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05-0017 Amended Approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0017-YL Applicant: SCA Group Property Owner: SCA Group 4200 sixth Avenue SE, Suite 301 Lacey, WA 98503 Agent: KPFF Consulting Engineers 4200 sixth Avenue SE, Suite 309 Lacey, WA 98503 Request: Construct two commercial retail buildings on a one acre parcel. Action: Approval of the Amended Site Plan Review with conditions for Burnett Road Phase II. Findings of Fact Site Plan Review The SCA Group has applied for an Amended Site Plan Review for approval of Phase II to construct 2 commercial retail buildings on approximately one acre. Phase I consisted of a short plat and construction of approximately 72,000 square feet of mini storage units. Phase II was originally approved for 5,440 square feet of retail with 4 apartment units above. An Amended Notice of Application was mailed to local and state agencies and surrounding property owners on December 6, 2006. 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 on Burnett Road, approximately 500 feet north of Yelm Avenue West, and is identified by assessor tax parcel number 21713340601 The property to the north is zoned (C1) Commercial. The property to the west is located in Thurston County and is zoned Rural Residential, 1 unit to 5 acres. The property to the south is zoned commercial and is currently vacant, and the property to the east is zoned R-6, and is currently occupied by single family residences. The property is identified by the Yelm Comprehensive Plan Map as Commercial (C1), which was created to provide for the location of business centers to serve the needs of the community. 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). Lot Sizes and Setbacks The Yelm Zoning Code does not establish minimum or maximum lot sizes, although it does require standard setbacks which create a building envelope. Chapter 17.26 YMC establishes the locations of buildings and structures onsite for the Commercial (C1) district, as follows: Maximum height of buildings: 40 feet Side yard minimum setback: 10 feet Rear yard minimum setback: 20 feet Front yard minimum setback: 15 feet The proposed site plan shows the front yard setback at 10 feet from the front property line which does not meet the minimum requirement. During construction of Phase I, the setback from the front property line was measured from the back of sidewalk, which is standard practice. An administrative variance for a 15% reduction was granted pursuant to Section 17.96.025 YMC. The same should apply to this project. Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available concurrent with 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. Service to this site is provided by connection to an existing service line located in Burnett Road. This satisfies the requirement for concurrency with sewer infrastructure. 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. Service to this site is provided by connection to an existing service line located in Burnett Road. This satisfies the requirement for concurrency with water infrastructure. 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. The developer has completed frontage improvements as required in the short subdivision approval. The Mitigated Determination of Non-Significance issued for the original project application for Phases I & II relied on a Traffic Impact Analysis (TIA) submitted with the project. An updated TIA was submitted for the change in use for the Phase II application. Review of the TIA shows no significant impact from the change in the proposal. Finally, Traffic Facility Charges are applied at the time of building permit issuance. These conditions satisfy the requirement for concurrency with transportation infrastructure. Concurrency with school infrastructure is achieved pursuant to 15.40.020(B)(4) 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. The project is proposed for commercial uses only, which has no impact on school facilities. 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 $0.216 per square foot of gross floor area. This fee is applied at the time of building permit issuance and satisfies the requirement for concurrency with fire system improvements. State Environmental Policy Act The City’s SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on March 7, 2005, based on WAC 197-11-158. The applicant submitted an updated Traffic Impact Analysis (TIA) reflecting the changes in the proposed uses. Review of the TIA identified no additional significant environmental impacts. The original Mitigated Determination of Non-significance was issued with the following conditions: The developer shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on a mini warehouse, general office, and residential uses. The developer shall complete the following transportation improvements: Frontage improvements for Burnett Road shall be constructed per the “Neighborhood Collector” standard. Transportation Facility Charges are paid at the time of building permit issuance. Improvements to Burnett Road are complete and approved. Design Guidelines The property lies within a (C1) Commercial zone which is required to meet the City of Yelm’s design guidelines. The guidelines are intended to supplement the design standards in the City of Yelm zoning ordinance. Guidelines include provisions, requirements or considerations that are in addition to the zoning ordinance standards. Street Fronts 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. The building is located adjacent to the street frontage of Burnett Road. Frontage improvements to Burnett Road were completed during the short platting process. 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 Integrate transit stops into the planning of site improvements 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 three 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 To encourage unique identifiable architectural features at intersections, at least one of the following features must be included on a façade facing a public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures Decorative building materials (masonry, wood details or patterns) 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. