SPR ApprovalYELM
WASNINGTON
STAFF REPOR T
City of Yelm
Community Development Department
Case Number: SPR-05-0163-YL
Applicant: Tonya Coffey
Request: Convert a portion of professional office into youth gathering
place, and convert storage building into residential units.
Recommendation: Approval with conditions
Findings of Fact
Site Plan Review
The applicant wishes to convert a portion of existing office space into a gathering place
for local youth, to include a refreshment area, as well as using existing office space.
There is a separate building that has not been utilized for any commercial use in the
past 18 months. The applicant wishes to convert this building to boarding rooms, with
an on-site resident manager.
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on June 10, 2005.
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.
Property Characteristics
The property is located at 309 Yelm Avenue West, and is identified by assessor tax
parcel number 75300900300.
The surrounding area is commercially zoned with some existing commercial uses. The
Yelm Middle School is located directly across the street. The property to the northwest
is a professional office, the property to the southwest is vacant land, and the property to
the southeast is a residence with a home occupation.
The building is currently occupied as a medical office facility, with an older building that
has been vacant or used for storage for some time.
The property is identified by the Yelm Comprehensive Plan Map as Central Business
District (CBD). Offices, food sales, and residential uses are allowed subject to site plan
review approval.
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.
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.
July 13, 2005 Page 2 of 7
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 square feet of gross floor area, and with associated parking facilities
designed for twenty 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 concurrency chapter of the Municipal Code provides a default table that is
used to determine new peak PM trips generated by a proposed use. The proposed use
will not generate more trips than the credit for the existing use.
The City of Yelm Development Guidelines Section 46.080 states "Any change made in
the character of occupancy or the use of the building, or alteration s and improvements
which constitute 60 percent or more of the estimated value of the existing structures on
the property shall install street frontage improvements at the time of construction as
required by the City."
The property fronts Yelm Avenue West, with an alley behind the buildings. The
applicant has chosen not to provide access to the site from the alley.
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.
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.
July 13, 2005 Page 3 of 7
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).
If the project projects daily use as greater than 900 cubic feet per month, additional
water service connections would be required.
The City of Yelm is dedicated to providing the best quality water possible to its
consumers. Section 246-290-490, WAC, requires that the City take measures to ensure
that contamination does not occur as a result of cross contamination.
An irrigation meter may be installed for the purpose of irrigation. A backflow prevention
device will be required for all landscape irrigation connections between the irrigation
system and the water meter. This also includes any individual irrigation systems that
may be located on any individual lot within the subdivision.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area, and the site is currently served by City sewer.
The current fee to connect to the City sewer system is $5,417.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
Sewer connection fees are based on water usage. If the project proposes to use more
than 900 cubic feet of water per month, additional sewer service connections are
required.
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 on site. The applicant is not proposing to create new
impervious surface.
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
July 13, 2005 Page 4 of 7
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 Central Business District allows for adjusting the minimum parking requirements
when certain conditions are met. The applicant has a written agreement with the Yelm
School District to share parking with the Yelm Middle School after school hours and for
special events. The youth center is centered around children in the middle school age,
that would not be driving to the facility.
The boarding room facilities are not designed for permanent living quarters, but as
temporary living quarters. The applicant proposed to provide a minimum of 7 parking
stalls on the site, and provide a written agreement for shared parking with the Yelm
Middle School located across the street. Pedestrian access shall be provided from the
parking area to the facility.
The Americans with Disabilities Act (ADA) requires a minimum of one (1) handicap
accessible stall for parking lots up to 25 stalls.
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 sprinkler system 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
of the City. Chapter 17.80 YMC requires all development to provide on site
landscaping.
The site currently has adequate perimeter and parking lot landscaping.
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. A type III landscaping shall be required
with frontage improvements.
Refuse
July 13, 2005 Page 5 of 7
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.
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 17.84.020 (C) YMC, meets all
requirements of the Commercial 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. Street frontage improvements shall be required. Frontage improvements
shall be consistent with the City of Yelm's Development Guidelines.
Improvements for Yelm Avenue West shall be consistent with the section
"urban arteriaP'. The City will defer street frontage improvements. The
applicant shall provide a "waiver of Protest" for the deferral.
2. The applicant shall dedicate any right-of-way required for the deferred
improvements within 90 days of this approval.
3. The applicant shall provide proposed water usage calculations to determine if
additional water and sewer connections are required. Water connection fees
shall be paid prior to issuance of business license.
4. All conditions for cross connection control as required in Section 246-290-490
WAC.
5. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards. Assessable spaces shall be provided pursuant to the
July 13, 2005 Page 6 of 7
ADA. The applicant shall provide the City with a written parking agreement
with the Yelm School District.
6. 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.
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.
D. As the commercial use was started prior to land use approval by the City, failure
to comply with the terms of this approval shall be considered a zoning violation.
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
APP~I S~€U,th' ~~ r day of July, 2005.
~'~/ ~~~~
`~, Grant Beck,'Director of Community Development
~ite 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.
July 13, 2005 Page 7 of 7