Approval Letter for Del's Farm SupplyIPM.Note
Approval Letter for Del's Farm Supply
Steve Harrington
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=STEVEH
Approval Letter for Del's Farm Supply
Steve Harrington
EX
/O=CITYOFYELM/OU=FIRST ADMINISTRATIVE GROUP/CN=RECIPIENTS/CN=STEVEH
'Amy Head'
Approval Letter for Del's Farm Supply
00000002SERVER1/o=CITYOFYELM/ou=first administrative group/cn=Recipients/cn=stevehMicrosoft Exchange Server
00000002SERVER1/o=CITYOFYELM/ou=first administrative group/cn=Recipients/cn=stevehMicrosoft Exchange Server
Amy: The attached is all could find on the Del’s Farm Supply as far as any type of approval. I find that this project is vague. I was not given much.
Thanks,
Steve
<DC90029353CCCD468AA2A2858FFCD8F50A844D@server1.ci.yelm.wa.us>
Approval Letter for Del's Farm Supply.EML
Steve Harrington
Steve Harrington
11.0
Microsoft Exchange Server
00000002SERVER1/o=CITYOFYELM/ou=first administrative group/cn=Recipients/cn=steveh
05-0673 Approval
05-0673 Approval
'Amy Head'
SMTP
amy@sheacarr.com
'Amy Head'
Amy Head
amy@sheacarr.com
05-0673 Approval.doc
STAFF REPORT
City of Yelm
Community Development Department
Case Number: SPR-05-0673-YL
Applicant: DFS Properties, LLC
10 N Fairway Drive East
Hoodsport, WA 98548
Property Owner: Michealis Properties
10 N Fairway Drive East
Hoodsport, WA 98548
Agent: Dave Spiller
Hatton Godat Pantier
1840 Barnes Boulevard
Tumwater, WA 98512
Request: Construction of a Pole Barn for Storage, reconfiguration of existing retail establishment and associated parking
Action: Approval of the Site Plan Review with conditions
Findings of Fact
Site Plan Review
Del's Farm Supply is an existing commercial establishment located on Bald Hills Road. The property was annexed into the City limits in 2005. Prior to the annexation, the applicant
constructed a pole barn building on the site for storage of goods for sale such as hay and feed for stock. The building was permitted by Thurston County for agricultural storage; however
its use is commercial which requires additional review for items such as fire protection, which could only be accomplished by connection to City utilities. The annexation of the land,
the commercial use of the site, and connection to City utility services subjects the property to Site Plan Review.
A Notice of Application was mailed to local and state agencies, and surrounding property owners on August 10, 2006.
Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to approve a proposal when the site plan conforms to the standards, provisions and policies of the city
as expressed in its various adopted plans and ordinances including the applicable sections of the shoreline master program for the Thurston Region.
Property Characteristics
The property is located at 10616 SE Bald Hills Road, Yelm, WA 98597, is approximately 6.75 cares, and is identified by assessor tax parcel number 64303200700.
The property is identified by the Yelm Comprehensive Plan Map as Heavy Commercial (C2). Specific Commercial uses, including the sale farm equipment and supplies are allowed.
The properties to the north and east are commercially zoned, with existing commercial businesses. The properties across Bald Hills Road are located in Thurston County, zoned RR 1-5,
and are in residential use.
This site is bordered by Yelm Creek to the east, which includes associated flood zones, wetlands and probable high ground water. The applicant has proposed all construction more than
200 feet from Yelm Creek which is greater than the Shoreline Jurisdiction Area, and outside of the 100 year flood plain. There is a high probability of high ground water hazards.
The site is encumbered by a BPA powerline easement. The powerlines run northeasterly across the property.
The City of Yelm will provide police protection, water and sewer service. Fire protection services are provided by The SE Thurston Fire/EMS District (Thurston County Fire Protection
District #2).
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available concurrent with development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive
plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted
water comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c) YMC when the project:
Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest;
Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet city standards for the safe movement of traffic and pedestrians attributable
to the project;
Makes a contribution to the facilities relating to capacity improvements identified in the adopted six-year traffic improvement program, in the form of a transportation facility charge.
Concurrency with school infrastructure is achieved pursuant to 15.40.020 (B)(4) when the developer provides a letter from the local school district that the school facilities impacted
by the proposed development are present, or are on an approved and funded plan, to assure that facilities will be available to meet the needs and impacts of the proposed development.
Concurrency with Fire Protection is achieved pursuant to 15.40.020(6) when the developer makes a contribution to the fire protection facilities as identified in the most current version
of the capital facilities plan adopted by the Yelm Fire District (SE Thurston Fire/EMS) and endorsed by resolution of the Yelm city council.
State Environmental Policy Act
The City’s SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on October 2, 2006 based on WAC 197-11-158.
1. This Mitigated Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents:
Environmental Checklist (June 2006, Hatton Godat Pantier)
2. The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration, with the possible exception
of the area adjacent to Yelm Creek. There is no other indication that there are any potential significant impacts to the earth (geology, topography, soils).
