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0174 Approval City of Yelm Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597   Case Number: SPR-04-174-YL Applicant: Therapeutic Associates Paul & Katrin Groschel 33910 102nd Ave. S Roy, WA 98580 Agent: Kurt Anderson 308 Summit Ave. E #304 Seattle, WA 98102 Summary of Request: Conversion of existing structure to Physical Therapy Office Summary of Decision: Approved, subject to conditions Proposal Therapeutic Associates has applied for site plan review approval in order to convert an existing building to a Physical Therapy Clinic. Findings of Fact Site Plan Review A Notice of Application was mailed to local and state agencies, and surrounding property owners on November 1, 2004. 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 514 Yelm Avenue West, and is identified by assessor tax parcel number 21724141502. The site contains a vacant building that has been in a retail commercial use in the past, and there is an existing drive-through espresso stand located on the southeast corner of the site. The area surrounding this site is developed commercial uses. The property is approximately .28 acres in area. The property is identified by the Yelm Comprehensive Plan Map as Commercial, (C-1). Professional offices are allowed as a permitted use, subject to site plan review approval. Chapter 17.48 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 Rear yard minimum setback: 20 feet Front yard minimum setback: 15 feet from Right-of-way Flanking yard 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 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 TFC Ordinance provides a default table that is used to determine new peak PM trips generated by a proposed use, which in the case of a professional office is 3.06 per thousand square feet. A credit is issued for the previous retail establishment of 2.4 trips per thousand square feet. The TFC is assessed at the time of building permit issuance. The property fronts Yelm Avenue West (SR 510), which is identified as an ‘urban arterial’ street, and Longmire Street, which is identified as a ‘local access commercial. The right-of-way required for an urban arterial is thirty six (36) feet, and standards include a 12 foot center turn lane, 11 foot drive lane, a 5 foot bike lane, curb and gutter, an 8 foot planter strip and a 6 foot sidewalk. The right-of-way required for a local access commercial street is twenty eight (28) feet, and includes 18 feet of asphalt, concrete curb and gutter, 6 foot planter strip, and 5 foot sidewalk. The current right of way for both Yelm Avenue West and Longmire Street is insufficient, and additional right-of-way is required. Ingress and egress from Yelm Avenue must be reviewed for safety and traffic patterns. The site currently has no defined barriers from Yelm Avenue, and existing parking is located in the City of Yelm right-of-way. Yelm Development Guidelines do not allow parking where vehicles must back out into a right-of-way. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. The espresso stand and its curbing is located within the required right-of-way area. At the time the road frontage improvements are constructed, the espresso stand will need to be relocated. Deferred frontage improvements shall be secured for installation at a later date by a waiver of protest, and commitment to participate in a local improvement district. The property owner shall execute and record a covenant document that insures the participation of the subject property owner(s) in any local improvement district formed for the construction of such frontage improvements. Said document shall be in a form acceptable to the City Attorney and shall be effective for a period of fifteen (15) years from the date of recording. 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. 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). Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area, and the property is currently served by City sewer. There is a shared sewer STEP tank behind the building. The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit (fee subject to change). The number of ERU’s required to be purchased will be determined by approved water consumption calculations. 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. 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. The minimum parking requirements for a professional office is one (1) stall for every 300 square feet of gross floor area. Based on 1,610 square feet, the required number of stalls is 6. The Americans with Disabilities Act (ADA) requires handicap accessible stalls. The requirements for ADA stalls for parking lots under 25 stalls is one van accessible stall. 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. 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to conflicting uses and land use districts. Type I landscaping is a minimum of 15 feet of width and shall include any combination of trees, shrubs, fences, walls, berms and related plant materials. Type I landscaping is required between the business and the multi-family residences to the north. 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 required in storm water retention areas, if required. 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. Design Guidelines The City of Yelm Design Guidelines are intended to supplement the design standards in the City of Yelm zoning ordinance. Guidelines include provisions, requirements, or considerations that in addition to the zoning ordinance standards. Items such as relating development to street fronts, reducing the impacts of service areas, pedestrian access, building and corner enhancements, and screening are addressed. Corner enhancement is required for this project, with access from the corner to the building. The existing sign is a nonconforming sign, and shall be replaced with a sign in conformance with Chapter 15.24 Yelm Municipal Code. 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 mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is 3.06 trips per thousand square feet of gross floor area. A credit for the previous retail use of 2.4 trips per thousand square feet shall be given. Based on 1,610 sq. feet, and crediting the previous use, the TFC charge shall be $797.25 and payable at building permit issuance. Street frontage improvements shall be required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Yelm Avenue West shall be consistent with the “urban arterial”, and Longmire Street shall be consistent with the section “local access commercial”. The City will consider a deferral of street frontage improvements. Additional right-of-way is required, and shall be deeded to the City prior to occupancy. The right-of-way required for Yelm Avenue West shall be a total of 36 feet from centerline of right-of-way, and the right-of way required for Longmire Street shall be a total of 28 feet from centerline of right-of-way. The applicant/owner shall execute and record a covenant document that insures the participation of the subject property owner(s) in any local improvement district formed for the construction of such frontage improvements and a waiver of protest. Said document shall be in a form acceptable to the City Attorney and shall be effective for a period of fifteen (15) years from the date of recording. The site shall have a full ingress/egress access located on Longmire Street, and will provide for a one-way, right out only access on Yelm Ave. The applicant shall provide water usage calculations to determine if additional water connections are required. Water connection fees shall be paid prior to issuance of any building permit. The water calculations above shall determine if the existing shared STEP tank is adequate to serve the proposed use, and whether additional sewer connections are required. Sewer connection fees shall be paid prior to issuance of any building permit. The applicant shall assure that stormwater runoff is designed in accordance with the 1992 Department of Ecology Stormwater Manual, as adopted by the City of Yelm. Parking shall be provided in accordance with the City of Yelm Development Guideline standards based on one space for every 300 feet of gross floor area. The applicant shall provide a minimum of five (5) stalls, with one being ADA van accessible. The applicant shall provide a pedestrian pathway through the parking lot. The applicant shall submit fire flow calculations for all existing and proposed hydrants in accordance with the International Fire Code and International Building Code. All hydrants must meet minimum City standards in the Development Guidelines. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. The applicant shall provide a complete landscaping plan in accordance with Chapter 17.80 YMC, including provisions for irrigation and for maintenance of landscaping. A Type I landscape buffer is required along the northeastern property line, where adjacent to the residential dwellings. A Type II landscape buffer is required along Yelm Avenue West, Longmire Street, and along the eastern property line between the site and the adjacent building to the east. Type III landscaping is required on Yelm Avenue West, and Longmire Street, when road improvements are completed. Type IV landscaping is required in all parking areas. Type V landscaping is required in any above ground stormwater facilities. 11. 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, and shall in no case be less than six-feet in height with a gate enclosure. The fence shall be a solid material such as wood or masonry, and shall be designed per the City of Yelm Development guidelines. Building plans shall include architectural details of the enclosure, and approval by Lemay. The applicant shall provide for corner enhancement as required in Design Guideline I.F.(1). The applicant shall provide for a pedestrian walkway from the street corner to the building entrance as required in Design Guideling I.F.(2). The applicant shall remove the old free standing sign, and any new signage shall be in conformance with Chapter 15.24 YMC. 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 December, 2004. 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.