8352 Approval Letter
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
June 14, 2004
Mike Metcalf
P.O. Box 4805
Spanaway, WA 98387
Re: Site Plan Approval for Case # SPR-03-8352-YL, Napa Auto Parts Addition
Dear Mr. Metcalf:
The Site Plan Review Committee has considered your application for the above referenced project, and finds that as conditioned below, the proposed project is consistent with the Yelm
Comprehensive Plan, and all applicable City policy’s and development standards.
Pursuant to Chapter 15.49 Integrated Project Review Process, a project, which is subject to Site Plan Approval, is a Type II Permit and can be appealed to the City Council. An appeal
must be filed within 14 days of the date of this notice. Site Plan Approval is valid for 18 months from the date of this letter.
The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor’s Office.
Proposal: The applicant has applied for Site Plan Review to construct a 6,300 sq. ft. retail building, a 3,162 sq. ft. auto repair facility, and the demolition of the existing 4,000
sq. ft. retail building. Site plan review is required for any commercial use or activity.
The southwest portion of this property is located in Thurston County, and zoned RR/1-5. Commercial uses are not allowed. The applicant’s proposal does not include any commercial structures
within this site, which is consistent with County zoning requirements.
Staff Findings and Analysis:
1. Transportation
Yelm is a small compact community most directly affected by two state highways, which bisect the community. The highways are used by local residents for transportation throughout the
city, and for access to commercial and residential areas throughout the community. In lieu of widening existing streets, the City has elected to create certain
alternatives, Y-1, Y-2, Y-3, which will avoid the need to significantly widen existing streets, and particularly Yelm Avenue.
New developments do in fact burden the city’s central streets, and unless the alternate routes are accomplished, the City would have to require developers to pay the cost of the internal
street widening. The city plans show, and the City finds that adequate facilities will be accomplished better and in a timely fashion by the alternate route facilities as a substitute
for the widening of existing facilities. As a result, the City finds that the regional plans in fact benefit projects in all areas on the City and will accomplish the goal of providing
adequate facilities to City standards within a reasonable time to serve the demands created by the proposed project.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that is used to determine new pm trips generated by
the proposed use. The ordinance also provides a discount for existing traffic. The applicant has proposed a 6,300 sq. ft. retail building, which creates 2.40 new pm peak hour trips
per 1,000 square feet. A credit shall be given for the existing 4,000 sq. ft. retail building that will be demolished. The applicant has also proposed a 3,162 auto repair facility.
The ordinance does not specifically list an auto repair facility. When the ordinance does not list a specific use, the Institute of Traffic Engineers Trip Generation Manual is used.
An Automobile Care Center; (ITE Code 840) creates an average of 2.87 new trips per pm peak hour, per 1000 sq. ft. of gross floor area. The TFC charges are due and payable, based on
square footage, at the time of tenant improvement.
Street frontage improvements are required as part of Site Plan Review and approval. Yelm Avenue East was recently improved, along with the Clark Road intersection. The remaining portion
of Clark Road, along this property frontage will be required to be improved. Dedication of additional right-of-way may be required.
The Clark Road intersection was not built to current City standards due to right-of-way issues. The Clark Road right-of-way should be 28-feet. This 28-feet will allow for a 5-foot
planter strip to be installed between the back of sidewalk, and the property line. Existing curbing and drive isles were constructed to accommodate the existing building. With the
demolition of the existing building, the right-of-way shall be landscaped as required in the Yelm Development Guidelines. (see Building Department section below).
The existing Ingress and egress to the site consists of an access on Yelm Avenue East, and an access on Clark Road. Yelm Development Guidelines provides guidance for placement of driveway
accesses into commercial developments. The number of access points and sight distance are of major concern on Yelm Avenue.
The proposed location for the 3,162 sq. ft. auto repair facility is directly adjacent to the driveway entrance with no division from the travel lane. This does not allow for required
Type II landscape, and does not provide for safe pedestrian access to the building.
2. Water Supply
The City’s Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities.
Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be
considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all
be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment
for third party funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington
State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired.
