16533 Hwy 507 092305�MM City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
September 23, 2005
David Spiller, P.E.
Hattan Godat Pantier
1840 Barnes Blvd. SE
Tumwater. WA 98512
Dear David:
The Community Development Department has reviewed the information you have
submitted regarding the expansion of Dels Farm Supply to tax parcel number
64303200700 at 10616 Bald Hill Road SE.
Upon full review of the information submitted, it is the determination of the Community
Development Department that the business was expanded without all required permits
and approvals from Thurston County and the City of Yelm and that a site plan review
approval will be required in order to continue operation.
I have attached a site plan review application and environmental checklist for your
information and use. Civil engineering plans will be required, as well as a building
permit to use the building on the property for commercial storage.
In order to help you plan, I offer the following general comments which will be required
as part of the site plan review. Please note, these are preliminary in nature and may
change through the land use permitting process.
Street and Parking Lot Improvements
Frontage improvements will be required for the property frontage along SR 507 and
Bald Hills Road, both of which are identified as urban arterials by the Comprehensive
Transportation Plan. The City is willing to defer frontage improvements along SR 507
and the portion of the property along Bald Hills Road within the 100 year floodplain or
the shoreline jurisdiction, whichever is greater.
The interior drive aisles and parking shall be consistent with the City's parking details
and the development guidelines. A minimum of one parking space for every 250 square
feet of gross Floor area is required, with a minimum of 8 stalls. ADA parking must be
provided. A parking plan shall be submitted to the Community Development
(360) 458 -3835
(360) 45&3144 FAX
U,U,Wxi.yelm.wa.w
An irrigation meter shall be installed and an approved backflow prevention device will be
required for all landscape irrigation connections.
Zoning and Setbacks
The property is zoned Commercial (C -1), Chapter 17.26 YMC. This district allows retail
as a permitted use subject to site plan review.
Setbacks: Front property line
15 feet
Side property line
10 feet
Rear property line
20 feet
Applications to develop, remodel or improve properties and structures within this zone
shall require review and approval of a site plan in accordance with Chapter 17.84 YMC.
Ingress /Egress
Ingress and egress at the site shall be consistent with the Yelm Development
Guidelines, section 413.140. Accesses shall be reviewed for vehicle and pedestrian
safety.
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 is characterized by an 8 foot landscape strip between uses and a 5
foot strip around buildings of any combination of evergreen and deciduous trees (with
no more than 50 percent being deciduous), shrubs, earthen berms and related plant
materials or design features may be selected; provided, that the resultant effect is to
provide partial screening and buffering between uses and of softening the appearance
of streets, parking and structures.
Type IV landscaping is intended to provide visual relief and shade in parking areas. At
least 24 square feet of landscape development for each parking stall proposed. Each
area of landscaping must contain at least 100 square feet of area and must be at least
six feet in any direction. Each planting area must contain at least one tree. Live
groundcover shall be provided throughout each landscaping area. No parking stall shall
be located more than 50 feet from a tree.
Type V landscaping is required in storm water retention areas, if required. The floor and
slopes of any stormwater retention /detention area shall be planted in vegetation that is
September 23, 2005 Page 3 of 4
City of Yelm
Community Development Department
405 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
September 26, 2005
Del's Farm Supply
Linda Michaelis
P.O. Box 39039
Lakewood, WA 98439
Re: Del's Farm Supply in Yelm, Washington
Dear Ms. Michaelis:
Thank you for attending our meeting on Friday, September 23, 2005, regarding your
business in Yelm. Currently, the site is in violation of Chapter 17, Yelm Municipal Code,
and the Community Development Department is happy to be working with you to bring
your business into compliance with the City of Yelm Development Regulations.
The letter written by Mr. Grant Beck of the Community Development Department
describes different areas of the Development Regulations that apply to your business.
We understand the time that is involved to complete the required improvements. The
Site Plan Review process is the first step to reach this goal. When you apply for Site
Plan Review, the City will list detailed improvements that will be required to bring your
business into compliance. The Community Development Department will work with you
to assure that you will have ample time to complete the required improvements.
As I stated earlier, we are happy to be working with you, and look forward to the end
result of compliance with our codes, and for a great looking business within the City.
Sincerely,
Tami Merriman
Assistant Planner
cc: Larry Hanson, Code Enforcement Officer
(360) 45&3835
(360) 45&3144 FAX
www.ci.Yelm.ma.ua
' zxxixxx xxxsx :zz -COMM. JOURNAL- xxxxxxxxxxx txxxxx xx DATE SU -27 -2005 ""I TIME 04:17 xxxxxxxx
MODE = MEMORY TRANSMISSION START= SEP -27 04:16 END= SEP -27 04:17
FILE No. =168
STN COMM. KEY NAME STATION NAME/EMAIL ADDRESS /TELEPHONE NO. PAGES DURATION
No.
001 OK 6 912536211978 002/002 00:00:20
-Yelm CDD -
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CITY OF YE NT
COMNR/MTY DELMWA98597 ARTMENT
POBOX479- 105YEI AYE.W
YELM WA 98591
FAX: (360)45g31M
TO: Linda DATE: SEPTEMBER 27,205
FAX M: 3S3-627 -1978 PAGES: �2 including thb cover eheaL
FROM: Tom( Merriman, ABbtant Planner
SUBJECT:
COMMENTS:
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H A T T O N G O D A T P A N T I E R
May 18, 2005 �� 1
Mr. Grant Beck, Director
Community Development Department
P.O. Box 479
Yelm, WA 98597
RE: Del's Farm Supply � ' 9 G'
HGP # 05 -055 O(7y
Dear Mr. Beck:
We have been retained by Linda Michealis to help with her project at 16533 Hwy 507
SE. The project site has been recently annexed by the City of Yelm, and a violation had
been issued by Thurston County prior to annexation for an agricultural building being
used for commercial uses. On January 3, 2005, you wrote a letter to Linda Michealis
outlining the City's position on the violation. The letter was followed by a pre- submission
meeting attended by Linda Michealis. The letter outlined four main issues on the site.
1. The building on the 5 acre parcel was permitted by Thurston County as a non-
commercial agricultural building.
2. There has been no land use permit or building permit issued by Thurston
County for the use of the building for commercial purposes.
3. There has been no land use permit issued by Thurston County for the use of
the 5 acre parcel as parking and storage for Del's Farm Supply.
4. It is the City's position that the use of the 5 acre parcel for commercial purposes
is not pre- existing or non - conforming use as it was not legally permitted.
Linda Michealis expressed concern over the magnitude of the differences between the
County requirements and the City's requirement for the conversion to a commercial
building. According to Mrs. Michealis, the County was preparing to issue another
building permit for the agricultural building, converting the building into commercial
storage. The plans indicate that the building would be divided by fire walls into several
smaller portions to meet the fire flow requirements. No land use application was
included.
After being retained and meeting with Linda Michealis, we contacted City staff to discuss
the project, and checked the files at the County. Jim Gibson, at the City of Yelm, stated
that the site's access had been relocated and several activities have occurred on the site
during the last few years. City notes from the pre- submission meeting indicated that
several construction items occurred during the past few years.
Based on the given information (including the pre- submission notes) our search of
County files focused on answering a few questions; Hatton codat Bander. Inc.
1840 Barnes Blvd 5W
Tumwater WA 98512
T 360.943.1599
F 360.35).6299
800.700.1693
ENGINEERS PNe SpPVEYOPS ha ttonpaotler.com
Del's Farm Supply, HGP # 05 -055
May 18, 2005
Page 2
1. What kind of permit was issued by the County for the agricultural building and
did the County and client discuss the use of the building?
The County files appear incomplete, but do show that a permit was
issued for an agricultural building on June 26, 2005. The file did include a
site map showing the location, and noting, "Building used for AG storage,
contents hay & grain storage only ". No bathrooms in this building.
Bathroom facilities are in Del's Farm Supply." We were unable to find any
notes from the pre - submission meeting, but it is interesting that the intent
was to use the bathrooms in the commercial building. Refer to Exhibit A
for site map for the agricultural building, chronological list of activities
related to the violation issued by the County, and County listing of files for
both parcels.
2. How was the County going to issue a building permit without a land use permit?
Documents provided by Linda Michaelis indicated that the County was
reviewing plans, but the documents made no mention of land use applications
or requirements.
The file included letters from the Health Department and the Fire Marshal,
recommending approval of the conversion to commercial storage. No
documents indicated a need for land use.
Research of the Thurston County Code indicates (Chapter 20.37.015 Site
Plan Review - applicability) that site plan review is not required for
additions when within any twelve month period the cost of the additions
does not exceed fifty percent of the existing real property improvements.
Similarly, Section 17.09.055 indicates that the site was exempt from
SEPA review. Both sections are included in Exhibit B.
Discussions with County staff indicated that the existing residential AG
building is being converted to commercial use as an accessory to Del's
Farm Supply for storage of overstock items. The building is located on a
separate parcel from Del's Farm Supply, and both parcels have the same
ownership. Because both parcels are owned by the same person, the
County would treat this project as an accessory structure to Del's.
Therefore, no site plan review would be needed. We also discussed
landscaping. The house near the AG building was built in the 1900s.
Based on the aerial photographs there is some screening around the
house. No further landscaping would be required, and adequate parking
exists.
