Project Review & Correspondence
YELM
WASHINGTON
September 23, 1999
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
Mr Randy Paigen
POBox 418
Yelm, WA 98597
Re Binding Site Plan Approval for Case # BSP-99-8239- YL
Dear Mr Paigen
On September 20, 1999, the Planning Commission approved your land use application for the
above referenced project. The approval is based on the testimony and exhibits presented at
the public hearing and the findings of facts and conditions of approval. as described below
Enclosed is the Waiver of Protest (conditions #7 and #8 under Transportation and Access
belwo) that must be signed and notarized prior to survey recording or issuance of a building
permit. All parties having interest in the parcel shall be required to sign the Waiver of Protest
The applicant shall provide the Planning Department a plat certificate along with the signed
and notarized Waiver of Protest.
SALE OR TRANSFER OF LOTS
Finding Chapter 16 32, Binding Site Plan, provides the minimum requirements for application
submittal and approval A Binding Site Plan is an approval that runs with the land Tracts or
parcels created through the binding site plan process are the creation of additional legal
parcels
Condition of Approval
1 The lots created with the approval of the binding site plan shall not be sold or
transferred unless the binding site plan and a record of survey map, which is prepared
in compliance With Chapter 58 09 RCW is approved by the City and filed for record in
the county auditor's office All parties of interest, as Identified on the plat certificate,
shall provide signatures on the documents that are required to be recorded
TRANSPORTATION AND ACCESS
Finding The site fronts on both East Yelm Avenue and Grove Road The Yelill Development
GUidelines, Chapter 4, classifies Grove Road and East Yelm Avenue as "urban arterial"
The proposed access to the site on Grove Road IS a full access Currentiy to the north of the
Grove Road access, and Immediately adjacent, is a secondary access to Country Storage and
to the east of the site IS an access for Prairie Lumber
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The proposed access to the site on East Yelm Avenue is a right-out only The posted speed
limit on East Yelm Avenue at the driveway location is 55 mph The proposed access is
approximately 100 feet west of the East Yelm Avenue and Grove Road Intersection after
realignment.
The prevIous land use approval, dated March 15, 1995, required Country Storage to construct
half street improvements to Grove Road and Yelm Avenue East along the parcel frontages
The developer was allowed to defer the improvements by agreeing to enter into an agreement
waiving any right to protest the formation of a LID or latecomer's agreement. Also when the
property to the east of the site, Prairie Lumber, received Site Plan Approval in 1995, it was
conditioned with the requirement to construct half-street improvements along its Grove Road
and East Yelm Avenue frontage The owner was allowed to defer the improvements by
agreeing to enter into an agreement waiving any right to protest the formation of a LID or
latecomer's agreement.
The existing use of the site and surrounding areas generate a significant amount of traffic at
the Yelm Avenue East and Grove Road Intersection With the additional traffic from the
proposed new uses the increase in traffic further compromises the safety of motorists entering
and exiting the intersection. The current "skewed" alignment of the intersection forces mid to
large size vehicles turning onto Grove Road or Yelm Avenue to encroach into the opposing
traffic lanes The current alignment does not met the current State and City design standards
As proposed the development would generate a total of 6 new pm peak hour trips to the
transportation system The Concurrency Ordinance requires that impacts to the transportation
system from new traffic be mitigated through the Transportation Facility Charge of $75000 per
new pm peak hour
Conditions of Approval
1 Consistent with City of Yelm Ordinance 580, Concurrency Ordinance, the proposed
development will generate 6 new pm peak hour trips The TFC for the Quick Lube
Shop is $3000 00 and $1500 00 for the Espresso Stand The TFC is payable at time
of building permit issuance
2 The applicant shall construct half-street improvements along the Lot 2's frontage on
East Yelm Avenue and Grove Road The improvements are non-deferrable
3 Lot 2 frontage improvements for East Yelm Avenue include lane improvements, curb,
planter strip, sidewalk, landscape and storm dramage The on-site roadway section is
"urban arterial"
4 Lot 2 frontage improvements for Grove Road will include its re-alignment. Because of
the re-alignment the street improvements have been slightly modified and will not
require a planter strip (Grove Road only) The applicant shall use the existing Grove
Road design for construction
5 The applicant shall dedicate sufficient right of way on which to construct the half-street
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improvements These improvements shall be constructed with the project.
6 Lot 1 frontage improvements for East Yelm Avenue include lane improvements, curb,
planter strip, sidewalk, landscape and storm drainage The on-site roadway section is
"urban arterial" The owner may defer said improvements, but shall enter into an
agreement with the City waiving any right to protest the formation of a LID or
latecomer's agreement.
7 Lot 1 frontage improvements for Grove Road include lane improvements, curb, planter
strip, sidewalk, landscape and storm drainage The on-site roadway section is "urban
arterial" The owner may defer said improvements, but shall enter into an agreement
with the City waiving any right to protest the formation of a LID or latecomer's
agreement.
8 At such time Lot 2 frontage improvements are considered on either Grove Road or East
Yelm Avenue owner shall dedicate sufficient right of way on which to construct the half-
street improvements
9 Access on Grove Road is permissible but will be required to align with Prairie Lumber's
existing entrance The maximum full service entrance allowed on Grove Road is 36
feet.
10 The secondary access to the Country Storage facility (Lot 1) that is adjacent to Lot 2's
access on Grove Road shall be an emergency access only and shall be signed
accordingly
11 There is an allowable right turn exit only onto East Yelm Avenue at the western
property line, a minimum of 125 linear feet from the right turn lane of the new Grove
Road re-alignment shall be maintained The right-turn" exit only" onto East Yelm
Avenue is required to be a true 90 degree angle, full stop exit onto East Yelm Avenue
12 Road design shall meet the intent of the City's Development Guidelines
ON-SITE PARKING AND LOADING AREAS
Findings: Chapter 17 72, Off-Street Parking and Loading, requires one parking stall for every
250 square feet of gross floor area. The combined total for the Quick Lube Shop and
Espresso Stand requires seven (7) parking stalls
The applicant has proposed eleven (11) parking stalls An off-street loading area is required
for buildings up to 25,000 square feet where retailing or wholesaling of merchandise requires
regular deliver The applicant has not proposed a loading area
Conditions of Approval
1 The applicant shall revise the site plan to include a designated loading area to meet the
minimum requirements of Chapter 17 72 060, Off-street loading
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2 The applicant shall submit a parking lot stripping plan with civil plans and shall include
minimum ADA requirements
WATER
Findings The project site is currently in the City's Water Service Area The proposed Lot 1 is
currently connected to the City's water system There are existing water lines located on the
north side of East Yelm Avenue as well as on the east side of Grove Road
The new uses proposed on Lot 2 will create an additional demand for water
Conditions of Approval
1 The applicant shall connect Lot 2 to the City water system and purchase one ERU
The connection fee for each dwelling is based on Equivalent Residential Unit usage
(each ERU equals 240 gallons of water consumption per day) The ERU fee is
established by City resolution and is payable at time of building permit issuance The
meter fee is established by City resolution and is payable at time of building permit
issuance
2. Water consumption shall be monitored by the City for six month~ to determine if
additional ERU's need to be purchased
3 The applicant shall install a separate water meter for the purpose of irrigation
4 All water connection fees are due at time of building permit issuance
SANITARY SEWER
Findings The project site is in the City Sewer Service Area but is not currently served by the
Sewer Treatment Plant. The site is planned to be served by the City STEP sewer system from
the existing service line located on Middle Road
There is an on-site septic system installed on the proposed Lot 1, Country Storage Initial
discussions with the Thurston County Environmental Health Department indicate that the
current facility is adequate to accommodate the proposed expansion
Conditions of Approval
1 The applicant shall obtain approval from Thurston Country Environmental Health
Department to use the existing on-site system Written approval must be obtained prior
to the City issuing a building permit.