The site is currently connected to the City of Yelm’s water system. The property has been credited with the existing water usage. The existing average usage is 304 cubic feet a month
or 1 eru. Additional water connection fees are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500/240 gpd (fee subject to change) inside the City
limits. At the time of civil plan application submittal you will be required to submit water usage calculations provided by a licensed civil engineer. Additional water connection fees
will be calculated using the information provided by the engineer.
3. Sewer System
The City’s Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion
of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered
in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered.
In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting
funding, or the successful formation of a local improvement district.
Both of the proposed uses area auto repair oriented. Oils and chemicals could enter the septic tank. An oil/water separator should be installed to prevent contamination to enter into
the sewer system.
The site is currently served by an on-site septic system. This system must be abandoned per Thurston County Health Regulations, and connect to the City’s Sewer System.
4. Storm Water
Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with the City
Stormwater Manual. The manual states that projects creating impervious surface must control and treat stormwater runoff.
All stormwater retention/detention areas must be located at least 10-feet from all property lines.
5. Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to; design, number of stalls
required, pedestrian pathways, and safety.
The requirements of off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which
the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement
is in excess of the minimum set forth.
Chapter 17.72 does not specifically list parking requirements for an auto repair facility. 17.72.030(F) allows a determination for parking requirements based on the most comparable
use. For the auto service facility, it was determined that the Motor vehicle or machinery sales was a similar classification. The auto service facility will require one space per employee,
based on the greatest number of employees on a single shift, plus one sq. ft. of parking per sq. ft. of display or retail area, and one space for each vehicle owned, leased, or operated
by the company.
The minimum parking requirements for retail is 1 stall per 250 sq. ft. of gross floor area. The total number of parking stalls required for the project is 30. Two stalls located nearest
to the entrance must be handicap accessible, one of which shall be handicap van - accessible.
Development Guideline 4G.4 states that in all parking facilities containing twenty-five (25) or spaces, a maximum of twenty-five percent may be reduced in size for the use of small
cars, provided these spaces be clearly identified. This proposal may have a maximum of 8 compact parking stalls.
The site plan submitted shows stalls located in the existing driveway entrance. A revised site plan showing compliance with all conditions of approval shall be submitted.
6. Building Department
The City of Yelm has adopted Design Guidelines for projects located in Yelm’s Commercial Zones. These guidelines determine specific requirements for development. Design Guidelines
II, Pedestrian Access. All pedestrian paths must correspond with federal, state and local codes for handicap access, and ADA requirements.
Design Guideline I.F.(1) states that new development on corner lots at street intersections must enhance the property’s visual qualities at the corner. Substantial landscaping, decorative
screen wall, pedestrian walkway, or other items approved in the Design Guidelines.
Design Guideline IV.F.(1) states that all blank walls visible from the street, park, or adjacent lot shall be treated to reduce the visual impact of large, undifferentiated walls.
Section 15.24.210 (4) YMC, Sign Code states that when a business containing a legal nonconforming sign is enlarged or remodeled, then such sign must be brought in conformity with this
chapter.
7. Fire
Fire protection to the buildings must be provided per the Uniform Fire Code. Requirements for installation of fire hydrants will be determined in civil plan review.
The Uniform Building Code (UBC) provides occupancy ratings for different types of uses. The fire coverage for the commercial use must meet UBC requirements.
There is an existing fire hydrant located on Yelm Avenue, in front of this site. Currently, the existing fence is blocking appropriate access to the hydrant. When the applicant installs
new fence, there shall be at least a 3-foot access radius around all hydrants.
8. 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.
YMC, Chapter 17.80 requires all development to provide on site landscaping.
Type I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting land uses. A 15-feet Type I landscaping will be required
along the southern property line, between the residential use.
Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas,
and building elevation. This landscaping is used around the perimeter of a site, and adjacent to buildings.
Type II landscaping is typically an 8-foot planter strip around the perimeter of the site. The proposed site plan does not allow for an 8-foot planting strip along a portion of the
west property line, however the right-of-way at the corner provides more than 8-feet. Landscape averaging may be used in that planter area, provided the right-of-way, and street planting
strip is provided.