3. When did the access change, and did the County issue any land use permits
related to the change in access? Aerial photos of the site dated 1992 show
parking and storage on the adjacent parcel. If the storage and parking existed
E:bficeVOBV2005 \O54)55XLTR Gant Beck 05.18.05. o
Del's Farm Supply, HGP # 05 -055
May 18, 2005
Page 3
in 1992, why didn't the County issue a violation for the storage and parking?
Could a previous site plan include the parking and storage?
Based on County records, a site plan review was applied for on January
23, 1995. We checked the file associated with the site plan and found an
approved site plan showing the current access to the site. Copies of the
approved site plan and aerial photos from 1992 are included in Exhibit C.
Based on our review of the County files, discussions with the owner and County staff,
the City's understanding of the project should be modified as noted.
1. The building on the 5 acre parcel was permitted by Thurston County as a non-
commercial agricultural building.
We agree the building was permitted as a residential agricultural building.
The file also indicates that the owner may have indicated an association
with the commercial business, as noted on the site plan found In the
County's file.
2. There has been no land use permit or building permit issued by Thurston
County for the use of the building for commercial purposes.
We agree. However, no land use permit was required, and the owner
was in the process of obtaining a peril for the conversion to a
commercial storage building. The use was to be permitted by the County
as an accessory to Del's Far Supply.
3. There has been no land use permit issued by Thurston County for the use of
the 5 acre parcel as parking and storage for Del's Farm Supply.
We agree, the County never issued a permit for the use; the use was
permitted by code as an accessory to Del's Farm Supply and no land use
permit was required or issued. Hence the County never issued a
violation for the use of the 5 acre parcel for parking and storage. In
addition, aerial photos indicate that parking existed before 1992, and the
County current zoning code was adopted in 1999.
4. It is the City's position that the use of the 5 acre parcel for commercial purposes
is not pre - existing or non - conforming use as it was not legally permitted.
We disagree, aerial photos indicate use prior to 1992, and County records
indicate the only non - permitted use was related to the AG building. The
parking and storage on the 5 acre parcel was considered by the County
to be an accessory to Del's Farm Supply and permitted by their code.
E:btlkeUOBS\2005W5- 0551LTR Grant Beck 05A8.05.dm
Del's Farm Supply, HGP # 05 -055
May 18, 2005
Page 4
We would like to meet with City staff to discuss the conversion of the existing AG
building to a commercial storage building, and the permitted status of the project. I also
want to offer to perform additional file research at the County to address any concerns
you may have about the permitted status of the project. You can contact me at (360)
943 -1599 or daves @hattonpantier.com.
Sincerely,
7 GONTIER
David W. Spiller, P.E.
Senior Project Engineer
DWS:dsh
Enclosures: Exhibit #1— Site map for the agricultural building, chronological list of
activities related to the violation issued by the County, and
County listing of files for both parcels.
Exhibit #2 — Portions of County zoning codes
Exhibit #3 — Copy of 1985 approved site plan
cc: Jim Gibson P.E., City of Yelm P.O. Box 479 Yelm, WA 98597
Linda Michaelis, Del's Farm Supply 16533 Hwy 507 SE Yelm, WA 98597
E:bMOeV0BS\2005 \05 -055 \LTR Grant Beck 05.16.05.doc
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20.37.015 Applicability. Page 1 of 1
Title 20 ZONING
Chapter 20.37 SITE PLAN REVIEW
20.37.015 Applicability.
Site plan review and approval shall be required prior to the issuance of a building permit when
provided under this section.
1. This chapter applies to the following types of development unless a special use permit is
otherwise required;
a. Commercial development;
b. Industrial development;
c. Multifamily, condominium and townhouse developments with more than four dwelling units;
d. Additions or expansions and associated remodels to development defined under subsections
(1)(a) through (c) above when within any twelve month period the cost of the additions or
expansions and associated remodels exceeds fifty percent of the assessed value of the existing
real property improvements.
2. This chapter applies within the following zoning districts:
a. Residential - -3 -6 dwelling units per acre (Chapter 20.15);
b. Residential -4 -16 dwelling units per acre (Chapter 20.21A);
c. Neighborhood convenience (Chapter 20.22);
d. Rural commercial center (Chapter 20.24);
e. Arterial commercial (Chapter 20.25);
f. Highway commercial (Chapter 20.26);
g. Planned industrial park (Chapter 20.27);
h. Light industrial (Chapter 20.28);
i. Rural resource industrial (Chapter 20.29).
3. Plats reviewed under Chapter 18.12 TCC (Preliminary Plat), mobile /manufactured home parks
reviewed under Chapter 20.31, and planned residential developments reviewed under Chapter
20.30 shall not be required to obtain site plan approval under this chapter, as these projects
follow separate review processes. (Ord. 11867 § 12, 1998; Ord. 11804 § 87, 1998: Ord. 11398 §
3 (part), 1997: Ord. 6708 § 3 (part), 1980)
http: / /ordl ink. com / codes/ thurston/_ DATAITITLE20 IChapter_20_37_SITE_PLAN_RE V I... 05/04/2005
17.09.055 Categorical exemptions. Page I of 1
Title 17 ENVIRONMENT
Chapter 17.09 STATE ENVIRONMENTAL POLICY ACT
17.09.055 Categorical exemptions.
Pursuant to WAC 197- 11- 800(1)(c) and notwithstanding the provisions of WAC 197- 11- 800(1)(b),
the following types of construction shall be exempt, except when undertaken wholly or partly on
lands covered by water:
A. In an urban growth area, the construction or location of any residential structures of nine units;
B. Outside an urban growth area, construction or location of any residential structures of four
units;
C. The construction of a bam, loafing shed, fans equipment storage building, produce storage or
packing structure, or similar agriculture structure, covering twenty thousand square feet, and to
be used only by the property owner or his or her agent in the conduct of farming the property.
This exemption shall not apply to feed lots;
D. The construction of an office, school, commercial, recreational, service or gUymgt building with
eight thousand square feat of gross floor afea, and with associated parking facilities designed for
thirty-automobiles;
E. The construction of a parking lot designed for thirty automobiles;
F. Any landfill or excavation of five hundred cubic yards throughout the total lifetime of the fill or
excavation; and any fill or excavation classified as a Class I, 11, or III forest practice under RCW
76.09.050 or regulations thereunder. (Ord. 11398 § 12 (part), 1997)
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20.34.010 Authorization. Page 1 of 1
Title 20 ZONING
Chapter 20.34 ACCESSORY USES AND STRUCTURES
20.34.010 Authorization.
Accessory uses and structures are permitted in any zoning district, except as prohibited or limited
in this chapter. (Ord. 11398 § 3 (part), 1997: Ord. 6708 § 3 (part), 1980)
http: / /ordlink. com/ codes /thurston/_ DATA /TITLE20 /Chapter_20_34_ACCES SORY_US... 05/17/2005
20.34.020 Limitations on accessory uses.
Title 20 ZONING
Chapter 20.34 ACCESSORY USES AND STRUCTURES
20.34.020 Limitations on accessory uses.
Page I of 3
1. Antenna structures and satellite dishes shall not be located within twenty feet of any property
line. This requirement does not apply to satellite dishes eighteen inches or less in diameter.
2. Buildings shall not be located in required front or side yards.
3. Comer lot structures and planting shall comply with Section 20.07.070 (Use limitations on
comer lots).
4. Barbed wire fences are prohibited in the RR 211, SR 4/1, R 3 -611, MDR 1-6/1 and R 4 -16/1
districts, except as accessory uses to agricultural operations of one acre or more. On industrial
and commercial uses, the strands shall be restricted to the uppermost portion of the fence and
shall not extend lower than a height of six feet from the nearest ground level.
5. Within the residential 3 -6 units per acre and residential 4 -16 units per acre districts located
within the Grand Mound urban growth area, accessory dwelling units are permitted as follows:
a. There shall be no more than one accessory dwelling unit per lot in conjunction with a single -
family structure.
b. An accessory dwelling unit may be attached to, created within, or detached from a new or
existing primary single - family dwelling unit.
c. The accessory dwelling unit will require one parking space, which is in addition to any off-street
spaces required for the primary single- family dwelling unit.
d. The primary entrance to an accessory dwelling unit shall not be visible from the yard on the
same side of the lot on which the primary entrance to the primary single- family dwelling unit is
located.
e. To ensure that the accessory dwelling unit is clearly secondary to the primary dwelling unit, the
floor area for the accessory dwelling unit shall in no case exceed eight hundred square feet, nor
be less than three hundred square feet, and the accessory dwelling unit shall contain no more
than two bedrooms.
f. No more than one family, as defined in Chapter 20.03, shall be allowed to occupy an accessory
dwelling unit.
g. An accessory dwelling unit, together with the primary single - family dwelling unit with which it is
associated, shall conform to all other provisions of this chapter.
h. All accessory dwelling units shall conform to the Uniform Building Code and all other
applicable codes and ordinances.
6. Guest house or rooms for guests in an accessory structure may be permitted in all residential
districts provided such house is used for the occasional housing of guests of the occupants of the
principal structure, and not as rental units or for permanent occupancy as housekeeping units. No
kitchens shall be allowed in guest houses or rooms.
