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0498 approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0498-YL Applicant: TwinStar Credit Union (Twin County Credit Union)-Yelm Agent: Jerome W. Morrissette & Associates Inc., P.S. 1700 Cooper Point Road S.W. #B-2 Olympia, WA 98502-1110 Request: Construct 2585 sq. ft. addition to existing Twin County Credit Union-Yelm Recommendation: Approval with conditions Proposal and Site Characteristics Jerome W. Morrissette & Associates Inc, P.S. has applied on behalf of their client, Twin County Credit Union for a site plan review approval in order to construct a 2585 sq. ft. addition to existing Twin County Credit Union- Yelm Branch. The project will eliminate 5 parking spaces and existing drive through teller windows. Phase I includes a new drive through canopy and teller window, and Phase 2 will include an addition to the existing building, and additional site work. The property is located on the south side of Yelm Avenue West (SR 510) between Mountain View and Killion Street and is identified by assessor tax parcel number 21724120300. The site is relatively flat and level and is currently occupied by Twin County Credit Union. The surrounding properties are zoned C-1 Commercial. The property to the north is currently occupied by Nisqually Valley Lodge, the properties to the west and south are used as residential and the property to the east across SR 510 consists of vacant commercial land. Public Notice A Notice of Application was mailed to local and state agencies, and surrounding property owners on July 24, 2006. A Mitigated Determination of Non-significance was mailed to agencies with jurisdiction and surrounding property owners on August 14, 2006. This determination was also posted at City Hall and published in the Nisqually Valley News on August 18, 2006 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. Fire concurrency is achieved pursuant to Section 15.40.020(B)(6) YMC upon payment of a Fire Impact Fee at the time of building permit issuance. The current impact fee is $.216 per square foot of gross floor area. The developer will also be responsible for ensuring that the requirements of the adopted Fire Codes are met through the provision of adequate fire flow. This site is currently connected to city water and sewer services. The applicant shall provide projected water calculations to determine if additional service connections are required. 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). State Environmental Policy Act The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non-significance based on WAC 197-11-158 on August 14, 2006. This determination is final and fulfils the City’s responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. The Mitigated Determination of Non-significance was issued with the following conditions: Yelm Avenue West shall be improved to the City of Yelm Urban Arterial Standards. This Yelm Avenue Road improvement is proposed to be completed through a proposed LID, which is currently in formation. If the final LID formation is not approved, required frontage improvements on Yelm Avenue West shall be completed prior to certificate of occupancy for the new construction. Temporary erosion control systems shall be utilized to minimize offsite impacts from erosion. The plan shall be approved by the City of Yelm. Zoning Code Requirements The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The C-1 district was created to provide for the location of business centers to serve the needs of the community for goods and services such as food, drugs, household supplies, automobile servicing, recreation, and other uses. The C-1 district allows banks, savings and loan associations and credit unions as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. Building setbacks are 15 feet from front property lines, 10 feet from side property lines and 20 feet from rear property lines. The maximum building height is forty (40) 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. In accordance with chapter 17.72 YMC, banks, savings and loan association facilities require one space per 300 sq. ft. of GFA. A minimum of 35 stalls is required based on the total square footage of the structure. All parking areas must be paved, striped, and landscaped. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. The Washington State Amendments to the Building Codes requires handicap accessible stalls. A minimum of 2 designated handicap stalls is required, with at least one stall being van accessible. 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 significantly separate conflicting uses and land use districts. Type I landscaping requires a minimum of 15 feet of width, and may include a combination of trees, shrubs, fences, walls, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is sight-obscuring from adjoining properties. Type I landscaping is required along the property lines that border residential 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, and adjacent to buildings. Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5 foot strip around buildings, of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), shrubs, earthen berms and related plant materials or design features; provided, that the resultant effect is to provide partial screening and buffering between uses and to soften the appearance of streets, parking and structures. 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. Parking areas shall have at least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Each planting area must contain at least one tree. Live groundcover shall be provided throughout each landscaping area. No parking stall shall be located more than 50 feet from a tree. Type V landscaping is required in any above ground stormwater retention areas. The floor and slopes of any stormwater retention/detention area shall be planted in vegetation that is suitable and will thrive in hydric soils. Design Guidelines The property is identified by the Yelm Design Guidelines as a village retail district, which establishes requirements for new development in relation to site planning, pedestrian access, vehicular access and parking, building design, and landscape design. Street Front SR 510 The design guidelines require that development must define the street edge with building, landscaping, or other features, must provide direct access to the building from the frontage, and provide treatment to spatially define the street edge when parking is adjacent to street frontages. Pedestrian Circulation The following elements must be provided as part of the site plan for new developments: All pedestrian paths must comply with the ADA. Adequate lighting must be provided for pedestrian access. Walkways should be integrated with the required parking lot landscaping. Provide pathways through parking lots Enhance Building Entry Access The primary public entries of all businesses must be enhanced by two or more of the following means: Provide weather protection such as a canopy to create a covered pedestrian open space. Provide at least 200 square feet of landscaping at or near the entry. Provide pedestrian facilities such as benches, kiosks, or bicycle racks. Provide pedestrian scaled lighting. Provide adjacent window displays. Provide artwork or special pedestrian scaled signs. Building Design and Details To encourage buildings that are comfortable at a human scale, at least two of the following features must be incorporated into the building design: Balconies in upper stories Bay windows Pedestrian oriented space Individual windows Gable or hipped roof Porch or covered entry Spatially defining building elements that define an occupied space Upper story setbacks Composing smaller building elements near the entry or pedestrian oriented street fronts To ensure new development is compatible with Yelm’s architectural size and character, at least two of the following features must be incorporated into the building design: Upper story setback Horizontal building modulation Modulated roof line Building articulation Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types. Concrete must be architecturally treated. Metal roofing must be of high quality with a standing seam and cannot be brightly colored. Blank walls must be treated with trellis and plantings, landscaping beds or other methods. 