Approval with Conditions,~ ~,
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City of. Yelrn
' YELM Community Development Department
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Case Number: BSP-05-0197-YL and SPR-05-0160-YL
Applicant: 3B&C LLC
Agent: Jerome W. Morrissette & Associates
Request: Binding Site Plan for the creation of 6 commercial building
. pads, and Site Plan Approval for 5,600 sq. ft. commercial
building.
Recommendation: Approval with conditions
Exhibit I: ~ Site plan June 27, 2005
Exhibit II: .Notice of Application
Exhibit III: Mitigated Determination of Non-Significance & Comment Letters
Exhibit IV: Public Hearing Notice
Proposal
The applicant is proposing to create 6 commercial building sites through the binding site
plan process, and to construct a 5,600 sq. ft. commercial building on one of the building
sites. The site encompasses 2 parcels. There are existing residences on the site that.
will be demolished..
Property Characteristics
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The property is located. on West Road, at the corner of West Road and 103`d Ave. SE.
The property is identified by Assessor's Tax Parcel Numbers. 64303601701 and
64303601702. The surrounding property is zoned commercial. The property to the
east and south are developed in commercial uses, and the property to the west is zoned
commercial, with an existing residential unit.
Notice of Application and Public Hearing
Notice of this application was mailed to state and local agencies and property owners
within 300 feet of the project site on June 28, 2005.
Notice of the date and time of the public hearing before the Hearing Examiner was
posted on the project site, mailed to the owners of property within 300 feet of the project.
site, and mailed to the recipients of the Notice of Application and SEPA Determination
on October 24, 2005:
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Notice of the date and time of the public hearing was published in the Nisqually Valley
News in the .legal notice section on October 21, 2005.
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.
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. ~-
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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 12, 2005. 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:
1: The developer shall mitigate transportation impacts based on the peak PM
trips generated by the project. The Transportation Facility Charge (TFC) shall
be based on the proposed use at the time of tenant improvement at a rate of
$750 per peak PM trip.
2. The applicant shall. be responsible for frontage improvements along West
Road to meet City Standards for a commercial collector to include a sidewalk,
planter strip, curb and gutter, a 5' paved shoulder and an 11' travel lane.
3. Civil plan submission shall include an updated preliminary stormwater plan
. that meets or exceeds the standards in the 1992 stormwater Manual as
adopted by the City of Yelm. The stormwater plan shall include the following
elements:
a. Alternative technologies are not accepted.
b. The elevation of the bottom of the infiltration gallery shall be a
minimum of six feet above the elevation of the high groundwater area
as identified by Thurston County (approximate elevation 335), and
. must be 50 feet horizontally, or 2 feet vertically away from the High
Ground water area, which ever distance is less.
c. Separate water quality treatment for roof runoff shall be provided.
\ d. -The stormwater system shall be designed to accommodate stormwater
d' generated by required frontage improvements.
` e. The civil plan submission shall include a lighting plan that maintains a
light level of 0.1 candle-foot 5 feet off the edge of the property.
Lots Size.and Setbacks
Section 17.26.060 requires that the minimum size of any parcel, to be developed to be
5,000 sq: ft.
Section 17.26.070 establishes standard yard setbacks as follows:
Setbacks from side property lines: 10 feet
Setbacks from rear property lines: 20 feet
Setbacks from front property lines: 15 feet
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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 City of Yelm Development Guidelines and the concurrency requirements of Chapter
15..24 YMC require all new development to improve street frontages to current City
standards. West Road is identified as a Commercial Collector Street, which requires an
11 foot travel lane, a 5 foot paved shoulder, vertical curb, a planter strip with street trees
35 feet on' center, a 5 foot sidewalk, and street lighting.
The completed project will increase. traffic and impact the City's transportation system.
