SPR Approval~o~T"~'' City of Yelm
Community Development Department
r '' 105 Yelm Avenue West
P.O. Box 479
~; ~ `' `~ ~ Yelm, WA 98597
YELM
WASMINOTON
Case Number: SPR-04-0173-YL
Applicant: Lee Ann Campbell
P.O. Box 1568
Yelm, WA 98597
Agent: NW Custom Homes
P.O. Box 670
Rainier, WA 98576
Summary of Request: Construct two (2) duplexes on single lot
Summary of Decision: Approved, subject to conditions
Proposal
Lee Ann Campbell has applied for site plan review approval to construct two (2)
duplexes on a single lot.
Findings of Fact
Site Plan Review
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on November 1, 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
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.
(360) 158-3835
(360) 458-3144 FAX
mwro.ci.yelm.u+a.us
Property Charactelristics
The property is located at 201 Third Street, Yelm, WA, and is identified by assessor tax
parcel number 64421200700.
The area surrounding this parcel is zoned commercial, however is currently in
residential use.
The parcel is approximately .30 acres in area and currently contains an existing home
and garage. The existing home and garage is proposed to be demolished and two
duplexes constructed.
The property is identified by the Yelm Comprehensive Plan Map as Commercial (C-1 ).
Residential uses are allowed in the commercial zone on lots of record, one acre or less.
Duplexes are allowed, subject to site plan review approval.
For residential development in the commercial zone, the most similar residential
setbacks are used. .The development standards for the R-6, Medium Density
Residential are as follows:
Maximum height of buildings: 35 feet
Side yard minimum setback: 5 feet, total both sides 12 feet
Rear yard minimum setback: 25 feet
Front yard minimum setback: 15 feet, with a minimum 20 foot driveway
Flanking yard minimum setback: 15 feet
The site plan submitted does not meet the setback requirements as stated above,
although the property is large enough to accommodate two duplexes which meet these
setbacks. Anew site plan must be submitted, meeting the requirements below, prior to
building permit issuance.
The City of Yelm will provide police protection, water service, and sewer service. 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.
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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
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.
Concurrency with school infrastructure is achieved when the developer provides a letter
from the local school district that the school facilities impacted by the proposed
development are present, or are on an approved and funded plan, to assure that
facilities will be available to meet the needs and impacts of the proposed development.
State Environmental Policy Act
This project is exempt from SEPA, Section 197-11-800(1)(b)(i) WAC Exemptions: The
construction or location of any residential structures of four dwelling units.
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 code provides a default table that is used to determine new peak FM trips
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generated by a proposed use, which in the case of multi family dwelling units is :60
peak PM trips. A credit is issued for the previous residential unit located on this site.
The TFC, assessed at the time of building permit issuance will be $450.00 per dwelling
unit, with a credit of $757.50.
The property fronts Third Street, and Jefferson Avenue. Both streets are classified as
"local access commercial". The standards for local access commercial includes 18 feet
asphalt, vertical concrete curb and gutter, 6 foot planter strip, and 5 foot sidewalk.
The property is also bordered to the north by an alley. No access is proposed from the
alley. No improvements to the alley are .required at this time.
Section 48.080 (C) Yelm Development guidelines allows the City to determine when
frontage Improvements are required, and under certain circumstances may permit
deferral of installation of such improvements to a later date.
Deferred frontage improvements shall be secured for installation at a later date by a
waiver of protest, and commitment to participate in a local improvement district. The
property owner shall execute and record a covenant document that insures the
participation of the subject property owner(s) in any local improvement district formed
for the construction of such frontage improvements. Said document shall be in a form
acceptable to the City Attorney and shall be effective for a period of fifteen (15) years
from the date of recording.
Water Supply
The City's Water Comprehensive Plan identifies the property as being within the water
service area and the property is currently served by City water.
The current fee to connect to the City water system is $1,500.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
The applicant has the option of using the existing meter for the four units, or may install
meters for the individual units. The site will be credited for one ERU for the existing
meter.
The City of Yelrn 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, and the property is currently served by City sewer.
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The current fee to connect to the City sewer system is $5,417.00 per Equivalent
Residential Unit (fee is subject to change). The site will be credited with one ERU for
sewer purposes.
Tank sizing is unknown at this time. Civil plans shall show adequate tank sizing to
accommodate the dwelling units.
Stormwater
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.
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 for a residential dwelling unit and multi-family is two (2)-off street
parking spaces per unit.
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.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
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.
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Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provides guidance for refuse storage.and screening.
The applicant may choose to have residential refuse pick up, or may provide for a single
commercial pick up. In the case of a commercial pick up the following regulations
apply.
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.
. Conclusions of Law.
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
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 Commercial, and Medium Density Residential District zoning
classifications, 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 provide a new site plan meeting the setback requirements
of the R-6 Medium Derisity Residential zone.
2. The applicant shall mitigate transportation impacts ..based on the P.M. peak
hour trips generated by the project, which is .60 trips per dwelling unit. Credit
shall be .given for the previous residential unit. TFC charges are due at
building permit issuance.
3. Street frontage improvements shall be required. Frontage improvements
shall be consistent with the City of Yelm's Development Guidelines. Frontage
improvements for Third Street, and Jefferson Avenue shall be consistent with
the section "local access commercial". The City will consider a deferral of
street frontage improvements. The applicant shall provide a waiver of protest
for deferred improvements.
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4. The. applicant shall connect to the City water system. The cost to connect
shall include a fee of $1,500.00 per each new Equivalent Residential Unit.
Water connection fees shall be paid prior to issuance of any building permit.
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 $5,417.00 (fee subject to change January 1,
2005) per each new equivalent residential unit. Sewer connection fees shall
be paid prior to issuance of any building permit.
7. Upon completion of the onsite installation as per the City's Development
Guidelines, the S.T.E.P. sewer equipment, appurtenances and lines shall be
deeded to the City, and an easement provided for maintenance.
8. The applicant shall assure that any stormwater created shall be treated as per
the 1992 Department of Ecology stormwater Manual, as adopted by the City
of Yelm.
9. The applicant shall provide for two (2) off street parking spaces per dwelling
unit.
10.The applicant provide for fire protection in accordance with the International
Fire Code and International Building Code.
11. The applicant shall provide for landscaping as required in accordance vvith
Chapter 17.80 YMC. The applicant shall provide a detailed landscape plan
with building permit submittal.
e A Type II landscape buffer is required around the perimeter of the site.
• Type III landscaping is required Third Street, and Jefferson Avenue,
and shall be completed at the time of frontage improvements.
• The applicant shall determine whether each unit will have individual
refuse collection, or to create a commercial refuse area. Refuse 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.
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® Building plans shall include the location of any refuse containers,
including access approved by the service provider, and shall include
architectural details of the enclosure.
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.
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
~~his E i7~ day of December, 2004.
GraryY~eck, Director of Community Development
Stte Plan Review Committee
City 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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