7. Parking or storage of small cargo trailers and major recreational equipment in residential and
rural districts, including but not limited to boats, boat trailers, camping trailers, travel trailers,
motorized dwellings, recreational vehicles, tent trailers, houseboats, and horse vans are subject
to the following limitations:
a. Such equipment shall not be used for living, sleeping, or other occupancy associated with
residential uses when parked, or stored on a residential lot, or in any other location not approved
for such use. These types of equipment are intended for recreational use only and do not meet
building, fire and safety, and health code standards associated with residential uses. Temporary
occupancy is permitted but shall not exceed thirty days in any six -month period. Two thirty -day
temporary occupancies within any twelve -month period must be separated by a minimum of at
least forty -five days.
http: / /ordfink.com/ codes /thmton/_ DATAITITLE20 /Chapter_20 -34— ACCESS ORY —US... 05117/2005
20.34.020 Limitations on accessory uses. Page 2 of 3
b. Such equipment over six feet in average height, when not parked in a garage, carport or other
structure, shall not be located in any required front or side yard reserved for building setback
(except driveways).
c. Such equipment shall not be hooked up to utilities, sewage or septic, or water facilities unless
located in a recreational vehicle park. An exception can be made for an electrical extension to
prevent freezing, etc. when the recreational vehicle is being stored.
d. Such equipment shall not be attached to other structures such as, but not limited to, decks,
porches, roofs, room additions, foundations, carports, storage units, accessory structures, walls
or fences, dwellings, or other buildings.
e. Travel trailers, motorized dwellings, and recreational vehicles may be temporarily occupied for
six months only when located In a recreational vehicle park and hooked up to utilities, sewage or
septic, and water facilities.
B. Storage.
a. General Provision. Outside storage shall be maintained in an orderly manner and shall create
no fire, safety, health or sanitary hazard.
b. Residential Districts. Outside storage incidental to permitted uses is allowed in all residential
districts listed in this title subject to the following:
i. Required front yard shall not be used for storage (except firewood).
I. Junk vehicles.
(A) A maximum of two junk vehicles or parts vehicles may be stored on a lot, or contiguous lots in
a single ownership, in the RR 2/1, SR 4/1, R 3 -611, MDR 1 -6/1 and R 4 -1611 districts and on lots
of one -half acre (21,780 square feet) or less in the RR 115, RRR 1/5, RR 112, and RR 1/1
districts.
(B) A maximum of four junk vehicles or parts vehicles may be stored on lots larger than one -half
acre (21,780 square feet), or on contiguous lots in a single ownership totaling more than one -half
acre, in the RR 115, RRR 1/5, RR 1/2, and RR 1/1 districts.
(C) Junk vehicles and parts vehicles shall be contained in an enclosed structure or screened.
Screening must be at least six feet in height and composed of material that completely blocks the
view of the junk/parts vehicle(s) from the right -of -way and abutting residential properties.
Screening may consist of fences, walls, vegetation, berms or other visual barriers in keeping with
the residential character of the area, as determined by the approval authority.
Vegetative screens shall achieve one hundred percent opacity, year around, within one year of
planting. All vegetative screens in compliance with this section shall be maintained in a healthy
condition. Any vegetation in such screens that dies shall be replaced within six months.
(D) Required screening shall not be placed in public right -of -way.
(E) Junk/parts vehicles may not be stored on public right -of -way.
(F) All junk vehicles made nonconforming by this title shall be removed from the site by March 1,
2002.
iii. Uninstalled mobile /manufactured homes or buildings moved from other sites may only be
stored on a property while building and development permits are being processed and issued for
that structure's installation on that particular property. No other form of uninstalled
mobile /manufactured home storage will be permitted.
c. Commercial and Industrial Uses. The intent of this section is to control the outdoor storage of
materials and products used in production, for sale on premises, awaiting shipment or production
waste in such a fashion as to insure public safety, health, welfare and to minimize detrimental
visual impact upon neighboring property and /or public thoroughfares.
i. Permitted Items. Every reasonable effort shall be made by persons operating a business to
store all such materials within an enclosed building, with the following exceptions:
(A) Where such inside storage is not practical and desirable for reasons related to health, fire or
safety codes;
(B) Where the outside storage of merchandise, manufactured products or raw materials is normal
and standard practice, such as in the sale of automotive equipment, mobile /manufactured
homes, lumber, gardening materials, nursery stock and the like, or on the site of construction
http:/ /ordlink.com/ codes /thurston/_ DATA /TITLE20 /Chapter_20_34_ACCES S ORY_US... 05/17/2005
20.34.020 Limitations on accessory uses.
Page 3 of 3
projects;
(C) When materials or products are temporarily stored outside incidental to shipping, delivery,
loading or unloading thereof.
ii. Storage Height and Screening. Materials and products may be stored to height maximums
permitted in the particular district, subject to the provisions of performance standardslview
protection in this chapter, but shall be effectively screened from view by using a solid screen six
feet high. Screening may include fences, walls, vegetation, berms with vegetation, combinations
of these, or other methods, all of which must provide a permanent solid screen barrier to visibility
from rights -of -way and adjacent and nearby properties. Vegetation used for screening must be of
sizes, types, numbers and siting adequate to achieve one hundred percent opacity within three
years. Al vegetation used for screening shall be maintained in a healthy condition. Vegetation
used for screening that dies shall be replaced within six months. Fences and walls over six feet
high require a building permit. Screening shall not be placed in the public right -of -way or in the
vision clearance triangle of intersections and curb cuts.
iii. Vehicle Storage. Outdoor storage of automobiles, trucks, farm, construction and rental
equipment, trailers, boats, campers, recreation vehicles, mobile /manufactured homes and other
vehicles for sale, rent or shipment (not Including parking lots for residential or commercial use)
shall be effectively screened from view, in residential areas and rural districts. Screening shall be
of a material or vegetation sufficient to provide a solid barrier to view and shall be at least eight
feet high. Screening may include fences, walls, vegetation, berms with vegetation, combinations
of these, or other methods, all of which must provide a permanent solid screen barrier to prohibit
visibility from rights -of -way and adjacent and nearby properties. Screening shall not detract from
the residential character of the area. Vegetation used for screening must be of sizes, types,
numbers and siting adequate to achieve one hundred percent opacity within three years. All
vegetation used for screening shall be maintained in a healthy condition. Vegetation used for
screening that dies shall be replaced within six months. Fences and walls over six feet high
require a building permit. Vehicles may not be stored on streets or public rights -of -way.
Screening shall not be placed in the public right -of -way or in the vision clearance triangle of
intersections and curb cuts.
d. Noncomplying Storage. All storage, existing on the adoption date of the ordinance codified in
this section,* shall comply with the standards of this code by December 31, 1999. No
noncomplying storage conditions will be permitted to be grandfathered in after December 31,
1999.
9. Wayside stands must be located so as to provide for adequate off- street parking spaces and
safe ingress and egress to the adjacent street.
10. Junk yards, scrap heaps or refuse piles are prohibited, except as specifically permitted in
Chapter 20.54.
11. Minor accessory additions to existing public facilities will be considered as accessory uses
not requiring special use permit. Such minor accessory uses include a water tower or small shed
at a fire station, or construction of a cover over a piayfield at a school or park, but not
construction of a new wing to a building, nor construction of a major new building or structure on
the site.
12. On -site treatment and storage facilities for hazardous wastes are allowed as accessory uses
in the heavy industry (HI), light industrial (LI), planned Industrial park (PI), arterial commercial
(AC), and neighborhood convenience INC) districts. Such facilities are subject to the state siting
criteria adopted pursuant to the requirements of Chapter 70.105 RCW. (Ord. 12814 § 2, 2002;
Ord. 12463 § 15, 2001; Ord. 11804 § 86, 1998; Ord. 11398 § 3 (part), 1997: Ord. 11220 § 10,
1996: Ord. 11025 § 24, 1995: Ord. 10595 § 52, 1994: Ord. 8970 § 4, 1986: Ord. 8216 § 105,
1985; Ord. 6708 § 3 (part), 1980)
* Editor's Note: Ordinance 11804, which amended § 20.34.020(8), was adopted on October 5,
1998.
ht tp :)Iordlink.com/codes /thurston/_ DATA/ TITLE20 /Chapter_20_34_ACCESSORY_US... 05/17/2005
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06/2612003 Building Permit Closed
09/25/2003 Violation issued by County
10/2912003 Application for presubmission meeting at county
11/2912003 Presubmission meeting at county
10/2612004 No Further action letter from County
11129/2004 Project Application Non - Residential
12/06/2004 Health Department recommendation for approval.
01/03/2005 City of Yelm letter regarding Annexation
Fire Marshal letter recommending approval, conditions
01/0612005 of approval includes; "Fire access road design appears
to meet the minimum requirements. No corrections are
required"
02/28/2005 Gretchin Reynold cancels building conversion permit
application
03105/2005 Annexed into City of Yelm
03/09/2005 Presubmission meeting at City of Yelm
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11360
TH URSTON
COUNTY
PL*iNING
April 10, 1985
Mr. Greg Hull
16533 Highway 507 SE
Yelm. WA 98597
Dear Mr. Hull:
SUBJECT: SPR -1 -85
BUILDING NO. 1
ADMINISTRATION
2000 LAKERIDGE DR. S!,
OLYMPIA, WA 98502
206 57F)Wl �K
786 -5480
The above - referenced site plan review was approved by the
Thurston County Hearings Examiner on April 8, 1985. The
conditions of approval imposed are identified as 3) A), B), C),
D), E) and F) in the Report and Decision issued on March 18,
1985.
