrial {I) zoning district. The
Industrial zoning district allows warehousing and storage of equipment, commodities,
and products as well as uses accessory to primary uses of the property [Section
17.40.020 (A) YMC].
3. Yelm Prairie Christian Center proposes to adjust the boundaries between the two
parcels to create a 2.07 acre parcel fronting Rhoton Road {907) and a 2.85 acre parcel
(909).
4. Yelm Prairie Christian Center also proposes to construct a 23,760 square foot warehouse
building on the larger of the reconfigured parcels (909 Rhoton Road, tax parcel number
22719210900, lot 3 of Short Subdivision SS-00-8272-YL, as revised). The proposal also
includes a 1,220 square foot covered loading dock, a 1,428 square foot office, a 27 space
parking lot, a stormwater system, and utilities to serve the proposed warehouse.
5. The application materials included an environmental checklist, a site plan showing the
proposed new parcels and the proposed warehouse and associated improvements, a
trip generation report, a preliminary stormwater report, a tree and vegetation removal
plan, and a Mazama Pocket Gopher and Wetland Assessment.
6. As required by Section 15.49.130 YMC, the Yelm Community Development Department
, mailed a Notice of Application to local and state agencies and surrounding property
owners on November 20, 2014. The Department mailed a second notice on November
24th because the Yelm Prairie Christian Center had included the incorrect mailing list in
the application submission. In addition, the notice was published on the City's website
on November 20, 2014, and in the Nisqually Valley News on November 28, 2014. The
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Findings of Fact,Conciusions of Law, and Decision
sole comment received by the City was from the Washington Department of Ecology,
which noted the project is subject to existing regulations regarding toxics cleanup and
water quality. No action by the City or applicant is required at this time.
7. The Community Development Director, as Yelm's Responsible OfFicial to implement the
State Environmental Policy Act, issued a determination of non-significance for the
proposal on November 20, 2014. Notice of this determination was mailed to local and
state agencies with jurisdiction and environmental expertise, the Nisqually Tribe, the
U.S. Fish and Wildlife Service, and surrounding property owners on November 20, 2014.
In addition, the notice was published on the City's website on November 20, 2014, and
in the Nisqually Volley News on November 28, 2014. The sole comment received by the
City was from the Washington Department of Ecology, which noted the project is
subject to existing regulations regarding toxics cleanup and water quality. No action by
the City or applicant is required at this time. This determination is final and fulfils the
City's responsibilities under the State Environmental Policy Act.
8. Chapter 15.40 YMC requires a determination that the infrastructure facilities necessary
to serve a proposed development are in place or planned for and properly funded with a
reasonable expectation that the facilities will be in place at the time needed to preserve
adopted levels of service.
a. Concurrency with sewer infrastructure means the project is within an area
approved for sewer pursuant to the adopted sewer comprehensive plan for the
City and improvements necessary to provide facilities and services are present to
meet the needs of the proposed development.
The subject property is within the City's sewer service area but is not currently
connected to the sewer system. A sewer main is located in Rhoton Road, and
the proposal includes connecting to this main with a newly installed and
appropriately sized S.T.E.P. tank.
b. Concurrency with water infrastructure means the project is within an area
approved for municipal water service pursuant to the adopted water
comprehensive plan for the City and improvements necessary to provide
services are present.
The subject property is within the water service area but not currently
connected to, nor required to be connected to, the City's water system.
While the City of Yelm has been proactive in water planning since 1994, when
application was made with the Washington Department of Ecology for water
rights sufficient to serve the City and its Urban Growth Area for 20 years of
Page 2 of 16
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Findings of Fact,Conclusions of Law, and Decision
growth, the approval of these water rights by the Washington Department of
Ecology, the Pollution Control Hearings Board, and the Thurston County Superior
Court have been further appealed to the Washington State Supreme Court.
The Supreme Court has yet to determine if it will accept the appeal on direct
review. If it does accept the case, a decision is not anticipated within the next 18
to 24 months. If the Court does not accept the case, it will be remanded to the
Court of Appeals and the timeline for a decision could be even longer.
