Loading...
SPR Approval^ ~ Of T~ A~ ~ 4 _ .~ rr - ?~ ° ~ w- 105 Yelm Avenue West ~` P.O. Box 479 •,rr wwaHnaaTOq YEZ'212 Yelm, Washington 98597 (360) 458-3244 June 6, 2002 Five Corners LLC George Berry 518 Flora Vista Road NE Olympia, WA 98506 Re: Site Plan Approval for Case # SPR-02-8309-YL, Rainier Commons Dear Mr. Berry: The Site Plan Review Committee has considered your application for the above referenced project, and finds that as conditioned below, the proposed project is consistent with the Yelm Comprehensive Plan, and all applicable City policy's and development standards.. Pursuant to Chapter 15.49 Integrated Project Review Process, a project, which is subject to Site Plan Approval, is a Type II Permit and can be appealed to the City Council. An appeal must be filed within 14 days of the date of this notice. Site Plan Approval is valid for 18 months from the date of this letter. The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor's Office. The project is approved subject to the following conditions of_approval: 1. Boundary Line Adjustment Finding: The proposal requires a boundary line adjustment, to provide for the siting and layout of the new development. Condition of Approval: 1. The applicant shall perform and record a boundary fine adjustment prior to building permit issuance. , 2. Transportation Finding: Yelm is a small compact community most directly affected by trio state highways ~r~hich bisect the community. The t,NO state highways are used by local residents for transportation throughout the city and for access to commercial and residential areas throughout the communihf. In lieu of widening existing streets, the Ciry has elected to create certain alternatives, Y-1, Y-2. Y-3, which will avoid the need to significantly widen existing streets, and particularly Yelm Avenue. New developments do in fact burden the city's central streets, and unless the bypass alternatives are accomplished, the City would have to require developers to pay the cost of the internal street widening. The city plans show, and the City finds that adequate facilities will be accomplished better and in a timely fashion by bypass facilities as a substitute for the widening of existing facilities. As a result, the City finds that the regional plans in fact benefit projects in all areas on the City and will accomplish the goal of providing adequate facilities to City standards within a reasonable time to serve the demands created by the proposed project. Finding: Street frontage improvements are required as part of Site Plan Review and approval. The frontage improvements for Creek Street, and the road improvements for 106th Ave. were constructed during the previous development of the gas/convenience store. It appears that the sidewalks are complete. During the original construction, the road standards were different than they are today. The planter strip and sidewalks are located on an easement, on the applicant's property. The planter strip is narrow, and will not support street trees. The street trees that are normally required are placed on the landscaping area behind the sidewalk. Finding: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip, to mitigate traffic impacts to the transportation system. The Ordinance provides a default table to determine new trips generated. The proposed uses do not fall neatly into the definitions in the ordinance, so the TFC was determined by using the Institute of Transportation Engineers Trip Generation Manual, 5th Edition.. The City also provides a reduction of new trips to account for existing traffic. The following is the analysis of new trips generated by the individual businesses proposed. Tire Store; (ITE Code 848) creates an average of 5.13 new trips per pm peak hour, per 1000 sq. ft. of gross floor area. The percent of new pm peak trips generated by the proposal is 2.56 per 1000 sq. ft. Automobile Care Center; (ITE Code 840) creates an average of 2.87 new trips per pm peak hour, per 1000 sq. ft. of gross floor area. The percent of new pm peak trips generated by the proposal is 1.43 per 1000 sq. ft. Specialty Retail; (ITE Code 814) creates an average of 4.93 new trips per pm peak hour, per 1000 sq. ft. of gross floor area. The percent of new pm peak trips generated by the proposal is 2.46 per 1000 sq. ft. Conditions of Approval: 2. The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC) for the new development. The TFC charges are based on the proposed use, is payable at building permit issuance, and are as follows: Tire Store: 29.75 new trips = $22,315.50 Auto Service: 15.78 new trips = $11,838.75 Retail: 20.95 new trips = $15,714.38 R `,Community DevelopmenP,Project Fil©;~SPR Site Plan Revievi•8309 Rainier Commnn;,8~09 Approval Letter doe Page 2 of 7 3. The applicant shall be responsible for completing the landscaping on 106th Avenue. As stated above, the planter strips are too narrow to support street trees. The applicant shall incorporate street trees into the required 8-foot landscape buffer that is adjacent to the sidewalks. The sidewalks shall be inspected and approved by the Community Development Department, and grass or sod planted into the planter strips adjacent to the streets. 