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Approval City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Case Number: SPR-04-0021-YL Applicant: Douglas Huntington 3820 S Pine Street Tacoma, WA 98409 Summary of Request: Conversion of residence to commercial office. Summary of Decision: Approved, subject to conditions Proposal The applicant has applied for Site Plan Review for the conversion of an existing residential structure into Commercial Office Space. Site plan review is required for any commercial use or activity, with exemptions allowed if the use is similar to the prior use. The commercial use of the existing structure is a change of use, which requires site plan review and approval. Findings of Fact Site Plan Review A Notice of Application was mailed to local and state agencies, and surrounding property owners on April 16, 2004. 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 14845 SE Yelm Avenue West, and is identified by assessor tax parcel number 21724210701. The area to the north and northwest of the property is commercially zoned with some existing commercial uses. The area to the south and west and southeast of the property is zoned institutional, and is the location of the Yelm High School. The property is approximately 1.05 acres in area and currently contains a residential structure. The property is identified by the Yelm Comprehensive Plan Map as Commercial Zone (C1), Chapter 17.26 YMC establishes the allowed uses and the development standards for the Commercial Zone as follows: Maximum height of buildings: 40 feet Side yard minimum setback: 10 feet Rear yard minimum setback: 20 feet Front yard minimum setback: 15 feet The City of Yelm will provide police protection, water service, and sewer service to the new commercial establishment. 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 at the time of 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 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. State Environmental Policy Act This project was determined categorically exempt from threshold determination and EIS requirements pursuant to 197-11-800 WAC. 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, and 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 TFC Ordinance provides a default table that is used to determine new peak PM trips generated by a proposed use, which in the case of a commercial office is 3.68 peak PM trips 1,000 square feet of gross floor area. The TFC, assessed at the time of building permit issuance will be the trip generation rate multiplied by the gross floor area, divided by 1,000 and multiplied by $750.00. Credit is applied for the previous residential use. The building is approximately 1,296 square feet and the TFC would be ((3.68*1,296)/1,000)*$750=$3,577.00. The credit for the existing single family residence is $757.50, for a total TFC charge of $2,819.50. The property fronts Yelm Avenue West (SR 510), which is identified as an ‘urban arterial’ street. The standards for an urban arterial includes a 12 foot center turn lane, 11 foot drive lane, a 5 foot bike lane, curb and gutter, an 8 foot planter strip and a 6 foot sidewalk. Street frontage improvements are required as part of Site Plan Review and approval. Yelm Community Schools is in the process of constructing improvements to the school, which is adjacent to the east of this site. As part of the school’s land use approval, some improvements will be made to SR 510, from the school west to 93rd Avenue. It was determined that a deferral of frontage improvements, until such time as the school constructs its street improvements, is best. Dedication of the required right-of-way shall be a part of Civil Plan approval. Ingress and egress to the site is located on Yelm Ave West. Yelm Development Guidelines provides guidance for placement of driveway accesses into commercial developments. The number of access points and sight distance are of major concern on Yelm Avenue. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area. The property is currently served by a well, shared with the property to the west. The site is currently connected to a well that is shared with the property to the west. The service to this site from the well shall be disconnected, and the site connected to City water service. Disconnection shall be inspected and approved by the City. The project site is subject to a watermain Latecomers agreement dated May 13, 1998. The watermain is located on the north side of Yelm Avenue West, and a waterline crossing will be required. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption per day). Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. Yelm’s Comprehensive Plan and Joint Plan with Thurston County addresses public facilities and utilities in Chapter V, which states at Section V.3.d that the City considers a septic system a temporary system within the urban area and incompatible with long-term urban densities. Development standards shall be developed to identify the timing and nature of funding and conversion obligations for septic systems in the urban area. Groundwater monitoring is appropriate in areas under septic tank management. Most of Yelm is in an area of extreme aquifer sensitivity. The current sewage treatment plant was required due to groundwater pollution concerns. For this reason, development at urban levels of density on septic tanks is not in the public interest. The City’s Development regulations implements the Comprehensive Plan at Section 7A.020 state that it shall be unlawful to construct or maintain any privy, privy vault, cesspool, or other facility intended or used for the disposal of sewage and to install or use any onsite soil absorption systems in such cases where the City’s sewer collection system is available for service as provided herein. The sewer collection system shall be deemed available when the premises are within 200 feet of the City’s collection lines. These policies and regulations have been codified at Section 13.08.020 (A) Yelm Municipal Code, which states that it is unlawful for any person to place, deposit or permit to be placed or deposited, any human or animal excrement, sanitary sewage or other objectionable waste, by any natural or nonnatural means in any manner, upon property of the city or private property within the city sewer boundaries, or in any area under the jurisdiction of the city, except through the city’s sewage collection system or through an approved on-site system as provided in this chapter. The property is currently served by an on-site sewage disposal system. This system shall be abandoned per Thurston County Health regulations, and the site connected to the City STEP Sewer System. The current fee to connect to the City sewer system is $5,269.