8314 Approval LetterJune 12, 2002
Bill Hertel
10101 SE 270th Place
Kent, WA 98031
Re: Site Plan Approval for Case # SPR-02-8314-YL, Prairie Auto Glass
Dear Mr. Hertel:
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 operation of a Auto Glass Repair business at 10619-B Vancil Road SE, Yelm. There is located on this site a home, a mobile
home, and a large detached garage. The garage is located in the center of the site, with the home to the south and the mobile home to the north. Prior to opening the Auto Glass Repair
business in the detached garage, the building was constructed and used as an accessory garage to the existing home on the site. Site plan review is required for any commercial use or
activity, with exemptions allowed if the use is similar to the prior use. The commercial use of the garage is a change of use, which requires site plan review and approval.
The auto glass business is currently operating “out of compliance” with Yelm Municipal Code, Chapter 17 Zoning. It is the responsibility of the property owner to assure that the site
is brought into compliance as soon as possible. Many of the conditions of approval require civil plan review and approval. Civil plans must be submitted to the Community Development
Department within 30 days of the date of this letter.
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 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 is used to determine new pm trips generated
by the proposed use. The ordinance also provides a discount for existing traffic.
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 to re-align and improve a portion
of Vancil Road in partnership with the Washington State Department of Transportation and various private property owners fronting the improvement areas. This parcel is included in the
improvement project.
Conditions of Approval:
The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC) for 4.2 new pm peak hour trips generated
by the project. The total TFC is $ 3,150.00. This fee is due and payable within 30 days of this land use approval.
The required street frontage improvements shall be completed by the City, as part of the Yelm Ave. E., Vancil Road realignment project.
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.
Conditions of Approval:
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. Connection to, and fees for connection to water service are due within 30 days of civil plan approval.
The site is currently assessed a water system latecomers fee. The latecomers fee in the amount of $3,097.88 is due and payable prior to connection to the service.
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.
Conditions of Approval:
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). The number of ERU’s required will be determined by approved water consumption calculations. Connection to, and fees for connection to water service are due
within 30 days of civil plan approval.
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, and an easement provided for maintenance.
The site is currently assessed a sewer system latecomers fee. The latecomers fee in the amount of $875.82 is due and payable prior to connection to the service.
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 service, must control and treat stormwater runoff. The completed project will
not create more than 5,000 sq. ft. of impervious surface, therefore no stormwater facilities are required for this project.
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.
The minimum parking requirements for miscellaneous retail is 1 stall per 250 sq. ft. of gross floor area.
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 parking bays inside the structure
do not count towards this requirement.
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.
Conditions of Approval:
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.
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.
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.
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 I landscaping would typically be required along the southern property line, where the C-1 zone adjoins the R-14 residential zoning. Because of the location of the business
and homes on this site, the perimeter landscaping shall not be required. In further research, it could then be determined that landscaping should be required between the business and
existing homes located on the site. The applicant will need to provide a letter signed by the occupants in the existing homes, allowing the business to operate without the landscape
separation requirement of the business.
Conditions of Approval:
The applicant shall include a landscape plan to the Community Development Department with civil plan submittal, for review and approval.
The applicant shall provide for Type II landscaping around the building.
The applicant shall provide for Type IV landscaping in the parking areas.
The applicant shall provide a letter signed by the tenants of the two homes on the site, agreeing to allow the business to operate without the required landscape buffers.
Completed landscaping shall be approved by the Community Development Department at the completion of installation of the utilities and parking.
9. Refuse:
Finding: City of Yelm Municipal Code Chapter 17.26.130 provides guidance for refuse storage and screening. The owner of the auto glass business states that he keeps the refuse container
within the building at all times, except for the day of refuse pick up. On that day, the business owner takes the refuse container to the street.
Conditions of Approval:
The business owner shall store all refuse containers within the building. If the refuse container is to be stored outside, the following conditions shall be met;
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.
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.
10. Other Conditions of Approval:
The business must have a current City of Yelm Business License to operate a business within the City. The Prairie Auto Glass business license will need to be updated within 30 days
of receipt of this letter.
Commercial signage is governed by Yelm Municipal Code, Chapter 15.24. The business owner shall be required to bring his signage into compliance
with City codes within 30 days of receipt of this letter. The owner of Prairie Auto Glass should contact Mr. Gary Carlson, City of Yelm Building Official at 360-458-8407, to discuss
sign code requirements.
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: Mr. Norman Gorton, Prairie Auto Glass
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tim Peterson, Public Works Supervisor
Shelly Badger, City Administrator