Approval of
the site
plan shall be effective
for three years from
the date of
approval.
During this time the
terms and conditions
upon which
approval
was given will not be
changed except by
application for an amendment.
If you have any questions, please feel free to contact our office.
Sincerely,
THURSTON COUNTY PLANNING DEPARTMENT
Art O'Neal, Planning Director
Fred Knostman, Deputy Director
KI:lde
c: Thurston County Building Division
Thurston County Health Department
Thurston County Public Works Department
Grant Beck
From:
Sandy Norton [NORTONS @co.thurston.wa.us]
Sent:
Friday, August 26, 2005 10:58 AM
To:
DaveS @hattonpantier.com
Cc:
Grant Beck
Subject:
Re: Del's Farm
Dave,
In November of 2004 application was made to convert an existing agricultural building to a
commercial building to be used as an accessory to Dale Farm Supply (Project No.
2004105685). Planning Depts. review of the project concluded that administrative site
plan review would not be required for this proposal.
On February 28, 2005 the project was withdrawn at the applicants request because the
property was being annexed into the City of Yelm. No building permits had been issued for
this project.
Sandy Norton
Assistant Planner
Thurston County
"Dave Spiller" <DaveS ®hattonpantier.com> 08/26/05 9:39 M »>
Sandy can you send both of us the information we discussed.
David W Spiller, P.E.
Senior Project Engineer
Hatton Godat Pantier
1840 Barnes Blvd. SW
Tumwater, WA 98512
T: 360.943.1599
F: 360.357.6299
daves @hattonpentier.com
www.hattonpantier.com <http: / /www.hattonpantierl.com />
Thurston County Presubmission Conference
Planning and Environmental Section
Case Number: 2003103055
Applicant: Linda Hull
Staff Planner: Sandy Norton
'7137
Date of Conference: 12/11/03
Representative: Gretchen Reynolds
Tax Parcel Number: 64303200700
Proposal: Convert an existing 4320 square foot agricultural bldg permitted for residential use to a
commercial use for storage of overstock items from Dols Farm Supply. Dols Farm Supply employees
will be visiting the site occasionally to pick up and or drop off supplies. No customers will be visiting
the site.
Zoning: Arterial Commercial
Development Standards: Chapter 20.25, Arterial Commercial District; Chapter 20.40, Signs & lighting;
Chapter 20.45, Landscaping and Screening; and Chapter 20.44, Parking and Loading, of the Thurston
County Zoning Ordinance for Development Standards. Thurston County Critical Area Ordinance.
Maximum Building Coverage: 60 percent
Maximum Building Height: 40 Feet
LANDSCAPING: Landscape plan will need to be submitted. Five foot landscape buffer required along
all public right -of -way. Refer to Chapter 20.45. As per the Thurston GeoData Center aerial photograph
there is some existing vegetation adjacent to Bald Hills Road. 2'/2 to 3 foot trees will need to be planted
five foot on center along only a portion of Bald Hills Road. A site visit will need to be made to determine
how much landscaping will be required. The portion of property that abuts State Highway 507 may also
need to meet landscaping requirements. A site visit will need to be conducted to make that determination.
OFF STREET PARKING: 1 parking space required for every 800square feet of gross floor area A total
of 5 parking spaces would be required. However, because the commercial storage bldg will notbe housing
employees and customers will not be coming to the site, only 2 parking spaces will be required. This
requirement is subject to change based on further review of the project. Because the property is located in
the Yelm UGA, the access drive will need to be paved. Refer to Chapter 20.44 (enclosed).
SIGNS & LIGHTING: Refer to Chapter 20.40 (enclosed) for general provisions and requirements
Page 1 oft
0 0
Project Process: Administrative Site Plan Review
Timing: Type 1 Application, 28 -day completeness & 30 -day review clock. The review clock stops when
additional information is requested.
Application Fees: Current Fee: $250 Site Plan Review
(fees are subject to change)
Total Due Upon Application: $250
Materials Given To Applicant:
Administrative Site Plan Review Application
Copy of Chapter 20.25, Arterial Commercial District
Copy of Chapter 20.40 Signs and Lighting
Copy of Chapter 20.44 Puking and Loading
Copy of Chapter 20.45, Landscaping and Screening
Fee Schedule
List of Presub Participants
Copy of Planning Notes
Other Department Comments:
Environmental Health:
Development Review:
Other:
THURSTON COUNTY WEBSITE ADDRESS: www .co.thurston.wa.us /oermittine
DISCLAIMER:
While Thurston County staff strives to be as complete as possible, the information presented at the
Presubmission Conference is based solely on the general information submitted by the applicant. As
such, an applicant should not rely on any disclosure or statement provided by County staff at the
Presubmission Conference as it is preliminary to a final review. Subsequent site visits, detailed review
or code amendment may cause alteration of any or all of the information presented at the
Presubmission Conference.
Page 2 of 2
! r
THURSTON COUNTY PLANNING DEPARTMENT REPORT
HEARINGS EXAMINER HEARING
MARCH 4, 1985
CASE: SPR -1 -85
APPLICANT: Greg Hull
REQUEST
Approval of a Site Plan Review to add a 3,840 square foot warehouse addition
to an existing 1,800 square foot commercial building.
GENERAL INFORMATION
A. Applicant: Greg Hull -
16533 Highway 507 SE
Yelm, WA 98597
B. Location: 16533 Highway 507 SE, on the south side, between Bald Hills
Road and Grove Road
C. Legal Description:
A portion of Block 32, McKenna Irrigated Tracts located in Section 29,
Township 17 North, Range 2 East.
D. Area: .86 acre
PROJECT DESCRIPTION
The applicant is proposing to add a 3,840 square foot warehouse addition to
an existing 1,800 square foot retail commercial building. The site currently
has a 6 -foot high chainlink fence along the property lines. Off - street
parking will be provided on site as required by the Zoning Ordinance. One
existing driveway to State Highway 507 exists and will remain unchanged,
with a secondary access proposed to Bald Hills Road.
BACKGROUND INFORMATION
The site is zoned Unmapped Use District with all commercial buildings or
major expansions requiring Site Plan Review approval by the Thurston County
Hearings Examiner. The existing structure (1,800 square feet) is used as a
western store with a temporary shed existing where the proposed building will
be constructed. The shed is used for the storage of hay.
The surrounding land use consists of the following: to the north, vacant and
agriculture; to the east, a glass sales store; to the south, single - family
residential; and to the west, commercial restaurants. The subject property is
considered to be within the growth area of Yelm.
Case No. SPR -1 -85 2 March 4, 1985
Notification: Written notice of public hearing has been sent to all property
owners within 300 feet of the site and has been published in The Olympia
News 52 10 days prior to the date of hearing.
ENVIRONMENTAL EVALUATION
A Determination of Nonsignificance was issued on January 31, 1985.
APPLICABLE SECTIONS OF THURSTON CO. LAND USE REGULATORY CODES
Zoning Ordinance, Chapters 20.33, 20.37, 20.44 and 20.45
PLANNING DEPARTMENT ANALYSIS
A. The project, as proposed, will cause no significant environmental
impacts.
B. The Thurston County review agencies have submitted their comments and
recommendations which are attached and made a part of this report.
The Health Department's report contains several recommendations
regarding the location of the sewage disposal system and the need to be
relocated and the fact that a community water supply will need to be
provided prior to building approval. The recommended conditions of
approval of the Health Department are contained in their memorandum.
C. The proposal conforms to the Thurston County Zoning Ordinance
Unmapped Use District design standards for building setbacks, lot
coverage, and off - street parking. The Zoning Ordinance requires a
minimum five -foot wide landscaped buffer strip adjacent to all public
rights -of -way and residential districts or use. Therefore, a five -foot
wide landscaped buffer area is required adjacent to Highway 507 and
adjacent to the south property line. The total square footage of the
buildings and use would require 14 off - street parking spaces. However,
the addition which is 3,850 square feet would require only 5 additional
parking spaces to be provided on site. Sufficient area exists on the site
to provide the total required number of spaces.
D. The use is compatible with the surrounding land uses. The project is
the expansion of an existing facility which should not Impact any of the
surrounding uses which are generally commercial. The proposed use is
also consistent with the Comprehensive Plan's designated growth use for
this area.
DEPARTMENT RECOMMENDATION
Based upon the above analysis, the Planning Department recommends approval
of the application as submitted subject to the following conditions:
A. All requirements of the Thurston County Health Department, Thurston
County Public Works Department, and Thurston County Building Division
shall be met prior to the issuance of any building permit.
♦ i
Case No. SPR -1 -85 3 March 4, 1985
B. A five -foot wide landscaped buffer area shall be provided adjacent to
Highway 507 and along the south property line.
C. All night lighting of the site shall be de=igned to shield direct light from
the residential development to the south.
D. No outside storage of materials shall be allowed.
E. All development of the site shall be in substantial conformance with the
approved site plan. Any modification will be subject to amendment
consideration by the Hearings Examiner.