2 If Thurston County approves the on-site sewage system the applicant shall design any
additions or modifications to the system to be compatible to the City STEP Sewer
System City permitted inspections will be required for installation of the septic tank to
ensure compatibility with the City's STEP system for future connection
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3 The applicant will be required to connect to the City STEP sewer system when lines are
available to the site The applicant shall enter into an agreement with the City waiving
any right to protest the formation of a LID or latecomer's agreement when connection to
the City STEP system is necessary
4 If Thurston County does not approve of the on-site sewage system the applicant shall
extend the existing service line from Middle Road to the proposed site A latecomer's
agreement may be formed on the sewer extension
5 Sewer ERU's (equivalent residential units) are based on discharge of 240 gallons per
day and will be charged at the rate in effect at the time of connection Discharge will be
monitored for six months to determine if additional ERU's need to be purchased
STORMWATER
Findings The completed project will increase impervious surfaces on the site and adjacent
streets Impervious surfaces create stormwater runoff When uncontrolled and untreated
stormwater runoff can create health and safety hazards YMC requires all development to
comply with the City Stormwater Manual for the control and treatment of stormwater runoff
Stormwater facilities require continued maintenance to ensure they remain in proper working
condition
There is a stormwater facility installed on the proposed Lot 1, Country Storage From the initial
discussions with the applicant it appears the original facility was designed and constructed to
accommodate full build-out of the site
Conditions of Approval
1 The applicant shall design and construct all storm water facilities in accordance with the
DOE Storm Water Manual, as adopted by the City of Yelm Best Management
Practices (BMP's) are required during construction of the storm water facilities
2 The applicant shall compile a final storm water report along with construction drawings
3 The applicant shall submit a storm water operation and maintenance plan to the Public
Works Department for approval prior to recording the binding site plan The stormwater
operation and maintenance plan shall be recorded at Thurston County Auditor's Office
DESIGN STANDARDS
Findings As a jurisdiction planning under the Growth Management Act, the City is required to
have adopted development guidelines which implement their Comprehensive Plan
Condition of Approval
1 The applicant shall utilize the City's Development GUidelines as a guide to develop
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project civil drawings
HAZARDOUS WASTE
Findings The Quick Lube Shop will store and use automobile products that are classified as
hazardous waste material Proper storage, use and disposal is essential to ensure
environmental health and safety
Thurston County Hazardous Waste Ordinance, administered by the County Environmental
Health Department requires that uses which store, use or dispose of hazardous wastes have
an emergency spill plan
Condition of Approval
1 The applicant shall comply with Thurston County Hazardous Waste Plan Approval
from Thurston County Environmental Health Department must be obtained prior to
occupancy
LANDSCAPING
Findings Landscaping and screening are necessary to promote safety, to provide screening
between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the
City Chapter 17 80, Landscaping, requires the applicant to provide on-site landscaping
As required by Chapter 17 80, the applicant has conceptually indicated on the proposed site
plan the areas designated for landscaping and the type of landscaping A final landscaping
and irrigation plan is required as an element of civil drawings
Conditions of Approval
1 The applicant shall landscape the planter strip along East Yelm Avenue per the YMC
2 The applicant shall submit a final landscape and irrigation plan to the Planning
Department for approval prior to issuance of a building permit
DESIGN GUIDELINES
Findings The project site is in the Design Guidelines Gateway District. The Design
Guidelines require developers to consider"
A. Site Planning - the locatIon, orientation and relationships of buildings, parking
lots and other features
B Pedestrian Access - pedestrian circulation, safety and comfort
C Vehicular Access and Parking - location and size of driveways, access roads
and parking lot.
D Building Design - design elements anc character of built structures
E Site Design and Landscaping - character and qualities of landscaping, open
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space and other site features
Conditions of Approval
1 The applicant shall continue to work with city staff to develop a pedestrian circulation
plan and to ensure all applicable guidelines are meet to the City's satisfaction The
attached Design Guideline Checklist indicates which guidelines have been meet and
which guidelines have not (checklist attached)
A binding site plan is a Type III Permit. An appeal of this decision can be filed within 21 days
from the date of approval, pursuant to YMC, Chapter 1549, Integrated Project Review
Process The binding site plan is valid for five years from the date of approval If you have
any questions or need further assistance please contact me at 458-8408
Sincerely,
~~~~
City Planner
Enclosures
cc. Jim Gebhardt
Shelly Badger
Ken Garmann
Gary Carlson
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DESIGN GUIDELlES - Northwest corner of Yelm Hwy & Grove Road Guidelines Guidelines
Project Review Checklist - Gateway District Applicable Met
I.A.( I ) Relate development to pedestrian oriented street frontage.
I.A.(2) Relate development to street fronts (other than pedestrian-oriented streets). X Needs
improvement
I.B.( I) Minimize visibility and impacts of service areas. X V
I.c.( I) Take advantage of special opportunities and mitigate impacts of large
developments.
I.D.( I) Reduce impact of service areas and mechanical equipment. X Civil review
I.E.( I) Integrate biofiltration swales and ponds into the overall site design. X N/A
I.F.(I) Enhance the visual quality of development on comers. X Needs
improvement
I.F.(2) Provide a paved pedestrian walkway from the street comer to the building
entrance.
II.A.(1 ) All pedestrian paths must correspond with federal, state and local codes for X Civil review
handicapped access, and the Americans with Disabilities Act
II.A.(2) Provide adequate lighting at the building entries and all walkways and paths X Civil review
through parking lots. .
II.A.(3) Develop an on-site pedestrian circulation concept X Need
II.B.(I) Provide a pedestrian path at least 60" wide (preferably 96" wide) from the X Need
street sidewalk to the main entry
II.B.(2) Provide pedestrian paths or walkways connecting all businesses and the X Need
entries of multiple buildings on the same development site.
II.B.(3) Provide pathways through parking lots X N/A
II.C.(I) Where street ROW is insufficient to provide adequate sidewalks buildings and X V - Civil
other site features must be set back from the public ROW to achieve at least review
minimum sidewalk widths.
11.C.(2) Where new streets are developed, provide sidewalks according to minimum X V - Civil
standards. review
II.D.(I) Provide, where feasible, pedestrian circulation routes to adjacent uses and X Need
transit.
II.D.(2) Integrate nearby transit stops into the planning of adjacent site improvements. X N/A
II.D.(3) Encourage pedestrian paths from all transit stops through commercial areas to X N/A
residential areas within 1200 feet
II.E.( I ) Enhance building entry access. X Building plan
review
II.F.( I) Provide pedestrian-oriented open space at key locations.
III.A.( I ) Provide access roads through large lots with more than one street frontage.
[[[.B.( I) Minimize driveway impacts. X V
III.C.(I ) Meet requirements for location of parking lots on pedestrian-oriented streets.
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DESIGN GUIDELINES Guidelines Guidelines
Project Review Checklist Applicable Met
III.C.(2) Meet requirements for parking lot design detail standards. X V-Civil
review
III.D.( I) Minimize parking areas through joint use and management. X N/A
III.D.(2) Encourage structured parking.
III.D.(3 ) Reduce impacts of parking garages.
IV.A.(I) Incorporate human-scale building elements. X Building Plan
, review
IV.B.(I) Reduce scale of large buildings. X N/A
IV.C.(I) Architecturally accentuate building comers at street intersections.
IV.D.(I) Enhance buildings with appropriate details. X Building Plan
review
IV.E.(I) Retain original facades.
IV.E.(2) Use compatible building materials. (See Building Material Summary Matrix, X Building Pan
pg 59) review
IV.F.(I) Treat blank walls that are visible from the street parking or adjacent lot. X N/A
IV.G.(l) Locate and/or screen roof-mounted mechanical equipment so as not to be X Building Plan
visible from the street or from the ground-level of adjacent properties. review
IV G.(2) Where practical, locate and/or screen utility meters, electrical conduit and X Civil review
other serviye and utilities apparatus so as not to be visible from the street.
V.F.(I) Use plant materials that are approved for use in downtown Yelm. Proponents
may use other plant materials approved by the City
V.G.(I) Develop a site landscape design concept. X V
V.H.(I) Provide substantial site landscaping. X Final plan
required
V.H.(2) Protect and enhance natural features. X N/A
V.I.(I) Screen all parking lots as required by Chapter 17.80, Landscaping. X V
V.I.(2) An alternative to the required perimeter parking area landscaping plan may be X N/A
submitted.
V.I.(3) Provide internal parking lot landscaping. X N/A
V.J.(I) Consider alternative building and parking siting strategies to preserve existing
trees.
V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature
trees where feasible to connect adjacent uses.