3. There is no indication in any of the environmental documents that there will be any potential long-term significant impacts to air quality from the proposed development.
4. Yelm Creek is located on the eastern boundary of the site. All existing and proposed development occurs outside of the 200-foot shoreline jurisdiction area, and outside of the FEMA
flood plain.
5. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential Impacts to groundwater quality and quantity will be mitigated
through measures that exceed the standards in the 1992 DOE stormwater manual as adopted by the City of Yelm. In addition, the property is adjacent to Yelm Creek, which has an identified
flood zone, and a potential high groundwater flooding area based on floods that occurred in the mid 1990’s.
Section 14.08.120(G) Yelm Municipal Code provides specific requirements for performance in a High Ground Water Hazard Area.
6. The City has adopted the 1992 Department of Ecology Drainage Design Manual, which requires that stormwater generated from a parking facility be treated for oils, sediments, and heavy
metals before infiltration.
7. The environmental document states that fertilizer and pesticides will be kept on site, and a spill control plan has been prepared. This plan shall be reviewed and approved by Thurston
County.
8. Temporary construction impacts such as noise, light, water quality, and air quality, are mitigated by requirements of the Zoning Code and Development Guidelines relating to construction
activities.
9. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at the time of development or
that a financial commitment is in place to complete the improvements or strategies within six years.
Mitigation Measures
The developer shall dedicate the Shoreline Jurisdiction area as open space, and leave this area undisturbed.
The developer shall provide a stormwater and drainage report that shows compliance with Section 14.08.120(G) YMC.
The spill control plan prepared for this site shall be reviewed and approved by Thurston County.
Temporary erosion control systems to be approved by the City of Yelm.
Critical Areas
The site is located adjacent to Yelm Creek which is a shoreline of the state. A shoreline substantial development permit is required when the development is within 200 feet from the
ordinary high water mark. The development proposal is outside of the Shoreline Jurisdiction area, and does not require a shoreline substantial development permit.
Yelm Creek has a known flood zone and wetlands associated with it. The Yelm Critical Areas Code describes buffers for riparian areas, flood zones and wetlands.
There is a probability of High Ground Water Hazards in this area. Performance standards for High Ground Water Hazards can be found in Section 14.080120(G).
Protection of shorelines of statewide significance is found in the goals and policies of the Shoreline Master Program. Dedication of the shoreline as open space meets these goals, and
is a mitigating measure of the environmental determination.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR 510 and SR 507, which bisect the community. These state routes are used by local residents for transportation
throughout the City, for access to commercial and residential areas throughout the community as well as serving regional traffic.
The updated Transportation element of the Yelm Comprehensive Plan identifies a number of improvements designed to avoid the need to significantly widen existing streets, and particularly
Yelm Avenue. New development impacts the transportation system in Yelm and, unless the improvements identified in the transportation plan are constructed, the City would need to require
developers to pay the cost of internal street widening.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The concurrency chapter of the Municipal Code provides a default table that is used to determine
new peak PM trips generated by a proposed use. Miscellaneous Retail creates 2.4 new pm peak hour trips. The construction of the pole barn for storage of goods allowed the reconfiguration
and expansion of the retail space. The TFC charges for this project shall be calculated on the new retail space created of approximately 6,000 square feet.
Frontage improvements shall be consistent with Yelm’s Development Guidelines. The property fronts on two roads, Bald Hills Road and SR 507, both of which are classified as “Urban Arterial”
SR 507 Avenue has a small bridge over Yelm Creek. It was determined that the frontage improvement requirements for SR 507 shall be deferred, as well as the portion of frontage improvements
for Bald Hills Road from the location of the BPA poweline easement to the southeast property corner.
Water Supply
The City’s Water Comprehensive Plan identifies the property as being within the water service area. An existing 10” water main is located Bald Hills Road and SR 507. This project will
be required to connect to this water main. The latecomer fee for this water connection was paid in September 2005.
Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per connection (fee subject to change) inside city limits. An engineer’s
calculation for estimated water usage will be required to determine the number of water connections required. Connection and meter fees are payable at building permit issuance, or invoiced
separately.
The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, WAC, requires that the City take measures to ensure that contamination
does not occur as a result of cross contamination.
Existing on site wells must be abandoned pursuant to Department of Ecology requirements, and any water rights associated with the property dedicated to the City.
An irrigation meter shall be installed for the purpose of irrigation. A backflow prevention device is required for all landscape irrigation connections between the irrigation system
and the water meter.
Sewer System
The proposed site is currently located the City of Yelm’s STEP sewer system service area. Connection to City sewer service is required. There is an existing sewer main located in the
intersection of SR 507/Bald Hills/Creek Street. This project will be required to connect to the sewer main at this location, extend the sewer main across the Bald Hills Road frontage,
and install a service line for your connection.
Sewer connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $5,569.00 per connection (fee subject to change) inside city limits. An inspection
fee of $145.00 per connection will also be required.
Sewer connections are based on water usage. The engineer’s calculation for estimated water usage will determine the number of sewer connections required. Connection fees are payable
at building permit issuance, or invoiced separately.