The City currently has sufficient water connections to serve some growth and
existing connections. The proposed development is within the City's available
capacity to serve and is expected to be fully complete and connected to the
City's water system within the time period of available connections. As a result,
the Community Development Department is able to make a written
determination that adequate provisions for potable water will be available when
needed by the proposal.
However, the State Building Code at Section 19.27.097 RCW requires evidence of
water availability and the issuance of a building permit by the City of Yelm is the
City's commitment to serve a proposal with potable water. If the City does not
have sufficient approved water connections at the time a building permit for the
proposed development is ready to issue, the permit will be denied until
additional water resources are available.
d. Concurrency with transportation infrastructure means that the project
completes frontage improvements, makes off-site improvements required for
the safe movement of traffic and pedestrians if impacted by traffic from the
development, and pays a traffic facilities charge.
The Trip Generation Report indicates that the proposed use could be expected to
generate 38 new trip ends per day, although none of them during the Peak PM
hour. Truck traffic is expected to constitute approximately 31 percent of the
new trips.
The site of the proposed distribution warehouse (909) is a flag lot with only 20
feet of access on Rhoton Road, all of which will be improved with a new
driveway to the facility, so there are no frontage improvements required other
than the dedication of an additional 10 feet of right-of-way. No safety issues
have been identified off the site that will be impacted by the project traffic. A
traffic facilities charge is required to be paid and will be accessed at building
permit issuance,
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Findings of Fact, Conclusions of Law, and Decision
A condition requiring the dedication of right-of-way would satisfy the
requirements for the construction of frontage improvements.
e. Concurrency with school infrastructure means any mitigation requirements
established through the State Environmental Policy Act are met.
The proposal will have no impact on the School system and no conditions were
attached to the SEPA threshold determination regarding schools.
f. Concurrency with Fire Protection means the developer pays a fire impact fee at
the time of construction.
The City Council has waived fire impact fees by Resolution 533 until the SE
Thurston Regional Fire Authority establishes a region wide impact fee. This fee is
subject to change by resolution of the City Council and is collected at the time of
building permit issuance.
9. Title 17 YMC is the Zoning Code for the City of Yelm and establishes standards for
development within the various zoning districts. The subject property is identified by
the Zoning Map as being within an Industrial (I) zoning district and properties to the
north,west, and south are within a Moderate Density Residential (R-6) zoning district.
a. Warehousing and storage of equipment, commodities, and products is allowed
in the Industrial zoning district as a permitted use [Section 17.40.020 (4)(a)
YMC].
b. Properties within the Industrial zoning district must be at least 10,000 square
feet in area and 100 feet in width and industrial buildings must be set back 15
feet from the front property line, and 25 feet from the side and rear property
lines when abutting a residential zoning district, as is the case for the subject
proposal [Section 17.40.050 YMC].
Both properties are over 10,000 square feet in area, before and after the
proposed boundary line adjustment. The proposed building will meet the
required setbacks in the industrial zoning district.
c. Buildings in the Industrial district may cover up to 85% of the site and may be up
to 40 feet in height (Section 17.40.060].
The proposed building is less than 40 feet in height and will cover 19% of the
total property after the proposed boundary line adjustment.
d. Refuse containers must be screened and be of a material and design compatible
with the architectural theme of the industrial buildings on the site, must be at
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Findings of Fact, Conc�usions of Law,and Decision
least as high as the refuse container, but not less than six feet in height [Section
17.40.080(C)YMC].
It is unclear from the application materials that the proposed refuse container
meets the required standards, so a condition of approval is appropriate to
ensure compliance with section 17.40.080 (C}YMC.
e. Warehouses require one parking space for every 1,000 square feet of gross floor
area, plus one space for every 400 square feet of gross floor area used for offices
or display [Sectian 17.72.040 (E)(2) YMC]. A 23,760 square foot warehouse with
a 1,400 square foot office would require 28 parking spaces. Parking spaces are 9
feet by 20 feet with a 24 foot two way drive aisle [Section 17.72.080 YMC]. A
wholesale warehouse up to 25,000 square feet requires two off-street loading
spaces [Section 17.72.060 YMC].