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AGREEMENT
WAIVER OF PROTEST
AND SPECIAL POWER OF ATTORNEY
(L1D/ULlD/LA TECOMER)
THIS INSTRUMENT is entered into this
day of
, 1999, by and
between the CITY OF YELM, a municipal corporation, hereinafter referred to as the
"CITY," and
Del Repnow
hereinafter referred to as the "OWNER"
WITNESSETH
WHEREAS, the OWNER holds record title to the following described property
located within Thurston County, Washington
PARGEL 1 OF BOUNDARY LINE ADJUSTMENT NO BLA 8118, AS RECORDED
IN VOLUME 15 OF BOUNDARY LINE ADJUSTMENTS, PAGES 612-615, UNDER
AUDITOR'S FILE NO 9406170175
SITUATE IN THE TOWN OF YELM, THURSTON COUNTY, WASHINGTON
and WHEREAS, the CITY has required as a condition of approval of the OWNER's
site plan/subdivision for said property that the OWNER participate in the construction of
certain utilities and/or street improvements as they directly relate to said property and the
OWNER desires that said requirement be delayed until projects are formulated for the joint
participation of other affected owners
NOW, THEREFORE, IT IS HEREBY AGREED BETWEEN THE PARTIES as
follows
1 The CITY will delay its requirement for the immediate participation by the
OWNER in the construction of certain utilities and/or street improvements, subject to the
conditions set forth hereinafter
2 The OWNER will financially participate in the following utility and/or street
projects on an equitable basis with other affected property owners
_ Sanitary sewer system improvements,
_ Water system improvements,
~ Storm water system improvements,
~Street improvements,
~Street lighting improvements,
CITY OF YELM
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Page 1
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~Sidewalk improvements,
~ Other-Planter strip and landscapino- per street desion standards,
which improvements are more specifically described as follows
The owner agrees to participate in site frontage improvements to Ylem Avenue E (Hwy
507) and Grove Road along the property frontage of Lot 1 of Binding Site Plan No
BSP998239YL. Improvements shall be from centerline of the right-of-way and along the
property frontage Improvements shall be constructed to an urban arterial standard The
property owner shall dedicated the necessary right-of-way for said improvements along the
property frontage The property owner shall also provide a 10' utility easement behind the
public right-of-way
3 The OWNER hereby waives all rights to protest agalllst future Local
Improvement District (LID), Utility Local Improvement District (ULlD), or Latecomer
Ordinance and Agreement proceedings for the construction of said improvements described
in Section 2 herein For purposes of this Instrument, "rights of protest" shall mean only
those formal rights to protest contained within the LID, ULlD or Latecomer Ordinance and
Agreement statutes, except, however, nothing herein shall constitute a waiver by the
OWNER or the OWNER's heirs, assigns or successors in interest, of the right t object to the
OWNER's individual assessment amount or latecomer charge or to appeal to the Superior
Court the decision of the Council affirming the final assessment roll or latecomer ordinance
and agreement, which rights are specifically preserved
4 The OWNER hereby grants and conveys to the City Engineer of the City of
Yelm, or his successor in interest or designee, a Special Power of Attorney to exercise any
and all rights of the OWNER, including any purchasers, mortgage holders, lien holders or
other person who may claim an interest in the property described hereinabove, to
accomplish the following At such time as a Local Improvement District, Utility Local
Improvement District, or Latecomer Ordinance and Agreement is proposed that would
cause said improvements to be made available to the OWNER's property deSCribed
hereinabove, to execute a Petition on behalf of the OWNER for the creation so such LID,
ULlD or Latecomer Ordinance and Agreement. This special Power of Attorney is granted in
consideration of the CITY executing this Instrument, and shall be a power coupled with an
interest which may not be terminated This Special Power of Attorney shall not be affected
by the disability of the OWNER
5 If the OWNER fails to perform in good faith in accordance with this
Instrument, it is agreed that the CITY may discontinue utility service to the property
described herein, after giving 20 days notice thereof and an opportunity for hearing thereon,
or may pursue other equitable or legal remedies
6
The OWNER hereby declares that
Del Repnow
is/are the sole
owner(s) of the property deSCribed herem and has/have full power to commit said property
to this Agreement, Waiver of Protest and Special Power of Attorney
CITY OF YELM
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Page 2
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7 This Instrument constitutes a covenant running with the land and shall be
finding on all heirs, assigns, transferees, and successors in interest
8 For purposes of RCW 35 43 182, and any LID or ULlD thereunder, the
effective term of this Instrument shall be a period of ten years from the date hereof For
purposes of RCW 35 72 and RCW 35 91, and any Latecomer Ordinance and Agreement
thereunder, the effective term of this Instrument shall be a period of fifteen years from the
date such an Ordinance and Agreement becomes effective
IN WITNESS WHEREOF the parties hereto have caused this Instrument to be
executed the day and year first hereinabove written
CITY OF YELM
OWNER(S)
By.
City Administrator
STATE OF WASHINGTON
) ss
COUNTY OF
On this _ day of ,19_. personally appeared before me_
, to me known to be the individual(s) and/or
corporate officers described in and who executed the within and foregoing instrument and
acknowledged that _ signed the same as free and voluntary act and deed on
behalf of themselves or as corporate officers of the named corporation with the full
authority, for the uses and purposes herein mentioned
Notary Public in and for the State
of Washington, residing at
My commission expires
CITY OF YELM
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Page 3
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
Date September 7, 1999
To Planning Commission
From Cathie Carlson, City Planner
Re BSP-99-8239- YL - Country Storage Binding Site Plan
LIST OF EXHIBITS: Exhibit I - Public Hearing Notice
Exhibit II - Site Plan
A. Public HearinQ Obiective. The Planning Commission must determine if the proposed
binding site plan is consistent with the applicable City of Yelm Municipal Code(s) After
consideration of the facts and public testimony the Planning Commission must take one of the
following actions request additional information from the applicant and/or staff, continue the
public hearing, approve the project with modifications to the conditions of approval or approve the
project with the conditions of approval as specified in this staff report.
B. Proposal. The applicant has applied for a binding site plan to segregate approximately 5
acres into two commercial lots The proposed Lot 1 is 4 5 acres and fully developed with the
Country Storage facility The proposed Lot 2 is 5 acre and the applicant is proposing to construct
a 1500 square foot Quick Lube Shop and a 264 square foot espresso stand
c. Findings.
1 Proponent. Randy Paigen
2 Location Northwest corner of East Yelm Avenue and Grove Road Tax Parcel
64303400600
3 Public Notice Notice of the Public Hearing was published in the Nisqually Valley
News on September 3, 1999, and posted in public areas on September 7, 1999
The notice was mailed to adjacent property owners and the applicant on
September 7, 1999
4 Existing Land Use Mini-Storage Facility
5 Adiacent Land Uses Commercial - Prairie Lumber, Jolly Rodger's, residential and
vacant.
6 ComprehenSive Plan The site is designated Commercial
7 Zoning Chapter 17 28, Large Lot Commercial Zone (C-3)
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 2
8 Yelm Municipal Code. Chapter 16 32, Binding Site Plan, provides the minimum
requirements for application submittal and approval Title 17, Zoning, governs
land use, the Design Guidelines provide criteria for site development and
Improvements and the Development Guidelines provide minimum design and
construction standards
9 Soils and Geoloqy Spanaway gravelly sandy loam
10 Ground Water The project site is located in a Category I Aquifer Recharge area
11 Transportation and Site Access. The site fronts on both East Yelm Avenue and
Grove Road The Yelm Development Guidelines, Chapter 4, classifies Grove
Road and East Yelm Avenue as "urban arterial"
The proposed access to the site on Grove Road is a full access Currently to the
north of the Grove Road access, and immediately adjacent, is a secondary access
to Country Storage and to the east of the site is an access for Prairie Lumber
The proposed access to the site on East Yelm Avenue is a right-out only The
posted speed limit on East Yelm Avenue at the driveway location is 55 mph The
proposed access is approximately 100 feet west of the East Yelm Avenue and
Grove Road Intersection after realignment.
The previous land use approval, dated March 15, 1995, required Country Storage
to construct half street improvements to Grove Road and Yelm Avenue East along
the parcel frontages The developer was allowed to defer the improvements by
agreeing to enter IIlto an agreement waiving any right to protest the formation of a
LID or latecomer's agreement Also when the property to the east of the site,
Prairie Lumber, received Site Plan Approval in 1995, it was conditioned with the
reqUirement to construct half-street improvements along its Grove Road and East
Yelm Avenue frontage The owner was allowed to defer the improvements by
agreeing to enter into an agreement waiving any right to protest the formation of a
LID or latecomer's agreement.
