SPR ApprovalCommunity Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Case Number: SPR-04-174-YL
Applicant: Therapeutic Associates
Paul & Katrin Groschel
33910 102"d Ave. S
Roy, WA 98580
Agent: Kurt Anderson
308 Summit Ave. E
#304
Seattle, WA 98102
Summary of Request: Conversion of existing structure to Physical Therapy Office
Summary of Decision: Approved, subject to conditions
Proposal
Therapeutic Associates has applied for site plan review approval in order to convert an
existing building to a Physical Therapy Clinic.
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) 958-3835
(360) 958-3144 FAX
rarr[o.ci.yelm. ma.us
Property Characteristics
The property is located at 514 Yelm Avenue West, and is identified by assessor tax
parcel number 21724141502.
The site contains a vacant building that has been in a retail commercial use in the past,
and there is an existing drive-through espresso stand located on the southeast corner of
the site. The area surrounding this site is developed commercial uses. The property is
approximately .28 acres in area.
The property is identified by the Yelm Comprehensive Plan Map as Commercial, (C-1).
Professional offices are allowed as a permitted use, subject to site plan review approval.
Chapter 17.48 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
Rear yard minimum setback: 20 feet
Front yard minimum setback: 15 feet from Right-of-way
Flanking yard setback: 15 feet
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.
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.
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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)(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 professional office is 3.06
per thousand square feet. A credit is issued for the previous retail establishment of 2.4
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trips per thousand square feet. The TFC is assessed at the time of building permit
issuance.
The property fronts Yelm Avenue West (SR 510), which is identified as an 'urban
arterial' street, and Longmire Street, which is identified as a `local access commercial.
The right-of-way required for an urban arterial is thirty six (36) feet, and standards
include a 12 foot center turn lane, 11 foot drive lane, a 5 foot bike lane, curb and gutter,
an 8 foot planter strip and a 6 foot sidewalk. The right-of-way required for a local
access commercial street is twenty eight (28) feet, and includes 18 feet of asphalt,
concrete curb and gutter, 6 foot planter strip, and 5 foot sidewalk.
The current right of way for both Yelm Avenue West and Longmire Street is insufficient,
and additional right-of-way is required.
Ingress and egress from Yelm Avenue must be reviewed for safety and traffic patterns.
The site currently has no defined barriers from Yelm Avenue, and existing parking is
located in the City of Yelm right-of-way. Yelm Development Guidelines do not allow
parking where vehicles must back out into aright-of-way.
Section 46.080 (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.
The espresso stand and its curbing is located within the required right-of-way area. At
the time the road frontage improvements are constructed, the espresso stand will need
to be relocated.
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).
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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. There is a shared
sewer STEP tank behind the building.
The current fee to connect to the City sewer system is $5,417.00 per Equivalent
Residential Unit (fee .subject to change). 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.
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 professional office is one (1) stall for every 300
square feet of gross floor area. Based on 1,610 square feet, the required number of
stalls is 6.
The Americans with Disabilities Act (ADA) requires handicap accessible stalls. The
requirements for ADA stalls for parking lots under 25 stalls is one van accessible stall.
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.
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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 I landscaping is intended to provide a very dense sight barrier and physical buffer
to conflicting uses and land use districts. Type I landscaping is a minimum of 15 feet of
width and shall include any combination of trees, shrubs, fences, walls, berms and
related plant materials. Type I landscaping is required between the business and the
multi-family residences to the north.
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
provides 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.
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Design Guidelines
The City of Yelrn Design Guidelines are intended to supplement the design standards in
the City of Yelm zoning ordinance. Guidelines include provisions, requirements, or
considerations that in addition to the zoning ordinance standards.
Items such as relating development to street fronts, reducing the impacts of service
areas, pedestrian access, building and corner enhancements, and screening are
addressed. Corner enhancement is required for this project, with access from the
corner to the building.
The existing sign is a nonconforming sign, and shall be replaced with a sign in
conformance with Chapter 15.24 Yelm Municipal Code.
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 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 3.06 trips per thousand square
feet of gross floor area. A credit for the previous retail use of 2.4 trips per
thousand square feet shall be given. Based on 1,610 sq. feet, and crediting
the previous use, the TFC charge shall be $797.25 and payable at building
permit issuance.
2. Street frontage improvements shall be required. Frontage improvements
shall be consistent with the City of Yelm's Development Guidelines. Frontage
improvements for Yelm Avenue West shall be consistent with the "urban
arterial'; and Longmire Street shall be consistent with the section "local
access commerciaP'. The City will consider a deferral of street frontage
improvements.
3. Additional right-of-way is required, and shall be deeded to the City prior to
occupancy. The right-of-way required for Yelm Avenue West shall be a total
of 36 feet from centerline of right-of-way, and the right-of way required for
Longmire Street shall be a total of 28 feet from centerline of right-of-way.
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4. The applicant/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 and a waiver of protest. 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.
5. The site shall have a full ingress/egress access located on Longmire Street,
and will provide for cone-way, right out only access on Yelm Ave.
6. The applicant shall provide water usage calculations to determine if additional
water connections are required. Water connection fees shall be paid prior to
issuance of any building permit.
7. The water calculations above shall determine if the existing shared STEP
tank is adequate to serve the proposed use, and whether additional sewer
connections are required. Sewer connection fees shall be paid prior to
issuance of any building permit.
8. The applicant shall assure that stormwater runoff is designed in accordance
with the 1992 Department of Ecology stormwater Manual, as adopted by the
City of Yelm.
9. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards based on one space for every 300 feet of gross floor
area. The applicant shall provide a minimum of five (5) stalls, with one being
ADA van accessible. The applicant shall provide a pedestrian pathway
through the parking lot.
10. 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.
11. The applicant shall provide a complete landscaping plan in accordance with
Chapter 17.80 YMC, including provisions for irrigation and for maintenance of
landscaping.
• A Type I landscape buffer is required along the northeastern property
line, where adjacent to the residential dwellings.
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• A Type II landscape buffer is required along Yelm Avenue West,
Longmire Street, and along the eastern property line between the site
and the adjacent building to the east.
• Type III landscaping is required on Yelm Avenue West, and Longmire
Street, when road improvements are completed.
• Type IV landscaping is required in all parking areas.
• Type V landscaping is required in any above ground stormwater
facilities.
11. 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.
Building plans shall include architectural details of the enclosure, and
approval by Lemay.
12.The applicant shall provide for corner enhancement as required in Design
Guideline I.F.(1).
13. The applicant shall provide for a pedestrian walkway from the street corner to
the building entrance as required in Design Guideling I.F.(2).
14.The applicant shall remove the old free standing sign, and any new signage
shall be in conformance with Chapter 15.24 YMC.
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.
Site Plan Approval Page 9 of 10
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
AP hiss day of December, 2004.
Grant~eck, Director of Community Development
Site 1~lan Review Committee
L'.itG 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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