SPR Approval~ o~ T~ p~~ STAFF REPOR T
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City o f Yelm
YELM Community Development Depa~•tment
WPSMINGTON
Case Number: SPR-04-0200-YL
Applicant: Robert Bromberg, Discovery Counseling
Agent: Bill Turner, Contours 8~ 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 2"d 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 a
sewer comprehensive plan for the city a d improvementsenecessary to th ovidepced
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
iv iirC auupieu waier c:~rnpreirensive pion i~r iire ciiy and irnprwernenis necessary i:v
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.
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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
r . ..
trip Th_P rnnri irrcnr~i rha~+cr of the ~A~ ini~irnol r^~° n~Q"'~°S ° ~°f°~ ~I+ +~hlo +h•,• ~~
used to determine new peak PM trips generated by a proposed use,vwhich 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 46.080 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 2"d Avenue. Stevens Street was recently
improved to current City standards as part of a City sponsored project. 2"d Street is
identified as a `local access Comdr vel lanetra 7' park ng tlaneara 6~foot Iplanterestrip,
commercial street includes an 11
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.
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SPR-04-0200-YL
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 2"d Street
improvements. The City will not allow alternative stormwater treatment, including rain
gardens for City streets.
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Parking
Design Guidelines, and Municipal Code
The City of Yelrn Development Guidelines,
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 shrtilcularf a em sesleventhough suchespace
amounts and arrangement of space for the pa p
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 sho etoe final eresubmiss on meeting,hthe
would require 6off-street parking spaces. At th g P
annlir_.ant ranracantar_i the hni ica ac hain~ annrnvimatalu 1 ~7n cn. ft. Raca_ri nn that
' ' licant was informed that a minimum of 4 stalls would be
square footage, the app licant based his plans. Due to the
required, and that is upon which the app licant, and the size limitation
misunderstanding in the actual square footage by the app
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 t a prod deto c fes rve the aesthetic assets
and incompatible land uses, to safeguard pnv y P
of the City. Chapter 17.80 YMC requires all development to provide on site
landscaping.
The property is located on a street corner, we o at d toI the Basta a d a b Ingle family
The site has an existing single family residenc
residence located to the south, past an alley way.
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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
TVnP. \/ lanricranin~ is rPrfi iirarl in any ahnva nrni.inr'1 ctnrmwatPr ratPntinn a_ rP_ a_ c
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
SPR-04-0200-YL
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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 2"d 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.
g. 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 2"d Street.
Type IV landscaping is required in the parking area.
Type V landscaping is required in any above ground stormwater
facilities.
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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 a
submit to the Community Development De artme t folr ahe applicant shall
site plan that shows how the conditions of a pproval, a revised
shall be: PProval are met. The site plan
• 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 2"d 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.
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
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.
D. As the commercial use was started prior to land use a
to comply with the terms of this a pproval by the City, failure
pproval 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.
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APPf3S~! -~1] phis ~-~~"~?~ day of March, 2005.
i
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Grant Beck, irector of Community Development
Site Plan Review Committee
Cl~of Yelm
Appeal
royal is a T e II Administrative land use approval. An appeal of this
Site Plan App YP
decision can be filed within 14 days from the date of this appreal Imustsbenin writing,
Chapter 15.49, Integrated Project Review Process. Any app
contains ecific factual ob'ections, and include the a eal fee of $50.00.
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