The existing use of the site and surrounding areas generate a significant amount of
traffic at the Yelm Avenue East and Grove Road Intersection With the additional
traffic from the proposed new uses the increase in traffic further compromises the
safety of motorists entering and exiting the intersection The current "skewed"
alignment of the intersection forces mid to large size vehicles turning onto Grove
Road or Yelm Avenue to encroach into the opposing traffic lanes The current
alignment does not met the current State and City design standards
The preferred alternative for the Y -3/Y -2 transportation corridor is located
approximately 800 feet to the east of the site The project would not be physically
affected by the Y -2/Y -3 corridor
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 3
Consistent with City of Yelm Ordinance 580, Concurrency Ordinance, an
Automobile Care Center, land use category 840, generates a basic rate of 3 29
new pm peak hour trips per 1000 square feet of gross floor area After discounting
25% for pass-by trips the net new pm peak hour trips are 2 47 new pm peak hour
tripS per 1000 square feet of gross floor area from the Quick Lube Shop The
Quick Lube Shop would generate 4 new pm peak hour trips to the transportation
system
The espresso stand, land use category - retail shopping, generates a net new trip
rate of 7 57 pm peak trips per 1000 square feet of gross floor area The espresso
stand would generate 2 new pm peak hour trips to the transportation system
As proposed the development would generate a total of 6 new pm peak hour trips
to the transportation system The Concurrency Ordinance requires that impacts to
the transportation system from new traffic be mitigated through the Transportation
Facility Charge of $75000 per new pm peak hour
12 ParkinQ Chapter 17 72, Off-Street Parking and Loading, requires one parking stall
for every 250 square feet of gross floor area The combined total for the Quick
Lube Shop and Espresso Stand requires seven (7) parking stalls
The applicant has proposed eleven (11) parking stalls
An off-street loading area is required for buildings up to 25,000 square feet where
retailing or wholesaling of merchandise requires regular deliver
The applicant has not proposed a loading area
13 Wastewater The project site is in the City Sewer Service Area but is not currently
served by the Sewer Treatment Plant. The site is planned to be served by the City
STEP sewer system from the existing service line located on Middle Road
There is an on-site septic system installed on the proposed Lot 1, Country Storage
Initial discussions with the Thurston County Environmental Health Department
indicate that the current facility is adequate to accommodate the proposed
expansion
14 Water Supplv The project site is currently in the City's Water Service Area The
proposed Lot 1 is currently connected to the City's water system There are
existing water lines located on the north side of East Yelm Avenue as well as on
the east side of Grove Road
15 DrainaQe/Storm water The completed project will increase impervious surfaces
on the site and adjacent streets Impervious surfaces create stormwater runoff
When uncontrolled and untreated stormwater runoff can create health and safety
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 4
hazards YMC requires all development to comply with the City Stormwater
Manual for the control and treatment of stormwater runoff
Stormwater facilities require continued maintenance to ensure they remain in
proper working condition
There IS a stormwater facility installed on the proposed Lot 1, Country Storage
From the initial discussions with the applicant it appears the original facility was
designed and constructed to accommodate full build-out of the site
16 Utilities The site is served by Puget Sound Energy (electric and gas) and Yelm
Telephone
17 Hazardous Waste. The Quick Lube Shop will store and use automobile products
that are classified as hazardous waste material Proper storage, use and disposal
is essential to ensure environmental health and safety
Thurston County Hazardous Waste Ordinance, administered by the County
Environmental Health Department requires that uses which store, use or dispose of
hazardous wastes have an emergency spill plan
18 Fire Protection Fire protection IS provided by the Thurston County Fire District #2
The applicant has not submitted Fire Flow Calculations for the existing fire
hydrants
19 Police Protection Police protection is provided by the City of Yelm
20 Landscaping. Landscaping and screening are necessary to promote safety, to
provide screening between compatible land uses, to safeguard privacy and to
protect the aesthetic assets of the City Chapter 17 80, Landscaping, requires the
applicant to provide the following on-site landscaping
Type II landscaping is used to provide visual separation of compatible uses Type
II landscaping is required around the perimeter of a site, which has compatible
zoning and adjacent to buildings to provide visual separation of compatible use
and soften the appearance of streets, parking areas and building elevation
Type III landscaping provides visual relief where clear sight is desired This
landscaping includes street trees and vegetation required with frontage
Improvements and along pedestrian walks for separation of pedestrians from
streets and parking areas
Type IV landscaping is needed to provide visual relief and shade in parking areas
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 5
As required by Chapter 17 80, the applicant has conceptually indicated on the
proposed site plan the areas designated for landscaping and the type of
landscaping A final landscaping and irrigation plan is required as an element of
civil drawings
21 DesiQn Guidelines The project site is in the Design Guidelines Gateway District.
The Design Guidelines require developers to consider.
1 Site Planning - the location, orientation and relationships of
buildings, parking lots and other features
2 Pedestrian Access - pedestrian circulation, safety and comfort.
3 Vehicular Access and Parking - location and size of driveways,
access roads and parking lot.
4 Building Design - design elements anc character of built structures
5 Site Design and Landscaping - character and qualities of
landscaping, open space and other site features
The applicant was provided a checklist which indicated the guidelines that were
applicable to this project. The checklist is attached with staff comments regarding
the status on each of the applicable design guidelines for the project.
Conditions of Approval.
Sale or transfer of lots - Condition of Approval
1 The lots created with the approval of the binding site plan shall not be sold or transferred
unless the binding site plan and a record of survey map, which is prepared in compliance
with Chapter 58 09 RCW is approved by the City and filed for record in the county
auditor's office
Transportation - Conditions of Approval
2 Consistent with City of Yelm Ordinance 580, Concurrency Ordinance, the proposed
development will generate 6 new pm peak hour trips The Concurrency Ordinance
requires that impacts to the transportation system from new traffic be mitigated through
the Transportation Facility Charge (TFC) The TFC for the Quick Lube Shop is $3000 00
and $1500 00 for the Espresso Stand The TFC IS payable at time of bUilding permit
issuance
3 The applicant shall construct half-street improvements along the Lot 2's frontage on East
Yelm Avenue and Grove Road The improvements are non-deferrable
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 6
4 Lot 2 frontage improvements for East Yelm Avenue include lane improvements, curb,
planter strip, sidewalk, landscape and storm drainage The on-site roadway section is
"urban arterial"
5 Lot 2 frontage improvements for Grove Road will include its re-alignment. Because of the
re-alignment the street improvements have been slightly modified and will not require a
planter strip (Grove Road only) The applicant shall use the existing Grove Road design
for construction
6 The applicant shall dedicate sufficient right of way on which to construct the half-street
improvements These improvements shall be constructed with the project.
7 Lot 1 frontage improvements for East Yelm Avenue include lane improvements, curb,
planter strip, sidewalk, landscape and storm drainage The on-site roadway section is
"urban arterial" The owner may defer said improvements, but shall enter into an
agreement with the City waiving any right to protest the formation of a LID or latecomer's
agreement.
8 Lot 1 frontage improvements for Grove Road include lane improvements, curb, planter
strip, sidewalk, landscape and storm drainage The on-site roadway section is "urban
arterial" The owner may defer said improvements, but shall enter into an agreement with
the City waiving any right to protest the formation of a LID or latecomer's agreement.
9 At such time Lot 2 frontage improvements are considered on either Grove Road or East
Yelm Avenue owner shall dedicate sufficient right of way on which to construct the half-
street improvements
10 Access on Grove Road is permissible but will be required to align with Prairie Lumber's
existing entrance The maximum full service entrance allowed on Grove Road is 36 feet.
11 The secondary access to the Country Storage facility (Lot 1) that is adjacent to Lot 2's
access on Grove Road shall be an emergency access only and shall be signed
accordingly
12 There is an allowable right turn exit only onto East Yelm Avenue at the western property
line, a minimum of 125 linear feet from the right turn lane of the new Grove Road re-
alignment shall be maintained The right-turn" exit only" onto East Yelm Avenue is
required to be a true 90 degree angle, full stop exit onto East Yelm Avenue
13 Road design shall meet the intent of the City's Development Guidelines
On-Site ParkinQ and LoadinQ Areas - Conditions of Approval
14 The applicant shall revise the site plan to include a designated loading area to meet the
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 7
minimum requirements of Chapter 17 72 060, Off-street loading
15 The applicant shall submit a parking lot stripping plan with civil plans and shall include
minimum ADA requirements
Water - Conditions of Approval
16 The applicant shall connect Lot 2 to the City water system and purchase one ERU The
connection fee for each dwelling is based on Equivalent Residential Unit usage (each
ERU equals 240 gallons of water consumption per day) The ERU fee is established by
City resolution and is payable at time of building permit issuance The meter fee is
established by City resolution and IS payable at time of building permit issuance
17 Water consumption shall be monitored by the City for six months to determine if additional
ERU's need to be purchased
18 The applicant shall install a separate water meter for the purpose of irrigation
19 All water connection fees are due at time of building permit issuance
Sanitary Sewer - Conditions of Approval
20 The applicant shall obtain approval from Thurston Country Environmental Health
Department to use the existing on-site system Written approval must be obtained prior to
the City issuing a building permit.
