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SPR Approval/ Cf THE A•Q~ .aw 9~~ V/ \~! YELM WASHINOTCN June 19, 2003 Lee Orchard 8525 Homestead Ave. NE Olympia, WA 98506 City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 Re: Site Plan Approval for Case # SPR=02-8338-YL, Lee Orchard Motorcycle Shop Dear Mr. Orchard: 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 Sit~~Plan Review for the conversion of an existing residential structure into a retail motorcycle sales shop, installation of an espresso stand, related parking, and stormwater retention facilities. The applicant has shown plans to phase his development, by expanding the existing structure with two additions, each consisting of 1200 sq. ft. for a total of 2400 sq. ft. 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 project is approved subject to the following conditions of approval: 1. Transportation Finding: 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 Pala ~ n( 3 The City of Yeltn is an Equal Opportc~rcity Provider 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. Finding: 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 two additions to the existing structure. The TFC charges are due and payable, based on square footage, at the time of tenant improvement. Finding:. Street frontage improvements are required as part of Site Plan Review and approval when alterations and improvements which constitute 60 percent or more of the estimated value of the existing structures on the property. The Thurston County Assessors Office lists the assessed value of the structure to be $39,000. Improvement costs equaling or exceeding 60%, or $23,400.00 shall trigger street frontage improvements. Finding: 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. Conditions of Approval: 1 a. The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC). The TFC charge for the motorcycle sales shop is based on 2.10 new pm peak hour trips generated by the project. The TFC charge for the motorcycle shop conversion is due at building permit issuance, and the TFC charge for the additions will be due and payable at time of building permit issuance for the additions. The TFC charge for the espresso stand is due at time of building permit issuance for installation. The TFC charge for the conversion of the existing residential structure shall be discounted for 1.01 trips based on the previous single-family residential use. The TFC charge for the motorcycle shop conversion, based on 1,350 square footage of the existing building shall be $2,126.25. The discount credit for the existing residential use is $757.50. The total TFC charge for the building conversion shall be $1,368.75. Page 2 of 9 The TFC charge for the Espresso stand is based on 36.53 new pm peak hour trips generated. The TFC charge for the Espresso stand, based on 160 square feet is $4,387.50. The TFC charge for the additions to the motorcycle sales shop, based on 1,200 square feet each shall be $1,890.00 for each addition. If the square footage of the addition changes, the TFC charge will be based on the gross square foot of the addition. 1 b. Ingress and egress to Yelm Avenue West shall consist of one access point, located at the northwestern corner of the property. 1 c. Street frontage improvements shall be required when the first addition is made to the building. Applicant shall provide a phasing plan to the City. 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 arteriaP'. The City will consider a deferral of street frontage improvements at such time as improvements are required. 2. Water Supply Finding: 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. Finding: 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. Page 3 of 9 Conditions of Approval: 2a. 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. 2b. The site is currently assessed a water system latecomers fee. The latecomer's fee ire the amount of $1,884.45 is due and payable prior to connection to the service. 2c. The existing well used for this site is sfiared with the adjoining property and is still being used by that property. The applicant shall not construct any improvements in the 100-foot radius of this well, until such time as the well is decommissioned. 3. Sewer System Finding: 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. Conditions of Approval: 3a. The applicant shall connect to the City S.T. E. P. sewer system. The cost to connect shall include a fee of $5,125.00 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. 3b. 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. 3c. The on-site septic system shall be abandoned in accordance with the Thurston County Department of Health guidelines. 4. Storm Water G:\Community Development\Project Files\SPR Site Plan Review\8338 Orchard Motorcycle18338 Approval Letter.doc Page 4 of 9 Finding: 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 over 5,000 sq. ft. of impervious surface must control and treat stormwater runoff. Conditions of Approval: 4a. 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. 5. Parking Finding: 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. Turn around areas will be required when deemed necessary." The minimum parking requirements for miscellaneous retail is 1 stall per 250 sq. ft. of gross floor area. The total number of parking stalls required for the entire project is 15. Parking stalls required for the first 1,350 sq. ft. is 6. Conditions of Approval: 5a. The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 6 parking stalls for the existing 1,350 sq. ft. of retail space. At such time as any addition is made to the building, or the addition of any structures other than the espresso stand, the total requirement of 15 parking stalls shall be required. Page 5 of 9 5b. The applicant shall submit a parking plan that reflects compliance with Development Guideline 4G.110(5) above, providing a turn around area for the dead end aisle, and show how the total parking requirements shall be met. 6. Outside Storage Finding: Chapter 17.57, Yelm Municipal Code Environmental Performance Standards provides guidance for outside storage of merchandise. 17.57.060 allows the outside storage of merchandise, when it is normal and standard practice. Conditions of Approval: 6a. The applicant shall provide a site plan to the City depicting the outside display area. 7. Building Department Finding: 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. Conditions of Approval: 7a. 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. 8. Fire Finding: 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. Finding: The Uniform Building Code (UBC) provides occupancy ratings for different types of uses. The fire coverage for the commercial use must meet UBC requirements. Conditions of Approval 8a. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. G:1Community DevelopmentlProject Files\SPR Site Plan Review\8338 Orchard Motorcycle\8338 Approval Letter.doc Page 6 of 9 8b. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 9. Landscaping Finding: 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. Finding: 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. Conditions of Approval: 9a. The applicant shall provide for Type II landscape buffer along the western and eastern property lines surrounding the area of retail. The landscape material used in the stormwater swale on the west property line must be moisture tolerant. 9b. Type III landscaping shall be required when frontage improvements are installed. 9c. Type IV landscaping is required in parking areas. 9d. Type V landscaping is required in stormwater facilities. 9e. The applicant shall submit a revised landscape plan to the City for approval. 10. Refuse: Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening. Page 7 of 9 Conditions of Approval: 10a. The applicant must provide for refuse storage. 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. 10b. No refuse container shall be permitted between a street and the front of a building. 10c. 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. 10d. 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. 11. Espresso Stand Finding: The applicant proposes to place a modular building on the site as an espresso stand. The espresso stand is proposed as part of this project, and must be reviewed for its individual use and impacts, as well as integration with the entire project. The Espresso stand will generate a large amount of traffic, and must be reviewed for safety, traffic patterns, and impacts. Finding: As proposed, there is not a clear path of travel for the vehicles entering and exiting espresso stand and parking area. There will be cross travel for those vehicles. Lane travel markings will help alleviate the confusion for these vehicles. Conditions of Approval: 11 a. 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 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. 11 b. The espresso building requires a separate building permit, and shall be installed as approved through the building permit. 11 c. The espresso building shall be landscaped with a Type II landscaping for building perimeter. G:\Community Development\Project Files\SPR Site Plan Review18338 Orchard Motorcycle\833© Approval ~etter.doc Page B of 9 11 d. 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. 12. Other Conditions of Approval: 12a. Each separate business must have a current City of Yelm Business License to operate a business within the City. Site Plan Approval is a Type I I 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) 458-3835. Sincerely, Tami Merriman Assistant Planner cc: Bill Turner, P.E., Contours & Concepts Engineering Grant Beck, Community Development Director Jim Gibson, Development Services Engineer Gary Carlson, Building Official Page 9 of 9