The proposed site plan shows 27 parking spaces being required by the code
(through rounding down the code requirements) and proposed 27 spaces which
meet the dimensional requirements of Section 17.72.080 YMC. A condition
requiring Z8 off-street parking spaces be constructed is appropriate. The
proposed access from the parking lot to Rhoton Road is 20 feet in width, which
does not meet the standard for a two way parking lot entrance road or a private
street. A condition requiring a 24 feet drive lane from Rhoton Road to the
warehouse parking lot is appropriate. This could be accommodated by widening
the size of the panhandle through the final boundary tine adjustment.
The proposal includes more than 2 loading spaces which meet the requirements
of 17.72.060.
f. The maximum allowable noise levels as measured at the property line are
governed by Chapter 173-60 WAC [Section 17.57.030 YMC]. The maximum noise
level from an Industrial property to a residential property is 60 dBA during the
day and 50 dBA from 10 PM to 7 AM. These levels may be exceeded by 5 dBA
for a total of 15 minutes per hour, 10 dBA for 5 minutes during an hour, and 15
dBA for 1.5 minutes per hour [Section 173-60-040 WAC].
Requiring the applicant to submit a noise mitigation plan as part of civil plan
review that identifies how these noise levels will be met at those property lines
adjacent to residential zones is appropriate.
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Findings of Fact,Conclusions of Law, and Decision
10. Chapter 17.80 Yelm Municipal Code establishes landscaping requirements for various
types of development, including industrial uses in industrial zoning districts which about
residential zoning districts.
a. A very dense sight barrier and physical buffer of a combination of trees, shrubs,
fences, and walls of at least 15 feet in depth is required between industrial uses
and residentially zoned properties [Sections 17.80.050 (B) and 17.80.030 YMC].
The preliminary landscape plan submitted with the application packet shows a
15 foot landscape barrier along the boundaries of the subject property that abut
residential zones except for several areas of reduced (approximately 6 foot)
buffer at the building corners for truck access. The proposed buffer consists of
trees and shrubs and an existing chain linkfence.
The truck access lane serving the loading docks is located in the area between
the residentially zoned properties and the building. A condition specifying that
the very dense buffer include fences and walls as well as landscaping is
appropriate to ensure that any impacts to the residential properties from truck
lights and engine noise are minimized.
b. An 8 foot wide perimeter planting area to provide visual separation between
compatible uses such as industrially zoned property adjacent industrially zoned
property is required for all proposed uses [Section 17.80.050 (C)YMC].
The preliminary site plan shows appropriate perimeter landscaping along the
property line to the south, to the north of the warehouse, and to the east of the
warehouse, but does not provide landscaping along the entire perimeter.
Specifically, the site plan does not show required landscaping: along the eastern
boundary, adjacent to the property with which the boundary line adjustment is
being proposed (907); along the northern property line of tne parking lot and
truck/trailer maneuvering area; on either side of the panhandle access to Rhoton
Road.
A condition requiring the entire perimeter of the property adjacent to
industrially zoned properties be landscaped with an 8 foot planting area will
ensure compliance with section 17.80.050 (C) YMC.
c. Landscaping in parking lots which includes 24 square feet of landscaping for
every proposed parking stall, each area being at least 100 square feet in area at
least 6 feet wide is required. These planting areas must include one tree of
specific caliper (70 percent of which must be deciduous) and groundcover. No
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Findings of Fact, Conclusions of Law, and Decision
parking stall may be more than 50 feet from a landscape island (Section
17.80.030{E) YMC].
The preliminary site plan shows parking lot landscaping which is generally
consistent with requirements, with the exception that additional landscape
islands are required in the truck parking area. A condition that the final
landscaping plan meets this requirement will ensure compliance with
landscaping requirements.
d. The floor and slopes of any above ground stormwater retention/detention area
is required to be landscaped with suitable plant materials that will thrive in
hydric soils [Section 17.80.030 (F) YMC].
The preliminary site plan shows storm pond landscaping which is generally
consistent with requirements. If the final plan is unchanged, the landscaping
standards for stormwater retention/detention areas will be met.
e. The Site Plan Review Committee may approve a modification of the landscaping
requirements when the applicant demonstrates that the proposed landscaping
implements the urban forestry plan; the proposed modified landscaping plan
represents an equal result to the prescriptive requirement; and the proposed
landscaping meets the intent of the landscaping requirements.
