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07-0135 Approval  STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-07-0135-YL Applicant: Today’s Dental 502 Yelm Avenue West Yelm, WA 98597 Property Owner: Yelm Dental Clinic, LLC Judd and Sarah Sherman 502 Yelm Avenue West Yelm, WA 98597 Agent: Christine Phillips, BCRA 2106 Pacific Ave. Suite 300 Tacoma, WA 98402 Request: Proposed construction of a new 4,530 square foot office building and Demolition of 2 existing buildings. Action: Approval of the Site Plan Review with conditions Findings of Fact Site Plan Review The Proposal includes phased demolition of 2 existing buildings and the construction of 1 office building with associated parking on approximately 0.58 acres. A Notice of Application was mailed to local and state agencies and surrounding property owners on March 29, 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 ordinances including the applicable sections of the shoreline master program for the Thurston Region. Property Characteristics The property is located at 502 Yelm Avenue West, and is identified by assessor tax parcel numbers 21724142200 & 21724142300. The subject property is bound to the north by a residentially zoned property which is currently in use as a residence. The two adjoining properties to the west are zoned C-1 Commercial and are currently being used for commercial and residential purposes. The property across Yelm Avenue West to the south is also zoned C-1 Commercial and is currently occupied by a McDonalds restaurant. The property to the east is zoned (ID) Institutional District and is occupied by Yelm Middle School. The property is identified by the Yelm Comprehensive Plan Map as Commercial (C1). All Commercial uses, including professional offices are allowed subject to Site Plan Review. 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). 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. The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area and the site is currently connected to the City’s STEP sewer system. Improvements required to serve the project will be specifically identified during civil plan review. 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. The City’s Water Comprehensive Plan identifies the property as being within the water service area and the site is currently connected to the City’s water system. Additional water usage will be specifically identified during civil plan review. 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. Frontage improvements for Yelm Avenue West, Solberg Street and Jefferson Street are currently incomplete and will be required to be constructed to current standards. The applicant has requested a deferral of the above frontage improvements. Section 4B.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. 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 Dental office building 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 of Yelm SEPA Responsible Official issued a Determination of Non-significance based on WAC 197-11-340 (2) on April 30, 2007. 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 Determination of Non-significance included the following findings of fact: This Determination of Non Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the following environmental documents: Environmental Checklist (February 2007, BCRA) The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (Concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified the six year transportation improvement program in the form of a Transportation Facilities Charge. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential Impacts to groundwater quality and quantity will be mitigated through measures that exceed the standards in the 1992 DOE stormwater manual as adopted by the City of Yelm. Design Guidelines The property lies within a (C1) Commercial zone and any development on the site 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 applicant is providing Type II perimeter landscaping which 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. It is used around the perimeter of a site with a minimum planting area of eight-feet in width. 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 applicant is providing a 5 foot pedestrian pathway adjacent to the west side of the proposed building which will provide future access to the adjacent lot anticipated for future development. Although not specified in the preliminary site plan, pedestrian paths should be of a different material than the parking lot and not rely solely on striping asphalt for distinguishing the paths. 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 located in front of the building due to site planning issues and the inability to access directly off a public street. The refuse location will be visible from Yelm Avenue and Solberg Street, which is required by the layout of the property and the location of the building. The proposed location of the refuse container is acceptable, provided that it is fully screened from adjacent public ways in a manner that is consistent with the design theme of the proposed development. 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 preliminary landscape plan illustrates the use of plantings adjacent to the blank wall facing Jefferson Street which meets the intent of reducing the visual impact of large undifferentiated walls. The proposal for the building includes a pedestrian oriented covered entry and appears to have roof modulation and horizontal building modulation as well as articulation through the use of the covered entry points. The applicant will be required to submit elevation drawings to confirm that the building meets the intent of the Design Guidelines by providing the required architectural features. 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 preliminary landscape plan does not identify enhancement to the corner of Solberg Street and Yelm Avenue West. The applicant shall be required to provide corner enhancement which meet the objectives of the City of Yelm Design Guidelines. Critical Areas All of Yelm is considered a critical aquifer recharge area. Existing development regulations require the treatment of stormwater prior to infiltration into the ground as well as the containment of hazardous materials on-site address the potential impacts to this critical area. The City Critical Area 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. The trip generation rates will be determined at the time of building permit issuance, based on the trip generation rate for a professional office. Credit shall be given for the existing trips on-site with the remaining trips being calculated on the new square footage. The applicant has requested a deferral of required street frontage improvements via a letter dated May 15, 2007. The project fronts Yelm Avenue West, Solberg Street NW, and Jefferson Avenue. There is an existing sidewalk and curb on the frontage of Yelm Avenue West. The completion of full frontage improvements at this time would result in the mismatching of existing frontages of surrounding properties with the new frontages of the subject property. Based on the existing conditions of the street frontages and to promote public benefit, the City is in support of the deferral at this time. There is a public benefit in coordinating small improvements with a larger project such as through Local Improvement Districts (LID). Deferred frontage improvements shall be secured for installation at a later date by a waiver of protest, and commitment to participate in a local improvement district. The property owner shall execute and record a covenant document that insures the participation of the subject property owner(s) in any local improvement district formed for the construction of such frontage improvements. Right-of-Way dedication on Yelm Avenue West, Solberg Street NW, and Jefferson Avenue shall be required. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area and the site is currently connected to the City’s water system. An engineers estimate for additional water usage will be required as part of the civil plan submission. If the new proposal projects daily water use as greater than the previous use, additional water service connections would be required. Any onsite wells must be decommissioned 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 the Homeland Security measures. