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105 Yelm Avenue West
P. D. Box 479
YELM Yelm, Washington 98597
WASHINGTON
(360) 458-3244
June 26, 2003
John Eagan Christine Scogin
11822 Hobby Street SE P.O. Box 543
Yelm, WA 98597 Roy, WA 98580
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Re: Site Plan Approval for Case # SPR-03-.8341-YL, Roses Relic's
,.
Dear Mr. Eagan:
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.. Situ 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 a retail sales shop, and related parking. Site plan review
is required for any commercial use or activity, with exemptions allowed if the use
is similar to the prior use and expansion is for storage only. The conversion of
the existing structure is an expansion of retail use, which requires site plan
review and approval. There are currently 3 buildings located on this site. The
entire site must be reviewed for concurrency with local and state regulations.
This Site Plan Review proposal shows improvements related only to the
conversion of one building.
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
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Tl1e City of Yelm is an Equal Opportunity 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.
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 structures on site to be $25,000.00.
Improvement costs equaling or exceeding 60%, or $15,000.00, shall trigger street
frontage improvements.
Finding: Ingress and egress to the site is located on Railroad Street. Yelm Development
Guidelines provides guidance for placement of driveway accesses into commercial
developments.
Conditions of Approval:
1 a. The applicant shall mitigate traffic impacts to the transportation system. Mitigation
includes payment of the Transportation Facility Charge (l'FC). The TFC charge for
the retail sales shop is based on 2.40 new pm peak hour trips generated by the
project. The TFC charge for the building conversion is due at building permit
issuance. If no building permit is required, the TFC charge shall be payable prior to
obtaining a certificate of occupancy for a business license. The TFC charge for the
building conversion, based on 809 square feet shall be $1,456.20.
1 b. Ingress and egress shall be located on Railroad Street, and shall consist of one
access point.
1 c. Street frontage improvements shall be required when site improvement costs reach
or exceed $15,000.00. This site improvement amount applies to all proposed and
future expansions, improvements and/or remodel to the site . Frontage
improvements shall be consistent with the City of Yelm's Development Guidelines.
Frontage improvements for Railroad Street shall be consistent with the section "local
access commerciaP'.
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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.
The proposal does not clarify whether restroom facilities are proposed in the
remodeled building. The Uniform Plumbing Code, with Washington State
amendments requires that for businesses with 10 or fewer employees must provide
at least one private restroom for employees only.
The existing business on site is currently connected to City water.
Conditions of Approval:. .
2a. The applicant shall either connect to the new business to the City water system, or
provide the City with a signed agreement between the business owners, stating that
restroom facilities will be available to III employees at any time either business is
operating. 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.
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.
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As stated in #2 Water, the proposal does not clarify whether restroom facilities are
proposed in the remodeled building. The Uniform Plumbing Code, with Washington
State amendments requires that for businesses with 10 or fewer employees must
provide at least one private restroom for employees only.
The existing business on site is currently connected to City sewer.
Conditions of Approval:
3a. T,he applicant shall either connect to the new business to the City sewer system, or
provide the City with a signed agreement between the business owners, stating that
restroom facilities will be available to all employees at any time either business is
operating. 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.
4. Storm Water
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 provide a grading and paving plan to the city, showing how onsite
stormwater runoff will be treated. If stormwater treatment is required, 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.
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Yelm Municipal Code 1.7.72 states, in the case of two or more uses, the total
requirements for off-street parking shall be the sum of the requirements for all uses
proposed.
Yelm Development Guidelines 4G.110 (2), Parking Lots, states, "Backing out
prohibited." All commercial developments, parking areas shall be so arranged as to
make it unnecessary for a vehicle to back out into any street or public right-of-way.
Yelm Development Guidelines 4G.110, Buffer strips, states, "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 private
street or public Right-of-Way."
Yelm Development Guidelines 4G.110 (5), states, "If dead-end aisles are used in
the parking layout, they shall be considered as two-way aisles. Turn around areas
will be required when deemed necessary by the Department of Community
Development.
The minimum parking requirements for miscellaneous retail is 1 stall per 250 sq. ft.
of gross floor area. The building to be remodeled is approximately 809 square feet,
and the existing business is approximately 950 square feet. The total number of
parking stalls required for this project is 7.
Conditions of Approval:
5a. The applicant shall create a paved parking area, meeting the City of Yelm
Development Guideline standards, with a minimum of 7 parking stalls.
5b. The applicant shall submit a parking plan that reflects compliance with Development
Guideline 4G.110 above.
6. Outside Storage
Finding: Chapter 17.57, Yelm Municipal Code Environmental Performance Standards
provides guidance for outside storage of merchandise. 17.57.060 states that every
reasonable effort shall be made by persons operating a business to store all such
materials within an enclosed building. The ordinance provides exceptions for items
where inside storage is not practical or desirable for reasons related to health, fire, or
safety; Where outside storage is normal and standard, such as automotive
equipment, lumber, garden supplies, or nursery stock.
The applicant's plan depicts an area labeled "Gravel Display Area".
Conditions of Approval:
6a. Outside display of merchandise is not allowed.
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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.
Finding:
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.
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 I landscaping is intended to provide a very dense sight barrier and physical
buffer to separate conflicting uses. A type I landscaping is characterized by a 15-
foot landscape strip in which any combination of trees, shrubs, fences, walls, earthen
berms, and design features that provides an effect which is sight-obscuring from
adjoining properties.
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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 I landscape buffer along the northern property
line, between the commercial and residential use.
9b. The applicant shall provide for Type II landscape buffer and averaging for the east
and west property lines, to meet parking and right-of-way requirements.
9c. Type III landscaping shall be required when frontage improvements are installed.
9d. Type IV landscaping is required in parking areas.
9e. Type V landscaping is required in stormwater facilities.
9f. 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. If a commercial refuse
container is used, storage and screening shall be required. If the businesses use
customary residential refuse cans, the refuse storage shall be out of site, and shall
not be located where visible from the street.
Conditions of Approval:
10a. If the businesses use a commercial refuse container, they 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.
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10b. 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.
10c. 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.
10d. No refuse container shall be permitted between a street and the front of a building.
11. Other Conditions of Approval:
11 a. 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 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) 458-3835.
Sincerely,
ln~ ~ G~~~~~_
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Tami Merriman
Assistant Planner
cc: James M. Eagan, Property Owner
Christine Scogin, Business Owner
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
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