There has been no showing that the proposed modification of the required very
dense sight barrier and physical buffer meets any of the criteria for modification
of the buffer. However, if the final landscape plan included a physical barrier at
least the height of the trucks using the access road in the areas the buffer is
reduced, the result would be equal to the prescriptive requirement and would
meet the intent of the landscaping requirements.
f. The City, in cases of water shortage or other cause, may regulate or restrict the
use of water for irrigation [Section 13.04.097 YMC].
Since 2009, the City Council has limited the use of water for irrigation of existing
facilities to the minimum required according to the Washington Irrigation Guide,
and has required water conservation measures for new development.
Conditions of approval which limit the need for irrigation for required
landscaping and limit the loss of water from the irrigation system are
appropriate.
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Findings of Fact, Conclusions of Law,and Decision
11. The Yelm Critical Areas Code, Chapter 14.08 YMC provides protection for critical aquifer
recharge areas, frequently flooded areas, wetlands, geologically hazardous areas, and
fish and wildlife habitat conservation areas. All of Yelm is considered a critical aquifer
recharge area. Critical area maps indicate that the property contains soils suitable for
the Mazama Pocket Gopher, a species protected under the Endangered Species Act
a. All of Yelm is identified as a critical aquifer recharge area. Compliance with
Federal, State, and County water source protection regulations and with the
City's adopted stormwater regulations is required to protect the aquifer [Section
14.08.110 (C)YMC].
A condition which requires the civil plans and building permit application show
how compliance with regulations relating to the storage and protection of
hazardous materials will be achieved is appropriate.
A condition requiring oil/water separators on any impervious surface with floor
drains where the introduction of oils into the groundwater or storm system is
appropriate.
b. The Mazama Pocket Gopher has been listed as a threatened species by the
Washington Department of Fish and Wildlife since at least 2008. Yelm has
protected this species through the implementation of the Critical Areas Code,
Chapter 14.08 YMC. When a development occurs on property suspected to be
occupied by the Mazama Pocket Gopher, the Community Development
Department has required the applicant prepare a critical areas report which
would include mitigation measures if it was determined that pocket gophers
would be impacted by the proposed development. The Washington Department
of Fish and Wildlife is provided with notice of all threshold determinations issued
pursuant to the State Environmental Policy Act and the City consults with the
Department when a critical areas report is required.
In Aprif, 2014, the U.S. Fish and Wildlife Service listed the Yelm subspecies of the
Mazama Pocket Gopher as threatened under the Endangered Species Act. While
the City of Yelm is not responsible for implementation or enforcement of the
Endangered Species Act, it consults with the Service and provides notice to
applicants that the pocket gopher is a federally protected species and a permit
from the U.S. Fish and Wildlife Service may be required.
The Christian Center submitted with their application a Mazama Pocket Gopher
and Wetland Assessment by Pacifica Restoration Co, October 10, 2014. The
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Findings of Fact, Conciusions of Law,and Decision
report concluded that there are no indications of Mazama Pocket Gophers or
Prairie Habitat found on the project site.
Compliance with Yelm's requirements under the Critical Areas Code does not
ensure compliance with the provisions of the Endangered Species Act. The
applicant should contact the US Fish and Wildlife Service with any questions
about compliance with Federal standards for threatened species.
c. A portion of southeast corner of the site, proposed to be the location of a
stormwater treatment and infiltration pond, has been identified by the Federal
Emergency Management Agency (FEMA) as being within the 100 year floodplain.
All of the area within the proposed adjusted boundaries of the lot at 907 Rhoton
Road is within the mapped 100 year floodplain.
Prior to any development, including grading, within the floodplain, a critical
areas report is required that shows the standards for development within a
floodplain will be met [Section 14.08.120(E) YMC].
New development, including structures and other improvements, is prohibited
within the 100 year floodplain except on lots created prior to 1999 where there
is no building area outside the floodplain [Sections 14.08.120 (E) and (F)(4) YMC].