FK:Ide /TCHE3
t
SPR -J -815
Greg Hull
Page 1
i
OFFICE OF THE HEARINGS EXAMINER
THURSTON COUNTY
REPORT AND DECISION
CASE NO.: SPR -1 -85
APPLICANT: Greg Hull
SUMMARY OF REQUEST:
T.R.
HAR 1$ l
RECEIVED
Approval of a Site Plan Review to add a 3,840 square
foot warehouse addition to an existing 1,800 square
foot commercial building located at 16533 Highway 507
SE, on the south side, between Bald Hills Road and
Grove Road.
SUMMARY OF RECOMMENDATIONS:
Planning Department: Approval subject to conditions
Hearings Examiner: Approved subject to conditions
PUBLIC HEARING:
After reviewing the Planning Department Report,
examining the application and available information on _
file, and viewing the area, the Examiner conducted a
public hearing on the request as follows:
The hearing was opened on March 4, 1985 at 11:05 a.m.
Parties wishing to testify were sworn in by the Examiner.
The following Exhibits were submitted during the hearing and
made a part of the record as follows:
EXHIBIT "1" - Planning Department Report and attachments
EXHIBIT "2" - Letter in support from Leo and Marion Lefbure
EXHIBIT "3 ".- Scale drawing of project plan
EXHIBIT "4" - Letter from DOT dated February 28, 1985
Mr. Fred Rnostman of the Planning Department gave a summary
of the Staff Report and indicated that they would recommend
approval of the request subject to conditions.
...I
SPR -1 -85
Greg Hull
Page 2
Appearing at the hearing were:
GREG HULL
Mr. Hull appeared and stated that he agrees with the Staff
Report and is willing to meet all of the conditions of
approval.
No one appeared in opposition to the request.
No one spoke further in the matter, so the Examiner took the
request under advisement, and the hearing was concluded at
11:12 a.m.
NOTE: A complete record of this hearing is available in the
office of the Thurston County Planning Department.
Based upon the evidence submitted and the testimony given,
the Examiner makes the following:
FINDINGS, CONCLUSIONS AND DECISION:
FINDINGS:
1) Greg Hull is the applicant for approval of a Site Plan
to add a -3,840 square foot warehouse addition to an
existing 1,800 square foot commercial building. The
proposal would be constructed on 0.86 acres located at
16533 Highway 507 SE.
2) The Planning Department Report, identified as EXHIBIT
1, accurately describes the project, background
information, applicable regulatory codes, and other
factual matters. The report is incorporated by
reference herein.
3) The applicant testified in support of his request. He
agreed with all the conditions recommended in the Staff
Report. There was no opposition to the request.
4) Subsequent to the hearing, the Examiner received
comments to the proposal from the State Department of
Transportation outlining that agency's views on the
project.
5) A Determination of Nonsignificance was issued on
January 31, 1965.
CONCLUSIONS:
1) The environmental evaluation for the proposal appears
adequate.
SPR -1 -85
Greg Hull
Page 3
2) The Planning Department Analysis, included within
Exhibit 1, correctly concludes that the project, as
conditioned, meets the requirements of the regulatory
codes. The analysis is incorporated by reference
herein.
3) The site plan should be approved subject to the
following conditions:
A) All requirements of the Thurston County Health
Department, Thurston County Public Works
Department, and Thurston County Building Division
shall be met prior to the issuance of any building
permits.
B) A five -foot wide landscaped buffer area shall be
provided adjacent to Highway 507 and along the
south property line.
C) All night lighting of the site shall be designed
to shield direct light from the residential
development to the south.
D) No outside storage of materials shall be allowed.
E) All development of the site shall be in
substantial conformance with the approved site
plan. Any modification will be subject to
amendment consideration by the Hearings Examiner.
F) The requirements of the State Department of
Transportation shall be met.
DECISION:
The Site Plan is approved subject to the conditions set
forth in Conclusion No. 3 above.
ORDERED this (,� day of March, 1985.
'Day bf'.aL_11
DAVID AKANA
Hearings Examiner
TRANSMITTED this e day of March , 1985 to the
Thurston County Planning Department.
TRANSMITTED this V)5 day of March, 1985 by the
Thurston County Planning Department
to the following:
APPLICANT: Greg Hull
September 23, 2005
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
David Spiller, P.E.
Hattan Godat Pantier
1840 Barnes Blvd. SE
Tumwater, WA 98512
s
Dear David:
The Community Development Department has reviewed the information you have
submitted regarding the expansion of Deis Farm Supply to tax parcel number
64303200700 at 10616 Bald Hill Road SE.
Upon full review of the information submitted, it is the determination of the Community
Development Department that the business was expanded without all required permits
and approvals from Thurston County and the City of Yelm and that a site plan review
approval will be required in order to continue operation.
I have attached a site plan review application and environmental checklist for your
information and use. Civil engineering plans will be required, as well as a building
permit to use the building on the property for commercial storage.
In order to help you plan, I offer the following general comments which will be required
as part of the site plan review. Please note, these are preliminary in nature and may
change through the land use permitting process.
Street and Parking Lot Improvements
Frontage improvements will be required for the property frontage along SR 507 and
Bald Hills Road, both of which are identified as urban arterials by the Comprehensive
Transportation Plan. The City is willing to defer frontage improvements along SR 507
and the portion of the property along Bald Hills Road within the 100 year floodplain or
the shoreline jurisdiction, whichever is greater.
The interior drive aisles and parking shall be consistent with the City's parking details
and the development guidelines. A minimum of one parking space for every 250 square
feet of gross floor area is required, with a minimum of 8 stalls. ADA parking must be
provided. A parking plan shall be submitted to the Community Development
(360) 458 -3835
(360) 458 -3144 FAX
wWwxiyelm.Wa.ue
An irrigation meter shall be installed and an approved backflow prevention device will be
required for all landscape irrigation connections.
Zoning and Setbacks
The property is zoned Commercial (C -1), Chapter 17.26 YMC. This district allows retail
as a permitted use subject to site plan review.
Setbacks: Front property line
15 feet
Side property line
10 feet
Rear property line
20 feet
Applications to develop, remodel or improve properties and structures within this zone
shall require review and approval of a site plan in accordance with Chapter 17.84 YMC.
Ingress/Egress
Ingress and egress at the site shall be consistent with the Yelm Development
Guidelines, section 48.140. Accesses shall be reviewed for vehicle and pedestrian
safety.
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 is characterized by an 8 foot landscape strip between uses and a 5
foot strip around buildings of any combination of evergreen and deciduous trees (with
no more than 50 percent being deciduous), shrubs, earthen berms and related plant
materials or design features may be selected; provided, that the resultant effect is to
provide partial screening and buffering between uses and of softening the appearance
of streets, parking and structures.
Type IV landscaping is intended to provide visual relief and shade in parking areas. At
least 24 square feet of landscape development for each parking stall proposed. Each
area of landscaping must contain at least 100 square feet of area and must be at least
six feet in any direction. Each planting area must contain at least one tree. Live
groundcover shall be provided throughout each landscaping area. No parking stall shall
be located more than 50 feet from a tree.
Type V landscaping is required in storm water retention areas, if required. The floor and
slopes of any stormwater retention /detention area shall be planted in vegetation that is
September 23, 2005 Page 3 of 4
City of Yelm
Community Development Department
SPECIAL EVENT APPLICATION
w
NAME OF PROJECT 1 al �,liSt)1'rYr l Yli i.S
APPLICANT)=1�, f=nrni 5y
MailingAddfess�ft
City, State and Zipi -r, c �,nrJ . I I lA RU. 1
Telephone %�i�, -If.7Z �1 r7 EMAIL, I,nilrrs�lrl �ma �..l rrrn
OWNER-Mini, n; n mop
Mailing Address
City, Stale and Zip_
Telephone EMAIL
UMMARYOFREOUES7
4
PROPERTY DESCRIPTION
General Location II63i-'� finil aNJ SF
Site Address ' Land Area (acres)
Section _Township Range
Assessor's Tax Parcel Nufnber I o(4 3G')2 00-7M 4
Full legal description of stl5jecl property (attach separate sheet it necessary)_
j1�rJLe� p I 1-y- i n i t 2
d 37 4.
t
v
I affirm that an answers, stalemenH: alipmglion atocve and Submitted with Nis appacal,on are complete and
accurate to Me best of my knowledge. I also affirm Mal 1 am the owner of the subecl sire or am duly aomcmaed by
the owno to act with respect to pas application. Further. I grant permission from the owner, to any and all
employees and representatives of me City of Yeen arid other go,emmenlal agenGres to enie, upon and irspect
said property as reasonably neces!.ary to process this application. I agree to pay all fees of the city Thal apply 10
this application. yy.�/y��
Signed Lea-A,rx4a,c t
APPROVED
� / -?- off'
105 Yale Arrnu4 Now
Pro I9oa r9
Y leti NA 96$97
4160/ 45&3141 FAX
errrA wlins..aa
T'd eLIBLLZ9ESZ a00M3AU1 il SO LT 9ny
H A T T O N G O D A T P A N T I E R
July 25, 2005
JUL '2'r 2005
Mr. Grant Beck
City of Yelm
Community Development Department
P.O. Box 479
Yelm, WA 98597
RE: Del's Farm Supply
HGP #05 -055
Dear Mr. Beck:
Thank you for meeting with Linda Michealis and myself to discuss the Del's Farm Supply
site. It is my understanding based on our meeting, that once we provide additional
information, we will be able to submit plans for the installation of a fire hydrant, sewer
connections, and water connections. There are also late comer and connection fees
that will need to be paid.
