SPR ApprovalCity of Yelm
~~~`~ Community Development Department
105 Yelm Avenue West
P.O. Box 479
YELM Yelm, WA 98597
WABMINOTON
Case Number: SPR-04-0147-YL
Applicant: Tom Jensen
South Bay Homes
115 McCormick Street NE
Olympia, WA 98508
Owner: Paul & Cathy Huynh
3817 Pacific Ave. SE
Lacey, WA 98503
Agent: David W. Spitler
Hatton Godat Pantier
1840 Bames Blvd. SW
Tumwater, WA 98512
Summary of Request: Construct a 3,000 sq. ft. Restaurant
Summary of Decision: Approved, subject to conditions
Proposal
Tom Jensen, South Bay Homes, on behalf of Paul and Cathy Huynh has applied for site
plan review approval in order to construct a 3,000 sq. ft. restaurant and associated
parking.
Findings of Fact
Site Plan Review
A Notice of Application was mailed to local and state agencies and surrounding property
owners on September 28, 2004.
Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and
(360) 458-3835
(360) 458-3144 FAX
wwto.ci.yelm.zaatos
policies of the city as expressed in its various adopted plans and ordinances including
the applicable sections of the shoreline master program for the Thurston Region.
Property Characteristics
The property is located on the south side of Yelm Avenue West, across from Killion
Road, and is identified by assessor tax parcel number 21724130800.
The area to the north and east of the property is commercially zoned with existing
commercial uses. The area to the south and west of the property is zoned Commercial,
and is currently vacant.
The property is identified by the Yelm Comprehensive PI.
which was created to provide for the location of business
the community for goods and services such as food,
automobile servicing, recreation, entertainment and other
scope, than the downtown core. Restaurant facilities arE
subject to site plan review approval.
~n Map as Commercial (C-1),
centers to serve the needs of
drugs, household supplies,
uses related to, but lesser in
allowed as a permitted use,
Chapter 17.26 YMC establishes the allowed uses and the development standards for
the Commercial District, as follows:
Maximum height of buildings: 40 feet
Side yard minimum setback: 10 feet
Rear yard minimum setback: 20 feet
Front yard minimum setback: 15 feet
The City of Yelm will provide police protection, water service, and sewer service to the
proposed development. Fire protection services are provided by The SE Thurston
Fire/EMS District (Thurston County Fire Protection District #2).
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the city and improvements necessary to provide city
standard facilities and services are present to meet the needs of the proposed
development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
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to the adopted water comprehensive plan for the city and improvements necessary to
provide city standard facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
• Makes on-site and frontage improvements consistent with city standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
• Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet city standards for the safe movement of traffic and
pedestrians attributable to the project;
• Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
State Environmental Policy Act (SEPA)
This project is exempt from SEPA, Section 197-11-800(1)(b)(iii) WAC Exemptions: The
construction of an office, school, commercial, recreational, service or storage building
with 4,000 sq. ft. of gross floor area, and with associated parking facilities for up to and
including 20 automobiles.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR
510 and SR 507, which bisect the community. These state routes are used by local
residents for transportation throughout the City, and for access to commercial and
residential areas throughout the community as well as serving regional traffic.
The updated Transportation element of the Yelm Comprehensive Plan identifies a
number of improvements designed to avoid the need to significantly widen existing
streets, and particularly Yelm Avenue. New development impacts the transportation
system in Yelm and, unless the improvements identified in the transportation plan are
constructed, the City would need to require developers to pay the cost of internal street
widening.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak
trip. The TFC Ordinance provides a default table that is used to determine new peak
PM trips generated by a proposed use, which in the case of a restaurant is 6.13 peak
PM trips per 1,000 sq. ft. of gross floor area.
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.
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The property fronts Yelm Avenue West (SR 510), which is identified as an 'urban
arterial' street. The standards for an urban arterial includes a 12 foot center turn lane,
11 foot drive lane, a 5 foot bike lane, curb and gutter. The site also falls into the
Pedestrian-Oriented Street standard, which uses the urban arterial traffic lanes, and
includes a 12' sidewalk, with street trees placed in grated areas, 35-feet on center.
There is a future road proposed on the west side of this property. The City of Yelm
Transportation Comprehensive plan calls for the realignment of Killion Road, a signal,
and Killion Road extending south as a boulevard, to serve the Thurston Highlands
Master Planned Community area. To assure transportation concurrency, provisions for
this planned road should be made during this development. Dedicating the needed
right-of-way for this future road shall be required upon approval of civil plans, and a
Waiver of Protest (LID/ULID/LATECOMER) signed and recorded. Until such time as
the road is built, there remains a 34-foot ingress/egress easement to serve the adjoining
lot to the south. Future expansion on this site would require frontage improvements on
the future Killion Road.
Access on Yelm Avenue West must prepare for the future signal at Killion Road.
Placing the driveway to the east side of the property provides the best access to Yelm
Avenue when Killion Road is extended.
Water Supply
The City's Water Comprehensive Plan identifies the property as being within the water
service area. There is a 10 inch water line on the north side of Yelm Avenue. The
applicant shall connect to City water services. The City allows limited crossings on
Yelm Avenue, and should determine area for crossing.
The current fee to connect to the City water system is $1,500.00 per Equivalent
Residential Unit (each ERU equals 240 gallons of water consumption per day). The
applicant is responsible for providing water usage calculations to determine the
connection fees.