Chapter 15.40, concurrency Management, requires all development to mitigate impacts
to the City transportation system. The trip generation rate for commercial office space
is 3.68 per 1,000 sq. ft. The Transportation Facility Charge is $750.00 per new pm peak
hour trip, and will be determined and payable at building permit issuance. ~`~
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Parking `F
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The City of Yelm Development Guidelines; Design Guidelines, and Munic'ipaf'Cod,e . ' ~ .
address parking regulations from many aspects, including, but not limited to the designJ`;. ~ '
of lots, the number of stalls required, pedestrian pathways within lots, and safety. .
Chapter 17.72 YMC requires a minimum parking ratio of one space for each 300 sq. ft.
of commercial office space. In parking facilities containing 25 oc more parking stalls, a
maximum of twenty five percent (25%) may be compact. The Washington State
Amendments to the Building Codes requires handicap accessible stalls.
A Type IV landscaping is required for parking lots. Type IV landscaping is intended to
provide visual relief and shade in parking areas.
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
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groundcover shall be provided throughout each landscaping area. No parking stall shall
be located more than 50 feet from a tree.
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).
There is an existing water main located in 103~d Ave. The proposed development would
be required to connect to the City's water system. .
Any existing well(s) on the property must be decommissioned per Department of
Ecology standards and any water rights associated with these wells shall be dedicated
to the City of Yelm.
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 the new homeland security measures as a result of 9/11.
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 $5,417.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
There is an existing sewer main located in West Road. The. proposed development
would be required to connect to the City's sewer system.
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Critical Areas
The site lies near an area that has been identified by Thurston County as a potential
high ground water flood zone. Thurston County requires developments in or within 300
feet of a potential high ground water area to design stormwater systems pursuant to the
Interim Site .Development Standards for New Development in Salmon Creek Basin.
These rules require over-winter monitoring and special design elements for the
infiltration portion of a stormwater system if the elevation of the high ground water flood
is less than six feet to the bottom of an infiltration gallery. The recently adopted Yelm
Critical Areas Code update adopted a vertical setback of 6 feet between the high
_ground water and the bottom of an infiltration gallery.
A wetland reconnaissance was completed, and found that there are wetlands
associated with Yelm Creek, which lies more than 200 feet away from the property.
This meets all buffer .requirements for Yelm Creek, and associated wetlands.
Storrrewater 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..
The applicant has submitted a preliminary stormwater report which includes a
conceptual design for the treatment and infiltration of the stormwater. The proposed
system includes the use of an emergent stormwater treatment technology.
To date, the City has allowed emergent technologies only under very- limited
circumstances due to the maintenance required,. and reporting conditions required by
the Washington Department of Ecology as part of the approval of an emergent
technology. The situations in which emergent technologies have been approved are
large entities such. as the School District with the ability to maintain the system and
complete the reporting requirements to the State.
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.
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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.
The site is adjacent to properties that are compatibly zoned. Chapter 17.80 YMC
requires that the perimeter of the site be landscaped with a Type II landscaping.
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 required as part of frontage improvements. This includes street
trees and grass in planter strips.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Type. V landscaping is required for above ground stormwater facilites.
Chapter 17.80 YMC requires that at time of civil plan review and approval the applicant
provide the Community Development Department a detailed final landscape and
irrigation plan for approval.
Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site
plan review approval, subdivision approval, or short subdivision approval shall provide a
performance assurance device in order to provide for maintenance of the required
landscaping until the .tenant or homeowners' association becomes responsible for
landscaping maintenance. The performance assurance device shall be 150 percent of
the anticipated cost to maintain the landscaping for three years..
Design Guidelines
The property is identified by the, Yelm Design Guidelines as a mixed use district, which
establishes requirements for new development in relation to site planning, pedestrian
access, vehicular access and parking, building design, and landscape design.
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Street Front (West Road)
The design guidelines require. that development must define the street edge with
building, landscaping, or other features, and must provide direct access to the building
from the frontage.
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 I I 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.
Multiple Building and Large Lot Developments
The design guidelines indicate that multiple building and large lot developments should
reduce negative impacts to adjacent properties, increase pedestrian and vehicular
circulation, upgrade the overall visual quality in Yelm, and take advantage of special
opportunities to create a composition of buildings and landscape features.
