0161 Approval
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
November 8, 2004
Douglas Huntington
15 Oregon Avenue
#307
Tacoma, WA 98409
Re: Site Plan Approval for Case # SPR-04-0161-YL,
Amends Site Plan Approval for Case # SPR-04-0021-YL Horizon Mortgage Office
Dear Mr. Huntington:
The Site Plan Review Committee has considered your application to amend your site plan approval to include an espresso stand on the site of your office., 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 amend a site plan approval issued in May 2004 for the conversion of an existing residential structure into Commercial Office
Space, to include a drive through espresso stand on site.
Site plan review is required for an amendment to an approved site plan. 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. The findings and analysis below includes the original
site plan approval, with changes to include the drive through espresso stand.
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. When the table does not include the proposed use, the Institute of Traffic Engineers Trip Generation
Manual (ITE) is used. When a proposed use is not listed in the ITE manual, the most similar use is used to determine trip generation, which in the case of an espresso stand, a drive
through restaurant is the most similar. A drive through restaurant creates 18.27 peak PM trips per 1,000 sq. ft. of gross floor area. The commercial office 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 building permit issuance or at 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.
A clear path of travel for the vehicles entering and exiting espresso stand and parking area is required. Lane travel markings will help alleviate the confusion for these vehicles.
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 both the office and espresso
stand shall connect to City water service. Disconnection from the shared well 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.
The City’s Development regulations implements the Comprehensive Plan at Section 7A.020 state that it shall be unlawful to construct or maintain any privy, privy vault, cesspool, or other
facility intended or used for the disposal of sewage and to install or use any onsite soil absorption systems in such cases where the City’s sewer collection system is available for
service as provided herein. The sewer collection system shall be deemed available when the premises are within 200 feet of the City’s collection lines.
The site is currently connected to an on-site septic system. Connection to City sewer service is required. The on-site septic system shall be abandoned per Thurston County Health
Department standards.
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 espresso stand does not require parking for its patrons, however parking
shall be provided for at least two (2) employees. The total number of parking stalls required for the project is 7, 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
for the office shall be $2,820.00, based on 1,296 square feet, plus a credit for the existing single-family residence. The TFC charge for the espresso stand is based on 18.27 new pm
peak hour trips per 1,000 sq. ft. of gross floor area. TFC charges are payable at building permit issuance.
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, and coordinate with the Yelm School District to participate in frontage improvements for
HWY 510.
The applicant shall provide to the City for approval, a site plan that reflects lane travel markings that show a safe line of travel of at least 24-feet for the vehicles entering and
exiting the site for the combined espresso stand and parking area. The espresso building shall provide for a one-way access to the west side for the drive through purchases, providing
a stop or yield area at the southern turning point, before entering the line of travel to and from the parking area.
The applicant shall connect both the office and the espresso stand 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 both the office building and the espresso stand 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 from the tank to the sewer main 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 7 parking stalls for the combined uses.
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 espresso building requires a separate building permit, and shall be installed as approved through the building permit.
The property owner shall provide a written agreement with the operator/owner of the espresso stand, providing access to restroom and hygienic facilities whenever the espresso stand is
open for business.
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 II landscaping is also required
adjacent to both the office building and espresso stand.
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