Type II landscaping is also used to soften building elevations. This is achieved by a 5-foot planting strip surrounding buildings. The proposed site plan does not provide any landscaping
adjacent to the building. Provisions must be made to achieve this landscape requirements.
Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians
from streets and parking areas.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Development Guideline 4G.110 Buffer Strips states the all parking areas located adjacent to any private street or public street right-of-way shall provide a minimum five-foot planted
buffer strip between the parking area and the public right-of-way.
Type V landscaping is required in storm water retention areas, if required.
9. Refuse:
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening.
10. SEPA:
A Mitigated Determination of Nonsignificance was issued on May 20, 2004. The mitigating conditions shall be part of the condition of approval.
The project is approved subject to the following conditions of approval:
Conditions of Approval:
The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC). The TFC charge for the retail building
is based on 2.40 new pm peak hour trips generated by the project. The TFC charge shall be discounted for 9.6 trips based on the 4,000 sq. ft. building to be demolished. The TFC charge
for the new retail building shall be $4,140.00.
The TFC charge for the auto repair facility is based on 2.87 new pm peak hour trips generated. The TFC charge shall be $6,806.20 based on 3,162 sq. ft.
Ingress and egress to Yelm Avenue West shall consist of a “right-in/right-out” only access, consistent with commercial standards. The access on Clark Road shall be a full access, consistent
with commercial standards.
Street frontage improvements shall be required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Clark Road shall
be consistent with the section “neighborhood collector”. The improvements shall extend from the existing improvements to the southern property line.
The applicant shall dedicate the required right-of-way for Clark Road two equal at least 28 feet from centerline.
The applicant shall provide for safe pedestrian access to the auto repair facility.
The applicant shall provide proposed water usage calculations to the Community Development Department for review and approval, to determine the additional number of gallons of daily
use.
The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,269.00 per ERU (each ERU equals 240 gallons of water consumption per day,
fee subject to change). The number of ERU’s required will be determined by approved water consumption calculations.
The applicant shall provide for an oil/water separator for all drains leading to the sewer system.
Upon completion of the onsite installation as per the City’s Development Guidelines, the S.T.E.P. sewer equipment shall be deeded to the City, and an easement provided for maintenance.
The on-site septic system shall be abandoned in accordance with the Thurston County Department of Health guidelines.
The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during construction.
Stormwater retention/detention ponds shall be located at least 10-feet from all property lines.
The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 30 parking stalls, 8 of which may be designated compact.
Two of the stalls shall be handicap accessible, with one van accessible.
The applicant shall show a site plan that does not have conflicting driveway and parking areas.
The applicant shall enhance the visual quality of the corner in compliance with Design Guideline I.F.(1).
All buildings shall have a paved pedestrian path from street sidewalk to the main entry, and provide pathways from parking lots to the main entry.
The applicant shall bring all signage into conformance with Chapter 15.24 YMC.
The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards.
The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval.
All existing and new fire hydrants must have at least a 3-foot radius clearance around the hydrant for fire and city personnel access.
The applicant shall provide for Type I landscape buffer along the southern property line, adjacent to the residential use.
The applicant shall provide for Type II landscape buffer along the remaining perimeter property lines, and adjacent to buildings.
Type III landscaping shall be required with frontage improvements.
Type IV landscaping is required in parking areas.
The applicant shall provide for refuse screening.
Refuse container screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container,
and shall in no case be less than six-feet.
No refuse container shall be permitted between a street and the front of a building.
Refuse collection areas shall be designed to contain all refuse and recyclables generated on site and deposited between collections. Deposited refuse shall not be visible from outside
the refuse enclosure.
A six-foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry, and shall be designed per the City of Yelm Development
guidelines.
Site Plan Approval is a Type II Administrative land use approval. An appeal of this decision can be filed within 14 days from the date of this letter, pursuant to YMC, Chapter 15.49,
Integrated Project Review Process.
The Site Plan is valid for eighteen (18) months from the date of this letter. 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. If you need additional information or assistance, please call the Community Development Department at (360) 458-3835.
Sincerely,
Tami Merriman
Assistant Planner
cc: Geoff Sherwin, Apex Engineering
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official