Approval AmendCity of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Boz 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 Aoproval /or 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
Ciry 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 AssessoYs 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 slrudure 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.
(360) f5&3d35
(3601 J583rJ4 FAX
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 Traffc 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. ff. of gross floor area. The commercial offce 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 93'° 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
apart 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 identifes 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
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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 Svstem
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 nol 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.
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5. Parkins
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, "OH 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. I
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. ff. 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.
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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 far 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 nroiect is approved subject to the following conditions of approval:
Conditions of Approval:
1. 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. ff. of gross floor area. TFC charges are payable
at building permit issuance.
2. 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.
3. 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.
4. 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.
5. 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 (or the vehicles entering and
exiting the site for the combined espresso stand and parking area. The espresso building
shall provide for aone-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.
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6. 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.
7. The site is currently assessed a water system latecomers fee. The latecomer's tee in the
amount of $1,884.45 is due and payable prior to connection to the service.
8. 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.
9. 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.
10. 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.
11. The on-site septic system shall be abandoned in accordance with the Thurston County
Department of Health guidelines.
12. 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.
13. 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.
14. The applicant shall submit a parking plan that reflects compliance with Development
Guideline 4G.110(5), providing appropriate parking arrangement.
15. 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.
16. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All
hydrants must meet minimum City standards.
17. The applicant shall submit a fire hydrant plan to the Community Development Department
for review and approval.
18. The espresso building requires a separate building permit, and shall be installed as
approved through the building permit.
19. 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.
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20. 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.
21. Type III landscaping shall be required when frontage improvements are installed.
22. Type IV landscaping is required in parking areas.
23. Type V landscaping is required for above ground stormwater facilities.
24. The applicant shall submit a revised landscape plan to the City for approval.
25. If the applicant chooses to use a commercial refuse container, the following regulations shall
apply:
a. 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.
b. No refuse container shall be permitted between a street and the front of a building.
c. 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.
d. 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 asix-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) 456-3835.
Sincerely,
,.
/~ i~/l~~r~.
Tami Merriman
Assistant Planner
cc: Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
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