3. Water Supply Finding: The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such~plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third party funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. Finding: Water lines were installed on 106th Ave. during the previous construction of the gas/convenience store development. Conditions of Approval: 4. 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, and a meter fee (each ERU equals 240 gallons of water consumption per day, fee subject to change.) The number of ERU's required shall be determined during civil project review. Applicant shall submit water use calculations with civil plans. 5. All water connection fees are due at time of building permit issuance. 4. Sewer System Finding: The City's Sewer Comprehensive Plan identifies a portion of the City aria for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in R Cornmundy Developmenl`,Projecl PiICS`SPR Site Plan Revievr`A309 Rainier Common;`.9309 Approval Letter dno Page 1 n( 7 fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Finding: Sewer lines were installed on 106th Ave. during the previous construction of the gas/convenience store development. Conditions of Approval: 6. The applicant shall connect to the City S.T.E. P. sewer system. The cost to connect shall include a fee of $4,986 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption per day, fee subject to change.) The number of ERU's required shall be determined during civil project review. 7. 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 granted for maintenance. 8. All sewer connection fees are due at time of building permit issuance. 5. Storm Water Finding: The completed project will increase the amount of impervious surface on the site and on the adjacent streets. Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. Yelm Municipal Code (YMC) requires all development to comply with the City stormwater Manual. Finding: There is constructed on the property, a stormwater retention pond from the previous development. The applicant states that the pond was sized for complete project build out. Conditions of Approval: 9. The applicant must provide stormwater calculations with civil plan submission, to assure the stormwater facility is adequate to serve the proposed development. If the existing facility is inadequate, the facility shall be upgraded pursuant to approved plans. 10. The applicant shall submit a stormwater maintenance plan with civil plan application. , 6. Parking Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to; design, number of stalls required, pedestrian pathways, and safety. R'.Crmmunity DevelopmenP,Prrject Files\SPR Sits Plan Revievr,8309 Rainier Csmmona\8309 Approval Lsttor.dnc Page 4 of 7 Chapter 17.72 does not specifically list parking requirements for a tire store, or an auto repair facility. 17.72.030(F) allows a determination for parking requirements based on the most comparable use. For the tire store, it was determined that the Motor vehicle or machinery sales was a similar classification, and that it would require one parking stall per 400 sq. ft. of gross floor area. The auto service facility will require one space per employee, based on the greatest number of employees on a single shift, plus one sq. ft. of parking per sq. ft. of display or retail area, and one space for each vehicle owned, leased, or operated by the company. Chapter 17.72 also allows for shared parking in the commercial area, if the physical relationship between the premises makes such sharing possible, and results in superior design in terms of layout. Chapter 17.26, Commercial Zone states, "Where adjoining parking facilities of two or more ownerships are developed and designed as one parking facility, a reduction of up to 15% of the total combined required parking space may be permitted. Chapter 17.26 also states that up to 25% of the required number of parking spaces may be designated for compact cars. Using the above calculations, the tire store requires 29 stalls, and the auto repair 10 stalls. The total minimum number of stalls required for the shared parking is 39. When a 15% reduction for shared parking is applied, the.total number of stalls required to be 34. The 8,500 sq. ft. retail building requires 35 stalls. Finding: Design Guidelines Section II, Paragraph B, subsection (3), requires applicant to provide pedestrian pathways through parking lots. Finding: ADA requires at least 1 handicap van accessible stall for each business. Conditions of Approval: 11. The applicant shall provide for at least 34 parking stalls, to be shared by the tire store and auto repair. Each business must provide for handicap accessible parking. 12. The applicant shall provide for at least 35 parking stalls for the retail facility. 13. The applicant shall create a shared parking agreement between Lots 3 & 4, and the agreement shall be assured by a sufficient legal document such as a covenant or reciprocal easement agreement or recorded covenant op the approved site plan. 14. The applicant shall provide for pedestrian access through the parking area, to connect all businesses. 