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0413 Approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0413-YL Applicant: Yelm Auto Mall, Mike Brown Agent: Apex Engineering Request: Construct 6 automobile display pads for auto sales. Recommendation: Approval with conditions Findings of Fact Proposal The applicant is proposing to construct 6 raised auto display pads, as part of the Yelm Auto Mall. Site Plan Review A Notice of Application was mailed to local and state agencies, and surrounding property owners on December 12, 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 in the Rainier Commons short plat, Parcel B. It fronts both 106th Avenue and Yelm Avenue E, (SR 507), and is identified by assessor tax parcel number 64303400503. The area surrounding the property is commercially zoned and partially developed. The property is approximately .75 acres and is currently vacant land. The property is identified by the Yelm Comprehensive Plan Map as Commercial (C-1), which was created to provide for the location of business centers to serve the needs of the community for convenience goods, and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope than the downtown core area uses. Chapter 17.26 YMC establishes the allowed uses and the development standards for the Commercial District. 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 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. 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 sq. ft. of gross floor area, and with associated parking facilities for up to and including 20 automobiles. 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 trip. The concurrency chapter of the Municipal Code provides a default table that is used to determine new peak PM trips generated by a proposed use. The auto sales business was recently approved on an adjacent lot, and the land use approval required the payment of TFC charges for the business. The property fronts on both Yelm Avenue E. (St. Hwy 507) and 106th Avneue. 106th avenue was constructed as part of the original short plat. Yelm Ave. E (SR 507) was partially improved as part of the original short plat. The improvements were completed up to the edge of curb, which includes a right-in/right-out only entrance shared with this property, and the improved property adjacent. To complete the Yelm Ave. E improvements, a planter strip and sidewalk will need to be constructed. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area, and at this time, the proposal does not require water service. However, 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. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. At this time, the proposal does not require sewer service. 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. The 1992 Department of Ecology Stormwater Manual classifies this project as a “redevelopment.” Redevelopment is defined as, “the creation of addition of impervious surfaces, structural development including construction, installation or expansion of a building or other structure.” The Rainier Commons Short Plat has a stormwater facility that was constructed at the time of the short plat approval, to handle the stormwater generated from all four lots within the short plat. Existing stormwater facilities require continued maintenance to ensure they remain in proper working condition. It is the owner responsibility to provide the maintenance. Parking This proposal shows the property being used for display of vehicles only. Parking is provided on the adjacent lot, where the approved auto sales business is located, as well as shared parking with the business located to the west of this property. A gate will be installed at the entrance to this property on 106th Avenue, to restrict vehicle entrance onto the site. There is no vehicle access from Yelm Avenue (SR 507). Fire At this time, no buildings are proposed. 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 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. Type V landscaping is intended to provide visual relief around stormwater facilities. Refuse At this time, the proposal if for automobile display only, no buildings are being constructed on the site. 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 18.84.020 (C) YMC, meets all requirements of the Institutional District zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: The applicant shall dedicate the required area to create the needed right of way for the installation of a planter strip and sidewalk on Yelm Avenue E. (SR 507) The applicant shall construct the planter strip and sidewalk on Yelm Avenue E. (SR 507) per City of Yelm standards. The applicant shall meet stormwater requirements as defined in and required by the1992 Department of Ecology Stormwater Manual, as adopted by the City of Yelm. A final detailed landscape plan shall be submitted to include: A Type II landscape buffer along the south, west, and north property lines, and adjacent to each auto display pad. Type III landscaping is required on Yelm Avenue East, and 106th Avenue. 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 January 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.