The additional information you requested is a copy of the Hearing's Examiners Decision
from the 1985 site plan approval, and a copy of the pre- submission notes from the AG
conversion meeting on 12111/03. 1 requested the files for both from the County.
According to County staff, it will take a few days to retrieve the documents from their
archives. I will send you copies once they are available.
If you disagree with my understanding of the meeting or need additional information
please contact meat (360) 943 -1599 or daves(o)hattonoantier.com. Thank you for your
time and assistance in this matter.
Sincerely,
HATTON GODA ANTIER
David W. Spill r
Senior Project Engineer
DWS:dsh
cc: Linda Michaelis
Engineering File 05 -055
Hatton G9dat Pan9er, Inc.
1840 Barnes Blvd SW
Tumwater WA 98512
T 360.943.1599
F 36O 357 6299
E:�oMmQOBS @005WS-0551LTR. Beck- 07.25.05.dac e0 0 .700.1693
evmxeees neo soevero9s hauonpantia, com
Jul-25 05 04:54p
LRKEWOOD
2536277978
P.2
07/45/20155 15:21
360 -458 -4340
CITY IF YELM
PAGE
02/02
W mi/18111101KliTercILSISL 148
-n. OF OPERATION 11 4 i r
�1r<ent♦uAfarce[esw�ar' '7fAi: %1
(Burman)
CONTRACTOR'! REGISTRATION NO.
THURSTON CO. HEALTH APPROVAL NO
STATE OF WASHINGTON MASTER BUSINESS LICENSE NO. IUI
Signsturik t' lc �i�i, AA(..s,i5 D..
CITY OF YEW
BUSINESS LICENSE APPLICATION
1E•.ar 4 Iml' 4.A Myn.s \lann.l6u.k.yp
CITY OF YELM
Orr,dlALeBE
*4� {
PO Box 479
m ems.
Yelm WA 98597
BY
(360) 458 -3244
C � Dw
oleo pew.
APPLICATION FOR
Iii.. wk
BUSINESS LICENSE
"` Ne
Upon receipt of poems application w e CBy of Yelm will conduct an'npectiun of the premises for
build"
and fine code corIl. -
ravel from the Velm Bolding Department of said Premises,
the City
Clarke I—
sane and billing for S °5.00 and mail to applicant at add
ss listed
_ ^�1
ter issue dote of Ikenee.
jj��
Do ( 1 ' f�,,
de for a Business LNcense for the City of Y4
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WE CHANGEMAIL ING ADDRESS CHANGE ONLY
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W mi/18111101KliTercILSISL 148
-n. OF OPERATION 11 4 i r
�1r<ent♦uAfarce[esw�ar' '7fAi: %1
(Burman)
CONTRACTOR'! REGISTRATION NO.
THURSTON CO. HEALTH APPROVAL NO
STATE OF WASHINGTON MASTER BUSINESS LICENSE NO. IUI
Signsturik t' lc �i�i, AA(..s,i5 D..
CITY OF YEW
BUSINESS LICENSE APPLICATION
1E•.ar 4 Iml' 4.A Myn.s \lann.l6u.k.yp
Page 1 of 1
Washington State Department of Revenue
State Business Records Database Detail
TAX REGISTRATION NUMBER:
UBI:
LEGAL ENTITY:
DOING BUSINESS AS:
MAKING ADDRESS:
PO BOX 39039
LAKEWOOD, WA 98439 -0039
600067596
600067596
DELS FARM SUPPLY INC
BUSINESS LOCATION:
224 STEWART AVE W
PUYALLIIP, WA 96371 -0000
OWNER TYPE: CORPORATION
ACCOUNT OPENED: 04/01/1972
ACCOUNT CLOSED: OPEN
STANDARD INDUSTRIAL CODE: 5191 07/26/20058:23 AM
FOR NON - COMMERCIAL USE ONLY
https:'/ fortress. wa. =oN /dor /brd/ images /BRDlmage.aspx'?tra =K"5I t W MZHI)2Aal)XD5 LZ... 7/26/2005
H A T T O N G O C A T P A N T I E R
May 18, 2005
Mr. Grant Beck, Director
Community Development Department
P.O. Box 479
Yelm, WA 98597
RE: Del's Farm Supply 'f7
HGP # 05 -055
Dear Mr. Beck:
We have been retained by Linda Michealis to help with her project at 16533 Hwy 507
SE. The project site has been recently annexed by the City of Yelm, and a violation had
been issued by Thurston County prior to annexation for an agricultural building being
used for commercial uses. On January 3, 2005, you wrote a letter to Linda Michealis
outlining the City's position on the violation. The letter was followed by a pre- submission
meeting attended by Linda Michealis. The letter outlined four main issues on the site.
1. The building on the 5 acre parcel was permitted by Thurston County as a non-
commercial agricultural building.
2. There has been no land use permit or building permit issued by Thurston
County for the use of the building for commercial purposes.
3. There has been no land use permit issued by Thurston County for the use of
the 5 acre parcel as parking and storage for Del's Farm Supply.
4. It is the City's position that the use of the 5 acre parcel for commercial purposes
is not pre - existing or non - conforming use as it was not legally permitted.
Linda Michealis expressed concern over the magnitude of the differences between the
County requirements and the City's requirement for the conversion to a commercial
building. According to Mrs. Michealis, the County was preparing to issue another
building permit for the agricultural building, converting the building into commercial
storage. The plans indicate that the building would be divided by fire walls into several
smaller portions to meet the fire flow requirements. No land use application was
included.
After being retained and meeting with Linda Michealis, we contacted City staff to discuss
the project, and checked the files at the County. Jim Gibson, at the City of Yelm, stated
that the site's access had been relocated and several activities have occurred on the site
during the last few years. City notes from the pre- submission meeting indicated that
several construction items occurred during the past few years.
Based on the given information (including the pre- submission notes) our search of
County files focused on answering a few questions; Hatton cedar Banner, Inc.
1840 Barnes Blvd SW
Tumwater WA 98512
T 360.943.1599
F 360.357.6299
800 700.1693
Ervclweees Ae0 soeveroxs hattonpantler. corn
Del's Farm Supply, HGP # 05 -055
May 18, 2005
Page 2
1. What kind of permit was issued by the County for the agricultural building and
did the County and client discuss the use of the building?
The County files appear incomplete, but do show that a permit was
issued for an agricultural building on June 26, 2005. The file did include a
site map showing the location, and noting, "Building used for AG storage,
contents hay & grain storage only ". No bathrooms in this building.
Bathroom facilities are in Del's Farm Supply." We were unable to find any
notes from the pre- submission meeting, but it is interesting that the intent
was to use the bathrooms in the commercial building. Refer to Exhibit A
for site map for the agricultural building, chronological list of activities
related to the violation issued by the County, and County listing of files for
both parcels.
2. How was the County going to issue a building permit without a land use permit?
Documents provided by Linda Michealis indicated that the County was
reviewing plans, but the documents made no mention of land use applications
or requirements.
The file included letters from the Health Department and the Fire Marshal,
recommending approval of the conversion to commercial storage. No
documents indicated a need for land use.
Research of the Thurston County Code indicates (Chapter 20.37.015 Site
Plan Review - applicability) that site plan review is not required for
additions when within any twelve month period the cost of the additions
does not exceed fifty percent of the existing real property improvements.
Similarly, Section 17.09.055 indicates that the site was exempt from
SEPA review. Both sections are included in Exhibit B.
Discussions with County staff indicated that the existing residential AG
building is being converted to commercial use as an accessory to Del's
Farm Supply for storage of overstock items. The building is located on a
separate parcel from Del's Farm Supply, and both parcels have the same
ownership. Because both parcels are owned by the same person, the
County would treat this project as an accessory structure to Del's.
Therefore, no site plan review would be needed. We also discussed
landscaping. The house near the AG building was built in the 1900s.
Based on the aerial photographs there is some screening around the
house. No further landscaping would be required, and adequate parking
exists.
3. When did the access change, and did the County issue any land use permits
related to the change in access? Aerial photos of the site dated 1992 show
parking and storage on the adjacent parcel. If the storage and parking existed
E:bffim000S12005105055 TR Gmnl Beck 05.18.05.dm
Del's Farm Supply, HGP # 05-055
May 18, 2005
Page 3
in 1992, why didn't the County issue a violation for the storage and parking?
Could a previous site plan include the parking and storage?
Based on County records, a site plan review was applied for on January
23, 1995. We checked the file associated with the site plan and found an
approved site plan showing the current access to the site. Copies of the
approved site plan and aerial photos from 1992 are included in Exhibit C.
Based on our review of the County files, discussions with the owner and County staff,
the City's understanding of the project should be modified as noted.
1. The building on the 5 acre parcel was permitted by Thurston County as a non-
commercial agricultural building.
We agree the building was permitted as a residential agricultural building.
The file also indicates that the owner may have indicated an association
with the commercial business, as noted on the site plan found in the
County's file.