21 If Thurston County approves the on-site sewage system the applicant shall design any
additions or modifications to the system to be compatible to the City STEP Sewer System
City permitted inspections will be required for installation of the septic tank to ensure
compatibility with the City's STEP system for future connection
22 The applicant will be required to connect to the City STEP sewer system when lines are
available to the site The applicant shall enter into an agreement with the City waiving any
right to protest the formation of a LID or latecomer's agreement when connection to the
City STEP system is necessary
23 If Thurston County does not approve of the on-site sewage system the applicant shall
extend the eXisting service line from Middle Road to the proposed site A latecomer's
agreement may be formed on the sewer extension
24 Sewer ERU's (equivalent residential units) are based on discharge of 240 gallons per day
and will be charged at the rate in effect at the time of connection Discharge will be
monitored for six months to determine if additional ERU's need to be purchased
Staff Report
Case #BSP-99-8239- YL
September 7, 1999
Page 8
Storm Water - Conditions of Approval
25 The applicant shall design and construct all storm water facilities in accordance with the
DOE Storm Water Manual, as adopted by the City of Yelm Best Management Practices
(BMP's) are required during construction of the storm water facilities
26 The applicant shall compile a final storm water report along with construction drawings
27 The applicant shall submit a storm water operation and maintenance plan to the Public
Works Department for approval prior to recording the binding site plan The stormwater
operation and maintenance plan shall be recorded at Thurston County Auditor's Office
DesiQn Standards - Condition of Approval
28 The applicant shall utilize the City's Development Guidelines as a guide to develop project
civil drawings
Hazardous Waste - Condition of Approval
29 The applicant shall comply with Thurston County Hazardous Waste Plan Approval from
Thurston County Environmental Health Department must be obtained prior to occupancy
LandscapinQ - Conditions of Approval
30 The applicant shall landscape the planter stnp along East Yelm Avenue per the YMC
31 The applicant shall submit a final landscape and irrigation plan to the Planning Department
for approval prior to issuance of a bUilding premit.
Desiqn Guidelines - Conditions of Approval
32 The applicant shall continue to work with city staff to develop a pedestrian circulation plan
and to ensure all applicable guidelines are meet to the City's satisfaction
DESIGN GUIDELIES - Northwest corner ofYelm Hwy & Grove Road Guidelines Guidelines
Project Review Checklist - Gateway District Applicable Met
I.A.( I ) Relate development to pedestrian oriented street frontage.
I.A.(2) Relate development to street fronts (other than pedestrian-oriented streets). X Needs
improvement
I.B.(I) Minimize visibility and impacts of service areas. X t/
I.c.( I) Take advantage of special opportunities and mitigate impacts of large
developments.
1.0.( I) Reduce impact of service areas and mechanical equipment. X Civil review
I.E.(\) Integrate biotiltration swales and ponds into the overall site design. X N/A
I.F.( I) Enhance the visual quality of development on corners. X Needs
improvement
I F.(2) Provide a paved pedestrian walkway from the street corner to the building
entrance.
II.A.( I) All pedestrian paths must correspond with federal, state and local codes tor X Civil review
handicapped access, and the Americans with Disabilities Act.
II.A.(2) Provide adequate lighting at the building entries and all walkways and paths X Civil revie\\
through parking lots.
II.A.(3) Develop an on-site pedestrian circulation concept. X Need
II.B.(I) Provide a pedestrian path at least 60" wide (preferably 96" wide) from the X Need
street sidewalk to the main entry
II B.(2) Provide pedestrian paths or walkways connecting all businesses and the X Need
entries of multiple buildings on the same development site.
II.B.(3) Provide pathways through parking lots )\. N/A
11c.(1) Where street ROW is insufficient to provide adequate sidewalks buildings and X t/ - Civil
other site features must be set back !i.om the public ROW to achieve at least review
minimum sidewalk widths.
II C.(2) Where new streets are developed, provide sidewalks according to minimum X t/ - Civil
standards. review
II.D.( I) Provide, where feasible. pedestrian circulation routes to adjacent uses and X Need
transit.
11.0.(2) Integrate nearby transit stops into thc planmng of adjacent site improvements. )\. N/A
II D.(3) Encourage pedestrian paths from all transit stops through commercial areas to X N/A
residential areas within 1200 feet
II.E.(I) Enhance building entry access. X Building plan
review
II F.(I) Provide pedestrian-oriented open space at key locations.
IIl.A.(1 ) Provide access roads through large lots with more than one street frontage.
III.B.(\ ) Minimize driveway impacts. )\. t/
III c.. (I ) Meet requirements tor location of parking lots on pedestrian-oriented streets.
DESIGN GUIDELINES Guidelines Guidelines
Project Review Checklist Applicable Met
1l1.C.(2) Meet requirements for parking lot design detail standards. X V -Civil
revIew
lIlD.( I) Minimize parking areas through joint use and management. X N/A
II I 0.(2) Encourage structured parking.
llI.D.(3) Reduce impacts of parking garages.
IV.A.( I) Incorporate human-scale huilding clements. X Building Plan
rcvlew
IV.B.(I) Reduce scale oflarge huIldings. X N/A
IVC.(I) Architecturally accentuate building corners at street intersections.
IV.D.(I) Enhance huildings with appropriate details. ^ Building Plan
revIew
IV E.(I) Retain original facades.
IV.E.(2) Use compatible building materials. ('lee Building Material Summary Matrix, X Building Pan
pg 59) revIew
lV.F.(I ) Treat blank walls that are visible from the street parking or adjacent lot. X N/A
IV G.(I) Locate and/or screen roof-mounted mechanical equipment so as not to he X Building Plan
visible from the street or from the ground-level of adjacent properties. review
lVG.(2) Where practical. locate and/or screen utility meters, electrical conduit and X Civil review
other servi~e and utilities apparatus so as not to be visible from the street.
V F.( I) Use plant materials that are approved for use in downtown Yelm. Proponents
may use other plant materials approved hy the City
VG(I) Develop a site landscape design concept. X V
V.H.(I) Provide substantial site landscaping. X Final plan
required
V.H.(2) Protect and enhance natural features. X N/A
VI.(I) Screen all parking lots as required by Chapter 17 80 Landscaping. X V
V 1.(2) An alternative to the required perimeter parking area landscaping plan may he X N/A
submitted.
V 1.(3) Provide internal parking lot landscaping. X N/A
V J.(I) Consider alternative building and parking siting strategies to preserve existing
trees.
V.J.(2) Consider the integration of pedestrian and hicycle paths with stands of mature
trees where feasihle to connect adjacent uses.
CITY OF YELM
EXHIBIT I
PUBLIC NOTICE
BSP-99-8239-YL
NOTICE OF PUBLIC HEARING
YELM PLANNING COMMISSION
DATE
PLACE.
PURPOSE
Monday, September 20,1999,400 p.m.
Council Chambers, City Hall, 105 Yelm Ave W., Yelm WA
Public Hearing to receive comments on a Binding Site Plan Application,
Case #BSP-99-8239-YL
APPLICANT. Randy Paigen
PROJECT LOCATION. Northwest corner of Hwy 507 and Grove Road, Yelm, WA
The Yelm Planning Commission will hold a public hearing to receive comments on a binding
site plan application to segregate approximately 5 acres into two commercial lots The
proposed Lot 1 is 4 5 acres and fully developed with the Country Storage facility The
proposed Lot 2 is 5 acre and the applicant is proposing to construct a 1500 square foot Quick
Lube Shop and a 264 square foot espresso stand.
Testimony may be given at the hearing or through any written cOlTJments on the
proposal, received by the close of the public hearing on September 20,1999 Such
written comments may be submitted to the City of Yelm at the address shown above or
mailed to City of Yelm, PO Box 479, Yelm WA 98597.
Any related documents are available for public review during normal business hours at the City
of Yelm, 105 Yelm Ave W , Yelm WA. For additional information, please contact Cathie
Carlson at 458-8408
The City of Yelm provides reasonable accommodations to persons with disabilities If you
need special accommodations to attend or participate, call the City Clerk, Agnes Bennick, at
(360) 458-8404, at least 72 hours before the meeting
ATTEST
City of Yelm
Agnq;.:c~~
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News Friday, September 3, 1999
Posted in Public Areas Tuesday September 7, 1999
Mailed to Adjacent Property Tuesday, September 7, 1999
Date: September 7,1999
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SITE PLAN
CITY OF YELM
BINDING SITE PLAN
OF SECTION 29, TOWNSHIP 17 NORTH, RANGE 2 EAST, W M
A PORTION
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OWNER: COUNTRY STORAGE, A WASHINGTON GENERAL PARTNERSHIP
DEVELOPER: RANDY PAIGEN
SITE ADDRESS. 10539 GROVE ROAD SE, YELM WA.