Any on onsite septic systems shall be abandoned pursuant to Thurston County Health Department Regulations.
Stormwater
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The City of Yelm has adopted the 1992 Department
of Ecology Stormwater Manual, which requires all development to treat and control stormwater on site.
The applicant has submitted a preliminary stormwater plan which includes a conceptual design for the treatment and infiltration of the stormwater. The site is located in an area that
has probable high ground water. The final stormwater plan is subject to the requirements of Section 14.08.120(G) YMC. The final stormwater plan must be submitted as part of civil plan
application submission. Stormwater facilities require continued maintenance to ensure they remain in proper working condition.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to the design of lots, the number
of stalls required, pedestrian pathways within lots, and safety.
The requirements of off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which the
parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement is
in excess of the minimum set forth.
Section 17.72.030(D)(2) YMC Retail establishments require one (1) space per 250 square feet of gross floor area. The gross floor area of the retail building is shown at 8,500 square
feet, and requires a minimum of 34 parking stalls.
The Americans with Disabilities Act (ADA) requires a minimum of one (2) handicap accessible stall for parking lots over 25 stalls.
Fire
Fire protection to the buildings must be provided per the International Fire Code. The specific requirements for installation of additional fire hydrants and fire lanes will be determined
during civil plan review.
The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements.
Landscaping
Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter
17.80 YMC requires all development to provide on site 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 required along the Bald Hills Road property line,
and adjacent to buildings.
Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians
from streets and parking areas. Type III landscaping is required as a part of frontage improvements.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Type V landscaping is required for above ground storm water areas. The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and
will thrive in hydric soils. The landscaping of the stormwater facility shall be incorporated with all on-site landscaping.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening.
Refuse areas are required to be assessable by LeMay, screened with a material and design compatible with the overall architectural theme of the associated structure, at least as high
as the refuse container, and must be at least six-feet in height with a gate enclosure.
No refuse container is allowed between a public street and the front of a building.
Refuse collection areas must be designed to contain all refuse generated on site and deposited between collections and refuse should not be visible from outside the refuse enclosure.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the issues presented by this request.
B. The applicant has established that the request for site plan review approval satisfies all criteria set forth in Section 17.84.020 (C) YMC, meets all requirements of the Heavy Commercial
(C-2) zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions:
The conditions of the Mitigated Determination of Nonsignificance are hereby referenced and considered conditions of this approval.
Street frontage improvements are required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Improvements for Bald Hills Road shall begin at
the northwest property corner and extend southeast on Bald Hills Road to the beginning of the Bonneville Power easement.
The applicant shall provide a “Waiver” of Protest for the deferral of the remaining frontage improvements on Bald Hills Road and SR 507.
The applicant shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on miscellaneous
retail which creates 2.4 new pm peak hour trips.
This site shall be connected to City water service. The connection fee and meter fee will be established by an engineer’s calculation of water usage for this site. All conditions for
cross connection control as required in Section 246-290-490 WAC. All well(s) located on the site are to be decommissioned pursuant to Department of Ecology requirements. Any water
rights associated with the well shall be dedicated to the City of Yelm.
This site shall be connected to City sewer service. The connection will be established by an engineer’s calculation of water usage for this site. The sewer line shall be extended along
the property frontage on Bald Hills Road within the area of road frontage improvements. Any on site septic systems shall be abandoned pursuant to Thurston County Health Department regulations.
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 stormwater plan shall meet the requirements of Section 14.08.120(G) YMC.
Parking shall be provided in accordance with 17.72.030(D)(2) YMC A minimum of 34 parking stalls, two being ADA accessible is required.
Fire protection shall be provided in accordance with the International Fire Code, as adopted by the City of Yelm, and may include FDC’s, fire hydrants, sprinkler systems, and/or fire
lanes.
The Yelm Creek Shoreline area shall be left undisturbed and dedicated as open space, with an easement dedicated to the City of Yelm for stream restoration and protection.
Landscaping of the site is required.
Type II landscaping is required along the perimeter of the site, and adjacent to buildings. Natural vegetation in the shoreline area to remain undisturbed.
Type III landscaping is required with frontage improvements.
Type IV landscaping is required in all parking areas.
Type V landscaping is required in above ground storm water areas.
A final detailed landscape plan is required as part of civil plan review and approval.
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.
Screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container.
C. The Site Plan is valid for eighteen (18) months from the date of this approval. 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.
Decision
The request for site plan review approval is hereby granted subject to the conditions contained in the conclusions above.
Prepared this day of November, 2006
Tami Merriman, Associate Planner
APPROVED this ____________ day of November, 2006.
Grant Beck, Director of Community Development
Site Plan Review Committee
City of Yelm
Appeal
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 approval, pursuant to YMC, Chapter 15.49,
Integrated Project Review Process. Any appeal must be in writing, contain specific factual objections, and include the appeal fee of $50.00.
November 2006 Page 11 of 11
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05-0673 Approval.doc