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05-0794 Approval  STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0767-YL Applicant: TVGCC, LLC P.O. Box 627 Rainier, WA 98576 Property Owner: TVGCC, LLC P.O. Box 627 Rainier, WA 98576 Agent: KPFF 4200 60th Ave SE Suite 309 Lacey, WA 98503 Request: Site plan approval for the construction of a new golf course club house. Action: Approval of the Site Plan Review with conditions Findings of Fact Site Plan Review TVGCC, LLC proposes to construct a 3,700 square foot club house building replacing the old building that was demolished. The new building would include a golf pro-shop, restaurant and banquet facilities. A Notice of Application was mailed to local and state agencies, and surrounding property owners on January 5, 2007. 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 development regulations. Property Characteristics The property is located at 12545 Mosman Street, Yelm, WA 98597, is approximately 3 acres, and is identified by Assessor’s tax parcel numbers 21724440100, 22719330300. The property is identified by the Yelm Comprehensive Plan Map as Parks Open Space. Golf Courses and related uses are allowed uses in this zone. This new construction is replacing the old golf course clubhouse that was demolished recently. The parcels are located at the northeastern portion of the golf course, and fronting Mosman Street. The properties to the northeast are zoned High Density Residential, and are in single family residential use. The properties directly north are zoned Low Density Residential, and are in residential use. The old golf course clubhouse was demolished in 2006, and a temporary unit serves as the golf course professional shop. The City of Yelm will provide police protection, water and sewer service. Fire protection services are provided by The SE Thurston Fire/EMS District (Thurston County Fire Protection District #2). 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. The sanitary sewer system has sufficient capacity to serve the proposed use and the applicant will be responsible for extending sewer lines to the site and constructing all sewer related requirements to the standards of the Yelm Development Guidelines. 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. The water system also has sufficient capacity to provide potable water to the proposed use and the applicant will be required to connect to the existing line located in Mosman Street. The applicant will also be responsible for ensuring that the requirements of the adopted Fire Codes are met through the provision of adequate fire flow, or construction methods that reduce the required fire flow. 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 applicant will be required to construct frontage improvements to Mosman Street. Based on the nature of the use, and the existing right-of-way, the City has requested that the applicant construct the half-street improvements to a Pedestrian Oriented detail, including 12-foot sidewalks with street trees located within tree grates. The northeastern side of Mosman, when improvements are made, will be constructed to the standard neighborhood collector standards. 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 proposed golf course clubhouse will have no impact on the School system as it will not increase the number of students within the school district. Concurrency with Fire Protection is achieved pursuant to 15.40.020(6) when the developer makes a contribution to the fire protection facilities as identified in the most current version of the capital facilities plan adopted by the Yelm Fire District (SE Thurston Fire/EMS) and endorsed by resolution of the Yelm City Council. A fire impact fee will be accessed at the time of building permit issuance, based on the square footage of the building. State Environmental Policy Act The City’s SEPA Responsible Official issued and published a Determination of Non-Significance on April 7, 2006 based on WAC 197-11-158. Critical Areas There are no wetlands, fish and wildlife habitat areas, geologic hazard areas, floodplains or high groundwater areas located in the area of the new golf course club house. The aquifer lying underneath the City of Yelm is a critical aquifer recharge area. Section 14.08.150 YMC establishes standards for development within a critical aquifer which require the treatment and infiltration of stormwater in a manner approved by the City of Yelm. Zoning Code Requirements The property is zoned Open Space/Institutional (OS) which is codified at Chapter 17.48 YMC. The Open Space district was created to protect and preserve certain areas of land devoted to existing and future use for civic, cultural, educational and similar facilities. The OS district allows golf courses and related uses as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. 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 maximum allowable noise levels as measured at the property line of noise-impacted uses or activities are those set forth in Chapter 173-60 WAC, titled “Maximum Environmental Noise Levels”. Air pollution must be controlled by the operator and/or the proprietor of any land use or activity. The ambient air quality standards specified by the Olympic Region Clean Air Agency (ORCAA) apply to all air contaminants. Aquifer contamination is addressed through the requirement for the treatment and infiltration of stormwater on the subject site. Design Guidelines The property is located outside of districts identified by the Yelm Design Guidelines; however, since the use is more similar to a commercial use, and is located near the downtown area, and adjacent to the old town district, the Yelm Design Guidelines will be used as a basis for reviewing the design of the project. Street Fronts (Mosman Street) 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 applicant will be required to construct frontage improvements to Mosman Street. Based on the nature of the use, and the existing right-of-way, the City has requested that the applicant construct the half-street improvements to a Pedestrian Oriented detail, with 12-foot sidewalks, with street trees located within tree grates. The northeastern side of Mosman, when improvements are made, will be constructed to the standard neighborhood collector standards. Frontage improvements are required for the entire golf course frontage which extends from the corner of Mosman and Solberg Streets southeast to the Thurston County Yelm