15. The applicant shall provide for at least 1off-street loading space for each of the businesses. R Cr~mmurnty Develnpmenl'Project File;',SPR Site Plan Revinv/,BJ09 Rainier Common^,'i3309 Approval Letter doc Pago 5 of 7 7. Building Department Finding: The City of Yelm has adopted design guidelines for its commercial zones. Conditions of Approval: 16. Building design shall be in accordance with Design Guidelines. Design compliance shall be reviewed by the City at or before time of building permit submittal 8. Fire Finding: Fire protection to the buildings must be provided per the Uniform Fire Code. Requirements for installation of fire hydrants will be determined in civil plah review. Conditions of Approval: 17. The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. 18. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 9. Landscaping Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible and incompatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. YMC, Chapter 17.80 requires all development to provide on site landscaping. Finding: Chapter 17.80.060 provides for alternative landscaping options. The approval authority may grant a modification of the landscape requirements if the proposed landscaping represents an equal result that could have been achieved by strictly following the requirements of the landscape chapter. Conditions of Approval: 19. The applicant shall submit a final landscape and irrigation plan, pursuant to Chapter 17.80, to the Community Development Department for review and approval. 20. The applicant shall be allowed to reduce the landscape buffer on the north property, adjacent to the vehicle lanes line to 5 feet. The averaging shall include increased landscaping to the northwest of the auto repair facility, and to the tire store. 21. Landscaping shall be installed and approved by the Community Development Department prior to building occupancy. R`..Community Development'.Proj~rt Files`,SPR Site Plan RwiP~~~,B309 Rainier Common;~,8309 Approval Letter doc Pale 6 of 7 10. Refuse: Finding: Chapter 17.26.130(C) Commercial Zone, Landscaping provides guidance for the placement and screening of refuse containers. Conditions of Approval: 22. Refuse container screening shall be required, and 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 high. 23. No refuse container shall be permitted between a street and the, front of a building. 24. 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. 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 letter, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. The Site Plan is valid for eighteen (18) months from the date of this letter. The applicant may request asix-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. Sincerely, ~ ,_ ~: Tami Merriman Planning Technician Iii - ~- cc: Grant Beck, Community Development Director Jim Gibson, Development Services Engineer Gary Carlson, Building Official Tim Peterson, Public Works Supervisor Shelly Badger, City Administrator R.'.Cemmunrty OevolnpmenP,Pro~ec; FiI~s~SPR Silt Plan Review`.~3309 Fla~nier Commnn;18309 Approval Lever doc Page 7 of 7 SEPA NO: 8309 MITIGATED DETERMINATION OF NONSIGNIFICANCE Proponent: Five Corners, LLC Description of Proposal: Construction of a 11,000 sq. ft. auto repair facility, a 11,600 sq. ft. tire shop and a 8,500 sq. ft. retail building. Location of the Proposal: NE Corner of Yelm Avenue E and Creek Street. Section/Township/Range: Tax Parcel numbers 643034005003, 643064005004, 643034005005, and 643034005006, Section 29, Township 17, Range 2E. Threshold Determination: The City of Yelm as lead agency for this action has determined that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: SEE ATTACHED Lead agency: City of Yelm Responsible Official: Shelly Badger, City Administrator Date of Issue: April 23, 2002 Comment Deadline: 5:00 P.M. May 7, 2002 n ,CCU ~~~~~~;~------ S~ielly Badg,~~r, ~y Adm~istrator This Mitigated Determination of NonSignificance is issued pursuant to Washington Administrative Code 197-11- 340(2). The City of Yelm will not act on this proposal prior to 5:00 p.m., May 7, 2002. Comments must be submitted to Tami Merriman, Community Development Department at, City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., May 7, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., May 14, 2002. You should be prepared to make specific factual objections. Contact Agnes Bennick, City Clerk, to learn more about the procedures for SEPA appeals. This MDNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, April 26, 2002 Posted in public areas: Tuesday, April 23, 2002. Copies to: -Dept. of Ecology w/checklist April 23, 2002. All agencies/citizens on SEPA mailing list and adjacent property owners. ATTACHMENT SEPA CASE NO.: 8309 This Mitigated Determination of Non Significance is based on the project as proposed and impacts and mitigation reflected in the following: • Environmental Checklist (dated 3/22/02) And the following conditions: The applicant shall contribute $750 per new PM peak hour trip generated by the project. 2. The applicant shall provide a Spill Prevention and Action Plan, to be approved by Thurston County Health Department.