8341 Approval LetterJune 26, 2003
John Eagan Christine Scogin
11822 Hobby Street SE P.O. Box 543
Yelm, WA 98597 Roy, WA 98580
Re: Site Plan Approval for Case # SPR-03-8341-YL, Roses Relic’s
Dear Mr. Eagan:
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 conversion of an existing residential structure into a retail sales shop, and related parking. Site plan review is required
for any commercial use or activity, with exemptions allowed if the use is similar to the prior use and expansion is for storage only. The conversion of the existing structure is an
expansion of retail use, which requires site plan review and approval. There are currently 3 buildings located on this site. The entire site must be reviewed for concurrency with local
and state regulations. This Site Plan Review proposal shows improvements related only to the conversion of one building.
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 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.
Finding: Street frontage improvements are required as part of Site Plan Review and approval when alterations and improvements which constitute 60 percent or more of the estimated value
of the existing structures on the property. The Thurston County Assessors Office lists the assessed value of the structures on site to be $25,000.00. Improvement costs equaling or
exceeding 60%, or $15,000.00, shall trigger street frontage improvements.
Finding: Ingress and egress to the site is located on Railroad Street. Yelm Development Guidelines provides guidance for placement of driveway accesses into commercial developments.
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 retail sales
shop is based on 2.40 new pm peak hour trips generated by the project. The TFC charge for the building conversion is due at building permit issuance. If no building permit is required,
the TFC charge shall be payable prior to obtaining a certificate of occupancy for a business license. The TFC charge for the building conversion, based on 809 square feet shall be $1,456.20.
Ingress and egress shall be located on Railroad Street, and shall consist of one access point.
Street frontage improvements shall be required when site improvement costs reach or exceed $15,000.00. This site improvement amount applies to all proposed and future expansions, improvements
and/or remodel to the site . Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Railroad Street shall be consistent
with the section “local access commercial”.
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.
The proposal does not clarify whether restroom facilities are proposed in the remodeled building. The Uniform Plumbing Code, with Washington State amendments requires that for businesses
with 10 or fewer employees must provide at least one private restroom for employees only.
The existing business on site is currently connected to City water.
Conditions of Approval:
The applicant shall either connect to the new business to the City water system, or provide the City with a signed agreement between the business owners, stating that restroom facilities
will be available to all employees at any time either business is operating. 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.
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 parting funding, or the successful formation of a local improvement district.
As stated in #2 Water, the proposal does not clarify whether restroom facilities are proposed in the remodeled building. The Uniform Plumbing Code, with Washington State amendments
requires that for businesses with 10 or fewer employees must provide at least one private restroom for employees only.
The existing business on site is currently connected to City sewer.
Conditions of Approval:
The applicant shall either connect to the new business to the City sewer system, or provide the City with a signed agreement between the business owners, stating that restroom facilities
will be available to all employees at any time either business is operating. The cost to connect shall include a fee of $5,125.00 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.
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.
Conditions of Approval:
The applicant shall provide a grading and paving plan to the city, showing how onsite stormwater runoff will be treated. If stormwater treatment is required, 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.
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 17.72 states, in the case of two or more uses, the total requirements for off-street parking shall be the sum of the requirements for all uses proposed.
Yelm Development Guidelines 4G.110 (2), Parking Lots, states, “Backing out prohibited.” All commercial developments, parking areas shall be so arranged as to make it unnecessary for
a vehicle to back out into any street or public right-of-way.
Yelm Development Guidelines 4G.110, Buffer strips, states, “All parking areas located adjacent to any private street or public street right-of -way shall provide a minimum five-foot
planted buffer strip between the parking area and the private street or public Right-of-Way.”
Yelm Development Guidelines 4G.110 (5), states, “If dead-end aisles are used in the parking layout, they shall be considered as two-way aisles. Turn around areas will be required
when deemed necessary by the Department of Community Development.
The minimum parking requirements for miscellaneous retail is 1 stall per 250 sq. ft. of gross floor area. The building to be remodeled is approximately 809 square feet, and the existing
business is approximately 950 square feet. The total number of parking stalls required for this project is 7.
Conditions of Approval:
The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 7 parking stalls.
The applicant shall submit a parking plan that reflects compliance with Development Guideline 4G.110 above.
6. Outside Storage
Finding: Chapter 17.57, Yelm Municipal Code Environmental Performance Standards provides guidance for outside storage of merchandise. 17.57.060 states that every reasonable effort shall
be made by persons operating a business to store all such materials within an enclosed building. The ordinance provides exceptions for items where inside storage is not practical or
desirable for reasons related to health, fire, or safety; Where outside storage is normal and standard, such as automotive equipment, lumber, garden supplies, or nursery stock.
The applicant’s plan depicts an area labeled “Gravel Display Area”.
Conditions of Approval:
Outside display of merchandise is not allowed.
7. 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. Design Guidelines
II, Pedestrian Access. All pedestrian paths must correspond with federal, state and local codes for handicap access, and ADA requirements.
Finding:
Conditions of Approval:
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.
8. 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.
Conditions of Approval
The 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.
9. 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. A type I landscaping is characterized by a 15-foot landscape
strip in which any combination of trees, shrubs, fences, walls, earthen berms, and design features that provides an effect which is sight-obscuring from adjoining properties.
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.
Type V landscaping is required in storm water retention areas, if required.
Conditions of Approval:
The applicant shall provide for Type I landscape buffer along the northern property line, between the commercial and residential use.
The applicant shall provide for Type II landscape buffer and averaging for the east and west property lines, to meet parking and right-of-way requirements.
Type III landscaping shall be required when frontage improvements are installed.
Type IV landscaping is required in parking areas.
Type V landscaping is required in stormwater facilities.
The applicant shall submit a revised landscape plan to the City for approval.
10. Refuse:
Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening. If a commercial refuse container is used,
storage and screening shall be required. If the businesses use customary residential refuse cans, the refuse storage shall be out of site, and shall not be located where visible from
the street.
Conditions of Approval:
If the businesses use a commercial refuse container, they 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.
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.
No refuse container shall be permitted between a street and the front of a building.
11. Other Conditions of Approval:
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: James M. Eagan, Property Owner
Christine Scogin, Business Owner
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official