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8286stf Date: July 26, 2001 To: Planning Commission From: Cathie Carlson, Community Development Director Re: Yelm School District Alternative High School, CUP-01-8286-YL LIST OF EXHIBITS: Exhibit I - Site Plan Exhibit II - Public Hearing Notice Exhibit III - Determination of Non-Significance Exhibit IV - Comment Letter Exhibit V - Map illustrating 500' distance from project site. Exhibit VI - School District letter requesting a delayed schedule for street and parking improvements. DEPARTMENT ANALYSIS AND FINDINGS: 1. Proponent. Yelm School District 2. Location. 103 and 107 First Street. Tax Parcel # 21724120404 3. Public Notice. Notice of the Public Hearing was published in the Nisqually Valley News on August 10, 2001, and posted in public areas on August 6, 2001. The notice was mailed to adjacent property owners and the applicant on August 6, 2001. 4. Existing Land Use and Zoning. The site is zoned Central Business District (CBD), Chapter17.24 and contains two existing buildings. In the CBD, Special Uses are allowed as provided for in Chapter 17.66. A school is classified as a special use and is allowed, provided any unique impacts resulting from the proposal can be mitigated. Lots Size and Setbacks. The CBD does not have a minimum lot size. The current building footprints will not be expanded, therefore no changes will result to current building setbacks. Adjacent Land Uses and Zoning. All properties adjacent to the project are zoned commercial, CBD and C-1. Properties to the north of the parking area, located on the northeast corner of First Street and Jefferson Street, are zoned commercial but are currently developed as single family residential. In the CBD liquor stores are prohibited within 500 feet from the exterior boundary of any public school grounds and in the C-1 District, taverns, liquor stores, billiard halls and pool halls are prohibited within 500 feet from the exterior boundary of any public school grounds. The restriction in the CBD would have very little if any impact to current or future business in the CBD. However there are a number of parcels in the C-1 and C-2 Districts that would not be permitted to site any of these uses (see Exhibit V.) To eliminate the restriction of siting a liqueur store, tavern, billiard hall and pool halls, the zoning code would require an amendment. However an amendment would not be site specific but district wide, creating situations in where a tavern would be allowed to site adjacent to schools. Also, Washington State Liquor Control Board controls the issuing of a liquor license. When an applicant applies for a liquor license, the Board notifies the surrounding property owners. The board can reject an applicant if requested by a surrounding property owner. Transportation and Site Access. The buildings front on First Street, with the parking areas fronting on Second Street and Jefferson Street. First Street is classified as a Pedestrian Oriented Street. This frontage along First Street is already improved and will not require any upgrades or improvements. Yelm Development Guidelines classify Second Street and Jefferson as local access commercial. These streets currently consist of approximately 22' of driving surface only. The School District’s financing and budget cycle may prohibit the completed road improvements prior to occupancy. The School District has requested a delayed schedule for the frontage and parking improvements (Exhibit VI.) This proposal does not include any school bus service to the site now or in the future. The completed project will increase traffic and impact the City’s transportation system. Chapter 15.40, Concurrency Management , requires all development to mitigate impacts to the City transportation system. A high school generates 0.04 p.m. peak hour trips per student. For maximum use of the site with 181 students the Transportation Facility Charge is $5,430.00 and payable at time of building permit. Parking. Chapter 17.72, Off-Street Parking and Loading, requires minimum parking facilities of 1 parking stall for each four students that are normally enrolled and are of legal driving age, plus one parking stall per classroom and office. Assuming a maximum occupancy of 181 high school students, 10 classrooms and 5 office spaces, 75 parking spaces are required. This assumes that approximately 1 out of every 3 students will have a drivers license. The existing parking area has adequate space to provide the minimum parking stalls. However, there is currently no access control, landscaping or stormwater management in the parking areas. Historically the parking areas have been used by customers of many other downtown businesses. The School District has agreed to number and reserve the stalls as they need them. As the school expands to its full occupancy the District will continue to reserve and number additional stalls. In the future the majority, if not all, of the parking will be needed for the School (downtown businesses that do not provide on-site parking will need to determine how to provide parking for their customers in the future.) Loading areas for uses that require regular delivery typically require a separate loading area that does not conflict with the day to day functions of the facility. On the south end of the building there is an existing loading area that is adequate. Wastewater. The project site is in the Sewer Service Area and is currently served by the City’s STEP sewer system. There is an existing 6” line available on West Yelm Avenue. The property is located within the Killion North LID District. This property has been assessed a total of 4 ERU’s within the LID for a total of $7,292.60. Water Supply. The proposed site is in the City’s water service area and is currently connected to the City’s water system. There is an existing 8” water line located on the west side of Killion Road. An irrigation meter may be installed for the purpose of irrigation. Drainage/Stormwater. The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create storm water runoff. When uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff. The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following special use approval the City Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Fire Protection. Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service. Police Protection. Police protection is provided by the City of Yelm. As development occurs there will be additional demands for police service. Street Lighting. Adequate street lighting will be required for this project. Street lighting design must meet the City of Yelm’s Development Guidelines and will be submitted to the City for review and approval. Landscaping. 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. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals. In particular school sites require a Type III landscaping along the street frontage and through the required front yard area and Type II landscaping between the required front yard area and improvements on the property and along interior property lines. The existing building locations restrict the areas available for landscaping. There is not a front yard setback and the rear yard setback is approximately 15' which is used as a vehicle access to the rear of the building. The south side is developed to the property line. There is an area along the northwest and northern property line that could accommodate some landscaping, however this area is not visible to the public or adjacent properties. The parking area located on the northeast corner of First Street and Jefferson Street is adjacent to residential development. A landscape buffer could be provided here. The parking areas will be improved and landscaping will be provided per City development standards. Landscaping is also required in and around above ground stormwater facilities. A preliminary landscaping plan has not been submitted. A final landscape and irrigation plan must be submitted to the City for review and approval. Installation of landscaping is typically required prior to occupancy. Environmental Review: After review of the environmental checklist and supporting documents, a Determination of NonSignificance (DNS) was issued on July 26, 2001 The comment period expired on August 8, 2001. The DNS is attached as Exhibit III. Public Comment. One letter was received by an adjacent property owner (see Exhibit IV.) Findings and Conclusion. Based on the project as proposed by the applicant and the conditions of approval below, the staff finds that the project Adequately provides for the public health, safety and general welfare and for drainage ways, streets, potable water supplies, sanitary wastes; and The project is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City’s Development Guidelines. Staff Recommendation Based on the Analysis and Findings in Section C and the Conditions of Approval below, staff recommends that the Planning Commission forward CUP-01-8286-YL to the City Council for approval. Conditions of Approval. Sewer The property is located within the Killion North LID District. This property has been assessed a total of 4 ERU’s for a total of $7,292.60. The ERU fee of $2,480 (fee subject to change) is payable at time of building permit issuance. This fee is in addition to the LID assessment of $1,823.15 which is paid on an annual basis for 15 years. The total number of sewer ERU’s required for this project will be dependent on the proposed consumption calculations provided with the civil plans. The additional ERU’s required for this project are based on discharge of 240 gallon per day and are charged at a current rate of $4,850/ERU. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. The project site is in the Sewer Service Area but is currently not served by the City’s STEP sewer system. There is an existing 6” line available on West Yelm Avenue. There may be a latecomer’s agreement formed to re-capture some of the installation costs. Water The proposed site is in the City’s water service area but is currently not connected to the City’s water system. There is an existing 8” water line located on the west side of Killion Road. The City will require running the existing utilities up Killion Road to the north edge of the property line. There will also be requirements to loop the waterline. A latecomer’s agreement may be established to re-capture some of the costs for installation of the waterline. Water ERU’s (equivalent residential units) are based on a consumption rate of 240 gallons per day and are charged at a current rate of $1,000/ERU (fee subject to change) inside city limits. Water calculations of proposed consumption would need to be provided to determine the number of ERU’s. This fee is payable at time of building permit issuance. An irrigation meter may be installed for the purpose of irrigation. Stormwater The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP’s) are required during construction. The applicant shall compile a final storm water report along with construction drawings. The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval. Transportation The applicant shall be responsible for full-street improvements along Jefferson Street, between First Street and Second Street and half-street improvements along Second Street. The frontage improvements shall be consistent with a Neighborhood Commercial Collector. School District financing and budget cycle may prohibit the completed road improvements prior to occupancy. If this should occur the school district shall bond for said improvements. The applicant shall establish a schedule with the City for the completion of improvements for streets, parking, stormwater facilities and associated landscaping with these improvements. All improvements shall be scheduled for completion within 18 months of occupancy and the School District shall bond for said improvements. The vacant lots on the northwest corner of Jefferson Street and Second Street will be utilized as the above ground stormwater facilities. The City will not require full frontage improvements along this area, but will require the construction of adequate shoulders. The applicant shall be responsible for the Transportation Facility Charge of $5,430.00, payable at time of building permit. If the future, the School District provides bus service to the site, they shall submit plans for approval by the City. Said plans may include but are not limited to, circulation, drop off and pick up areas, access and parking. Parking The applicant shall improve the existing parking areas to include access control, landscaping and stormwater management. The applicant shall agree to offer public parking in those areas not needed for school operation. Design Review Any remodeling to the exterior will require design review by the City. Fire The applicant shall submit fire flow calculations for existing 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. Landscaping The applicant shall provide a Type II landscape buffer along the northern property line adjacent to the parking area. Pursuant to Chapter 17.80, landscaping shall be included in all parking areas and the stormwater facilities. These improvements will occur concurrently with the street and parking improvements as scheduled per Condition of Approval, Transportation #10. The applicant shall submit a final landscaping and irrigation plan for review and approval.. General Public Works The applicant shall submit a grading plan to the Community Development Department for review and approval prior to any on-site grading. Per the City of Yelm’s Development Guidelines street lighting and parking lot lighting will be required. All lighting design will be submitted to the City for review and approval. Other The applicant shall enter into an agreement with the City of Yelm where the Yelm School District agrees not to oppose the issuance of a liquor license for any location in the surrounding commercial districts.