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations which require the treatment of storm water prior to infiltration into the ground address the potential impacts to this critical area. The City wetland maps indicate that the property is located outside of wetlands, flood zones, and high ground water buffer areas. 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. Miscellaneous Retail creates 2.4 new pm peak trips per 1,000 square feet. The property fronts Burnett Road, which is identified as a ‘neighborhood collector’ street. The standards for a neighborhood collector street includes a 16 foot travel lane, vertical curb, a 7-foot planter strip with street trees 35 feet on center and “No Parking” signs, a 5 foot sidewalk, and street lighting. Frontage improvements are complete. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area. The proposed site would need to connect to the City's water system. There is an existing 10” water line located on Burnett Road. This project will need to install water meter(s) and fire suppression to support this type of project. 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). Fee is subject to change. Any onsite wells must be abandoned per Department of Ecology standards. 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 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. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. There is a 3” sewer line on Burnett Rd. The STEP system shall be designed and installed per the City of Yelm Development Guidelines. The building will be required to install a STEP sewer tank and a pump tank. The pump tank will also be required to have a duplex pumping system. A civil engineer licensed in the state of Washington shall submit this design. The current fee to connect to the City sewer system is $5,725.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). Fee is subject to change. 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 on site. The applicant has submitted a preliminary stormwater plan which includes a conceptual design for the treatment and infiltration of the stormwater. A final stormwater plan is required as part of civil plan application submission. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. 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. Business and professional offices require one (1) space per 300 square feet of gross floor area (GFA), which equates to 15 required spaces based on 4,450 square feet of proposed office space. Retail establishments require (1) space per 250 square feet of gross floor area (GFA), which equates to 29 required spaces based on 7,100 square feet of proposed retail space. Twenty-five percent of the required parking may be compact. The Americans with Disabilities Act (ADA) requires a minimum of one (1) handicap accessible stall for parking lots over 25 stalls. Two (2) handicap accessible stalls are required, with a minimum of one (1) being van accessible. Off street loading is required for all establishments requiring regular delivery such as food retailers and retail. A loading space must accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall. 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. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Fire Impact Fee Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. 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, 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 III landscaping was required and completed as part of road frontage improvements. Type IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is required for above ground storm water 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. The landscaping of the stormwater facility shall be incorporated with all on-site landscaping. 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. 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 amended site plan review approval satisfies all criteria set forth in Section 17.84.020 (C) YMC, meets all requirements of the C-1 Commercial zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the amended site plan should be approved subject to the following conditions: The conditions of the Mitigated Determination of Nonsignificance are hereby referenced and considered conditions of this approval. The building construction and pedestrian access through the site shall reflect the design elements of the Yelm Design Guideline requirements. The applicant shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on miscellaneous retail and professional office space. TFC charges are due and payable at building permit issuance. Each building shall connect to the City’s water service. The connection fee and meter fee will be established at the time of building permit issuance. All conditions for cross connection control as required in Section 246-290-490 WAC. Each building shall connect to City sewer service. The connection fee will be established at the time of building permit issuance. The applicant shall design and construct all stormwater facilities in accordance with the 1992 Department of Ecology Manual, as adopted by the City of Yelm. Best Management Practices are required during construction. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. A minimum of 44 parking spaces is required. Up to 25 percent may be compact. Two (2) Handicap Accessible spaces shall be provided, with a minimum of one (1) stall being van accessible. The location of a loading zone shall be displayed on the final site plan as a part of civil plan review submission. Fire protection shall be provided in accordance with the International Fire Code, as adopted by the City of Yelm, and may include FDC’s, fire hydrants, and/or fire lanes. Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.216 per square foot of development for all new development I the City of Yelm. Landscaping of the site is required. Type II landscaping is required along the perimeter of the site, and adjacent to buildings. Type IV landscaping is required in all parking areas. Type V landscaping is required for above ground storm water retention areas. A final detailed landscape plan is required as part of civil plan review and approval. 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. Refuse location shall require LeMay approval. C. The Amended 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. Prepared this 14th Day of March, 2007 _________________________ Tami Merriman, Associate Planner APPROVED this 14th Day of March, 2007 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.