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area and the site is currently connected to the City’s STEP sewer system. Improvements required to serve the project will be specifically identified during civil plan review to determine tank size based on water consumption. Sewer connection fees are based on water usage. If the new proposal projects daily water use as greater than the previous use, additional sewer service connections would be required. 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 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. The preliminary site plan shows stormwater facilities located off site. Stormwater must be treated and disposed of on-site and be located outside of city right-of-way. In addition, the applicant has proposed storm filters which are not an approved method within the City of Yelm. 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. 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. As stated in Chapter 17.72 YMC, Dental Clinics require one and one-half parking spaces per patient treatment room/area, plus one space per employee based on the greatest number of employees on a single shift. In all parking facilities containing 25 or more parking spaces, twenty-five percent (25%) of the required spaces may be designated compact car. The total number of parking stalls required based on 4,530 square feet of Dental Clinic space consisting of 8 operatories and a maximum of 10 employees on a single shift is twenty-two (22) stalls. Additional parking is dependent on the development of the adjacent piece of property to the west of the proposed development. Fire Fire protection to the buildings shall be provided pursuant to 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. A 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 in 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 I landscaping is intended to provide a very dense sight barrier and physical buffer to significantly separate conflicting uses and land use districts. A minimum of 15 feet of width shall be required when Type I landscaping design is utilized. Type I landscaping is required along the northwest property line to separate the residential use from the proposed commercial use. This shall consist of a paved pedestrian pathway and a 6 foot fence to meet the intent of creating a hardscape and to promote pedestrian circulation between the proposed development and the future development to the west. 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 III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six-feet. Type III landscaping is typically required along all street frontages. The applicant has requested a deferral of frontage improvements which will defer the requirement to complete the Type III landscaping until the time that the frontage improvements are required to be completed. Type IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is to provide visual relief in stormwater retention/detention areas with vegetation that is suitable and will thrive in hydric soils. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides 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. Refuse enclosures that are located between or adjacent to buildings and a public way shall include an 8 foot tall solid masonry wall consistent with the building materials, a 5 foot landscape buffer around the enclosure with a mix of plantings that will serve to screen the wall at the time of planting. 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 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 site plan should be approved subject to the following conditions: 1. The applicant shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) is $750 per new pm peak trip, generated by the project. Actual costs shall be determined at building permit issuance. Credit shall be given for the existing traffic generation on the site. 2. Frontage improvements are required. The applicant has requested a deferral of frontage improvements on Yelm Avenue West, Solberg Street, and Jefferson Avenue. Deferred frontage improvements shall be secured for installation at a later date by a waiver of protest, and commitment to participate in a Local Improvement District (LID). Right-of-Way dedication on Yelm Avenue West, Solberg Street NW, and Jefferson Avenue shall be required 3. The City’s Water Comprehensive Plan identifies the property as being within the water service area and the site is currently connected to the City’s water system. An engineers estimate for water usage will be required as part of the civil plan submission. If the new proposal projects daily water use as greater than the previous use, additional water service connections would be required. 4. The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area and the site is currently connected to the City’s STEP sewer system. If the new proposal projects daily water use as greater than the previous use, additional sewer service connections shall be required. 5. Prior to building permit issuance, building elevations must be submitted for approval from the Site Plan Review Committee that meet the Yelm Design Guidelines for building design. The detailed landscape plans that are required as part of civil plan submission, shall show how corner enhancement will meet the objectives of the City of Yelm Design Guidelines. 6 The City’s Water Comprehensive Plan identifies the property as being within the water service area and the site is currently connected to the City’s water system. An engineers estimate for water usage will be required as part of the civil plan submission. Any onsite wells must be decommissioned per Department of Ecology standards. 7. 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. Storm water facilities shall be approved by the City of Yelm and must be treated and disposed of on-site and be located outside of the City right-of-way. 8. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. A minimum of twenty-two (22) stalls are required. Full parking requirements are dependant on future development of the adjacent property to the northwest. 9. 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 in the City of Yelm 10. Landscaping of the site is required. a. Type I landscaping is required along the northwest property line to separate the residential use from the proposed commercial use. This shall consist of a paved pedestrian pathway and a 6 foot fence to meet the intent of creating a hardscape and to promote pedestrian circulation between the proposed development and the future development to the west. b. Type II landscaping is required along the perimeter of the site, and adjacent to buildings. c. Type III landscaping is typically required along all street frontages. The applicant has requested a deferral of frontage improvements which will defer the requirement to complete the Type III landscaping until the time that the frontage improvements are required to be completed. d. Type IV landscaping is required in all parking areas. e. A final detailed landscape plan is required as part of civil plan review and approval. 11. 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. Refuse enclosures that are located between or adjacent to buildings and a public way shall include an 8 foot tall solid masonry wall consistent with the building materials, a 5 foot landscape buffer around the enclosure with a mix of plantings that will serve to screen the wall at the time of planting. 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 must be at least six-feet in height. The location and access to all refuse enclosures shall be approved, in writing, by LeMay, Inc. prior to civil plan approval. 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 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 ____________day of __________2007 _________________________ Nisha R. Box, Assistant Planner APPROVED this ____________ day of.__________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.