A condition requiring the stormwater facility proposed to be located within the
100 year floodplain be relocated outside the floodplain unless the applicant
obtains a letter of map amendment from FEMA which shows the area is not
within the 100 year floodplain is appropriate.
Within the 100 year floodplain, boundary line adjustments cannot create any
building lot with any portion within the floodplain [Section 14.08.120 (F)(1)
YMC].
A condition that the boundary line adjustment only be finalized and recorded
with the County Auditor only if the applicant obtains a letter of map amendment
from FEMA which shows there is sufficient area outside the 100 year floodplain
for a building on the proposed lot at 907 Rhoton Road is appropriate.
12. Chapter 13.04 YMC and Chapter 6 of the Development Guidelines establish
requirements for connection to the City's water system.
a. Water service connections are by a service line and water meter in the public
right-of-way (Section 13.04.110 YMC].
The proposed water meter is located near the front of the proposed warehouse,
over 550 feet from the Rhoton Road right-of-way and behind a private gate. A
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Findings of Fact,Conclusions of Law, and Decision
condition requiring the meter to be located within the Rhoton Road right-of-way
is appropriate.
b. The City implements a cross-connection and backflow control program pursuant
to Title 43 RCW and Chapter 248-54 WAC [Section 13.04.220 YMC]. A backflow
prevention assembly is required to protect Yelm's water system from cross-
connections from all new development [Section 13.04.220(D)].
A condition requiring a reduced pressure backflow assembly is appropriate.
c. New service connections are calculated at 875 cubic feet per equivalent
residential unit (ERU) [Section 13.04.120 YMCj.
A condition requiring an engineer's estimate of water usage as part of the civil
plan review is appropriate.
d. Depending on the type of construction the warehouse building, fire flows of
between 1,750 gallons per minute for a 2 hour duration and 4,250 gallons per
minutes for a 4 hour duration may be required [Table B105.1 International Fire
Code]. If the new hydrants are not able to provide these flows, a sprinkler
system will be required in the warehouse space. If required, the sprinkler system
must be served by a Fire Department Connection (FDC) to a fire hydrant located
no less than 50 feet nor more than 150 feet from the FDC.
A condition requiring fire flow calculations and, if required, the location of the
Fire Department Connection as part of the civil plan submission would ensure
compliance with Table B105.1 IFC.
13. Chapter 13.08 YMC and Chapter 7 of the Development Guidelines establish
requirements for connection to the City's sewer system.
a. New construction is required to connect to the City's sewer system [Section
13.08.020 (G) YMC].
The preliminary site plan submitted with the application shows the proposed
warehouse and office facility connecting to the City's municipal sewer system by
a new S.T.E.P.tank.
b. The required size of S.T.E.P. tanks are governed by the Criteria for Sewage Works
Design (Orange Book) published by the Washington State Department of Ecology
[Section 7C.020 Development Guidelines].
A condition requiring a S.T.E.P. tank sizing report consistent with the Orange
Book be submitted as part of the civil plan review will ensure compliance with
Section 7C.020 Development Guidelines].
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Findings of Fact,Conclusions of Law, and Decision
c. The ownership, operation, and maintenance of the tank, pump, and controls are
the responsibility of the City after the system is inspected and approved and an
easement is granted to access these systems [Section 76.010 Development
Guidelines].
As the proposed location of the S.T.E.P. tank is behind a gate, a condition
requiring the easement to include 24 hour access to the S.T.E.P. tank, pump, and
pump control panel by the City will ensure compliance with section 7B.010
De�elopment Guidelines. The civil plans should include the proposed method
for allowing 24 hour City access.
d. The discharge of waste containing fats, oils, or greases in excess of 100 mg/I to
the S.T.E.P. tank is prohibited [Section 13.08.080 (B} YMC].
If processing of any food products as part of the preparation for distribution has
the potential of generating fats, oils, or greases to the S.T.E.P. tank, requiring an
oil/water separator or a grease interceptor would ensure compliance with
section 13.08.080 (B) YMC. Requiring a waste characterization report as part of
civil plan review would note the need for any further measures for compliance.
14. The City has adopted the latest edition of the Stormwater Management Manua/for
Western Washington published by the Washington Department of Ecology [Section
13.16.060 (A) YMC].
