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0184 Approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-04-0184-YL Applicant: Timberland Savings Bank Agent: Street, Lundgren & Foster Request: Construct a 352 sq. ft. addition, construct a covered entrance area, and improve parking area. 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 November 17, 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 101 Yelm Avenue West, and is identified by assessor tax parcel numbers 64400200100 & 64400200300. The area surrounding the property is commercially zoned and developed. The property is approximately .43 acres and currently contains the existing bank and associated parking. The property is situated on the corner of Yelm Ave. W (St. Hwy. 510) and First Street (St. Hwy. 507). The property is identified by the Yelm Comprehensive Plan Map as Central Business District (CBD), which was created for the purpose of promoting the special characteristics of the existing downtown Yelm area, to provide a pedestrian shopping atmosphere and to promote the rehabilitation of existing structures. Chapter 17.24 YMC establishes the allowed uses and the development standards for the Central Business District. It is the intent of these provisions to provide increased design flexibility in development of the downtown area to ensure its continued prosperity for the benefit of Yelm. Maximum height of buildings shall be 35 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 concurrency chapter of the Municipal Code provides a default table that is used to determine new peak PM trips generated by a proposed use, which in the case of a drive thru bank is 32.73 peak PM trips 1,000 square feet of gross floor area. The property fronts on both Yelm Avenue W. (St. Hwy 510) and First Street (St. Hwy 507), both of which are identified as Urban Arterial. 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, an 8 foot planter strip and a 6 foot sidewalk, and requires a 72 foot right-of-way. An additional 6 feet of right-of-way will need to be dedicated on both streets. Section 4B.080 (C) Yelm Development guidelines allow 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. 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. The covered entrance proposed on First Street (SR 507) appears to be directly on the property line, and with the additional required right-of-way, the covered entrance on columns will be in the public right-of-way. Covered entrances are not allowed on public right-of-way, however, awnings and marquees are allowed. This would allow a covered entrance at the door. Building regulations for awnings and marquees can be found in Section 3202.3.1 IBC. 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 proposed addition and calculations show water usage to be under 900 cubic feet of water consumption per month, and should not require additional water connections. 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. The site is currently connected to the City sewer system. Sewer connection charges are based on water usage calculations. Based on the water usage calculations provided by the applicant, additional sewer connections are not required. 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.” When redeveloping a site with less than 5,000 square feet of impervious surfaces, the minimum requirements #1 thru #11 shall apply to that portion of the site that is being redeveloped, and source control BMP’s shall be applied to the entire site. The applicant shall be required to submit a stormwater control plan that meets the requirements listed above. New and existing stormwater facilities shall require continued maintenance to ensure they remain in proper working condition. It is the owner responsibility to provide the maintenance. 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 bank is one stall per 300 sq. ft. of gross floor area. The Americans with Disabilities Act (ADA) requires at least one parking stall be handicap van accessible. 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 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. 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 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 Section I.F.(1) requires corner enhancement. This can be achieved by installing substantial landscaping. 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 based on 32.73 peak PM trips 1,000 square feet of gross floor area, or 11.52 new trips. The applicant shall dedicate the required 6 feet of roadway frontage, to create the needed right of way for future street improvements. The applicant shall enter into a deferral agreement for required half street frontage improvements along the Yelm Avenue West (St. Hwy 510) and First Street (St. Hwy 507). The applicant may construct an awning or marquee over the entrance door adjacent to the public right-of-way on First Street (SR 507). 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. Parking shall be provided in accordance with the City of Yelm Development Guideline standards with a minimum of 1 space per 300 sq. ft. of gross floor area. Handicap assessable spaces shall be provided pursuant to the ADA. The civil plans shall include detailed landscaping plans in accordance with Chapter 17.80 YMC, including provisions for irrigation and for maintenance of landscaping. A Type II landscape buffer is required along the perimeter of the parking area. Type III landscaping is required on Yelm Avenue West, and First Street frontage, when frontage improvements occur. Type IV landscaping is required in all parking areas. Corner enhancement as required in Design Guidelines I.F.(1). 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. The civil plans shall include the location of all refuse containers, including access approved by the service provider. 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 28th 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.