The requirements above are met by mitigating transportation impacts, providing
convenient pedestrian circulation, and incorporate open space and landscaping as a
unifying element.
Street Corners
Developments on corner lots must enhance the property's visual qualities by installing
substantial landscaping, a decorative screen wall, providing pedestrian access, and
architectural cover treatments.
The site plan does not indicate how the corner of West Road and 103`d Avenue will be
enhanced. The Design Guidelines suggest substantial landscaping or hardscaping, a
screen wall, trellis, or other architectural features.
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.
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• Adequate lighting must be provided for pedestrian access.
• Walkways should be integrated with the required parking lot landscaping.
• Provide pathways through parking lots
• 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 facade facing a public street:
• Decorated roofline
• Decorative treatment of windows and doors
• Decorative railings, grill work, or landscape guards
• Landscape trellises
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• Decorative light fixtures
• Decorative building materials (masonry,-wood details or patterns)
Concrete block walls must use textured blocks, colored mortar or a mix of other
masonry types:
Metal roofing must be of high quality with a standing seam and cannot be brightly
colored.
Concrete must be architecturally treated.
Blank walls must be treated with trellis and plantings, landscaping beds or other
methods:
Commeanity Development Department Recommendation
The applicant has established that the request for site plan review and binding site plan
approval satisfies all criteria set forth in Section 17.84.020 (C) and 16.32 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:
1. The conditions of the Mitigated Determination of Non-significance are hereby
referenced and are considered conditions of this approval.
2. Parking shall be provided in accordance with the City of Yelm Development
Guideline standards based on one space for every 300 square feet of gross floor
area.
3. 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 (900 cubic feet per
month), subject to change. The number of ERU's will be calculated on water
usage based on engineers calculations.
4. 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. The civil plan submission shall include a fire .access plan showing all
required fire, lanes and a striping plan for fire lanes. All fire hydrants installed as
part of the development shall include hydrant locks approved. by the
Development Review Engineer and the Public Works Director.
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5. The applicant shall connect to the City S.T.E.P. sewer system. The cost to
connect shall include a fee of $5,417.00 per ERU with a $145.00 inspection fee
per connection, subject to change. The number of ERUs required will be
determined by approved water consumption calculations submitted as part of the
civil plans.. Sewer connection fees are paid at building permit issuance.
Approved grease interceptors or oil interceptors shall be provided on all side
sewers serving areas which include the potential for introduction of oils and
greases into the sewer system. All S.T. E.P. tanks shall be designed to the
specifications of the City of Yelm Development Guidelines, including a maximum
depth to the tank invert of 6 feet below finish grade.
6. Upon completion of the onsite installation pursuant to the City's Development
Guidelines, the S.T. E.P. sewer equipment, appurtenances .and-lines shall be
conveyed to the City, and an easement provided for maintenance.
7. The applicant shall design and construct all stormwater facilities in accordance
with the conditions of the Mitigated Determination of Non-significance. A final
stormwater report shall be included in the civil plan submission.
8.. The civil plans shall include a complete detailed landscape plari in accordance
=. with Chapter 17.80 YMC, including provisions for irrigation and for maintenance
of landscaping.
9. Landscaping is required.
o Type II landscaping is required along the perimeter property lines and
,adjacent to buildings.
o Type III landscaping is required with all frontage improvements.
o Type IV landscaping is required in all parking areas.
o Type V landscaping is required in all above ground stormwater facilities.
10. Building, elevations shall be consistent with the Yelm Design Guidelines for the
mixed use district.
11.The corner of West Road and 103~d Avenue shall include corner enhancements
consistent with the Design Guidelines for the mixed use district that include the
following elements:
o Landscaping enhancements
o A structural element designed to enhance the intersection and create an
attractive entry.
o The landscaping plan shall include the plan for corner enhancement.
12. Refuse collection and trash compaction 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
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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:
The site plan is effective for eighteen (18) months from the date of this. approval. If
application for a building permit is not made within the eighteen month period, the
approval shall automatically terminate. The applicant may request a six-month
extension of the approval, if the request.is made in writing prior to the expiration date of
this approval.
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