PARCEL NO.. 64303400600
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NOTES
I) LANDSCAPING WILL "'EfT THE REOUIREt.!ENTS FOR TYPE /I PER CHAPTER 17.80. TYPE /I
2) BUILDING SETBACXS IS' ALL SIDES PER CHAPTER 17.28 ZONE C-J
J) 12 PARKING STALLS, 6 REOUIRED PER CITY OF YEL'" ORDINANCE:
4) CITY OF YEW WATER
5) SEpnc SEv.f:R, SHARED EXISnNG SYSTE'" ON LOT I
6) CITY OF YEW nRE PRDTEcnON
7) BUSINESS SlGNAGE TO "'EfT CiTY OF YEL'" REGULA nONS
8) STORt.! DRAINAGE: SURFACE RUNOFF TO BE DIRECTED TOWARDS STOR'" DRAINAGE POND ON
LOT I, ROOF RUNOFF TO BE DIRECTED TO DRY v.f:LLS ON SITE
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LEGEND
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PROPOSED LANDSCAPE PLANnNGS
LOCA nON BY OTHERS
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To:
From:
Date:
Subject:
Randy PaIgen,\nd)Im Gebhardt
CathIe Carlsdilklty Planner
September 7, 1999
Country Storage Bmdmg SIte
The CIty staff has completed Its reVIew of the above referenced proJect. I have scheduled a publIc
heanng at the September 20, 1999, Planmng CommIssIOn meetmg at 4.00 pm. Enclosed IS the
staff report. SectIOn C , Fmdmgs - dIscusses the proposed project and the applIcable development
standards followed by the staff's recommendatIOns for condItIOns of approval WhIle the lIst of
condItIons IS rather long, I belIeve each Item has been dIscussed wIth you. I would lIke to pomt
out a few of the condItIOns. CondItIOn #2 requmng the payment of the transportatIOn facIlIty
charge (TFC) IS much less than ongmally estImated for the pre-submIssIOn meetmg. The
reductIOn IS the result of usmg a dIfferent land use category from the one used to estImate the
TFC at the tIme of the pre-submIssIOn meetmg. The new category better reflects the type of
busmess you are proposmg on the sIte CondItIon #14 - you have proVIded more than the
mmImum parkmg stalls, but wIll need to proVIde an off-street loadmg area. If you need to reduce
parkmg stalls to accomplIsh thIS, your mmImum reqmrement IS 7 parkmg stalls. CondItIOn #32 - at
the pre-submIssIOn conference you were provIded WIth a deSIgn gUIdelInes checklIst mdIcatmg the
gUIdelInes whIch were applIcable to the proJect. At the end of the staff report IS that check lIst
WIth CIty comments. In partIcular there are no proVIsIOns for pedestnan movement between the
uses on the sIte and the adjacent SIdewalks. Please contact me to schedule a meetmg to dISCUSS
those Items on the checklIst that need addItIonal attentIOn. After you reVIewed the enclosed staff
report, please feel free to contact me If you have any questIOn. I can be reached at 458-8408,
Monday thru Thursday, 8.00 am to 5.00 pm.
JvfElvf<9'RANVUlvl
To:
F'rom:
Date:
Subject:
SIte Plan RevIew CommIttee
CathIe Carlson
August 11, 1999
Bmdmg SIte Plan ApplIcatIOn for Palgen Project - Hwy 507 & Grove Road
Attached IS the project mformatIOn for the above referenced project. ThIs project ]S exempt from
envIronmental revIew, but IS subject to a publIc hearIng and decIsIOn by the Plannmg CommIssIOn.
1 have scheduled SIte Plan ReView for September 1, 1999, please have your draft written
comments at that meetmg. Fmal comments for the publIc hearIng staffrepOli (findmgs,
conclusIOns and condItIOns of approval) IS due no later than September 8 1999
CITY OF YELM
PO Box 479
,\, Yelm WA 98597
360-458-3244
NOTICE OF APPLICATION
Mailed on. AUQust 11. 1999
PROJECT NAME AND LOCATION Country Storage Binding Site Plan on the northwest intersection of
Hwy 507 and Grove Road
LAND USE CASE. BSP-99-8239-YL
An application submitted by Randy Paigen for the above referenced project was received by the City of
Yelm on August 8, 1999 The City has determined the application to be complete on August 11, 1999
The application and any related documents are available for public review during normal business hours
at the City of Yelm, 105 Yelm Avenue W , Yelm WA. For additional information, please contact Cathie
Carlson at 458-8408
PROJECT DESCRIPTION The project proposal is for the segregation of approximately 5 acres into two
lots. Lot 1, 4 5 acres is fully developed with mini-storage facilities. Lot 2, 5 acre is vacant and the
applicant is proposing a 1500 square foot Quick Lube Shop and a 264 square foot espresso stand.
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION The project is
exempt from Environmental Review pursuant to Chapter 14 04 025, Threshold criteria for exempt
actions
Additional Information or Project Studies Requested by the City' The City has not requested
additional information at this time
No preliminary determination of consistency with City development regulations has been made
At minimum, this project will be subject to the following plans and regulations. City of Yelm
Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14 08), Storm water Drainage Design
and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title
(14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program
The City of Yelm invites your comments early in the review of this proposal Comments should be
directed to Cathie Carlson at Yelm City Hall, PO Box 479, Yelm WA 98597
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5'00 PM ON AUGUST 26,1999
This notice has been provided to appropriate local and state agencies, sub-area project list subscribers,
and property owners within 300 feet of the project site These recipients, and any others who submit a
written request to be placed on the mailing list, will also receive the following items when available or if
applicable Environmental Threshold Determination, Notice of Public Hearing and Notice of Final
Decision If the proposed project requires a City Council decision, it will be mailed to all those who
participate in the public hearing and to anyone else requesting the decision in writing Opportunities for
appeal occur within ten (10)) days after the date the decision by the Planning Commission is issued City
Council decision can be appealed through Superior Court.
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SITE PLAN
CITY OF YELM
BINDING SITE PLAN
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TOWNSHIP 17 NORTH,
RANGE 2 EAST,
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A PORTION Or-- SECTION 29,
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OWNER COUNTRY STORAGE, A WASHINGTON GENERAL
DEVELOPER RANDY PAIGEN
SITE ADDRESS 10539 GROVE ROAD SE, YELM WA.
PARCEL NO 64303400600
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NOTES
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PARTNERSHIP
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1) LANDSCAPING WILL MEET THE REQUIREMENTS FOR TYPE" PER CHAPTER 1780, TYPE"
2) BUILDING SETBACKS IS' ALL SIDES PER CHAPTER 17.28 ZONE C-3
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4) CITY OF YELM WA TER
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6) CITY OF YELM FIRE PROTECTION
7) BUSINESS SIGNAGE TO MEET CITY OF YELM REGULA TlONS
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LOT 1 ROOF RUNOFF TO BE DIRECTED TO DRY WELLS ON SITE
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PROPOSED LANDSCAPE PLANTlNCS
LOCATION BY OTHERS
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City of Yelm
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105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
July 15, 1999
Mr Del Repnow
Mr Randy Pmgen
R.E. Pmgen Contractmg, Inc
PO Box 625
Yelm, W A 98597
RE Grove Road/Y elm Avenue Property
Dear Mr Palgen,
In reference to the pre-submIsSIOn meetmg held July 7, 1999, and the dIScussIon of the
proposed development on Grove Road & SR507, the SPR CommIttee has general
consensus on the followmg condItions.
. Access on Grove Road IS permIssible but will be reqmred to ahgn wIth
Prame Lumber's entrance The maxImum full servIce entrance allowed on
Grove Road IS 36 feet.
. Del's second entrance on Grove Road will be reqmred to be pamted,
stnped, and marked as "emergency access" only
. There IS an allowable nght turn "exit only" eXIt onto East Y elm Avenue at
the west property Ime, a mmlmum of 125 Imear feet from the nght turn
lane of the new Grove Road ahgnment.
. The nght turn "exit only" onto East Y elm Avenue IS reqmred to be a true
900 degree angle full stop eXIt onto East Y elm Avenue
. Grove Road street Improvements have been modified and will not reqmre
a planter stnp, however, as you come around Y elm Avenue full frontage
Improvements will be required per the CIty'S Development Gmdelmes.
