8306 Approval Letter
March 27, 2002
Tom Spader
Freiheit & Ho Architects, Inc.
rd
10940 NE 33 Place
Suite 202
Bellevue, WA 98004
Re: Site Plan Approval for Case # SPR-01-8306-YL, Jack in the Box
Dear Mr. Spader:
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.
The project is approved subject to the following conditions of approval:
1. Future Expansion
Finding:
The applicant has proposed an outside seating area that is approximately 525
square feet, that is not directly addressed in the application. The applicant has also
verbalized that the area is designated as a future expansion area. In order to review
the projects total impact, and to facilitate the future growth, the City has included the
525 sq. ft. into it?s project review to mitigate impacts. The conditions of approval
below include the future expansion area. When the applicant is prepared to expand
the restaurant by enclosing that 525 sq. ft. of outside seating area, site plan review
will not be required.
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 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 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 City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm
peak trip. The Ordinance provides a default table that the applicant can use to
determine new pm trips generated by the proposed use. The ordinance also
provides a discount for existing traffic. The current ordinance and default values are
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based on the 5 Edition of the ITE Trip Generation Manual, and uses a formula
based on square footage. The applicant has provided a Transportation Impact
Analysis using two different formulas for calculating trip generation numbers. The
first formula is based on Jack in the Box projected sales. The second formula is
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based on type of use and square footage, using the 6 Edition of the ITE Trip
Generation Manual. The project shows 2,036 square feet for the restaurant, and
525 square feet for outside seating and future expansion area. The City has agreed
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to use the 6 Edition ITE manual, based on square footage.
Finding:
Street frontage improvements for the site are required as part of Site Plan Review
and approval. The City has plans to improve Yelm Avenue, and re-align Vancil
Road in partnership with the Washington State Department of Transportation and
various private property owners fronting the improvement areas.
Conditions of Approval:
a. The applicant shall mitigate traffic impacts to the transportation system.
Mitigation includes payment of the Transportation Facility Charge (TFC) for 42.88
new pm peak hour trips generated by the project. The total TFC is $ 32,160.00
b. The applicant shall be responsible for frontage improvements (curb, gutter,
sidewalk, planter strip, and landscaping) along Vancil Road, and the City shall be
responsible for the core road improvements. The City and WSDOT shall be the
lead agencies in the design and construction of said improvements on both Yelm
Avenue and Vancil Road. The applicant shall enter into an agreement with the
City of Yelm for payment of the projects fair share for the design and construction
of the above specified improvements, based on the bid award amount.
Page 2 of 6
3. 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:
The proposal is for a commercial restaurant. Engineered calculations are required to
determine the number of Equivalent Residential Unit ERU?s required for this project.
(each ERU equals 240 gallons of water consumption per day)
Finding:
The City of Yelm is dedicated to providing the best quality water possible to its
consumers. The Washington Administrative Code, WAC 246-290-490 requires that
the City take measures to ensure that contamination does not occur as a result of a
cross contamination.
Conditions of Approval:
a. 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.)
b. All water connection fees are due at time of building permit issuance.
c. The applicant shall install a backflow prevention device for the irrigation system.
4. 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:
The proposal is for a commercial restaurant. Engineered calculations are required to
determine the size of step tank, and number of hook ups required.
Page 3 of 6
Conditions of Approval:
a. The applicant shall connect to the City S.T.E.P. sewer system. The cost to
connect shall include a fee of $4,986.00 per ERU (each ERU equals 240 gallons
of water consumption per day, fee subject to change).
b. 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.
c. The applicant shall install a grease trap
5. Storm Water
Finding:
The completed project will increase the amount of impervious surface on the site and
on the adjacent streets. Impervious surfaces create stormwater runoff. When
uncontrolled and untreated stormwater runoff can create health and safety hazards.
YMC requires all development to comply with the City Stormwater Manual.
Conditions of Approval:
a. 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 and post construction.
b. The applicant shall submit a final stormwater report with civil plan application.
c. The applicant shall submit a stormwater maintenance plan with civil plan
application.
d. The applicant shall provide a blanket easement for maintenance of all utilities
deeded to the City, and access to the stormwater facility.
6. 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.
Conditions of Approval:
a. Applicant shall provide for off-street parking. Minimum requirements are 1 stall
per 200 square feet of gross floor area. Applicant to provide handicap parking
stalls as required by ADA.
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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.
Conditions of Approval:
a. Design Guidelines II, Pedestrian Access. All pedestrian paths must correspond
with federal, state and local codes for handicap access, and ADA requirements.
All buildings shall have a paved pedestrian path from street sidewalk to the main
entry, and provide pathways through parking lots.
b. The ?preview board? and ?speaker board? placement in the drive through lane,
does not allow for vehicle storage, and interferes with pedestrian access. The
speaker board, and preview board shall be moved closer to the building, in the
drive-through lane to allow for vehicle storage.
c. Design Guidelines II, Pedestrian Area and Plaza. Provide visual and pedestrian
access, with seating of at least 2 linear feet. (bench, ledge, etc.)
d. Design Guidelines I-F. Street Corners, I.F.(1) Applicant to install a decorative
wall. The wall shall be constructed with ?prairie rock?, to match the decorative
wall that is located on the neighboring property. The wall shall extend
continuously from the pedestrian access located at the northeast corner to the
pedestrian access located on on the northwest corner.
e. Design Guidelines I-D, Siting Service Areas. Refuse area to be screened to
match overall building design. Applicant to provide documentation that refuse
area is adequate size for storage of refuse and recycling.
f. Design Guidelines IV, Building Design. Applicant shall replace the Chokecherry
tree marked on the east side of the building with an Austrian Black Pine tree,
matching the proposed pine tree marked for that site.
g. All signs require permit and approval by the Community Development
Department.
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.
Conditions of Approval
a. The applicant shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
b. The applicant shall submit a fire hydrant plan to the Community Development
Department for review and approval.
Page 5 of 6
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.
Conditions of Approval:
a. The applicant shall submit a revised landscape plan to the Community
Development Department for review and approval.
b. Completed landscaping shall be approved by the Community Development
Department prior to building occupancy.
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
Planning Technician
cc: Charlie Patton, Jack in the Box, Inc.
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tim Peterson, Public Works Supervisor
Shelly Badger, City Administrator
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