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draft issuesProposal: The applicant has applied for Site Plan Review for the conversion of an existing residential structure into a retail motorcycle sales shop, installation of an espresso stand, related parking, and stormwater retention facilities. The applicant has shown plans to expand the existing structure with two additions, each consisting of 1200 sq. ft. for a total of 2400 sq. ft. Site plan review is required for any commercial use or activity, with exemptions allowed if the use is similar to the prior use. The commercial use of the existing structure is a change of use, which requires site plan review and approval. 1. Transportation Finding: Yelm is a small compact community most directly affected by two state highways, which bisect the community. The two state highways are used by local residents for transportation throughout the city and for access to commercial and residential areas throughout the community. In lieu of widening existing streets, the City has elected to create certain alternatives, Y-1, Y-2, Y-3, which will avoid the need to significantly widen existing streets, and particularly Yelm Avenue. New developments do in fact burden the city’s central streets, and unless the bypass alternatives are accomplished, the City would have to require developers to pay the cost of the internal street widening. The city plans show, and the City finds that adequate facilities will be accomplished better and in a timely fashion by bypass facilities as a substitute for the widening of existing facilities. As a result, the City finds that the regional plans in fact benefit projects in all areas on the City and will accomplish the goal of providing adequate facilities to City standards within a reasonable time to serve the demands created by the proposed project. Finding: 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 ordinance also provides a discount for existing traffic. The applicant has proposed two additions to the existing structure. The TFC charges are due and payable, based on square footage, at the time of tenant improvement. Finding: Street frontage improvements are required as part of Site Plan Review and approval when alterations and improvements which constitute 60 percent or more of the estimated value of the existing structures on the property. Finding: Ingress and egress to the site is located on Yelm Ave W. Yelm Development Guidelines provides guidance for placement of driveway accesses into commercial developments. The number of access points and sight distance are of major concern. Conditions of Approval: The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC). The TFC charge for the motorcycle sales shop is based on 2.10 new pm peak hour trips generated by the project. The TFC charge for the motorcycle shop conversion is due at building permit issuance, and the TFC charge for the additions will be due and payable at time of building permit issuance for the additions. The TFC charge for the espresso stand is due at time of building permit issuance for installation. The TFC charges shall be discounted for 1.01 trips based on the previous single-family residential use. The TFC charge for the motorcycle shop conversion, based on 1,350 square footage of the existing building shall be $2,126.25. The discount credit for the existing residential use is $757.50 The TFC charge for the additions to the motorcycle sales shop, based on 1,200 square feet each shall be $1,890.00 for each addition. Ingress and egress to Yelm Avenue West shall consist of a single access point. The existing circular driveway shall be abandoned prior to occupancy of the first phase of development. Street frontage improvements shall be required when improvements to the site equal or exceed 60% of the structure assessed value. Thurston County shows the assessed value of the structure to be $39,000. 60% of $39,000 = $23,400. When the project costs reach or exceed $23,400, 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 section “urban arterial”. 2. Water Supply Finding: The City’s Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third party funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. The project site is subject to a watermain Latecomers agreement dated May 13, 1998. The watermain is located on the north side of Yelm Avenue West, and a waterline crossing will be required. Water connection fees are based on a consumption rate of 240 gallons per day. Conditions of Approval: The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption per day, fee subject to change.). The applicant shall provide proposed water usage calculations to the Community Development Department for review and approval, to determine the number of gallons of daily use. The site is currently assessed a water system latecomers fee. The latecomers fee in the amount of $1,884.45 is due and payable prior to connection to the service. The existing on-site well shall be decommissioned in accordance with Washington State Department of Ecology and Thurston County standards and regulations. Any existing water rights shall be transferred to the City of Yelm. 3. Sewer System Finding: The City’s Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Conditions of Approval: The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,125.00 per ERU (each ERU equals 240 gallons of water consumption per day, fee subject to change). The number of ERU’s required will be determined by approved water consumption calculations. Upon completion of the onsite installation as per the City’s Development Guidelines, the S.T.E.P. sewer equipment shall be deeded to the City, and an easement provided for maintenance. The on-site septic system shall be abandoned in accordance with the Thurston County Department of Health guidelines. 4. Storm Water Finding: Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with the City Stormwater Manual. The manual states that projects creating over 5,000 sq. ft. of impervious service, must control and treat stormwater runoff. The completed project will not create more than 5,000 sq. ft. of impervious surface, therefore no stormwater facilities are required for this project. Conditions of Approval: The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during construction. 5. Parking Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to; design, number of stalls required, pedestrian pathways, 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 miscellaneous retail is 1 stall per 250 sq. ft. of gross floor area. The total number of parking stalls required for the entire project is 15. Parking stalls required for the first 1,350 sq. ft. is 6. Conditions of Approval: The applicant shall create a paved parking area, meeting the City of Yelm Development Guideline standards, with a minimum of 6 parking stalls for the existing 1,350 sq. ft. of retail space. With each addition of retail space to the building, additional parking is required. 6. Building Department Finding: The City of Yelm has adopted Design Guidelines for projects located in Yelm’s Commercial Zones. These guidelines determine specific requirements for development. Conditions of Approval: Design Guidelines II, Pedestrian Access. All pedestrian paths must correspond with federal, state and local codes for handicap access, and ADA requirements. All buildings shall have a paved pedestrian path from street sidewalk to the main entry, and provide pathways through parking lots. 7. Fire Finding: Fire protection to the buildings must be provided per the Uniform Fire Code. Requirements for installation of fire hydrants will be determined in civil plan review. Finding: The Uniform Building Code(UBC) provides occupancy ratings for different types of uses. The fire coverage for the commercial use must meet UBC requirements. Conditions of Approval The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 8. Landscaping Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. YMC, Chapter 17.80 requires all development to provide on site landscaping. Finding: Type II landscaping is used to provide visual separation of compatible uses. An 8-foot Type II landscaping is required around the perimeter of a site that has compatible zoning and adjacent to buildings to provide visual separation of compatible use and soften the appearance of streets, parking areas and building elevation. Type II would typically be required along the entire perimeter of a site. However, this site has some old growth located in the southwestern portion of the property and if left undisturbed, would be allowed to count as part of the required landscape. Conditions of Approval: The applicant shall provide for Type II landscape buffer along the western and eastern property lines surrounding the area of retail. The landscape material required for the Type II landscape buffer cannot be planted in a stormwater swale. The swale must be moved, removed, or placed underground. Type III landscaping shall be required when frontage improvements are installed. Type IV landscaping is required in parking areas. Type V landscaping is required in stormwater facilities. 9. Refuse: Finding: City of Yelm Municipal Code Chapter 17.26.130 provides guidance for refuse storage and screening. Conditions of Approval: The applicant must provide for refuse storage. Refuse container 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. No refuse container shall be permitted between a street and the front of a building. 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. 10. Other Conditions of Approval: The business must have a current City of Yelm Business License to operate a business within the City. 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 letter, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. The Site Plan is valid for eighteen (18) months from the date of this letter. 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.