The Improvements from Grove Road to Y elm Avenue need to merge
together
. ThIS project shall mclude the reqmred re-ahgnment of Grove Road and
Y elm Avenue
Please be adVIsed that thIS letter does not constItute SIte plan approval and IS specific to
our meetmg of 7/7/99
If you have any questlOns m thIS regard, feel free to contact Ken Garmann at (360) 458-
8499
Smcerely,
CIty of Yelm
Stephanie Conners
Pubhc Works Dept.
Cc
---- ----,
CCathie"Garlson-....;
Shelly Badger
Tim Peterson
Ken Garmann
File
C: 1M y Documentslpre-subsl 714 99. paigenltr.doc
Presubmission Meeting
Request Form
Fee None
presubmission conference is an opportunity for applicants, developer(s) and/or consultants to meet
with city staff to discuss preliminary studies or sketches of a proposed project. At the conference the
staff will make available information relating to the proposed development. The intent is to identify and
eliminate as many potential problems 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 sUlveyor, however a site
drawing must be submitted that has sufficient information to allow for evaluation. Discussion topics will
indude such things as Yelm's Comprehensive Plan, street design, storm runoff and retention, Shoreline
Master Program, zoning, availability of sewer and water, development concepts, other requirements
and permits, and the environmental impact. Staff notes are prepared and available to review There is
no charge for this meeting Meetings are held each Wednesday This request form should be
submitted by 5:00 p.m. at least one week before the preferred meeting date.
BY:
MEETING DATE REQUESTED
CITY OF YElM
PO Box 479
Yelm WA 98597
360-458-3244
OFFICIAL USE ONLY
Fee N/A
Date Received
By
File No.
.-
,;./ '" It c- Z-
M.a-y :64, 1999
(a Wednesday)
1:00 PM
Time (aftemoon only)
APPLICANT Dell Repnow
ADDRESS ~U~jY Grove Road SE~ Yelm
TELEPHONE 253 370-0780 (Cell) ~97
OWNER Country Storage WA
ADDRESS General Partnership
TELEPHONE
REPRESENTATIVE (if any) Skillinqs-Connollv, Inc.oCCUPATION CiiTi,l Engineers
ADDRESS PO Box 5080, Lacev, WA 98509-5080
TELEPHONE (360) 491-3399
General location of the project Eastside Yelm, Intersection Grove Road SE
and HWY 507, Country Storage Facility
Section 29 Township l7N Range 2E
Assessor's Tax Parcel Number 6430340060
Type of Project (Subdivision, Annexation, Zone Change, etc..) Bindinq Site Desiqn
Total acreage 5 acres Proposed Density
Proposed Land Use: Single-family Duplex Multi-family Mobile Home Pari< Commerdal Industrial
Brief description of project Provide parcel for 3,000 sCJll;::m::> fnnj- +/
commercial building, possible Fast Oil Chanqe Business
Please attach five copies of a site plan drawing not larger than 11" X 17" and forward to Y elm City Hall.
CITY OF YELM
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PRESUBMITT AL SKETCH
TWO LOT BINDING SITE PLAN
G SkilliNGs ~ CON~oLly INC.
:-.J CoNsulTING ENGINEERS
CIVil TRANSPORTATION ENVIRONMENTAL
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Pre-Application Meeting
June 1, 1999
***These comments are preliminary in nature and are not intended to represent final comments and or
requirements for the City of Yelm. Until a complete application is made, the planning and/or public works
department can only attempt to inform the applicant of general requirements as they appear in the form
presented by the applicant at the time of pre-submission.
Proponent: Dell Repnow
Representative Skillings-Connolly, Inc
Project Proposal 3000:t square foot commercial building, possible Fast Oil Change Business
Project Location northwest corner of Yelm Hwy SE & Grove Road
Zoning and
Setbacks
Large Lot Commercial Zone (C-3), Chapter 17 28
Minimum Lot Size - 10 acres for subdivisions, variable for Binding Site Plan
Maximum Building Height - 35 ft.
Setbacks Front yard - 15'
Rear yard - 15'
Flanking yard - 15'
Side yard - 15'
Parking
Chapter 17 72 1 stall per 250 sq ft of GFA for retail establishments, 1 stall per
300 sq ft for professional offices
Section 17 72 060 provides requirements for off-street loading requirements A
minimum of one off-street loading area is required for buildings up to 25,000 sq
ft. where retailing or wholesaling of merchandise requires regular deliver
Landscaping Chapter 17 80, Type II, III, IV and V
Type II landscaping is used to provide visual separation of compatible uses Type II
landscaping is required around the perimeter of a site, which has compatible zoning
and adjacent to buildings to provide visual separation of compatible use and soften the
appearance of streets, parking areas and building elevation
Type III landscaping provides visual relief where clear sight is desired This
landscaping includes street trees and vegetation required with frontage improvements
and along pedestrian walks for separation of pedestrians from streets and parking
areas
Type IV landscaping is needed to provide visual relief and shade in parking areas
Type V landscaping is required for all above ground storm water facilities
A conceptual landscaping plan is required with application for Binding Site Plan
Review Final landscaping and irrigation plan is required as element of civil drawings
Traffic
The City has adopted a Transportation Facility Charge (TFC) of $750 00 per pm
peak trip The Ordinance provides a default table that the applicant can use to
determine new pm trips generated To determine the projects impact and fee
use the following formula for the use proposed
New Trip Generation Rate x gross floor area + 1,000 x $750 00 = TFC
Tire Store
333* x 10 new pm trips (3,000 sq ft [est.] + 1,000) x $75000 = $7,500 00
Retail Shopping
757 x 23 new pm trips (3,000 sq ft [est] +1,000) x $750 00 = $17,250 00
The TFC is payable at time of building permit.
If the applicant feels the proposed use would not generate the default number
of trips as designated in the TFC Ordinance an analysis prepared by a
Washington State Licensed Engineer can be submitted to the City for review
and consideration
SEPA. Environmental checklist is required for projects over 4,000 square feet with associated
parking facilities for up to 20 automobiles
Application
and Process Binding Site Plan, Chapter 16 32, requires a public hearing with the Planning
Commission and a final decision by the City Council Minimum application
requirements are located in Section 16 32 and are listed on the application form
In addition the application packet should include building elevations and
drawings which depict the techniques used to satisfy guidelines from the Design
Guidelines Manual (see page 54, Design Guidelines)
A project of this size can expect completed review in approximately 10 - 14
weeks Binding Site Plan approval is valid for five (5) years and typically
contains conditions of approval that the applicant must complete prior to
receiving a building permit. Also the binding site plan and survey are required to
be recorded at Thurston County
Following land use approval the applicant is required to submit final civil
drawings to the Public Works Department for review and approval and satisfy all
conditions of approval Upon satisfactory completion of all conditions the
applicant can submit building plans for approval
Tree & Vegetation Plan /
Design Guidelines - attached checklist
Thurston County - Hazardous Waste Plan/OVJ-- ~/f..c S...ef~c'
* Reflects a 35% discount to account for existing traffic which may use the facility Institute of
Transportation Engineers, Trip General Manual, land use code #848 - Tire Store 5 13 average
rate of new trips per 1000 sq ft of gross floor area
Other"
DESIGN GUIDELINES - Northwest corner ofVelm Hwy & Grove Road Guidelines Guidelines
Project Review Checklist - Gateway District Applicable Met
I.A.(I ) Relate development to pedestrIan oriented street frontage.
I.A.(2) Relate development to street fronts (other than pedestrian-orIented X I1lid7 /-
streets ). I ff! IJfrJiJ'.J'l1~Jj
I 8.(1) MInimIZe vIsibility and impacts of servIce areas. X V
I c.(l) Take advantage of special opportunities and mitigate impacts of large
developments.
10.(1) Reduce impact of service areas and mechanical eqUIpment. X ~~ /ltip,~"' G.,
,
I E.(I) Integrate blOfiltratlOn swales and ponds into the overall sIte desIgn. X /lJIIl-
.
I.F.( I) Enhance the VIsual qualtty of development on corners. X ()ud~ /Jno
I F.(2) PrOVIde a paved pedestrian walkway from the street corner to the
buildIng entrance.