A preliminary stormwater site plan was included with the application. The preliminary
site plan is generally consistent with the requirements of the Manual, except that one of
the treatment and infiltration ponds may need to be relocated outside the 100 year
floodplain unless the applicant obtains a letter of map amendment from the Federal
Emergency Management Agency showing the proposed pond is outside the 100 year
floodplain of Yelm Creek.
A condition requiring a final stormwater site plan consistent with the preliminary plan
and with all ponds located outside the 100 year floodplain (by relocation or letter of
map amendment)would ensure compliance with section 13.16.060 (A) YMC.
15. Section 4B.140 of the Yelm Development Guidelines establishes standards for driveway
approaches on City Streets. Driveway widths and spacing are approved based on
Guideline for Driveway Design & Location published by the Institute of Transportation
Engineers and using the City's cement concrete approach detail [Section 4B.140 (A) (1)
Development Guidelines]. All driveways in the public right-of-way must be of Portland
Cement Concrete [Section 4B.140 (A) (3) Development Guidelines]. Industrial driveways
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Findings of Fact, Conclusions of Law, and Decision
may not be wider than 50 feet, but are recommended to be 40 feet with a 20 foot radius
[Section 4B.140 (B) and Drawing 4-25 Development Guidelines].
The preliminary site plan submitted with the application does not show the details of
the driveway construction, but does show a driveway with a larger radius {35 feet) and
narrower width (25 feet) than recommended. The proposed driveway also encroaches
on properties to the north of south of the panhandle.
A condition requiring the driveway to meet the standards of the development guidelines
is appropriate. It is also appropriate is to require justification of any deviations from the
recommended width and radius by providing turning movement templates as part of
the civil plans, and to require access easements for any use of other properties for the
driveway.
CONCLUSIONS OF LAW
A. Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and
policies of the city as expressed in its various adopted plans and ordinances.
B. The Yelm Prairie Christian Center has established that the request for site plan review
approval can satisfy all criteria set forth in Section 17.84.020(C) YMC, meet all
requirements of the (I) Industrial zoning classification, and meet all other requirements
of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the
following conditions:
1. Prior to building permit issuance an additional 10 feet (for a total of 30 feet from
centerline) of right-of-way along Rhoton Road shall be dedicated to the City.
2. Refuse containers shall be screened and of a material and design compatible
with the architectural theme of the buildings on the site. At a minimum, the
enclosure shall be six feet in height, but at least as tall as the refuse containers.
The location and design of the refuse enclosure must be approved by the City
and LeMay, Inc.
3. 28 parking spaces meeting the requirements of Section 17.72.080 YMC shall be
provided.
4. A noise mitigation plan shall be prepared that clearly shows that the standards
found in Chapter 173-60 WAC — Maximum Environmental Noise Levels, will be
met. Exemptions for warning devices or intermittent safety equipment as found
in Sections 173-60-050 (4)(d) and (e) WAC shall not apply from 7 PM to 7 AM in
order to protect neighboring residential uses.
Page 12 of 16
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Findings of Fact, Conclusions of Law, and Decision
5. A detailed landscape plan consistent with the preliminary landscape plan shall be
prepared, to include water efficient plant species. The very dense landscaping
buffer of 15 feet in width required between the subject property and
residentially zoned properties to the south, north, and west shall include solid
fences and walls in addition to trees and shrubs. All perimeters of the property
adjacent to industrially zoned property shalt be screened with an 8 foot
landscape buffer, including the panhandle and the easternmost property line.
Parking lot landscaping must include landscape islands in the truck parking area.
If the landscape plan includes irrigation, it shall be include the following water
conservation requirements:
• Choose irrigation devices and design the irrigation system to positively
prevent runoff or overspray onto impermeable hardscape under all
conditions regardless of wind or possible equipment misalignment.
• Assign separate station/zones (hydrozones) to areas with dissimilar water or
scheduling requirements. For example; separate zones should be designed
for trees, shrubs, flowers, shady areas, sunny areas, drip irrigation and
sprinklers.
