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0466 Approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0466-YL Applicant: Jim & Rhonda Coran Request: Conversion of existing building from a hardware/lumber store to a physical fitness center Recommendation: Approval with conditions Proposal and Site Characteristics The applicant has applied for a site plan review approval in order to operate a physical fitness center in a building that was previously occupied as a hardware/lumber store. The property is located on the north side of State Route 507, at the corner of SR 507 and Grove Road, and is identified by assessor tax parcel number 64303100800. The site is improved with an 8,000 +/- building, and associated parking. The site is zoned C-3 Large Lot Commercial. The properties to the north and west are currently approved commercial uses. The property to the east and south are currently occupied as residential. Public Notices A Notice of Application was mailed to local and state agencies and surrounding property owners on February 16, 2006. State Environmental Policy Act This project is exempt from SEPA, Section 197-11-800(3) WAC Exemptions: The repair, remodeling, maintenance, or minor alteration of existing private or public structures, involving no material expansions or changes in use beyond that previously existing. Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency means the facilities necessary to serve a proposed development are in place or planned for and properly funded with a reasonable expectation that the facilities will be in place at the time needed to preserve adopted levels of service. 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. The City of Yelm will provide police protection service to the property. Fire protection services are provided by The SE Thurston Fire/EMS District (Thurston County Fire Protection District #2). Zoning Code Requirements The property is zoned Large Lot Commercial (C-3) which is codified at Chapter 17.28 YMC. The C-3 district was created to provide for the location of facilities and services needed by the traveling public. The C-3 district allows gymnasiums, public or commercial, or physical culture studios, as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. Building setbacks are 15 feet from front, side and rear property lines. The maximum building height is fifty-five (55) feet. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provide guidance for refuse storage and screening. Refuse areas are required to be accessible 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. 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. Chapter 17.72 does not list a fitness center as a specific use, however the most similar use listed is a “place of assembly, e.g., conference rooms and gymnasiums”. Minimum parking requirements are one stall for each 10 occupants, based on the maximum occupant load, per the International Building Code. The existing parking is adequate for this use. 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 would be required along the perimeter of the site. 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 part of road frontage improvements. 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. The onsite landscaping meets the minimum requirements of Chapter 17.80 YMC. Signage Section 15.24.210(5) YMC states “When a business or activity containing a legal nonconforming sign, changes the sign face, or name of business, than such sign must be brought into conformance with all provisions of this chapter. Transportation and Site Access 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, 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 property fronts SR 507, 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. The property also has road frontage on Grove Road, which is classified as a ‘neighborhood collector’ street. The required improvements would be a 16’ travel lane, concrete curb and gutter, a 6’ planter strip with street trees, and a 5' sidewalk. Currently this site and adjacent properties have been purchased by a developer who has been in contact with the City, and intends to develop these properties. Just a short distance east of this property, there are 17 +/- acres that currently have land use approval to construct an 187,400 sq. ft. large retail establishment. The land use approval for the large retail requires that developer to make substantial improvements to SR 507, and a portion of the SR510 Yelm Loop. Due to probability of development of this property in the near future, and in conjunction other street improvements occurring by other developments, the City has determined that a deferral for frontage improvements is appropriate for this application. The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that is used to determine new pm trips generated by the proposed use. The previous use of this site as a hardware/lumber store created 4.74 new pm peak hour trips per 1,000 sq. ft. A health club generates only 1.37 new pm peak hour trips per 1,000 sq. ft. Since less trips are created, no TFC charges apply. Street Lighting Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting is reviewed at the time of civil plan review in order to assure adequate lighting. Stormwater Quality and Quantity 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 over 5,000 square feet of impervious surface is created. The site is currently improved, with an approved stormwater system. Fire Fire protection to the buildings must be provided per the International Fire Code. The International Building Code (IBC) provides occupancy ratings for different types of uses. Fire coverage and sprinkler systems must meet IBC requirements. Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant locks as part of the City’s water conservation and accountability program. In 2004, the City was also required to complete a vulnerability assessment in response to the new homeland security measures as a result of 9/11. Water System The City’s Water Comprehensive Plan identifies the property as being within the water service area, and the site is currently served by City water service. Water usage calculations shall be submitted to show proposed usage. 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. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. The site is currently served by an on-site septic system. On-site septic systems are approved under the Thurston County Department of Health. As stated above, this site and adjacent properties have been purchased by a developer who has been in contact with the City, and intends to develop these properties. Just a short distance east of this property, there are 17 +/- acres that currently have land use approval to construct a 187,400 sq. ft. large retail establishment. The land use approval for the large retail requires that developer to extend a City sewer service line past this site. Due to probability of development of this property in the near future, and connection to City sewer services when available, the City has determined that a deferral for connection to City sewer is appropriate for this application, based on approval from Thurston County Department of Health to assure that the existing system is adequate for the change of use as proposed. 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 zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: Street frontage improvements shall be required. Deferral of these improvements shall be allowed to such time as the site re-develops, or participation with other party’s development improvements. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for SR 507 shall be consistent with the section “urban arterial”, and Grove Road shall be consistent with the section “neighborhood collector”. The cost for City water services include a fee of $1,500.00 per Equivalent Residential Unit (900 cubic feet per month) (fee subject to change). The number of ERU’s will be calculated on water usage based on proposed water usage calculations submitted by the applicant. All conditions for cross connection control as required in Section 246-290-490 WAC. If new fire hydrants are required, the applicant shall be responsible for the installation of hydrant locks on all fire hydrants required and installed as part of development. Connection to City sewer service shall be required. Deferral of this connection shall be allowed to such time as the site re-develops, or in participation with other party’s development improvements, or 2 months after the sewer line is extended to within 200 feet of the site. Based on the acceptance letter from Thurston County for the existing on-site septic system, there shall be no additional restroom or shower facilities added to the building, nor shall the septic system or drainfield be enlarged to support additional facilites until such time the building connects to City sewer services. The applicant shall be responsible for assuring compliance with the City Design Guidelines for refuse enclosures. The applicant shall bring all on-site signage into conformance with Yelm Municipal Code Chapter 15.24. 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 ____________ day of March, 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.