2. There has been no land use permit or building permit issued by Thurston
County for the use of the building for commercial purposes.
We agree. However, no land use permit was required, and the owner
was in the process of obtaining a permit for the conversion to a
commercial storage building. The use was to be permitted by the County
as an accessory to Del's Farm Supply.
3. There has been no land use permit issued by Thurston County for the use of
the 5 acre parcel as parking and storage for Del's Farm Supply.
We agree, the County never issued a permit for the use; the use was
permitted by code as an accessory to Del's Farm Supply and no land use
permit was required or issued. Hence the County never issued a
violation for the use of the 5 acre parcel for parking and storage. In
addition, aerial photos indicate that parking existed before 1992, and the
County current zoning code was adopted in 1999.
4. It is the City's position that the use of the 5 acre parcel for commercial purposes
is not pre- existing or non - conforming use as it was not legally permitted.
We disagree, aerial photos indicate use prior to 1992, and County records
indicate the only non - permitted use was related to the AG building. The
parking and storage on the 5 acre parcel was considered by the County
to be an accessory to Del's Farm Supply and permitted by their code.
EAorBceVOBS2005054)55XLTR Gent Beck 05.18.05.dm
Del's Farm Supply, HGP # 05 -055
May 18, 2005
Page 4
We would like to meet with City staff to discuss the conversion of the existing AG
building to a commercial storage building, and the permitted status of the project. I also
want to offer to perform additional file research at the County to address any concerns
you may have about the permitted status of the project. You can contact me at (360)
943 -1599 or daves @hattonpantier.com.
Sincerely,
FjA7�0 N GODAT RA
NTIER
David (cly W. -S per,itI IlWle r, �+PJ .E('..
Senior Project Engineer
DWS:dsh
Enclosures: Exhibit #1— Site map for the agricultural building, chronological list of
activities related to the violation issued by the County, and
County listing of files for both parcels.
Exhibit #2 — Portions of County zoning codes
Exhibit #3 — Copy of 1985 approved site plan
cc: Jim Gibson P.E., City of Yelm P.O. Box 479 Yelm, WA 98597
Linda Michealis, Del's Farm Supply 16533 Hwy 507 SE Yelm, WA 98597
E:\otfim \JOBS\2005\05 -055 \LTR Grant Bed 05.15.05.doc
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06/25/2003 Building Permit Issued for detached pole storage
Building
06/26/2003 Building Permit Closed
09/25/2003 Violation issued by County S
10129 12003 Application for presubmission meeting at county p1®
11/292003 Presubmission meeting at coupty .� ��,
10/262004 No Further action letter from County
11/292004 Project Application Non - Residential
12106/2004 Health Department recommendation for approval.
011032005 City of Yelm letter regarding Annexation
Fire Marshal letter recommending approval, conditions
01/0612005 of approval includes; "Fire access road design appears
to meet the minimum requirements. No corrections are
required."
02128/2005 Gretchin Reynold cancels building conversion permit
application
03105/2005 Annexed into City of Yelm
03/09/2005 Presubmission meeting at City of Yelm
/�c4Hon 2003
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1197300211611 B 00 BA 2118
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04/[4/1973 04/24P 973 posed
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10616 BAD HILL RD BE mmredeusLngAgskragebldgtocemmwcialstorac
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2003103055101229RO03
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2003 101712 000 00 BA, 200310010106p6 (2003
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20.37.015 Applicability.
Title 20 ZONING
Chapter 20.37 SITE_ PLAN_ REVIEW ,
20.37.015 Applicability.
Site plan review and approval shall be required prior to the issuance of a building permit when
provided under this section.
1. This chapter applies to the following types of development unless a special use permit is
otherwise required;
a. Commercial development;
b. Industrial development;
G. Multifamily, condominium and townhouse developments with more than four dwelling units;
d. Additions or expansions and associated remodels to development defined under subsections
(1)(a) through (c) above when within any twelve month period the cost of the additions or
expansions and associated remodels exceeds fifty percent of the assessed value of the existing
real property improvements.
2. This chapter applies within the following zoning districts:
a. Residential - -3 -6 dwelling units per acre (Chapter 20.15);
b. Residential - -4 -16 dwelling units per acre (Chapter 20.21 A);
c. Neighborhood convenience (Chapter 20.22);
d. Rural commercial center (Chapter 20.24);
e. Arterial commercial (Chapter 20.25);
f. Highway commercial (Chapter 20.26);
g. Planned industrial park (Chapter 20.27);
In. Light industrial (Chapter 20.28);
Rural resource industrial (Chapter 20.29)
Page I of I
3. Plats reviewed under Chapter 18.12 TCC (Preliminary Plat), mobile /manufactured home parks
reviewed under Chapter 20.31, and planned residential developments reviewed under Chapter
20.30 shall not be required to obtain site plan approval under this chapter, as these projects
follow separate review processes. (Ord. 11867 § 12,1998; Ord. 11804 § 87,1998: Ord. 11398 §
3 (part), 1997: Ord. 6708 § 3 (part), 1980)
http: / /ordlink. corn/ codes /thurston/_ DATA/ TITLE20 /Chapter_20_37_SITE_PLAN_REV I... 05/04/2005
17.09.055 Categorical exemptions. Page 1 of 1
Title 17 ENVIRONMENT
Chapter 17.09 STATE ENVIRONMENTAL POLICY ACT
17.09.055 Categorical exemptions.
Pursuant to WAC 197- 11- 800(1)(c) and notwithstanding the provisions of WAC 197- 11- 800(1)(b),
the following types of construction shall be exempt, except when undertaken wholly or partly on
lands covered by water:
A. In an urban growth area, the construction or location of any residential structures of nine units;
B. Outside an urban growth area, construction or location of any residential structures of four
units;
C. The construction of a barn, loafing shed, farm equipment storage building, produce storage or
packing structure, or similar agriculture structure, covering twenty thousand square feet, and to
be used only by the property owner or his or her agent in the conduct of farming the property.
This exemption shall not apply to feed lots;
D. The construction of an office, school, commercial, recreational, service or sforaag¢uilding with
eight thousand square feet of gross floor area, and with associated parking facilities designed for
thily-automabIIes;
E. The construction of a parking lot designed for thirty automobiles;
F. Any landfill or excavation of five hundred cubic yards throughout the total lifetime of the fill or
excavation; and any fill or excavation classified as a Class I, II, or III forest practice under RCW
76.09.050 or regulations thereunder. (Ord. 11398 § 12 (part), 1997)
http://ordlink.com/codes/thwston/—DATA/TITLE17/Chaptff 17-09—STATE—EN V IRON... 05/17/2005
20.34.010 Authorization. Page 1 of 1
Title 20 ZONING
Chapter 2.0.34 ACCESSORY USES AND STRUCTURES
20.34.010 Authorization.
Accessory uses and structures are permitted in any zoning district, except as prohibited or limited
in this chapter. (Ord. 11398 § 3 (part), 1997: Ord. 6708 § 3 (part), 1980)
http: / /ordlink.conYcodes /thurston/_ DATA /TITLE20 /Chapter_20_34_ACCES S ORY_US... 05/17/2005
20.34.020 Limitations on accessory uses. Page 1 of 3
Title 20 ZONING
Chapter 20.34 ACCESSORY USES AND STRUCTURES
20.34.020 Limitations on accessory uses.
1. Antenna structures and satellite dishes shall not be located within twenty feet of any property
line. This requirement does not apply to satellite dishes eighteen inches or less in diameter.
2. Buildings shall not be located in required front or side yards.
3. Comer lot structures and planting shall comply with Section 20.07.070 (Use limitations on
comer lots).
4. Barbed wire fences are prohibited in the RR 2/1, SR 4/1, R 3 -611, MDR 1 -6/1 and R 4 -16/1
districts, except as accessory uses to agricultural operations of one acre or more. On industrial
and commercial uses, the strands shall be restricted to the uppermost portion of the fence and
shall not extend lower than a height of six feet from the nearest ground level.
5. Within the residential 3 -6 units per acre and residential 4 -16 units per acre districts located
within the Grand Mound urban growth area, accessory dwelling units are permitted as follows:
a. There shall be no more than one accessory dwelling unit per lot in conjunction with a single -
family structure.
b. An accessory dwelling unit may be attached to, created within, or detached from a new or
existing primary single - family dwelling unit.
c. The accessory dwelling unit will require one parking space, which is in addition to any off - street
spaces required for the primary single - family dwelling unit.
d. The primary entrance to an accessory dwelling unit shall not be visible from the yard on the
same side of the lot on which the primary entrance to the primary single - family dwelling unit is
located.
e. To ensure that the accessory dwelling unit is clearly secondary to the primary dwelling unit, the
floor area for the accessory dwelling unit shall in no case exceed eight hundred square feet, nor
be less than three hundred square feet, and the accessory dwelling unit shall contain no more
than two bedrooms.
f. No more than one family, as defined in Chapter 20.03, shall be allowed to occupy an accessory
dwelling unit.
g. An accessory dwelling unit, together with the primary single - family dwelling unit with which it is
associated, shall conform to all other provisions of this chapter.
h. All accessory dwelling units shall conform to the Uniform Building Code and all other
applicable codes and ordinances.
