Loading...
0158 Approval STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0158-YL Applicant: Blake and Misdom Living Trust P.O. Box 370040 Las Vegas, NV 89137 Attn: Elaina Blake Agent: Olympic Engineering Chris Merrit 1252 Devon Loop NE Olympia, WA 98506 Request: Construct a 4,100 sq. ft. Transmission Repair Facility Recommendation: Approval with conditions Proposal and Site Characteristics Olympic Engineering has applied on behalf of their client, Blake and Misdom Living Trust for a site plan review approval in order to construct a 4,100 sq. ft. Transmisison Repair Facility. The property is located on the north side of State Route 510, between Cullens Road and Longmire Street, and is identified by assessor tax parcel number 21724141206. The site is relatively flat and level and is currently vacant land. The area to the north is zoned R-6 Medium Density Residential, with an existing medical facility. The property to the west is zoned C-1 Commercial, with an existing gas station/convenience store, and the property to the east is zoned C-1 with an existing small restaurant. Public Notices A Notice of Application was mailed to local and state agencies, and surrounding property owners on June 20, 2005. The Mitigated Determination of Non-significance was mailed to agencies with jurisdiction and surrounding property owners on July 15, 2005. This determination was also posted at City Hall and published in the Nisqually Valley News on July 15, 2005. State Environmental Policy Act The City’s SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on July 15, 2005 based on WAC 197-11-158. The 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 automobile care center, ITE #840. Frontage improvements shall be required along the property frontage of Yelm Avenue West (SR 510). A hazardous spill containment plan shall be approved by Thurston County. 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. All required infrastructure is available at the time of the proposed development and a finding of concurrency is appropriate. The sanitary sewer system has sufficient capacity to serve the proposed use and the developer will be responsible for connecting to the existing sewer line located in the vacated right-of-way located behind the property.. The water system also has sufficient capacity to provide potable water to the proposed use and the developer will be required to connect to the existing water line located in SR 510. 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. Pursuant to the Mitigated Determination of Non-significance, the developer will be required to construct frontage improvements along SR 510. 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). 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 automobile servicing 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. Environmental Protection Standards The Zoning Code establishes environmental protection standards at Chapter 17.57 YMC which address; noise; emissions; aquifer, ground, and soil contamination; and storage. The proposal is for auto repair which creates the possibility of hazardous spills. Existing regulations require grease interceptors and hazardous material containment facilities. 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. Chapter 17.72 does not specifically list an auto facility, so the nearest use is used to determine the minimum number of required stalls. The auto service facility will require one space per employee, based on the greatest number of employees on a single shift, plus one sq. ft. of parking per sq. ft. of display or retail area, and one space for each vehicle owned, leased, or operated by the company. 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. A loading space must accommodate a truck 45 feet in length, 12 feet in width, and 14 feet tall. The Washington State Amendments to the Building Codes requires handicap accessible stalls. The requirement for accessible stalls based parking under 25 stalls is 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 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 would be required along the perimeter of the site. 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. Parking Lot Landscaping. Type IV landscaping is intended to provide visual relief and shade in parking areas. At least 24 square feet of landscaping is required 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. 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. 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. 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. 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. The City has adopted a Transportation Facility Charge (TFC) as part of its concurrency management requirements. The TFC is addressed in the Mitigated Determination of Non-significance and 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 over 5,000 square feet of 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 would be required to connect to the City's water system and to have a water main installed on the site to serve fire hydrants water service. The water main which would serve the site is located in SR 510. 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. This also includes any individual irrigation systems that may be located on any individual lot within the subdivision. 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. 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 $5,417.00 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 would be required to connect to the City's sanitary sewer system. The sewer main which would serve the proposed development is located to the rear of the site in the vacated right-of-way. 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. 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. 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) (fee subject to change). The number of ERU’s will be calculated on water usage based on the design capacity of the new facility. The applicant shall provide proposed water usage calculations in the civil plan submission. Water connection fees are paid at building permit issuance. All conditions for cross connection control as required in Section 246-290-490 WAC. 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. 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 (fee 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. 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 deeded to the City, and an easement provided for maintenance. 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. Parking shall be provided in accordance with the City of Yelm Development Guideline standards 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. Landscaping of the site is required. Type II landscaping is required along the perimeter of the site, and adjacent to buildings. Type III landscaping is required with all frontage improvements. Type IV landscaping is required in all parking areas. Type V landscaping is required for above ground stormwater facilities. Building elevations must be consistent with the Yelm Design Guidelines for the mixed use district 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 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. Decision The request for site plan review approval is hereby granted subject to the conditions contained in the conclusions above. APPROVED this __15__________ day of August, 2005. 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.