Tenino Trail. The applicant has requested a deferral of frontage improvements to Mosman Street outside of the immediate frontage of the project site. The applicant is also connected to the development of the Tahoma Terra Master Planned Community. The Mitigated Determination of Nonsignificance for that project requires the developer to improve Mosman Street to include realignment of the intersection of Mosman Street and First Street (SR 507) based on the number of trips generated from that project. The deferral request would require the frontage improvements for this specific parcel of the golf course directly fronting the new club house and associated parking, with the remainder of Mosman Street improvements to be completed by the Tahoma Terra Master Planned Community requirements. Side and Rear Yards The design guidelines indicate that service areas and outdoor storage be located away from neighboring properties to reduce conflicts, and require screening of refuse containers located behind the building. The refuse container is proposed to be large enough to accommodate a dumpster and recycle bin, and will be screened with an enclosure of a material and design compatible with the overall architectural theme and at least six feet in height. 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. The building must provide assessable paths of travel through the parking lot and from Mosman Street. The pedestrian pathway shall be concrete or other material approved by the Community Development Department. 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. The building is both modulated and articulated horizontally, with several breaks in the Mosman Street frontage with a pedestrian plaza entry and has a modulated roof line. 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. The proposed location of the screened refuse container in the northern end of the building meets the design standards. 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, 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. Because the project is to replace the old golf course that was in existence, and the size of the clubhouse is less than the previous building, constructing off-site improvements was not indicated as being necessary for the safe movement of traffic and previous traffic generation have been credited. No new traffic will be generated by this improvement. Frontage improvements shall be consistent with Yelm’s Development Guidelines. The property fronts on Mosman Street. Mosman Street, on the golf course side will be improved to a pedestrian oriented street standard. The applicant has requested a deferral of frontage improvements outside of the direct frontage of the clubhouse and associated parking. These improvements are required as part of the Tahoma Terra Master Planned Community. 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. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area. There are existing water mains located in Mosman Street. 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 shall be installed for the purpose of irrigation. A backflow prevention device is 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 Homeland Security measures. Sewer System The proposed site is currently located the City of Yelm’s STEP sewer system service area. Connection to City sewer service is required. The location of connection and extension of the sewer line will be reviewed during civil plan review. 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. Section 17.72.030(D) (2) YMC, places of assembly without fixed seats, requires one (1) space for every 10 occupants. The project proposes to provide eighty eight (88) off-site parking spaces, including four (4) ADA spaces, one of which is van-accessible. 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. 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 is required as a part of frontage improvements. Type IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is intended to provide visual relief in stormwater retention/detention areas. The conceptual landscaping plan correctly identifies required landscaping elements and is generally consistent with the landscaping standards. 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 site plan review approval satisfies all criteria set forth in Section 17.84.020 (C) YMC, meets all requirements of the Open Space (OS) zoning classification and design guideline requirements, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: 1. Street frontage improvements are required. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines for a pedestrian oriented street. Improvements shall be completed along the frontage of the site, in the area of redevelopment. The completion of Mosman Street shall be deferred. 2. The applicant shall provide a “Waiver of Protest” for the deferral of the remaining frontage improvements on Mosman Street. 3. This building and site shall be connected to City water service. All conditions for cross connection control as required in Section 246-290-490 WAC. 4. This site shall be connected to City sewer service. Tank sizing, and sewerline connection details to be determined as part of civil plan review. 5. The applicant shall design and construct all stormwater facilities in accordance with the 1992 Stormwater Manual, as adopted by the City of Yelm. Best Management Practices are required during construction. The stormwater plan shall meet the requirements of Section 14.08.120(G) YMC. 6. Parking shall be provided in accordance with Section 17.72.030(D)(2) YMC. 7. The applicant shall provide for pedestrian circulation throughout the parking areas, and provide an approved pedestrian pathway from the street sidewalk to the building. 7. Civil plans shall include fire protection elements as required by the International Fire Code. 8. Civil plans shall include landscaping and irrigation plans. Landscaping shall include, at a minimum: Type II landscaping along the perimeter of the site. Type III landscaping is required with frontage improvements. Type IV landscaping is required in all parking areas. Type V landscaping is required in stormwater areas. 9. 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. C. The 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 contact 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 31st day of January, 2007 Tami Merriman, Associate Planner APPROVED this 31st day of January, 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.