SPR Approval4
4 o~T~p~~ City of Yelm
°' Community Development Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
WASHINGTON
June 9, 2004
Dwayne Bockman
13306 Vail Road SE
Yelm, WA 98597
Re: Site Plan Approval for Case # SPR-04-0064-YL, Bockman Change of Use
Dear Mr. Bockman:
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 change of use of an existing
1,199 sq. ft. building. The prior use of the building was miscellaneous retail. The
new use is a beauty salon. Site Plan Review is required for any commercial use,
with exemptions allowed when the change in use is similar as classified in the
Standard Industrial Classification Manual (SIC). The SIC manual lists Miscellaneous
Retail as "Division G" retail trade. A Beauty Salon is classified as "Division I"
services. The change of use is not similar, therefore Site Plan Review is required.
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.
(360) 458-3835
(360) 458-3144 FAX
www.ci.yelm.wa.us
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. When the table does not list the exact use, the Institute of Traffic
Engineers Trip generation manual, or similar use is used. The ordinance also provides a
discount for existing traffic. For a professional office, the trip generation rate is 3.06 per
1,000 sq. ft. This building was previously occupied as a commercial retail business, and a
credit is given for existing traffic that had been generated by that business. The applicant
has proposed a beauty salon, and associated uses in the lower floor, and a massage
therapy office in the upper floor. The beauty salon, associated uses, and massage therapy
creates 3.60 new pm peak hour trips per 1,000 square feet. A credit shall be given for the
previous retail use.
Street frontage improvements are required as part of Site Plan Review and approval. Yelm
Avenue East was recently improved. Yelm Avenue improvements are not required.
The existing Ingress and egress to the site consists of pedestrian and on street parking
along Yelm Avenue. Access to this building also exists on an unimproved alleyway in the
rear.
2. Water Supply
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 site is currently connected to the City of Yelm's water system. The property has been
credited with the existing water usage. The existing average usage is 304 cubic feet a
month or 1 eru. Additional water connection fees are based on a consumption rate of 240
gallons per day and are charged at a rate of $1,500/240 gpd (fee subject to change) inside
the City limits. At the time of civil plan application, the applicant will be required to submit
water usage calculations provided by a licensed civil engineer. Additional water connection
fees will be calculated using the information provided by the engineer.
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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.
3. Sewer System
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.
The site is currently served by City sewer service. It is unclear at this time whether the tank
size is adequate for the proposed use. Additional sewer connections may be required, and
will be determined by the water calculations required above.
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.
5. Parking
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.
Chapter 17.72 does not specifically list parking requirements for a beauty salon.
17.72.030(F) allows a determination for parking requirements based on the most
comparable use. It was determined that a professional office is a similar classification. A
professional office requires one stall per 300 sq. ft. For the 1,199 sq. ft. building, a minimum
of 4 stalls is required. One of which must be handicap van accessible.
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.
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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.
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 for refuse storage and screening.
The project 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 new
proposed use is based on 3.06 new pm peak hour trips generated by the project. The TFC
charge shall be discounted for the previous retail use. The TFC charge for the proposes
use shall be $593.51.
2. Access to the parking area shall be located on the alley behind the building. The alley shall
be improved from 2" street to the eastern property line with 2-inch crushed rock and 2-inch
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asphalt. Applicant shall provide detailed plans to the Community Development Department
for review and approval.
3. The applicant shall provide proposed water usage calculations to the Community
Development Department for review and approval, to determine the additional number of
gallons of daily use.
4. The applicant shall meet all conditions for cross connection control as required in section
246-290-490 WAC.
5. The applicant shall be responsible for additional S.T.E.P. sewer connection fees, based on
the number of ERU's determined by approved water consumption calculations.
6. 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.
7. The applicant shall create a paved parking area, meeting the City of Yelm Development
Guideline standards, with a minimum of 4 parking stalls.
8. 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.
9. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All
hydrants must meet minimum City standards.
10. The applicant shall submit a fire hydrant plan to the Community Development Department
for review and approval.
11. The applicant shall provide for Type II landscape buffer along perimeter property lines as
allowed by building placement.
12. Type IV landscaping is required in parking areas.
13. The applicant shall provide for refuse screening if using a commercial dumpster.
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.
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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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