8321 Approval LetterSeptember 25, 2002
Howard Nettleton
P.O. Box 450
McKenna, WA 98558
Re: Site Plan Approval for Case # SPR-02-8321-YL, Prairie Business Park
Dear Mr. Nettleton:
The Site Plan Review Committee has considered your application for the above referenced project, and finds that as conditioned below, the proposed project is consistent with the Yelm
Comprehensive Plan, and all applicable City policy’s and development standards.
Pursuant to Chapter 15.49 Integrated Project Review Process, a project, which is subject to Site Plan Approval, is a Type II Permit and can be appealed to the City Council. An appeal
must be filed within 14 days of the date of this notice. Site Plan Approval is valid for 18 months from the date of this letter.
The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor’s Office.
The project is approved subject to the following conditions of approval:
1. 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 of Yelm has plans to improve 103rd Avenue, from West Road to Creek Street. This project will be funded with TIP grant funds, and Transportation Facility Fees.
Finding: The City of Yelm Development Guidelines, Chapter 4B.080 Street Frontage Improvements states that new commercial development is required to construct street frontage improvements,
or alterations and improvements which constitute 60% or more of the estimated value of the existing structures on the property. The construction of this building does not constitute
more than 60% of the value of the existing structures.
Conclusion: Street frontage improvements are not required for this project.
Conditions of Approval:
The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC) for 10.29 new pm peak hour trips generated
by the project. The total TFC is $7,717.50.
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 number of ERU’s required shall be determined during civil project review. Applicant shall submit water use calculations with civil plans.
All water connection fees are due at time of building permit issuance.
Applicant may install, at applicants expense, a separate irrigation meter for irrigation purposes.
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 Equivalent Residential Unit (each ERU equals 240 gallons of water
consumption per day, fee subject to change.) The number of ERU’s required shall be determined during civil project review.
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 by easement.
All sewer connection fees are due at time of building permit issuance.
4. Storm Water
Finding: The completed project will increase the amount of impervious surface on the site and on the adjacent streets. Impervious surfaces create stormwater runoff. When uncontrolled
and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with the City Stormwater Manual.
Finding: The proposed project shows stormwater swales placed between the new building and the perimeter fence. The stormwater facilities will be reviewed at civil plan submission, and
may possibly be changed. If the swales need enlarged, or moved, the placement of the proposed building may be changed. If so, the proposed building site shall be reviewed again to
assure that all other conditions of approval are satisfied.
Conditions of Approval:
The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during construction.
The applicant shall submit a final stormwater report with civil plan application.
The applicant shall submit a stormwater maintenance plan with civil plan application.
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.
Finding: Design Guidelines Section II, Paragraph B, subsection (3), requires applicant to provide pedestrian pathways through parking lots.
Finding: YMC Chapter 17.72 requires that a warehouse use provide 1 parking space per 1,000 sq. ft. of gross floor area.
Conditions of Approval:
Applicant shall provide for at least 11 parking stalls for this addition.
Applicant shall provide for Handicap parking stalls as required.
6. Building Department
Finding: The City of Yelm has adopted Design Guidelines for the commercial areas within the City of Yelm. The Design Guidelines provides guidance and requirements for development in
the commercial areas. Architectural review by the Community Development is required.
Conditions of Approval:
Building design shall be in accordance with Design Guidelines. Design compliance shall be reviewed by the City at or before time of building permit submittal.
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.
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. Yelm Design Guidelines provides guidance for landscaping in commercial areas.
Finding: City of Yelm Design Guidelines allows for alternative landscaping types for various conditions. An allowable alternative for a Type I landscape condition in the Mixed-use district,
allows for a screen fence.
Conditions of Approval:
a. The applicant shall provide privacy slat fence screening in the existing chain link fence that is adjacent to the west and north side of the building.
b. The applicant shall submit a final landscape and irrigation plan, pursuant to Chapter 17.80, to the Community Development Department for review and approval.
c. Landscaping shall be installed and completed landscaping approved by the Community Development Department prior to building occupancy.
9. Other:
Refuse:
Refuse container screening shall be required, and 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 high. Refuse screening design shall be reviewed and approved by the Community Development Department during architectural
review.
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.
Refuse container design and location must provide for garbage truck accessibility.
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: David Matz, Apex Engineering
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tim Peterson, Public Works Director
Shelly Badger, City Administrator