SPR ApprovalOF THE p.Q~/
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105 Yelm Avenue West
P.O. Box 479
YELMoTON Yelm, Washington 98597
(360) 458-3244
December 3, 2003
Russ Blake
Crossroads Community Church
P.O. Box 2909
Yelm, WA 98597
Re: Site Plan Approval for Case # SPR-03-8355-YL, Crossroads Church Office
Dear Mr. Blake:
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 Yelm Hearing Examine~:~- 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 convert a residential structure
into commercial office use. The structure is located at 222 E Yelm Ave., Yelm,
WA. -=
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
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
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The ~it~ of Ye(m is apt L-dual Opportunity ('raaider
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 applicant has proposed administrative
office space. The TFC charges are due and payable, based on the use and square
footage, at the time of tenant improvement. The following formula will be used to
determine the TFC charge at the time of tenant improvement; New Trip Generation
Rate x gross floor area _ 1,000 x $750. An administrative office creates 3.68 new
trips per 1,000 sq. ft. The site will be credited for the existing traffic rate of 1.01 trips
for asingle-family residence.
Finding: The City of Yelm Development Guidelines Section 4B.080 states "Any change made
in the character of occupancy or the use of the building, or alteration s and
improvements which constitute 60 percent or more of the estimated value of the
existing structures on the property shall install street frontage improvements at the
time of construction as required by the City." The estimated value of the existing
structure is $27,700.
Finding: Third Street is classified as a Local Access Commercial in the City of Yelm
Development Guidelines. The Local Access Commercial Street allows for_on-street
parallel parking. The Development Guidelines also requires that all parking be
paved. Gravel parking is not allowed.
Finding: Proposed ingress and egress to the parking area for the site is located on the alley
behind the building. To use the alley as an access into the parking area, the alley
must be paved.
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 shall be
based on use and square footage, with a credit for the existing residential use. The TFC,
based on the square footage of 1,100 shall be $2,278.50 and is due prior to occupancy.
1 b.Access to the parking area shall be located on the alley behind the building. The alley
shall be improved along the property line with 2-inch crushed rock and 2-inch asphalt.
Applicant shall provide detailed plans to the Community Development Department for
review and approval.
1 c.The applicant shall pave from the edge of pavement on 3`d Avenue to the location of the
future curb line. Approved curbing or curb stops shall be placed at the edge of new
pavement to allow for on street parallel parking.
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,
R:\Project Files\SPR Site Plan Review\8355 Crossroads Church Of(ice',,8355 Approval Letter.doc Page 2 0l 6
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 site is currently connected to City water service for a residential use.
Finding: The City of Yelm is dedicated to providing the best quality water possible to its
consumers. The Washington Administrative Code, section 246-290-490 requires
that the City take measures to ensure that contamination does not occur as a result
of a cross contamination.
Conditions of Approval:
2a. The applicant shall meet all conditions for cross connection control as required in
section 246-290-490 WAC.
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 party
funding, or the successful formation of a local improvement district.
Finding: The site is currently served by City sewer service. The step tank is located in the
area that the applicant is proposing to be parking. The step tank will need to be
modified to accept load-bearing conditions.
Conditions of Approval:
3a. The applicant shall modify the step tank cover to accept load-bearing conditions The
applicant shall provide detailed plans to the Community Development Department
for review and approval.
4. Storm Water
Finding: Impervious surfaces create stormwater runoff. Uncontrolled and untreated
stormwater runoff can create health and safety hazards. YMC requires all
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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.
Finding: At this time, that applicant is proposing less than 5,000 sq. ft. of impervious surface.
The City of Yelm Stormwater Manual requires that all stormwater runoff be contained
on-site.
Conditions of Approval:
4a. The applicant shall submit detailed plans that show appropriate stormwater
containment.
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.
The minimum off-street parking requirements for an administrative office is 1 stall per
300 sq. ft. of gross floor area. The total number of parking stalls required is 4.
Finding: Third Street is classified as a Local Access Commercial in the City of Yelm
Development Guidelines. The Local Access Commercial street allows for on-street
parallel parking. The Development Guidelines also requires that all parking be
paved. Gravel parking is not allowed.
Finding: The Americans with Disabilities Act (ADA) requires handicap accessible stalls. The
requirements for ADA stalls are 1 ADA stall for- every 5 parking stalls required.
Conditions of Approval:
5a. The applicant shall create an on-site paved parking area, meeting the City of Yelm
Development Guideline standards, with a minimum of 4 parking stalls, 1 of which
shall be ADA compliant.
5b. Parking lot landscaping shall be required per YMC 17.80, Yelm Development
Guidelines, and Yelm Design Guidelines.
5c. The applicant shall delineate on-street parking as conditioned in 1 c above.
6. 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.
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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
6.a Applicant shall submit fire flow calculations for all existing and proposed hydrants.
All hydrants must meet minimum City standards.
6.b The applicant shall submit a fire hydrant plan to the Community Development
Department for review and approval.
7 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 IV landscaping is intended to provide visual relief and shade in parking areas.
Conditions of Approval:
7.a Applicant shall provide for Type II landscape buffer along the perimeter of the site,
and adjacent to the building.
7.b Type IV landscaping is required in parking areas.
8. Refuse:
Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provide guidance for refuse storage and screening.
Finding: This professional office may not require the need for a commercial dumpster. If the
refuse pick up is a normal household size refuse container, the applicant may store
the refuse container out of site, and set out for pick up as is standard for residential
pick up. If the applicant uses a commercial dumpster, a refuse enclosure as stated
below shall be required.
Conditions of Approval:
8.a The applicant must provide for refuse storage if using a commercial dumpster.
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 in height with a gate
enclosure. The fence shall be a solid material such as wood or masonry, and shall
be designed per the City of Yelm Development guidelines.
8.b No refuse container shall be permitted between a street and the front of a building.
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8.c Refiuse 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.
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,
.. ~. %F~L~~.rr/
Tami Merriman
Assistant Planner
cc: Blake/Moline/Schirman
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
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