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. The Mitigated Determination of Non-significance requires frontage improvements along SR 510. This improvement is proposed to be completed through a proposed LID which the Yelm City Council has approved. The LID is moving forward, and improvements at this site are due to be completed in 2007. Right-of-Way needed for this improvement shall be dedicated to the City of Yelm. The City has adopted a Transportation Facility Charge (TFC) as part of its concurrency management requirements. The TFC will be calculated and paid at the time of building permit issuance. 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 additional impervious surface is created. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. The Community Development Department has reviewed this report and find that stormwater from the site can be managed appropriately through the conceptual plan. Civil plan review will include a final stormwater plan consistent with the preliminary plan. Water System The City’s Water Comprehensive Plan identifies the property as being within the water service area. 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). The site is currently connected to the City water system. The applicant shall provide water usage calculations to determine if additional water connections are required. 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. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention (RP) device will be required for all landscape irrigation connections between the irrigation system and the water meter. 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 homeland security measures. Sanitary 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 $5,569.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). Sewer fees are based on water usage calculations. The site is currently connected to the City sewer system. Water usage calculations will determine if additional sewer connections are required. It is the policy of the city of Yelm to reclaim 100 percent of the wastewater generated by the city and that reclaimed water shall be used within the jurisdiction wherever its use is economically justified, financially and technically feasible, and is consistent with legal requirements of Chapter 90.46 RCW, for the preservation of public health, safety and welfare, and the protection of the environment. Reclaimed water uses may include, but are not limited to, the irrigation of food and nonfood crops, landscape irrigation, impoundments, fish hatchery basins, decorative fountains, flushing of sanitary sewers, street cleaning, dust control, fire fighting and protection, toilet and urinal flushing, washing aggregate and concrete production, industrial cooling and industrial processes. Section 13.24.050 YMC requires that reclaimed water be used at identified reuse areas for consumptive beneficial use and ground water recharge areas. This information shall be used by city officials to mandate construction of reclaimed water distribution systems or other facilities in new and existing developments for current or future reclaimed water use as a condition of any development approval or continued potable water service if future reclamation facilities are proposed in the facilities plan indicating reclaimed water could adequately serve the development. A reclaimed water line has been installed to serve the Yelm High School, and a service stub provided to this site. 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, or building sprinkler system will be determined during civil plan review. The International Building Code (IBC) provides occupancy ratings for different types of uses. Fire coverage and sprinkler systems must meet IBC requirements. Community Development Department Recommendation 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 district, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: The conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval. Refuse collection areas shall be designed meet the Yelm Design Guidelines. Architectural details of the enclosure are required. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. A minimum of 35 stalls are required, with at least 2 being handicap accessible. The civil plans shall include a complete detailed landscape plan in accordance with Chapter 17.80 YMC, including provisions for irrigation and for maintenance of landscaping. Landscape plan shall include: Type I landscaping adjacent to adjoining residential uses. Type II landscaping along the perimeter of the site, and adjacent to buildings. Type III landscaping with frontage improvements. Type IV landscaping in all parking areas. Type V landscaping for any above ground stormwater facilities. Building and site design, and pedestrian circulation shall meet the City of Yelm Design Guidelines criteria. The applicant shall dedicate the required Right-of-Way needed for frontage improvements to be constructed as part of the LID. The applicant shall design and construct all stormwater facilities in accordance with City of Yelm Stormwater Manual. A final stormwater report shall be included in the civil plan submission. The applicant shall provide water usage calculations with civil plan submission to determine if additional water service connections are required. The water usage calculations submitted with civil plan submission will determine if additional sewer service connections are required. The applicant shall connect to the City’s reclaimed water system for irrigation purposes. The applicant shall meet all conditions for cross connection control as required in Section 246-290-490 WAC. Installation of a “RP” device is required. The applicant shall be responsible for the installation of hydrant locks on all fire hydrants required and installed as part of development. The applicant shall coordinate with the Yelm Public Works Department to purchase and install required hydrant locks. Hydrant lock details shall be included in Civil Plan Submission. The civil plan submission shall include fire flow calculations and demonstrate that the fire flow requirements of the International Fire Code have been met at the site. Decision The request for site plan review approval is hereby granted subject to the conditions contained in the conclusions above. APPROVED this ____________ day of September, 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.