6. Guest house or rooms for guests in an accessory structure may be permitted in all residential
districts provided such house is used for the occasional housing of guests of the occupants of the
principal structure, and not as rental units or for permanent occupancy as housekeeping units. No
kitchens shall be allowed in guest houses or rooms.
7. Parking or storage of small cargo trailers and major recreational equipment in residential and
rural districts, including but not limited to boats, boat trailers, camping trailers, travel trailers,
motorized dwellings, recreational vehicles, tent trailers, houseboats, and horse vans are subject
to the following limitations:
a. Such equipment shall not be used for living, sleeping, or other occupancy associated with
residential uses when parked, or stored on a residential lot, or in any other location not approved
for such use. These types of equipment are intended for recreational use only and do not meet
building, fire and safety, and health code standards associated with residential uses. Temporary
occupancy is permitted but shall not exceed thirty days in any six -month period. Two thirty-day
temporary occupancies within any twelve -month period must be separated by a minimum of at
least forty-five days.
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20.34.020 Limitations on accessory uses.
Page 2of3
b. Such equipment over six feet in average height, when not parked in a garage, carport or other
structure, shall not be located in any required front or side yard reserved for building setback
(except driveways).
c. Such equipment shall not be hooked up to utilities, sewage or septic, or water facilities unless
located in a recreational vehicle park. An exception can be made for an electrical extension to
prevent freezing, etc. when the recreational vehicle is being stored.
d. Such equipment shall not be attached to other structures such as, but not limited to, decks,
porches, roofs, room additions, foundations, carports, storage units, accessory structures, walls
or fences, dwellings, or other buildings.
e. Travel trailers, motorized dwellings, and recreational vehicles may be temporarily occupied for
six months only when located in a recreational vehicle park and hooked up to utilities, sewage or
septic, and water facilities.
B. Storage.
a. General Provision. Outside storage shall be maintained in an orderly manner and shall create
no fire, safety, health or sanitary hazard.
In. Residential Districts. Outside storage incidental to permitted uses is allowed in all residential
districts listed in this title subject to the following:
i. Required front yard shall not be used for storage (except firewood).
I. Junk vehicles.
(A) A maximum of two junk vehicles or parts vehicles may be stored on a lot, or contiguous lots in
a single ownership, in the RR 211, SR 411, R 3 -6/1, MDR 1 -6/1 and R 4 -1611 districts and on lots
of one -half acre (21,780 square feet) or less in the RR 1/5, RRR 115, RR 1/2, and RR 1/1
districts.
(B) A maximum of four junk vehicles or parts vehicles may be stored on lots larger than one -half
acre (21,780 square feet), or on contiguous lots in a single ownership totaling more than one -half
acre, in the RR 1/5, RRR 1/5, RR 1/2, and RR 1/1 districts.
(C) Junk vehicles and parts vehicles shall be contained in an enclosed structure or screened.
Screening must be at least six feet in height and composed of material that completely blocks the
view of the junk/parts vehicle(s) from the right -of -way and abutting residential properties.
Screening may consist of fences, walls, vegetation, berms or other visual barriers in keeping with
the residential character of the area, as determined by the approval authority.
Vegetative screens shall achieve one hundred percent opacity, year around, within one year of
planting. All vegetative screens in compliance with this section shall be maintained in a healthy
condition. Any vegetation in such screens that dies shall be replaced within six months.
(D) Required screening shall not be placed in public right -of -way.
(E) Junkiparts vehicles may not be stored on public right-of-way.
(F) All junk vehicles made nonconforming by this title shall be removed from the site by March 1,
2002.
iii. Uninstalled mobile /manufactured homes or buildings moved from other sites may only be
stored on a property while building and development permits are being processed and issued for
that structure's installation on that particular property. No other form of uninstalled
mobile(manufactured home storage will be permitted.
c. Commercial and Industrial Uses. The intent of this section is to control the outdoor storage of
materials and products used in production, for sale on premises, awaiting shipment or production
waste in such a fashion as to insure public safety, health, welfare and to minimize detrimental
visual impact upon neighboring property and /or public thoroughfares.
i. Permitted Items. Every reasonable effort shall be made by persons operating a business to
store all such materials within an enclosed building, with the following exceptions:
(A) Where such inside storage is not practical and desirable for reasons related to health, fire or
safety codes;
(B) Where the outside storage of merchandise, manufactured products or raw materials is normal
and standard practice, such as in the sale of automotive equipment, mobile /manufactured
homes, lumber, gardening materials, nursery stock and the like, or on the site of construction
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20.34.020 Limitations on accessory uses. Page 3 of 3
projects;
(C) When materials or products are temporarily stored outside incidental to shipping, delivery,
loading or unloading thereof.
ii. Storage Height and Screening. Materials and products may be stored to height maximums
permitted in the particular district, subject to the provisions of performance standards/view
protection in this chapter, but shall be effectively screened from view by using a solid screen six
feet high. Screening may include fences, walls, vegetation, berms with vegetation, combinations
of these, or other methods, all of which must provide a permanent solid screen barrier to visibility
from rights -of -way and adjacent and nearby properties. Vegetation used for screening must be of
sizes, types, numbers and siting adequate to achieve one hundred percent opacity within three
years. All vegetation used for screening shall be maintained in a healthy condition. Vegetation
used for screening that dies shall be replaced within six months. Fences and walls over six feet
high require a building permit. Screening shall not be placed in the public right -of -way or in the
vision clearance triangle of intersections and curb cuts.
iii. Vehicle Storage. Outdoor storage of automobiles, trucks, farm, construction and rental
equipment, trailers, boats, campers, recreation vehicles, mobile /manufactured homes and other
vehicles for sale, rent or shipment (not including parking lots for residential or commercial use)
shall be effectively screened from view, in residential areas and rural districts. Screening shall be
of a material or vegetation sufficient to provide a solid barrier to view and shall be at least eight
feet high. Screening may include fences, walls, vegetation, berms with vegetation, combinations
of these, or other methods, all of which must provide a permanent solid screen barrier to prohibit
visibility from rights -of -way and adjacent and nearby properties. Screening shall not detract from
the residential character of the area. Vegetation used for screening must be of sizes, types,
numbers and siting adequate to achieve one hundred percent opacity within three years. All
vegetation used for screening shall be maintained in a healthy condition. Vegetation used for
screening that dies shall be replaced within six months. Fences and walls over six feet high
require a building permit. Vehicles may not be stored on streets or public rights -of -way.
Screening shall not be placed in the public right -of -way or in the vision clearance triangle of
intersections and curb cuts.
d. Noncomplying Storage. All storage, existing on the adoption date of the ordinance codified in
this section,' shall comply with the standards of this code by December 31, 1999. No
noncomplying storage conditions will be permitted to be grandfathered in after December 31,
1999.
9. Wayside stands must be located so as to provide for adequate off - street parking spaces and
safe ingress and egress to the adjacent street.
10. Junk yards, scrap heaps or refuse piles are prohibited, except as specifically permitted in
Chapter 20.54.
11. Minor accessory additions to existing public facilities will be considered as accessory uses
not requiring special use permit. Such minor accessory uses include a water tower or small shed
at a fire station, or construction of a cover over a playfield at a school or park, but not
construction of a new wing to a building, nor construction of a major new building or structure on
the site.
12. On -site treatment and storage facilities for hazardous wastes are allowed as accessory uses
in the heavy industry (HI), light industrial (LI), planned industrial park (PI), arterial commercial
(AC), and neighborhood convenience (NC) districts. Such facilities are subject to the state siting
criteria adopted pursuant to the requirements of Chapter 70.105 RCW. (Ord. 12814 § 2, 2002;
Ord. 12463 § 15, 2001; Ord. 11804 § 86, 1998; Ord. 11398 § 3 (part), 1997: Ord. 11220 § 10,
1996: Ord. 11025 § 24, 1995: Ord. 10595 § 52, 1994: Ord. 8970 § 4, 1988: Ord. 8216 § 105,
1985; Ord. 6708 § 3 (part), 1980)
Editor's Note: Ordinance 11804, which amended § 20.34.020(8), was adopted on October 5,
1998.
ht tp:// ordlink. com/ codes /thaston/_ DATA/ TITLE20 /Chapter_20_34_ACCESSORY_US... 05/17/2005
THURSTON
COUNTY
PLANNING
DEPARTMENT
April 10, 1985
Mr. Greg Hull
16533 Highway 507 SE
Yelm. WA 98597
Dear Mr. Hull:
SUBJECT: SPR -1 -85
BUILDING NO. 1
ADMINISTRATION
2000 LAKERIDGE DR. S.`;
OLYMPIA, WA 98502
206 TSWn7 <
786 -5480
The above - referenced site plan review was approved by the
Thurston County Hearings Examiner on April 8, 1985. The
conditions of approval 5 s
D), E) and F) i the Report and Decision issued on March 18,
1985. -
Approval of the site plan shall be effective for three years from
the date of approval. During this time the terms and conditions
upon which approval was given will not be changed except by
application for an amendment.
If you have any questions, please feel free to contact our office.
Sincerely,
THURSTON COUNTY PLANNING DEPARTMENT
Art O'Neal, Planning Director
Fred Knostman, Deputy Director
KI:lde
c: Thurston County Building Division
Thurston County Health Department
Thurston County Public Works Department
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