0016 Approval LetterApril 6, 2004
Ronald Peck
P.O. Box 400
Roy, WA 98580
Re: Site Plan Approval for Case # SPR-04-0016-YL, Peck Drive Through Espresso
Dear Mr. Peck:
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 construction of a drive through espresso stand, and associated parking for the existing business on the site.
Findings and Analysis
Transportation
Finding: 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. 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.
Finding: 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. The applicant has proposed adding an espresso stand to a site with an existing retail business. The TFC charges for the new business are due and payable at building
permit issuance.
Finding: Street frontage improvements are required as part of Site Plan Review. A preliminary plat approval for a residential subdivision located north of this project on Cullens Road
is required to make certain improvements to Cullens Road, and Yelm Avenue West as part of their approval. It was determined that deferring the required road improvements for this project
to the time that the other development constructs their required improvements would be beneficial.
Finding: Ingress and egress to the site is located on Yelm Ave West, and the applicant proposes to add an access from Cullens Road, to provide for drive through access. Placement of
this second access must be reviewed for safety and sight distance to the intersection of Cullens Road, and Yelm Avenue West. This review shall be conducted as part of civil plan review.
Water Supply
Finding: 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.
Finding: Connection to City water service is a requirement of site plan review. The existing business on this site is currently connected to City water service. The espresso stand
will need to connect to City water. Water connection fees are based on a consumption rate of 240 gallons per day.
Finding: 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
Finding: 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.
Finding: Connection to City sewer service is a requirement of Site Plan Review. The existing business on the site is currently installing a STEP tank, which may be large enough to provide
a shared service to the espresso stand.
Storm Water
Finding: 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 over 5,000 sq. ft. of impervious surface must control and treat stormwater runoff. Projects that create less than
5,000 sq. ft. of impervious surfaces are also regulated by the Stormwater manual. Stormwater created by impervious surfaces may be treated in alternate ways.
Parking
Finding: 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. In the case of two or
more uses on the same site, the total requirements for off-street parking shall be the sum of the requirements for the several uses computed separately.
Finding: Chapter 17.72 Establishments for the sale and consumption of food and beverages require one (1) space per 200 sq. ft. of gross floor area. The existing business requires at
least 6 parking spaces, and the espresso stand requires at least two (2) parking spaces.
Design Guidelines
Finding: The City of Yelm has adopted Design Guidelines for projects located in Yelm’s Commercial Zones. These guidelines determine specific requirements for development.
Finding: Design Guidelines I, Street Corners. New development on corner lots at street intersections must enhance the property’s visual qualities at the corner. This may be by substantial
landscaping, decorative screen walls, and pedestrian walkways from corner.
Finding: Pedestrian Access. All pedestrian paths must correspond with federal, state and local codes for handicap access, and ADA requirements.
Fire
Finding: 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.
Finding: The Uniform Building Code (UBC) provides occupancy ratings for different types of uses. The fire coverage for the commercial use must meet UBC requirements.
Landscaping
Finding: 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.
Finding: Type I landscaping is intended to provide a very dense sight barrier and physical buffer to separate conflicting uses, and land use districts. Type I landscaping is required
along the northern property line, where the adjacent use is residential. The existing natural vegetation may meet this requirement.
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 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.
Refuse:
Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening.
Conditions of Approval:
The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC). The TFC charge for the Espresso
stand is based on 36.53 new pm peak hour trips generated. The TFC charge for the Espresso stand, based on 200 square feet is $5,479.50.
Ingress and egress to Yelm Avenue West shall consist of one access point. Ingress and egress to Cullens Road shall be reviewed and approved by the Community Development Department during
civil plan review.
Street frontage improvements shall be required. Deferral of these improvements shall be allowed to such time as the residential development to the north constructs their road improvements
to Cullens Road and Yelm Avenue West. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Yelm Avenue West shall be
consistent with the section “urban arterial”, and Cullens Road shall be consistent with the section “neighborhood collector.
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 (each ERU equals 240 gallons of water consumption
per day, fee subject to change.). The applicant shall provide proposed water usage calculations to the Community Development Department for review and approval, to determine the number
of gallons of daily use.
The applicant shall meet all conditions for cross connection control as required in section 246-290-490 WAC.
The applicant shall connect to the City S.T.E.P. sewer system. The number of ERU’s required will be determined by approved water consumption calculations. The cost per each sewer ERU
(each ERU equals 240 gallons of water consumption per day, fee subject to change) shall be $5,269.00.
Upon completion of the onsite installation as per the City’s Development Guidelines, the S.T.E.P. sewer equipment shall be deeded to the City, and an easement provided for maintenance.
The on-site septic system shall be abandoned in accordance with the Thurston County Department of Health guidelines.
The applicant shall assure that stormwater is treated in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during construction.
The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 8 parking stalls.
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.
Applicant shall provide for substantial landscape features on corner.
Fire protection shall be reviewed at civil plan submission.
The applicant shall provide for Type II landscape buffer along the west, east and southern property lines surrounding the area of retail. The landscape material used in the stormwater
swale on the west property line must be moisture tolerant.
Type III landscaping shall be required when frontage improvements are installed.
Type IV landscaping is required in parking areas.
The applicant must provide for refuse storage. 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.
No refuse container shall be permitted between a street and the front of a building.
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.
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.
Each separate business must have a current City of Yelm Business License to operate a business within the City.
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.
The Site Plan is valid for eighteen (18) months from the date of this letter. The applicant may request a six-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