• Locate sprinkler heads based on a thorough evaluation of physical,
environmental, and hydraulic site conditions, including wind. The design
must not permit sprinklers to overspray onto impermeable hardscape under
any condition.
• Specify drip irrigation for all zones planted in one-gallon or larger size.
• Specify weather-based irrigation controllers (WBIC).
• Specify check valves wherever necessary to prevent low-head drainage.
6. All floor drains shall include approved oil/water separators prior to discharge to
the groundwater or the stormwater treatment system. Building plans shall
identify any storage of hazardous materials and how these areas meet
regulations the storage of hazardous materials.
7. The water meter shall be located within the right-of-way of Rhoton Road. A
reduced pressure backftow assembly consistent with Section 246-290-490
Washington Administrative Code shall be installed at the water meter.
8. A final stormwater site plan consistent with the preliminary site plan and the
2012 Stormwater Manual for Western Washington shall be prepared. No
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Findings of Fact, Conclusions of Law, and Decision
portion of the stormwater treatment and infiltration system may be located
within the 100 year floodplain.
9. The drive aisle from Rhoton Road to the warehouse facility shall be no less than
24 feet in width. The driveway approach shall be constructed of Portland
Cement Concrete up to the point of the future curb along Rhoton Road. The site
plan review committee may approve a driveway approach less than 40 feet in
width or with radii more than 20 feet if justified through a turning movement
study prepared by the applicant.
10. Prior to building permit issuance, a plan for allowing 24 hour access by City staff
to the S.T.E.P. tank, pump, and pump control panel shall be provided to the site
plan review committee for review and approval. Once approved, the terms of
the plan shall be recorded in the form of an easement with the Thurston County
Auditor's Office.
11. A waste characterization report shall be prepared by the applicant. If the report
indicates that it is possible the proposed warehouse will discharge fats, oils, and
greases into the City's sewer system greater than adopted standards, a grease
interceptor shall be required.
12. Civil plan submission shall include:
• The location and screening of refuse containers
• The final landscaping and irrigation plans
• The screening of the pallet and bin storage area
• The location and details of the backflow prevention device
• A S.T.E.P. tank sizing report and the location and details of the S.T.E.P. tank
and connection to the city's sewer system
• A waste characterization report
• The location of fire hydrants
• The final stormwater site plan
• An estimate of water usage
• Fire flow calculations
• The access plan for maintenance of the S.T.E.P. tank
. Waste characterization report
C. The Site Plan is valid for eighteen (18) months from the date of this approval. The
applicant may request a six-month extension on the approval, if the request is made in
writing prior to the expiration date of this approval.
Page 14 of 16
,
. .
Findings of Fact, Conclusions of Law, and Decision
D. Section 16.28.010 YMC allows the Community Development Director to approve a
boundary line adjustment when compliance with minimum zoning, health, building and
other land use regulations is shown.
E. The Yelm Prairie Christian Center has established that the proposed boundary line
adjustment can be consistent with applicable regulations provided that there is
sufficient area on the property located outside the 100 year floodplain to build.
Therefore, the boundary line adjustment should be approved subject to the following
conditions:
1. Prior to recording the final boundary line adjustment, the applicant shall show
sufficient area outside the 100 year floodplain for the construction of a typical
industrial building and associated development.
2. The panhandle may be increased in width to no more than 50 feet if necessary to
accommodate access and landscaping.
DECISION
The request for site plan review approva� and boundary line adjustment is hereby granted
subject to the conditions contained in the conclusions above.
Dated this 7th D �of January, 2015
--�' �( ? ��
� %
, � __
� , � _ _ _
Gr t BQe�c, Ryan Jo nstone,
Community Development Director Public Works Director
�----
Gary Carlso ,
Building Official
Prepared� � `� of Janu�y, 2015
l �;'
rant B�ck,
C unity Development Director
Page 15 of 16
� .
Findings of Fact,Conclusions of Law, and Decision
APPEAL
The Site Plan Review Committee's decision in this matter may be appealed, pursuant to Chapter
15.49 YMC, to the City of Yelm Hearing Examiner no later than 14 days from the date of this
decision. An appeal must be in writing, contain specific factual objections, and include the
appeal fee of$50.00.
Page 16 of 16