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'° P.O. Box 479
YELM6TON Yelm, Washington 98597
(360) 458-3244
April 6, 2004
Ronald Peck
P.O. Box 400
Roy, WA 98580
Re: Site Plan Approval for Case # SPR-04-0016-YL, Peck Drive Through Espresso
Dear Mr. Peck:
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 Site Plan Review for the construction of a drive
through espresso stand, and associated parking for the existing business on the
site.
Findings and Analysis
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
Paga 1 of 7
The Cif 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. The applicant has proposed adding an
espresso stand to a site with an existing retail business. The TFC charges for the
new business are due and payable at building permit issuance.
Finding: Street frontage improvements are required as part of Site Plan Review. A
preliminary plat approval for a residential subdivision located north of this project on
Cullens Road is required to make certain improvements to Cullens Road, and Yelm
Avenue West as part of their approval. It was determined that deferring the required
road improvements for this project to the time that the other development constructs
their required improvements would be beneficial.
Finding: Ingress and egress to the site is located on Yelm Ave West, and the applicant
proposes to add an access from Cullens Road, to provide for drive through access.
Placement of this second access must be reviewed for safety and sight distance to
the intersection of Cullens Road, and Yelm Avenue West. This review shall be
conducted as part of civil plan review.
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.
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Finding: Connection to City water service is a requirement of site plan review. The existing
business on this site is currently connected to City water service. The espresso
stand will need to connect to City water. Water connection fees are based on a
consumption rate of 240 gallons per day.
Finding: The City of Yelm is dedicated to providing the best quality water possible to its
consumers. Section 246-290-490, Washington Administrative Code, requires that
the City take measures to ensure that contamination does not occur as a result of
cross contamination.
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 far third parting
funding, or the successful formation of a local improvement district.
Finding: Connection to City sewer service is a requirement of Site Plan Review. The existing
business on the site is currently installing a STEP tank, which may be large enough
to provide a shared service to the espresso stand.
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. Projects that create less than 5,000 sq. ft. of impervious surfaces
are also regulated by the stormwater manual. stormwater created by impervious
surfaces may be treated in alternate ways.
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
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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. In
the case of two or more uses on the same site, the total requirements for off-street
parking shall be the sum of the requirements for the several uses computed
separately.
Finding: Chapter 17.72 Establishments for the sale and consumption of food and beverages
require one (1) space per 200 sq. ft. of gross floor area. The existing business
requires at least 6 parking spaces, and the espresso stand requires at least two (2)
parking spaces.
Design Guidelines
Finding: The City of Yelm has adopted Design Guidelines for projects located in Yelm's
Commercial Zones. These guidelines determine specific requirements for
development.
Finding: Design Guidelines I, Street Corners. New development on corner lots at street
intersections must enhance the property's visual qualities at the corner. This may be
by substantial landscaping, decorative screen walls, and pedestrian walkways from
corner.
Finding: Pedestrian Access. All pedestrian paths must correspond with federal, state and
local codes for handicap access, and ADA requirements.
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.
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, and land use districts. Type I landscaping is
required along the northern property line, where the adjacent use is residential. The
existing natural vegetation may meet this requirement.
R'.\Project Files\SPR Site Plan Review104-0016 Peck Espresso10016 Approval Letter.doc Page 4 of 7
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.
Refuse:
Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provides guidance for refuse storage and screening.
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
Espresso stand is based on 36.53 new pm peak hour trips generated. The TFC charge
for the Espresso stand, based on 200 square feet is $5,479.50.
2. Ingress and egress to Yelm Avenue West shall consist of one access point. Ingress and
egress to Cullens Road shall be reviewed and approved by the Community
Development Department during civil plan review.
3. Street frontage improvements shall be required.. Deferral of these improvements shall
be allowed to such time as the residential development to the north constructs their road
improvements to Cullens Road and Yelm Avenue West. 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', and Cullens
Road shall be consistent with the section "neighborhood collector.
4. 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.
5. The applicant shall meet all conditions for cross connection control as required in section
246-290-490 WAC.
6. The applicant shall connect to the City S.T. E.P. sewer system. The number of ERU's
required will be determined by approved water consumption calculations. The cost per
each sewer ERU (each ERU equals 240 gallons of water consumption per day, fee
subject to change) shall be $5,269.00.
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7. 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.
8. The on-site septic system shall be abandoned in accordance with the Thurston County
Department of Health guidelines.
9. The applicant shall assure that stormwater is treated in accordance with the DOE
Manual, as adopted by the City of Yelm. Best Management Practices are required
during construction.
10. The applicant shall create a paved parking area, meeting the City of Yelm Development
Guideline standards, with a minimum of 8 parking stalls.
11. 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.
12. Applicant shall provide for substantial landscape features on corner.
13. Fire protection shall be reviewed at civil plan submission.
14. The applicant shall provide for Type II landscape buffer along the west, east and
southern property lines surrounding the area of retail. The landscape material used in
the stormwater swale on the west property line must be moisture tolerant.
15. Type III landscaping shall be required when frontage improvements are installed.
16. Type IV landscaping is required in parking areas.
17. 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.
18. No refuse container shall be permitted between a street and the front of a building.
19. 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.
20. 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.
21. Each separate business must have a current City of Yelm Business License to operate a
business within the City.
R:\Project Files\SPR Site Plan Review104-0016 Peck Espresso10016 Approval Letter.doc Page 6 of 7
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,
Tami Merriman
Assistant Planner
cc: Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
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