0021 Approval Letter
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
May 21, 2004
Douglas Huntington
3820 S Pine Street
Tacoma, WA 98409
Re: Site Plan Approval for Case # SPR-04-0021-YL, Horizon Mortgage Office
Dear Mr. Huntington:
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 for the conversion of an existing residential structure into Commercial Office Space. Site plan review is required for any commercial
use or activity, with exemptions allowed if the use is similar to the prior use. The commercial use of the existing structure is a change of use, which requires site plan review and
approval.
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 commercial office, which creates 3.68 new pm peak hour trips per 1,000 square
feet. 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 Community Schools is in the process of constructing improvements to the school, which is adjacent
to the east of this site. As part of the school’s land use approval, some improvements will be made to SR 510, from the school west to 93rd Avenue. It was determined that a deferral
of frontage improvements, until such time as the school constructs its street improvements, is best. Dedication of the required right-of-way shall be a part of Civil Plan approval.
Ingress and egress to the site is located on Yelm Ave West. 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.
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 a well that is shared with the property to the west. The service to this site from the well shall be disconnected, and the site connected to City
water service. Disconnection shall be inspected and approved by the City.
The project site is subject to a watermain Latecomers agreement dated May 13, 1998. The watermain is located on the north side of Yelm Avenue West, and a waterline crossing will be
required. Water connection fees are based on a consumption rate of 240 gallons per day.
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.
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.
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.
Yelm Development Guidelines 4G.110 (5), Parking Lots, states, “Off street parking areas shall be designed to provide for the safe and convenient circulation of vehicle traffic. If
dead end aisles are used in the parking layout, they shall be considered as two-way isles. 90 degree parking with two-way isles requires a 23 foot drive lane, with 9’ x 20’ parking
stalls. If parking abuts a pedestrian pathway, a wheel stop with 2 feet overhang must be added to the parking stall. Turn around areas will be required when deemed necessary.”
The minimum parking requirements for commercial office space is 1 stall per 300 sq. ft. of gross floor area. The total number of parking stalls required for the project is 5, with
one being handicap - van accessible.
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.
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.
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 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 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.
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. The commercial office may use the standard residential
pick up. If a commercial dumpster is used, the following regulations apply.
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 office conversion
is based on 3.68 new pm peak hour trips generated by the project. The TFC charge shall be discounted for 1.01 trips based on the previous single-family residential use. The TFC charge
shall be $2,820.00, based on 1,296 square feet, plus a credit for the existing single-family residence.
Ingress and egress to Yelm Avenue West shall have one access point, consistent with commercial standards, located at the northwestern corner of the property, aligning with the car dealership
commercial driveway across Yelm Avenue.
Street frontage improvements shall be required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Yelm Avenue West
shall be consistent with the section “urban arterial”. The City will consider a deferral of street frontage improvements until such time as the High School constructs their required
improvements.
The applicant shall dedicate the required right-of-way for HWY 510 improvements at this time.
The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption
per day, fee subject to change.). The applicant shall provide proposed water usage calculations to the Community Development Department for review and approval, to determine the number
of gallons of daily use.
The site is currently assessed a water system latecomers fee. The latecomer’s fee in the amount of $1,884.45 is due and payable prior to connection to the service.
The applicant shall disconnect service from the existing well. The applicant shall not construct any improvements in the 100-foot radius of this well, until such time as the well is
decommissioned.
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.
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.
The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 5 parking stalls for the existing 1,296 sq. ft. building.
The applicant shall submit a parking plan that reflects compliance with Development Guideline 4G.110(5), providing appropriate parking arrangement.
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 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.
The applicant shall provide for Type II landscape buffer along the western and eastern property lines surrounding the area to be used for this project.
Type III landscaping shall be required when frontage improvements are installed.
Type IV landscaping is required in parking areas.
Type V landscaping is required for above ground stormwater facilities.
The applicant shall submit a revised landscape plan to the City for approval.
If the applicant chooses to use a commercial refuse container, the following regulations shall apply:
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 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: Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official