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption per day). The number of ERU’s required to be purchased will be determined by approved water consumption calculations. 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 when a property is redeveloped. 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. Yelm Development Guidelines 4G.110 (5), Parking Lots, states, “Off street parking areas shall be designed to provide for the safe and convenient circulation of vehicle traffic. If dead end aisles are used in the parking layout, they shall be considered as two-way isles. 90 degree parking with two-way isles requires a 23 foot drive lane, with 9’ x 20’ parking stalls. If parking abuts a pedestrian pathway, a wheel stop with 2 feet overhang must be added to the parking stall. Turn around areas will be required when deemed necessary.” The minimum parking requirements for commercial office space is 1 stall per 300 sq. ft. of gross floor area. The total number of parking stalls required for the project is 5, with one being handicap - van accessible. The City of Yelm has adopted Design Guidelines for projects located in Yelm’s Commercial Zones. These guidelines determine specific requirements for development. Design Guidelines II, Pedestrian Access. All pedestrian paths must correspond with federal, state and local codes for handicap access, and ADA requirements. Fire Fire protection to the buildings must be provided per the International Fire Code. The specific requirements for installation of fire hydrants and fire lanes will be determined during civil plan review. The Uniform Building Code (UBC) provides occupancy ratings for different types of uses. The fire coverage for the commercial use must meet UBC 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 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 IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is required in storm water retention areas, if required. Type VII landscaping states that if landscaping is used as part of a required landscape strip along Yelm Avenue West (SR 510) or Yelm Avenue East (SR 507), the planting shall include at least one evergreen tree, three feet tall, planted at an average of 20 feet on center, but no greater than 30 feet on center. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening. The commercial office may use the standard residential pick up. If a commercial dumpster is used, Design Guideline regulations apply. 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 18.84.020 (C) YMC, meets all requirements of the Commercial District 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 applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC). The TFC charge for the office conversion is based on 3.68 new pm peak hour trips generated by the project. The TFC charge shall be discounted for 1.01 trips based on the previous single-family residential use. The TFC charge shall be based on 1,296 square feet, plus a credit for the existing single-family residence. Ingress and egress to Yelm Avenue West shall have one access point, consistent with commercial standards, located at the northwestern corner of the property, aligning with the car dealership commercial driveway across Yelm Avenue. Street frontage improvements shall be required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Yelm Avenue West shall be consistent with the section “urban arterial”. The City will defer street frontage improvements until such time as the High School constructs their required improvements. A deferral agreement shall be signed prior to occupancy of the structure. The applicant shall dedicate the required right-of-way for HWY 510 improvements at this time. The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption per day, fee subject to change.). The applicant shall provide proposed water usage calculations to the Community Development Department for review and approval, to determine the number of gallons of daily use. The site is currently assessed a water system latecomers fee. The latecomer’s fee in the amount of $1,884.45 is due and payable prior to connection to the service. The applicant shall disconnect service from the existing well. The applicant shall not construct any improvements in the 100-foot radius of this well, until such time as the well is decommissioned. The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,269.00 per ERU (each ERU equals 240 gallons of water consumption per day, fee subject to change). The number of ERU’s required will be determined by approved water consumption calculations. Upon completion of the onsite installation as per the City’s Development Guidelines, the S.T.E.P. sewer equipment shall be deeded to the City, and an easement provided for maintenance. The on-site septic system shall be abandoned in accordance with the Thurston County Department of Health guidelines. 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 create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 5 parking stalls for the existing 1,296 sq. ft. building. The applicant shall submit a parking plan that reflects compliance with Development Guideline 4G.110(5), providing appropriate parking arrangement. All buildings shall have a paved pedestrian path from street sidewalk to the main entry, and provide pathways from parking lots to the main entry.  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. The applicant shall submit a final landscaping plan as part of the civil plans. The plan shall provide for: Type II landscape buffer along the western and eastern property lines surrounding the area to be used for this project. Type III landscaping shall be required when frontage improvements are installed. Type IV landscaping is required in parking areas. Type V landscaping is required for above ground stormwater facilities. If the applicant chooses to use a commercial refuse container, the following regulations shall apply: Refuse container screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six-feet. No refuse container shall be permitted between a street and the front of a building. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. A six-foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry, and shall be designed per the City of Yelm Development guidelines. 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. APPROVED this 21st day of May, 2004. Tami Merriman, Assistant Planner 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.