8356 Approval Letter
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
March 12, 2004
Richard Christensen
11915 Clear Lake Road S
Eatonville, WA 98328
Re: Site Plan Approval for Case # SPR-03-8356-YL, Christensen Project
Dear Mr. Christensen:
The Site Plan Review Committee has considered your application for the above referenced project, and finds that as conditioned below, and the conditions placed on the Shoreline Substantial
Development attached, 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 Hearing Examiner. 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 to construct an 11,000 square foot retail building to include a furniture store and miscellaneous retail space. Construction
of stormwater treatment, an internal street, and associated parking is included for future development.
The project is approved subject to the following conditions of approval:
1. 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 of 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 a furniture store, and miscellaneous retail uses yet to be determined. The TFC charges for the furniture store are due and payable at
building permit issuance, and are based on square footage. The TFC charges for the miscellaneous retail uses shall be based on the use and square footage, at the time of tenant improvement.
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. A furniture store creates
.23 new pm peak hour trips per 1,000 sq. ft. The trip generation rate for the other retail will be determined at tenant improvement.
Finding: Street frontage improvements are required as part of Site Plan Review and approval. The property is located on State Route 507, and a portion of the road frontage falls in
the 100-year Flood Zone area. Frontage improvements for SR 507 are classified as “Urban Arterial”. The site is adjacent to Yelm Creek. SR 507 has a bridge over Yelm Creek. It was
determined that the frontage improvements for this project shall not include improvements to the SR 507 bridge. The amount of road leading to the bridge that falls in the 100-year flood
zone shall be deferred until such time as the SR 507 bridge is required to be improved.
Finding: Proposed ingress and egress to the site is located on SR 507, and through a connection to 106th Street. 106th Street was not constructed to City standards. The connection
to this street shall be reviewed at Civil Plan Review to assure connection requirements. The internal street shall be classified as “Local Access Commercial”
Finding: Yelm Development Guidelines provides guidance for placement of driveway accesses into commercial developments. The number of access points and their location, sight distance,
and traffic flow are of major concern on Yelm Avenue.
2. 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: There is currently an existing water line located in the right-of-way on SR 507. There is a latecomers agreement recorded for connection to this water line. A latecomers
fee is required for connection.
Finding: A water service line shall be installed in the right-of-way of the new internal street, to serve this building, and future development at the site.
Finding: The retail building is proposing multiple uses, which will create different water demands. Water connection fees are based on water usage of 240 gallons of water consumption
per day. This 240 gallons is referred to as an Equivalent Residential Unit.
Conditions of Approval:
3. 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 party funding, or the successful formation of a local improvement district.
Finding: There is a 2” sewer line available on 106th Ave SE. Your project may be required to extend a 2” sewer line from 106th Ave SE to serve your needs.
Finding: The property has been assessed a total of 4 ERU’s from a Local Improvement District. The hook up fee of $2,694 per an ERU (fee subject to change) is payable at time of building
permit issuance. This fee is in addition to the LID assessment of $1,823.15/ERU, which is paid on an annual basis for 15 years. The additional sewer ERU's (equivalent residential units)
not related to the LID are based on discharge of 240 gallons per day and are charged at a current rate of $5,269.00/ERU payable at building permit issuance.
4. 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.
5. 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.
Yelm Municipal Code Section 17.72.050 Mixed Occupancies states “In the case of two or more uses in the same building, the total requirements for off-street parking facilities shall
be the sum of the requirements for the several uses computed separately.
The minimum parking requirements for retail establishment is 1 stall per 250 sq. ft. of gross floor area. The total number of parking stalls required for the furniture store, and other
retail in the 11,000 sq. ft. building is 44.
Finding: Yelm Municipal Code Section 17.72.060 Off Street Loading states, “Off-street loading shall be required for all commercial establishments which are engaged in the retailing or
wholesaling of merchandise requiring regular delivery such as food retailers, lumber yards, hardware stores and the like.” The number of off street loading spaces required is determined
by total gross floor area.
Finding: The Americans with Disabilities Act (ADA) requires handicap accessible stalls. For parking lots with 26 – 50 stalls, the requirement for ADA stalls 2 ADA stalls, with at least
on of those Van Accessible.
6. Building Department
Finding: The City of Yelm has adopted Design Guidelines for projects located in Yelm’s Commercial Zones. These guidelines determine specific requirements for development. These guidelines
include site planning, pedestrian access, parking, building design and site landscaping.
7. 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.
8 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 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.
Finding: The applicant is proposing a phased development on this site. The Type II landscaping shall be applied as each development phase occurs.
Finding: 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. The Type III landscaping shall be applied with road improvements. This includes the interior road.
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.
9. 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 shall be based
on use and square footage. TFC charges for the furniture store shall be based on .23 trips per 1,000 sq. ft, and shall be payable at the time of building permit issuance. The miscellaneous
retail use TFC charges shall be determined and payable at the time of tenant improvement permit.
The applicant shall make on-site and frontage improvements consistent with City standards. Improvements for SR 507 shall be consistent with the City of Yelm Development Guidelines for
“Urban Arterial”, and shall be installed from the western property line east to the 100-year flood zone area. The remaining improvements shall be deferred.
Ingress and egress to the site is located on SR 507, and shall be a limited access to allow vehicles a “right-in/right-out” only. The access shall be designed to prevent vehicles traveling
east on SR 507 from turning left into the site.
The applicant shall construct an internal road, connecting 106th Street through the development to SR 507. This internal road shall be constructed to “Local Access Commercial” standards.
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 pay a Latecomers fee in the amount of $3,895.96 for tax parcel number 64303400502 and $9,613.09 for tax parcel number 64303400501.
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 (each ERU equals 240 gallons of water consumption per day,
fee subject to change). The number of ERU’s required will be determined by approved water consumption calculations.
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.
The applicant shall provide for a grease trap sufficient to accommodate all proposed uses, which shall be maintained by the property owner or tenant.
The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during construction.
The applicant shall provide the City with an erosion control plan, that protects the flood zone area during and after construction.
The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 44 parking stalls, 2 of which shall be ADA compliant.
Off-street loading area must accommodate a vehicle 45 feet in length, 12 feet in width, and 14 feet in height.
Parking lot landscaping shall be required per YMC 17.80, Yelm Development Guidelines, and Yelm Design Guidelines.
Applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards.
The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval.
Applicant shall provide for Type II landscape buffer along the perimeter of phase I of the development. This includes a 5-foot landscape strip adjacent to the building. As phased development
occurs on the site, appropriate landscaping shall be required.
Type III landscaping shall be required on road improvements to SR 507, and the interior street through the development.
Type IV landscaping is required in parking areas. As phased development occurs on the site, appropriate parking lot landscaping shall be required.
Type V landscaping is required in stormwater facilities, incorporating on site landscaping concepts.
Applicant shall submit landscape plan with civil plan submission.
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 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.
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.
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: Jerome W. Morrissette & Associates
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official