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YELM
WGSNINGTON
STAFF REPOR T
City of Yelm
Community Development Department
Case Number: SPR-05-0466-YL
Applicant: Jim 8~ Rhonda Coran
Request: Conversion of existing building from ahardware/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.
March 2006 Page 2 of 8
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.
March 2006 Page 3 of 8
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.
March 2006 Page 4 of 8
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.
March 2006 Page 5 of 8
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
March 2006 Page 6 of 8
requirements of the Yelm Municipal Code. Therefore, the site plan should be
approved subject to the following conditions:
1. 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".
2. 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.
3. All conditions for cross connection control as required in Section 246-290-490
WAC.
4. 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.
5. 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.
6. 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.
7. The applicant shall be responsible for assuring compliance with the City Design
Guidelines for refuse enclosures.
8. 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 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.
March 2006 Page 7 of 8
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
D ttai~'~
/l ~
day of March, 2006.
Grant B k, Director of Community Development
Site PI Review Committee
C' f 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.
March 2006 Page 8 of 8