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07-0276 Approval  STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-07-0276-YL Applicant/Owner: Randy Weber 25720 217th Avenue S.E. Maple Valley, WA 98038 Agent: Barghausen Consulting Engineers Inc. 18215 72nd Avenue S. Kent, WA 98032 Request: Proposed construction consisting of 83,200 square feet of Mini Storage with associated RV Storage, Boat Storage and a 1,050 square foot office building. Action: Approval of the Site Plan Review with conditions Findings of Fact Site Plan Review The proposal includes the construction of 83,200 square feet of Mini Storage units with associated Boat storage, RV storage and a 1,050 square foot office building on approximately 7.57 acres. A Notice of Application was mailed to local and state agencies and surrounding property owners on August 15, 2007. An Amended Notice of Application was mailed to local and state agencies and surrounding property owners on September 7, 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 on Rhoton Road S.E. near NP Road S.E. and is identified by assessor tax parcel number 22719240300. The subject property is bound to the northwest and the southwest by residentially zoned properties which are currently being used for residential purposes. The property to the south is zoned industrial and is currently being used for industrial purposes. The property to the north is zoned Industrial and is currently occupied by a church. The property to the west on the opposite side of Yelm Creek is zoned Residential and is proposed for a Planned Residential Development. The property is identified by the Yelm Comprehensive Plan Map as Industrial (I). Industrial uses including storage units 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 (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 is not currently connected to the City’s STEP sewer system. The project will be required to connect to the existing sewer main located in Rhoton Road and extend sewer lines to the site and construct all sewer related requirements to the standards of the Yelm Development Guidelines. The 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 not currently connected to the City’s water system. The project will be required to connect to the existing water main located in Rhoton Road and extend water lines to the site as needed to serve the proposed project. 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 are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards your property. This project will be required to complete frontage improvements along the property frontage on Rhoton Road. The project fronts Rhoton Road SE which is not improved to current standards. 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 deferring frontage improvements 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 Rhoton Road SE shall be required. Concurrency with school infrastructure is achieved pursuant to Section 15.40.020 (B)(4) YMC 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 development 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 Section 15.40.020 (6) YMC 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 assessed 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 October 9, 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 Mitigated Determination of Non-significance included the following mitigating measures. 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 specific uses, at the time of tenant improvement. 2. Civil engineering plans shall include temporary erosion control systems to be approved by the City of Yelm. 3. No structures or fill shall be constructed within the 100 year floodplain as shown on the FEMA Flood Insurance Rate Maps as published, or as amended through a Letter of Map Amendment (LOMA). 4. The developer shall provide and record a “protective well covenant” meeting the standards of the Thurston County Health Department for the well head located on the property to the north. 5. All infiltration and stormwater facilities shall be located outside the 100 foot well radius unless authorized by the Thurston County Health Department. 6. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation and no development shall locate within 50 feet, measured on a horizontal plane, from the outer edge of the high ground water hazard area or extending to a ground elevation two feet above the base flood elevation, whichever is less as identified by a Hydrogeological Report. Critical Areas As identified in Section 14.08.010 YMC, the regulations of the Critical Areas Code are intended to protect critical areas in accordance with the Growth Management Act and through the application of the best available science, to maintain healthy, functioning ecosystems through the protection of unique, fragile, and valuable elements of the environment, including ground and surface waters, wetlands, and fish and wildlife and their habitats, and to conserve the biodiversity of plant and animal species. Riparian Buffer The applicant is required to keep all construction outside of the 150 foot Riparian Habitat buffer of the creek pursuant to Section 14.08.140(D)(2) YMC. Section 14.08.140(D)(2)(d) allows buffer averaging when the reduction will not reduce stream or habitat functions, the proposal will provide additional habitat protection, the total area contained in the riparian habitat areas of each stream is not decreased, the area is not reduced by more than twenty-five percent (25%) in any one location, and the width reduction will not be located within another critical area or associated buffer.. All development is proposed to be located outside of the 150 foot Riparian Habitat Buffer. Wetlands The City’s wetlands maps (based on the National Wetlands Inventory Maps) indicate that there are wetlands present on the site, although the proposed development is located outside of the mapped wetlands and their associated buffers. Flood Zone Section 14.08.120 YMC states that all new commercial or industrial structures must be located outside of the 100 year floodplain. Fill and grade within the floodplain shall only occur after a determination that the fill or grading will not block side channels, inhibit channel migration, increase the base flood elevation, or be within a channel migration zone. Critical Areas Code also requires all floodplain areas be dedicated as open space. No fill within the floodplain is proposed or is allowed by this approval. The preliminary site plan illustrates the 100 year base flood elevation per FEMA and proposes development to occur outside of the mapped floodzone. Critical Aquifer Recharge Areas Critical aquifer recharge areas are those areas with a critical recharging effect on aquifers used for potable water as defined by Section 365-190-030(2) WAC. A critical aquifer recharge area has prevailing geologic conditions associated with infiltration rates that create a high potential for contamination of ground water resources or contribute significantly to the replenishment of ground water. The entire city of Yelm and its urban growth area is identified as a highly susceptible critical aquifer recharge area. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. The preliminary stormwater plan has been designed in accordance with the 1992 DOE manual and assures that stormwater will be treated prior to being discharged. A NPDES permit will also be required and must be applied for with the Department of Ecology when construction activities disturb one or more acres of soil surface area or when stormwater drains into Yelm Creek. High Ground Water No development shall locate within 50 feet, measured on a horizontal plane, from the outer edge of the high ground water hazard area or extending to a ground elevation two feet above the base flood elevation, whichever is less. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. Due to the location of the stormwater facilities, the applicant was required to meet the above standards as part of the mitigating measures based on the environmental determination. Although there are no mapped high groundwater hazard areas on the proposed site, the water table of Yelm Creek rises above ground and floods low lying areas during excessively wet seasons while remaining dry during the months of summer and early fall, therefore the 100 year floodplain can be considered a high groundwater hazard area. SHORELINE MASTER PROGRAM: In accordance with the Shoreline Management Act of 1971, the management of Shorelines of Statewide Significance shall be given preferences to uses, in the following order of priority, which: Recognize and protect the state-wide interest over local interest; Preserve the natural character of the shoreline; Result in long-term over short-term benefit; Protect the resources and ecology of the shoreline; Increase public access to publicly-owned areas of the shorelines; Increase recreational opportunities for the public on the shoreline; Protect life and property from hazards of flood; and Provide for any other element as defined in RCW 90.58.100 deemed appropriate or necessary. Yelm Creek is listed as a shoreline of the state. Development within 200-feet of a shoreline of the state requires issuance of a shoreline substantial development permit, after a public hearing before the City of Yelm Hearing Examiner who shall issue a decision and recommendation for the shoreline substantial development permit. The project is not proposing any development to occur within the 200 foot shoreline designation area therefore a shoreline substantial development permit is not required. Public access to shorelines shall be permitted only in a manner which preserves or enhances the characteristics of the shoreline which existed prior to establishment of public access. Yelm Creek meanders along the western portion of this property. The applicant will be required to dedicate a 20 foot easement to the City of Yelm to access the Shoreline area for any City or State sponsored projects that might result in creek and flood protection enhancement. 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. Frontage improvements are required for all new development within the city. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards the property. This project will be required to complete frontage improvements on Rhoton Road SE. Frontage improvements may also include the installation of reclaimed water lines. The project fronts Rhoton Road SE which is not improved to current standards. 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 deferring frontage improvements 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 Rhoton Road SE shall be required. The City has adopted a Transportation Facility Charge (TFC) of $1,276.00 per peak PM 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 the proposed project. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area. The proposed site is not currently connected to the City’s water system. The project will be required to connect to the existing water main located in Rhoton Road and extend the water system as needed to support the intended uses. An engineers estimate for additional water usage will be required as part of the civil plan submission. 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. The Rules and Regulations of the Thurston County Board of Health Governing Water Supplies provides guidance for wellhead protection, assuring that there is no contamination source within a 100-feet radius of a wellhead. In order to protect the wellhead of the adjoining property to the north, a protective wellhead covenant shall be created and recorded to assure protection for the existing well. Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per a connection (fee subject to change) inside city limits. The fees will be calculated utilizing the water consumption calculations provided by your civil engineer. These fees are payable at building permit issuance. 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. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area and the site is not currently connected to the City’s STEP sewer system. The project will be required to connect to the existing sewer main located on Rhoton Road. Improvements required to serve the project will be specifically identified during civil plan review to determine tank size based on water consumption. There is an existing sewer main located along the south property line. Where public utilities cross private lands, a 15 foot wide single utility easement must be granted to the City and be conveyed on the final Site Plan per the Development Guidelines. The City requires that the 15 feet centered on the utility main, be granted to the City to provide adequate access for maintenance purposes. 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 The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. The preliminary design was proposed to the standards of the 1992 stormwater manual with an infiltration trench located inside the 100 foot well protection radius. All infiltration and stormwater facilities shall be located outside the 100 foot well radius unless authorized by the Thurston County Health Department. Separation between high ground water and the infiltration surface and stormwater treatment is required prior to infiltration. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. The stormwater facility is required to be located outside the 150’ creek buffer and 100 year flood plain. The City of Yelm requires that stormwater be treated and disposed of on-site and be located outside of city right-of-way. A final stormwater plan that utilizes approved methods of treatment within the City of Yelm and in the 1992 DOE Stormwater manual is required as part of civil plan application submission and must also comply with the Critical Areas Code. If the standard system is changed to a detention facility with discharge to the creek, a NPDES permit will be required. The system must be designed to the 2005 Stormwater Manual. 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 YMC requires business and professional offices to provide (1) one parking space for every 300 square feet of gross floor area. Based on the proposed 1,050 square foot office building, approximately 4 parking spaces would be required. Mini-Storage is not listed in the standard parking tables, therefore, the parking plan should include an analysis of required parking for this use. In all parking facilities containing 25 or more parking spaces, a maximum of 25 percent of the required parking spaces may be compact. Fire Fire protection to the buildings shall be provided pursuant to the International Fire Code. The specific requirements for installation of all fire hydrants, fire sprinklers and fire lanes will be determined during civil and building 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 International Building Code 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 west property line. The 200 foot shoreline jurisdictional area to the west meets the intent of the Type I 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. It is used around the perimeter of a site with a minimum planting area of eight-feet in width. When used adjacent to a building, a minimum five-foot planting area shall be provided. Type II landscaping will be required around the perimeter of the site. The conceptual site plan does not meet the Type II landscaping requirements as shown. Rather than an 8 foot planter strip, an 8 foot concrete masonry unit (CMU) is required along the south property line. Type II landscaping is not required on the west property line which falls within the shoreline jurisdiction area. The shoreline jurisdiction area is to remain in its natural state. 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 required as a part of street frontage improvements. The City is in support of deferring the required frontage improvements at this time. Type V landscaping is to provide visual relief in storm water retention/detention areas with vegetation that is suitable and will thrive in hydric soils. The proposal includes an underground stormwater system which does not require Type V landscaping. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provide guidance for refuse storage and screening. Refuse areas are required to be 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. 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 (I) Industrial 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 conditions of the Mitigated Determination of Non-significance are hereby referenced and are considered conditions of this approval. 2. 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 $1,276 per new pm peak trip, generated by the project. Actual costs shall be determined at building permit issuance. 3. Rhoton Road SE is not improved to current standards. The City is in support of a deferral of frontage improvements on Rhoton Road SE. 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 Rhoton Road SE shall be required. No structures shall be constructed within the 100 year floodplain as shown on the FEMA Flood Insurance Rate Maps as published or as amended through a Letter of Map Amendment. 5. The proposed site shall connect to the City’s water system. The connection fee and meter fee will be established at the time of building permit issuance. All conditions for cross connection control as required in Section 246-290-490 WAC shall be met prior to issuance of certificates of occupancy. An engineers estimate for water usage will be required as part of the civil plan submission. 6. The developer shall provide and record a “protective well covenant” meeting the standards of the Thurston County Health Department restricting any contaminant sources within the 100-foot well radius of the well located on the property to the north of this site. 7. The proposed site shall connect to the City’s STEP sewer service. The connection fee will be based on water usage calculations and established at the time of building permit issuance. 8. All infiltration and stormwater facilities shall be located outside the 100 foot well radius unless authorized by the Thurston County Health Department. The bottom of any infiltration facility for stormwater discharge shall be located at least 6 feet above the base flood elevation. 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. A final stormwater plan is required as part of civil plan application submission. 9. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. A minimum of 4 parking stalls are required. 10. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. When service areas are visible from the sidewalk or adjacent properties, the elements must be screened with a screening wall and landscaping. 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 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. 11. 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 12. The civil engineering plans shall include final landscaping plans which are consistent with the preliminary plans and include the following required landscaping: a. Type I landscaping is required along the west property line. The 200 foot shoreline jurisdictional area to the west meets the intent of the Type I landscaping. b. Type II landscaping is required adjacent to buildings and around the perimeter of the site. Rather than an 8 foot planter strip, an 8 foot concrete masonry unit (CMU) is required along the south property line. Type II landscaping is not required on the west property line which falls within the shoreline jurisdiction area. The shoreline jurisdiction area is to remain in its natural state. c. Type III landscaping is required along all street frontages. The City is in support of deferring the required frontage improvements at this time. d. Type IV landscaping is required for above ground stormwater facilities. e. A final detailed landscape plan is required as part of civil plan review and 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 29th day of November 2007 _________________________ Nisha R. Box, Assistant Planner APPROVED this 29th day of November 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.