II.A.( I) All pedestrIan paths must correspond WIth federal, state and local X a.//lit.-V d" ,r'l
codes for handicapped access, and the Americans with DisabilItIes Act. Ui/ I I
II.A.(2) ProVide adequate ltghting at the building entries and all walkways and X (C-l/ re. r-<J (" u1
paths through parkIng lots. CAt/II
I I.A.(3) Develop an on-site pedestrian circulatIOn concept. X t1Ut:C-
IIB(I) Provide a pedestrian path at least 60" WIde (preferably 96" WIde) from X /1 ~L-
the street sidewalk to the main entry
II 8.(2) Provide pedestrian paths or walkways connectIng all busInesses and
the entrIes of multIple buildings on the same development site.
II B (3) Provide pathways through parking lots X /Vlj{}
II c.( I ) Where street ROW IS InsuffiCIent to provide adequate sidewalks X
buildings and other site features must be set back from the publtc ROW V
to achIeve at least mInImum SIdewalk WIdths.
II C.(2) Where new streets are developed, provide SIdewalks accordIng to X V
minimum standards.
110.(1) ProVIde, where feaSIble, pedestnan circulation routes to adjacent uses X IV-'1f3t Up(
and transIt.
II 0 (2) Integrate nearby transit stops Into the planning of adjacent site X IV (If
improvements.
II 0.(3) Encourage pedestnan paths from all transit stops through commercial X /tJ !t4
areas to reSIdential areas WIthIn 1200 feet
I I.E.(l) Enhance building entry access. X (t.--()levJ 5:
h rl.A J
II F.(I) Provide pedestrian-oriented open space at key locations.
III.A.(I) Provide access roads through large lots with more than one street
frontage.
III B (I) Minimize driveway impacts. X t/
III C.( I) Meet requirements for locatIOn of parking lots on pedestrian-oriented
streets.
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DESIGN GUIDELINES Guidelines Guidelines
Project Review Checklist Applicable Met
III C.(2) Meet requirements for parkmg lot design detaIl standards. X V-
III 0.(1) Minimize parkmg areas through Jomt use and management. X IV/A
III.D (2) Encourage structured parkmg.
III 0 (3) Reduce impacts of parking garages. -
IV.A.(I) Incorporate human-scale buildmg elements. X 1 - vt-<;It ~J.I)
, I
.. /Ilk
IV B (1) Reduce scale of large buildings. X
IV C (I) Architecturally accentuate buIldmg corners at street mtersectlOns. I
,-
IV 0 (I) Enhance buildmgs with appropnate detaIls. X ptM ItV.-) ~(;
IV E.(I) Retam onginal facades.
IV E.(2) Use compatible building materials. (See Building Matenal Summary X 1)U:;!'~) r It./.
Matrix, pg 59)
IV F.(I) Treat blank walls that are visible from the street parkmg or adjacent X AliA
lot.
IV G.(I) Locate and/or screen roof-mounted mechanical equipment so as not to X #1 ~~
be visible from the street or from the ground-level of adjacent f(t;
properties.
IV G.(2) Where practical, locate and/or screen utility meters, electncal conduit X CA Vb I
and other service and utilities apparatus so as not to be visible from the (tU I t.,J
street.
V F (I) Use plant matenals that are approved for use m downtown Yelm. ~ ;JIlt-
Proponents may use other plant matenals approved by the City
V G.(1) Develop a site landscape deSign concept. X V
V H.(I) Provide substantial site landscapmg. X ~'-Ajt~/6 Vv-
IIIfr .
V H.(2) Protect and enhance natural features. X
I
V 1.( I) Screen all parking lots as required by Chapter 17 80, Landscapmg. X V
V I (2) An alternative to the required perimeter parking area landscaping plan X /1/1/1
-
may be submItted.
V.L(3) PrOVide internal parking lot landscaping. X All Ir
V.J(I) Consider alternative building and parkmg siting strategies to preserve
existmg trees.
V.J.(2) Consider the integration of pedestnan and bicycle paths With stands of
mature trees where feasible to connect adjacent uses.
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PRE-SUBMISSION MEETING
Date June 2nd, 1999
To Del Repnow
From. PublIc Works Department
RE Proposed commercIal bUIldlllg
The PublIc Works Department has the followlllg comments relatIve to the
proposed sIte development located at Hwy 507 & Grove Road
WATER:
The proposed sIte would have to connect to the CIty'S water system. There
IS an eXIstlllg water lllle located on the north sIde of East Y elm Avenue as
well as a water lllle on the east sIde of Grove Road.
Water ERU's (eqUIvalent resIdentIal umts) are based on a consumptIOn
rate of 240 gallons per day and are charged at a rate of $1, OOO/ERU mSIde
CIty lImIts ThIS fee IS payable at tIme of bUIldmg permIt Issuance
ConsumptIOn wIll be momtored for SIX months to determllle If addItIOnal
ERU's need to be purchased.
IRRIGATION METER.
An addItIOnal water meter may be lllstalled for the purpose of IrngatIon.
SEWER:
The proposed SIte IS not servIced by the CIty'S STEP system. The applIcant
shall receIve approval from Thurston County EnvIronmental Health
Department for a on-SIte sewage system. Approval from Thurston County
EnVIronmental Health Department can eIther be done pnor to makmg a
land use applIcatIOn WIth the City or concurrently WIth the land use
applIcatIOn.
C> b
If Thurston County approves the on-SIte sewage system the apphcant shall
desIgn the system to be compatIble to the CIty STEP Sewer System and
connect to the CIty STEP sewer system when hnes are avaIlable to the
sIte The apphcant shall enter mto an agreement wIth the CIty walvmg any
nght to protest the formatIOn of a LID or latecomer's agreement
If Thurston County does not approve the on-sIte sewage system the
apphcant shall extend the eXlstmg serVIce hne from Middle Road to
proposed sIte (see attached) A latecomer's agreement may be formed on
the sewer extenSIOn.
Sewer ERU's (eqUIvalent resIdentIal UnIts) are based on dIscharge of 240
gallons per day and are charged at a rate of $4,850/ERU ThIS fee IS
payable at tIme of bUIldmg permIt Issuance DIscharge wIll be mOnItored
for SIX months to determme If addItIonal ERU's need to be purchased.
FIRE:
FIre protectIOn to the bUIldmg must be provIded per the UnIform Fire
Code Hydrant coverage to thIS lot should be adequate wIth eXlstmg
hydrants, however, reVIew of cIvIl plans wIll determme If addItIOnal
coverage IS reqUIred.
DRAINAGE:
If the proposed Improvement IS over 5,000 square feet of ImpervIOus
surface there are stormwater treatment reqUIrements per the DOE
Stormwater Manual
STREET FRONTAGE:
ACCESS
The Department of TransportatIOn wIll not support any access on Yelm
Avenue Access would need to be "common shared full access" on Grove
Road. There IS reqUIred nght-of-way dedIcatIOn as shown on plans
LOT 2 REQUIREMENTS
Grove Road and East Y elm Avenue shall be re-ahgned per the CIty of
Yelm prepared plans and specIficatIons for the Grove Road re-ahgnment
The apphcant IS reqUIred to construct one-half street and frontage
Improvements along Grove Road and East Yelm Avenue - Improvements
are non-deferrable Per the CIty of Yelm's Development GUIdelInes,
Grove Road and East Y elm Avenue are classIfied as "urban artenal"
(details attached)
..
LOT 1 REQUIREMENTS
Improvements for lot 1 may be deferred untIl further future development.
These Improvements would mclude Grove Road - past entrance to north
property lIne and along East Y elm Avenue past lot 2 property Ime The
deferrable Improvements are classIfied as "urban artenal"
STREET LIGHTING:
Per the CIty of Y elm's "Development GUIdelInes"
ADA REQUIREMENTS:
ReqUIrements wIll be determmed upon reVIew of CIVIl plans
OTHER:
CIty of Yelm Busmess LIcense
These comments are preliminary III nature and are not intended to represent final
comments and or requirements for the City of Yelm. Until a complete application is
made, the planning and/or public works department can only attempt to inform the
applicant of geneml requirements as they appear in the form presented by the applicant at
the time of pre-submission.
cc Shelly Badger, CAO
CathIe Carlson, CIty Planner
File
052699 106&8yelmave.doc
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CITY OF YELM
DEPT OF PUBLIC WORKS
GENERAL NOTES.
1 NO "ON STREEi PARKING PERM1TIED
2. REFER TO RELEVANT SECTlONS OF 111E
DEVELOPMENT GUIDELINES FOR ADDITIONAL
INFORMATION ON STORM DRAINAGE. STREET
LIGHTING, PAVEMENT STRUCTURE, ECT.
URBAN ARTERIAL
APPROVED DWG. NO.
pueuc WORKS DIRECTOR
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