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200 approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-04-0200-YL Applicant: Robert Bromberg, Discovery Counseling Agent: Bill Turner, Contours & Concepts Engineering Request: Convert Residence to Counseling Office Recommendation: Approval with conditions Findings of Fact Site Plan Review A Notice of Application was mailed to local and state agencies and surrounding property owners on February 23, 2005. 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 306 2nd Avenue SE, and is identified by assessor tax parcel number 64421300100. The property is identified by the Yelm Comprehensive Plan Map as Commercial (C-1). The surrounding area is zoned C-1 Commercial, however the existing uses are residential. The property is developed with an existing single family residence. Chapter 17.26 YMC establishes the allowed uses and the development standards for the Commercial District, 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. 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 is exempt from SEPA, Section 197-11-800(1)(b)(iii) WAC Exemptions: The construction of an office, school, commercial, recreational, service, or storage building with 4,000 square feet of gross floor area, and with associated parking facilities designed for twenty automobiles. 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 concurrency chapter of the Municipal Code provides a default table that is used to determine new peak PM trips generated by a proposed use, which in the case of a medical office is 3.06 peak PM trips 1,000 square feet of gross floor area. At 1,618 sq. ft. the new pm peak trip generation is 4.95. A credit should be issued for the existing single family residence, and is reflected in the TFC Calculation. The City of Yelm Development Guidelines Section 4B.080 states “Any change made in the character of occupancy or the use of the building, or alteration s and improvements which constitute 60 percent or more of the estimated value of the existing structures on the property shall install street frontage improvements at the time of construction as required by the City.” The property fronts both Stevens Street and 2nd Avenue. Stevens Street was recently improved to current City standards as part of a City sponsored project. 2nd Street is identified as a ‘local access commercial’ street. The standard for a local access commercial street includes an 11’ drive lane, a 7’ parking lane, a 6’ foot planter strip, and a 5’ sidewalk. Proposed ingress and egress to the parking area for the site is located on the alley behind the building. To use the alley as an access into the parking area, the alley must be paved. The gravel area that is the existing alley may not be located in the right-of-way. If the alley is to be moved to the actual right-of-way, plans must show how the new pavement will tie into the remaining alley to the east. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area and the property is currently served by City water. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). If the project projects daily use as greater than 900 cubic feet per month, additional water service connections would be required. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections between the irrigation system and the water meter. This also includes any individual irrigation systems that may be located on any individual lot within the subdivision. There are existing water lines located in the alley. Plans must show the actual location of these lines, and locations of all meters and appurtenances. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). The site is currently served by City sewer. Sewer connection fees are based on water usage. If the project proposes to use more than 900 cubic feet of water per month, additional sewer service connections are required. There are existing sewer lines located in the alley. Plans must show the actual location of these lines, and the locations of all appurtenances. 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 is proposing to use “rain gardens” to treat the stormwater runoff on this site. A detailed stormwater plan must be submitted for the City to consider this alternative treatment. The plan submitted does not show stormwater treatment for the 2nd Street improvements. The City will not allow alternative stormwater treatment, including rain gardens for City streets. 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. The minimum parking requirements for a commercial office is 1 stall per each 300 square feet of gross floor area. The plans show the house being 1,618 sq. ft., which would require 6 off-street parking spaces. At the original presubmission meeting, the applicant represented the house as being approximately 1,320 sq. ft. Based on that square footage, the applicant was informed that a minimum of 4 stalls would be required, and that is upon which the applicant based his plans. Due to the misunderstanding in the actual square footage by the applicant, and the size limitation on this parcel, the City will allow the reduction in parking requirements. The Americans with Disabilities Act (ADA) requires handicap accessible 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. The property is located on a street corner, with residential uses across both streets. The site has an existing single family residence located to the east, and a single family residence located to the south, past an alley way. Type I landscaping is intended to provide a dense sight barrier and physical buffer to significantly separate conflicting uses. This type of landscaping is used between conflicting land uses. 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 when adjoining properties are compatibly zoned, 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 any above ground stormwater retention areas. 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 Commercial zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: 1. The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is 4.95, with a credit of $757.50 for the single family residence. 2. Prior to business license approval, the following transportation improvements shall be completed: The applicant shall construct frontage improvements to 2nd Street to the ‘local access commercial’ standard. The developer shall pave the alley along the property line to be used as driveway access. The alley shall include a safe travel transition to the remaining alley to the east. 3. The applicant shall provide proposed water usage calculations to determine if additional water and sewer connections are required. Water connection fees shall be paid prior to issuance of business license. 4. The applicant shall design and construct all stormwater facilities in accordance with the 1992 Department of Ecology Stormwater Manual, as adopted by the City of Yelm. Alternative technologies will not be considered for stormwater treatment for public street improvements 5. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. Assessable spaces shall be provided pursuant to the ADA. Landscaping in the parking lot shall be provided in accordance with Chapter 17.80 YMC, Yelm Development Guidelines, and Yelm Design Guidelines. 6. Civil construction plans will be required, and shall include a complete landscaping plan in accordance with Chapter 17.80 YMC. A Type I landscape buffer is required along the east property line. This may be accomplished by using fencing and landscaping. A Type II landscape buffer is required around the perimeter of the property. Type III landscaping is required on 2nd Street. Type IV landscaping is required in the parking area. Type V landscaping is required in any above ground stormwater facilities. 7. 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. 8. No later than 30 days from the date of this approval, the applicant shall submit to the Community Development Department for approval, a revised site plan that shows how the conditions of approval are met. The site plan shall be: At a scale between 1” = 10’ and 1” = 30’ Include all information of a site plan application as listed on the Site Plan Application checklist. Resolves the conflict between the stormwater treatment for 2nd Street and the conflict with the fire hydrant and sidewalk. A revised landscaping plan. 9. Civil plans shall be submitted and approved prior to construction. Civil plans must be drawn to scale and show the full alignment of the alley. Civil plans shall also include the location and depth of existing utilities located in the alley, and show protection for existing utility appurtenances. 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. D. As the commercial use was started prior to land use approval by the City, failure to comply with the terms of this approval shall be considered a zoning violation. Decision The request for site plan review approval is hereby granted subject to the conditions contained in the conclusions above. APPROVED this ____________ day of March, 2005. 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.