Approval Signed 001STAFF REPORT
City of Yelm
Community Development Department
Case Number: SPR-05-0417-YL
Applicant: Terry Meyers
Agent: Tom Houha
Request: Construct a drive through espresso stand at existing gas station
Recommendation: Approval with conditions
Proposal and Site Characteristics
The applicant has applied for a site plan review approval in order to construct a drive
through espresso stand at an existing gas station.
The property is located on the north side of State Route 507, at the corner of SR 507
and 103rtl Avenue, and is identified by assessor tax parcel number 22730121600.
The site is improved with a convenience store, and covered gas pump stations. The
specific area for the espresso stand is currently a paved open area located at the corner
of the site. The site is zoned C-1 Commercial, and the surrounding properties are
currently approved commercial uses.
Public Notices
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on December 12, 2005.
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.
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development. Concurrency means the facilities
necessary to serve a proposed development are in place or planned for and properly
funded with a reasonable expectation that the facilities will be in place at the time
needed to preserve adopted levels of service.
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.
All required infrastructure is available at the time of the proposed development and a
finding of Concurrency is appropriate.
The sanitary sewer system has suffcient capacity to serve the proposed use and the
developer will be responsible for connecting to the existing sewer service located on the
property.
The water system also has sufficient capacity to provide potable water to the proposed
use and the developer will be required to connect to the existing water service located
on the site.
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The frontages of both Yelm Avenue East (SR 507), and 103rtl Avenue are currently
improved to City of Yelm standards. It is unclear if right-of-way was properly dedicated
at the time of the previous improvments. If not done, right-of-way dedication will be
required at this time.
The City of Yelm will provide police protection service to the property. Fire protection
services are provided by The SE Thurston Fire/EMS District (Thurston County Fire
Protection District #2).
Essential Public Facilities
The SE Thurston Fire/EMS has adopted a fire protection impact fee. This fee is used
by the Fire District to fund those capital facilities required by new development. The
impact fee for 2006 is $0.216 per sq. ft. of new development.
Zoning Code Requirements
The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The
C-1 district was created to provide for the location of business centers to serve the
needs of the community for goods and services such as food, drugs, household
supplies, automobile servicing, recreation, and other uses.
The C-1 district allows restaurants, including drive thru, as a permitted use subject to
site plan review approval in accordance with Chapter 17.84 YMC.
Building setbacks are 15 feet from front property lines, 10 feet from side property lines
and 20 feet from rear property lines. The maximum building height is forty (40) feet.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provide guidance for refuse storage and screening.
Refuse areas are required to be accessible 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.
January 2006 Page 3 of 9
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 espresso stand does not require parking for its patrons, however, the parking
located on the site must provide the required parking for the existing uses, as well as
parking for two employees for the espresso stand.
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,
and adjacent to buildings. Type II landscaping would be required along the perimeter of
the site.
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 III landscaping is required as part of
road frontage improvements.
Parking Lot Landscaping. Type IV landscaping is intended to provide visual relief and
shade in parking areas.
Type V landscaping is required in any above ground stormwater retention areas
The onsite landscaping meets the minimum requirements of Chapter 17.80 YMC.
Design Guidelines
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The property is identified by the Yelm Design Guidelines as a mixed use district, which
establishes requirements for new development in relation to site planning, pedestrian
access, vehicular access and parking, building design, and landscape design.
Street Comers
Developments on corner lots must enhance the property's visual qualities by installing
substantial landscaping, a decorative screen wall, providing pedestrian access, and
architectural cover treatments.
The Design Guidelines suggest substantial landscaping or hardscaping, a screen wall,
trellis, or other architectural features.
Building Details
All new buildings shall include at least one of the following elements on the facades that
face a public street.
a) Decorated rooflines
b) Decorated treatment of windows and doors
c) Decroative railings, grill work, or landscape guards
d) Landscape trellises
e) Decorative light fixtures
f) Decorative building materials
The design guidelines also require the use of compatible building materials
Transportation and Site Access
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, 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 site has two street frontages, Yelm Avenue East (SR 507), and 103rtl Avenue,
which are both improved to City of Yelm standards.
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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.
Street Lighting
Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and
homeowners. Street lighting is reviewed at the time of civil plan review in order to
assure adequate lighting.
Stormwater Quality and Quantity
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 Stomtwater Manual, which requires all development to
treat and control Stormwater when over 5,000 square feet of impervious surface is
created.
The site is currently improved, with an approved Stormwater system.
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. Fire coverage and sprinkler systems must meet IBC requirements.
Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install
fire hydrant locks as part of the City's water conservation and accountability program.
In 2004, the City was also required to complete a vulnerability assessment in response
to the new homeland security measures as a result of 9/11.
Water System
The City's Water Comprehensive Plan identifies the property as being within the water
service area.
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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The new commercial building would be required to connect to the City's water system.
Water usage calculations shall be submitted with civil plans to show proposed usage at
full build out.
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.
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.
Sewer System
The City's Sewer Comprehensive Plan identifes the property as being within the sewer
service area.
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 fees are based on water usage calculations.
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 Heavy 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. 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 360 square feet is
$9,862.50.
2. 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 (900 cubic feet per
month) (fee subject to change). The number of ERU's will be calculated on water
usage based on the design capacity of the new facility. The applicant shall
January 2006 Page 7 of 9
provide proposed water usage calculations in the civil plan submission. Water
connection fees are paid at building permit issuance.
3. All conditions for cross connection control as required in Section 246-290-490
WAC.
4. The applicant shall pay a fire protection impact fee. The impact fee for 2006 is
$0.216 per sq. ft. of new development, and is payable at building permit
issuance.
5. If new fire hydrants are required, the applicant shall be responsible for the
installation of hydrant locks on all fire hydrants required and installed as part of
development. The applicant shall coordinate with the Yelm Public Works
Department to purchase and install required hydrant locks. Hydrant lock details
shall be included in Civil Plan Submission.
6. The applicant shall connect to the City S.T. E. P. sewer system. The cost to
connect shall include a fee of $5,569.00 per ERU with a $145.00 inspection fee
per connection (fee subject to change). The number of ERUs required will be
determined by approved water consumption calculations submitted as part of the
civil plans. Sewer connection fees are paid at building permit issuance. All
S.T. E. P. tanks shall be designed to the specifications of the City of Yelm
Development Guidelines, including a maximum depth to the tank invert of 6 feet
below finish grade.
7. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards
8. The civil plans shall include a complete detailed landscape plan including
provisions for street corner enhancement.
9. Building elevations must be consistent with the Yelm Design Guidelines for the
mixed use district.
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
January 2006 Page 8 of 9
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
A//// (\~R@~~~ YT1~ day of January, 2006.
Gra Beck, Director of Community Development
S' 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 fled 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.
January 200fi Page 9 of 9