8318 Final Approval
August 20, 2002
Fiona Reeves, President
Scottish Stone / Saturday Group
19505 Cougar Mountain Road SE
Yelm, WA 98597
Re: Site Plan Approval for Case Number SPR-02-8318-YL, Scottish Stone
Dear Ms. Reeves:
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.
The affected property owners may request a change in property tax valuation from the
Thurston County Tax Assessor?s Office.
The project is approved subject to the following conditions of approval:
1. Proposal and Previous Land Use Approval for the Site:
Finding:
The applicant is proposing to lease a portion of the building and common area of
land from the property owner C & N Leasing, Inc., and TimberTec, Inc. TimberTec, Inc.
received Site Plan Approval, subject to conditions, for this site on March 22, 2001.
TimberTec, Inc. provided the City of Yelm an assigned savings account to assure that the
conditions of approval would be met. At this time, not all conditions have been completed.
Condition of Approval:
a. All original conditions of approval for the TimberTec, Inc. application number
SPR-00-8271-YL must be constructed, and the work approved by the City of Yelm
Community Development Department prior to occupancy of the Scottish Stone
business.
2. Transportation
Finding:
Yelm is a small compact community most directly affected by two state
highways which bisect the community. The two state 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 elect 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 bypass alternatives 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 bypass
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 TimberTec, Inc. approval required mitigation of transportation impacts, and paid
a Transportation Facility Charge(TFC), based on the square footage of building space they are
presently occupying. The TFC was based on 6,500 sq. ft. of light industrial warehouse space.
Finding:
The applicant is proposing to lease the remainder of the warehouse building for a
stone cutting operation. The applicant is responsible for mitigating the transportation impacts
for the remaining 5,500 square feet of building space.
Finding:
The TimberTec, Inc. approval provided for a deferral of road frontage improvements
to Rhoton Road, by providing a ?waiver of protest.? TimberTec, Inc. agrees to participate in
future road improvement projects when the City deems necessary. This waiver of protest,
recorded in Thurston County, runs with the land, and shall be transferred to any heirs,
successors, or assigns.
Conditions of Approval:
a. The proponent shall mitigate transportation impacts based on the new p.m. peak hour
trips generated by the project. The Transportation Facility Charge (TFC) shall be based
on 0.98 new peak hour trips per 1,000 square feet of gross floor area. The project is
classified as light industrial and the gross floor area is 5,500 square feet. The proponent
will be responsible for a TFC of $4,042.50 which is payable at time of building permit
issuance, or tenant occupancy.
3. Water
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 pace - e.g. award of a grant, a binding letter commitment for third
parting 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 an existing city water connection at this site, servicing the TimberTec
business. TimberTec?s original conditions of approval stated that if additional development were
to occur at this site, additional ERU?s may be required.
Conditions of Approval:
a. The applicant must provide to the City calculations of proposed water usage. Water
ERU?s (equivalent residential units) are based on a consumption rate of 240 gallons per
day and are charged a current rate of $1,500/ERU (fee subject to change) inside city
limits. The number of ERU?s required for this project shall be determined by calculations
provided by the applicant, and approved by the Community Development Department.
Water connection fees shall be paid at building permit issuance, or prior to occupancy.
4. Sewer
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 grand 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:
TimberTec was required to install and connect to the City sewer system.
TimberTec?s original conditions of approval stated that if additional development were to occur
at this site, additional sewer ERU?s may be required.
Conditions of Approval:
a. The proposed site is connected to the City?s STEP sewer system. The applicant is
required to purchase Sewer ERU?s based on the on the water calculations provided by
the applicant. Equivalent Residential Units (ERU?s) are based on a discharge of 240
gallons per day. The current rate for one ERU is $4,986. These fees are payable at
building permit issuance, or at tenant occupancy.
5. Stormwater
Findings:
The TimberTec approval required construction of a stormwater facility in accordance
with the DOE Storm Water Manual, as well as a stormwater maintenance agreement. The
stormwater facility must be approved by the City of Yelm, Community Development prior to
applicants? occupancy.
Findings:
The applicant is not proposing to add any additional impervious surface. The
applicant will lease existing space from the present occupant TimberTec, Inc.
Conditions of Approval:
a. The applicant is not required to provide additional stormwater facilities.
6. Parking
Finding:
The City of Yelm Municipal Code (YMC) addresses parking requirements, and
provides guidance for establishing the number of parking stalls required for any development.
Yelm Development Guidelines require that parking be paved and landscaped.
Finding:
YMC 17.72.050 states that; 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.
Conditions of Approval:
a. The applicant shall provide for a minimum of 7 parking stalls, which are in addition to the
required stalls for the TimberTec, Inc. business.
7. Fire
Finding:
Fire protection to the buildings must be provided per the Uniform Fire Code.
Requirements for installation of fire hydrants or sprinkler systems will be determined in building
permit review.
8. Design Guidelines and 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. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all
development proposals.
Finding:
TimberTec, Inc. has completed the required landscaping for this site. TimberTec is
responsible for providing for the maintenance and care of this landscaping.
9. Other:
Finding:
The site is adjacent to residential zoned and developed properties. Inadequately
controlled noise adversely affects the health, safety, and welfare of people, the value of
property, and the quality of the environment.
Finding:
Ambient air pollution is the most serious environmental threat in Washington State.
Air pollution causes significant harm to human health; damages the environment, including
trees, crops, and animals; causes deterioration of equipment and materials; contributes to water
pollution; and degrades the quality of life.
Finding:
The health and welfare of the people of the state depend on clean and pure
environmental resources unaffected by hazardous waste contamination. Safe and responsible
management of hazardous waste is necessary to prevent adverse effects on the environment
and to protect public health and safety.
Conditions of Approval:
a. Noise shall be limited to 50 dBA between the hours of 10:00 p.m. and 7:00 a.m.
b. If the stone cutting operation includes the painting of equipment, or solvent use, the
applicant shall obtain any necessary permits or approvals from the Olympic Region
Clean Air Agency (formerly Olympic Air Pollution Control Authority)
c. The applicant shall submit a Hazardous Waste Spill and Containment Plan to Thurston
County for approval.
If you have any questions, or if I can be of further assistance please contact me at (360) 458-
8496.
Sincerely,
Tami Merriman, Planning Technician
cc: Grant Beck, Community Development Director
Jim Gibson, Development Review Engineer
Shelly Badger, City Administrator
Tim Peterson, Public Works Director
Gary Carlson, Building Official
Cindy Bricker, Commissioners Office
John Walter, TimberTec, Inc.
File