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
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area. There is a 4 inch sewer main located along the front of the property at
Yelm Avenue West. The applicant shall connect to City sewer services.
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The current fee to connect to the City sewer system is $5,269.00 per Equivalent
Residential Unit (each ERU equals 240 gallons of water consumption per day). The
number of ERU's required to be purchased will be determined by approved water
consumption calculations.
Stormwater
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City of Yelm has adopted
the 1992 Department of Ecology Stormwater Manual, which requires all development to
treat and control stormwater when over 5,000 square feet of impervious surface is
created.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
address parking regulations from many aspects, including, but not limited to the design
of lots, the number of stalls required, pedestrian pathways within lots, 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 parking requirements for a restaurant is one (1) stall for every 200 sq. ft.
of gross floor area.
The Americans with Disabilities. Act (ADA) requires handicap accessible stalls. The
requirement for ADA stalls for parking lots under 25 stalls is at least one stall that is van
accessible.
Fire
Fire protection to the buildings must be provided per the International Fire Code. The
specific requirements for installation of additional fire hydrants and fire lanes will be
determined during civil plan review. The International Building Code (IBC) provides
occupancy ratings for different types of uses. The fire coverage and fire systems for the
proposed use must meet IBC requirements.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
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of the City. Chapter 17.80 YMC 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
when adjoining properties are compatibly zoned, 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.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provide guidance for refuse storage and screening.
Refuse areas are required to be assessable by LeMay, screened with a material and
design compatible with the overall architectural theme of the associated structure, at
least as high as the refuse container, and must be at least six-feet in height with a gate
enclosure.
No refuse container is allowed between a public street and the front of a building.
Refuse collection areas must be designed to contain all refuse generated on site and
deposited between collections and refuse should not be visible from outside the refuse
enclosure.
Design Guidelines
The City of Yelm Design Guidelines apply to Yelm's Commercial core. This property is
located in the pedestrian oriented section, as described in the Design Guidelines as
Village Retail. Items such as providing a pedestrian oriented facade, the siting of
service areas, location of parking areas, enhancing street corners, and providing safe
pedestrian access are included in site plan review.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the issues
presented by this request.
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B. The applicant has established that the request for site plan review approval satisfies
all criteria set forth in Section 18.84.020 (C) YMC, meets all requirements of the
Institutional District zoning classification, and meets all other requirements of the
Yelm Municipal Code. Therefore, the site plan should be approved subject to the
following conditions:
1. The applicant shall mitigate transportation impacts based on the P.M. peak hour
trips generated by the project, which is 6.13 per 1,000 sq. ft. Fora 3,000 sq. ft.
restaurant, the TFC charge is $13,792.50.
2. The applicant shall construct frontage improvements to Yelm Avenue West to
City of Y~Im's Pedestrian Oriented Street standard. This includes the Urban
Arterial sfreet standard and pedestrian oriented sidewalks. The curb returns
must extend around the corner of the property to the ultimate location of sidewalk
on the future Killion Road extension.
3. The applicant shall dedicate to the City of Yelm, the right-of-way required for the
future Killion Road Extension, and prepare and record a Waiver of Protest
(LID/ULID/LATECOMER).
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. The number of ERU's
will be calculated on water usage based on calculations submitted by the
applicant. Water connection fees shall be paid at building permit issuance.
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 cost to
connect shall include a fee of $5,269.00 per ERU required beyond any ERU
previously purchased. The number of ERU's required will be determined by
approved water consumption calculations. Sewer connection fees shall be paid
at building permit issuance.
7. The applicant shall install a grease interceptor, sized to development standards
to protect the City of Yelm sewer system.
8. Upon completion of the onsite installation as per the City's Development
Guidelines, the S.T.E.P. sewer equipment, appurtenances and lines, from the
step tank to the sewer main, shall be deeded to the City and an easement
provided for maintenance.
9. The applicant shall design and construct all stormwater facilities in accordance
with the 1992 Department of Ecology stormwater Manual, as adopted by the City
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of Yelm. All stormwater retention/detention areas must be located at least 10-
feet from all property lines.
10. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards based on one space per 200 sq. ft. of gross floor area. A
3,000 sq. ft. restaurant requires a minimum of 15 parking stalls, one being ADA
van accessible.
11. The applicant shall submit fire flow calculations for all existing and proposed
hydrants in accordance with the International Fire Code and International
Building Code. All hydrants must meet minimum City standards in the
Development Guidelines. The applicant shall submit a fire hydrant plan to the
Community Development Department for review and approval.
12. The civil plans shall include complete landscaping plans in accordance with
Chapter 17.80 YMC, including provisions for irrigation and for maintenance of
landscaping.
• A Type II landscape buffer is required along the perimeter of the site. In this
instance, the Type II landscaping on the south property line may surround the
active development.
• Type III landscaping is required on Yelm Avenue West frontage, based on the
Pedestrian Oriented street detail.
• Type IV landscaping is required in all parking areas.
• Type V landscaping is required in any above ground stormwater facilities.
13. 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. 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.
14.The applicant must meet Design Guideline I.A.(1) by presenting a pedestrian
oriented facade using methods described in the Design Guidelines.
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
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.
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Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
s 28th d~.y'of October, 2004.
ra t Beck, Director of Community Development
i Plan Review Committee
ity of Yelm
Appeal
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 approval, pursuant to YMC,
Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing,
contain specific factual objections, and include the appeal fee of $50.00.
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