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20100129 NOD ApprovalCity of Yelm Community Development Department PO BOX 479 YELM, WA 98597 360-458-3835 NOTICE OF DECISION DATE: PROJECT NAME: PROJECT LOCATION PARCEL NUMBER: CASE NUMBER: December 17, 2010 America's Credit Union 415 Yelm Avenue East, Yelm, WA 22719342800 20100129 NOTICE is HEREBY ~ivEN that the Community Development Department issued a site plan review approval to America's Credit Union in order to construct a credit union on Yelm Avenue East in Yelm, Wa. The complete decision may be viewed on the City's website at www.ci.yelm.wa.us and choosing `Agendas/Notices' and `Public Notices' from the menu system. A copy of the decision may also be obtained at the Community Development Department in City Hall at 105 Yelm Avenue during normal business hours for a fee of 15 cents per page. For additional information, please contact the Community Development Department at 360- 458-3835. S TAFF REPOR T City of Yelm Community Development Department Case Number: 20100129 Applicant/Owner: America's Credit Union PO Box 33338 Fort Lewis, WA 98433-0338 Agent: Zenczak & Partners -Architects 4546 S Union Avenue, Suite 200 Tacoma, WA 98409 Request: Proposed construction of a credit union of approximately 4,380 square feet with future coffee shop. Recommendation: Approval with conditions Exhibit I: Site plan Findings of Fact The proposal includes construction of a credit union of approximately 3,105 square feet, with a future coffee shop of 1,080 square feet on approximately .78 acres located at 415 Yelm Avenue E., Yelm, WA. A Notice of Application was mailed to local and state agencies and surrounding property owners on June 25, 2010, and an amended Notice of Application was mailed on August 25, 2010. 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 codes. The City received comments from Intercity Transit, Washington State Department of Ecology, and the Washington State Department of Transportation during the comment period. Intercity Transit requested the construction of a 6 foot wide bus stop "landing pad" on Yelm Avenue East. This request is consistent with the City of Yelm Design Guideline Policy II.D.(2) to integrate nearby transit stops into the planning of adjacent site improvements. This request is included as a condition of this approval. The Washington Department of Ecology indicated that a Construction Stormwater National Pollution Discharge Elimination System permit may be required, and the Washington State Department of Transportation concurred with the MDNS mitigation of a restricted driveway access and suggested that it be constructed in a manner to physically inhibit any left out movement, such as restrictive curbing. Property Characteristics The property is identified by the Yelm Comprehensive Plan Map as Commercial (C-1) zone which specifically allows drive through banks, savings and loan associations and credit unions as permitted uses. The subject property is bordered on the adjacent sides and rear by properties that are commercially zoned but residential in use. Properties across Yelm Avenue are also commercial zoned, and developed commercially. 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). State Environmental Policy Act The City's SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on August 27, 2010 based on WAC 197-11-158. The Mitigated DNS contained the following mitigation measures: 1. The eastern driveway exiting the site shall be configured to a right turn only. 2. Any existing wells and on-site sewage disposal systems shall be abandoned pursuant to applicable Washington State and Thurston County health regulations. Evidence that all wells and sewage disposal systems have been abandoned in an approved manner shall be provided prior to approval of civil engineering plans. 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. Page 2 of 14 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. The existing house located on site will be demolished. A demolition permit from ORCAA and the City of Yelm is required. 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 Yelm Avenue 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 Page 3 of 14 provide city standard facilities and services are present. The proposed project is located in the City of Yelm's water service area and must connect City water service. The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City's commitment to serve a proposal with potable water. Water connections are based on a consumption rate of 875 cubic feet a month. The existing single family home is currently connected to City water service. The applicant shall submit water calculations at the time of civil plan approval to assure the proposed use does not exceed the equivalent residential unit consumption. 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 on Yelm Avenue are complete, however the plan calls for the construction of an additional driveway access. As stated earlier, a 6 foot bus landing pad is required, and shall be constructed as required by Development Guideline 4G.060. 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 commercial development will not impact 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. Page 4 of 14 Afire impact fee will be assessed at the time of building permit issuance, based on the square footages of the buildings. Design Review The property is identified as being in a mixed-use district by the Yelm Design Guidelines, which establishes requirements for new development in relation to site planning, pedestrian access, vehicular access and parking, building design, and landscape design. Street Fronts (Yelm Avenue) 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 building is located to the front of the site, with parking located behind and screened by landscaping. A sidewalk to the front of the building is proposed from the public sidewalk along Yelm Avenue. This meets the Yelm design guidelines standards. Side and Rear Yards/ Sitina Service Areas The design guidelines indicate that service areas, and outdoor storage be located away from neighboring properties to reduce conflicts and requires screening of refuse containers located behind the building. No refuse container shall be permitted between a street and the front of a building. The following describes the intent in siting service areas based on the Design Guidelines: • To "reduce the visibility of unsightly uses". • To minimize the visibility of "backs" of buildings where service areas are located. • To "encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects". • To reduce the noise impacts of service areas. The refuse area must be large enough to accommodate a dumpster and recycle bin and designed to contain all refuse generated on site. Refuse should not be visible from outside the enclosure. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme. A six foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. The proposed location of the refuse containers meets the intent of the design guidelines. Page 5 of 14 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 • Adjacent window displays • Provide artwork or special pedestrian scaled signs There are accessible walking paths from the street frontage to the building from the public sidewalk as well as through the parking area. 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 Page 6 of 14 To encourage unique, identifiable architectural features at intersections, at least one of the following features must be included on a facade facing a public street: • Decorated roofline • Decorative treatment of windows and doors • Decorative railings, grill work, or landscape guards • Landscape trellises • Decorative light fixtures • Decorative building materials (masonry, wood details or patterns) Concrete block walls must use textured blocks, colored mortar or a mix of other masonry types. Concrete must be architecturally treated. Metal roofing must be of high quality with a standing seam and can not be brightly colored. Blank walls must be treated through trellis and plantings, landscaping beds or other methods. Elevation plans shall be submitted as part of civil plan review. 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 on Yelm Avenue are complete, however the plan calls for the construction of an additional driveway access. As stated earlier, a 6 foot bus landing pad is required, and shall be constructed as required by Development Guideline 4G.060. Construction will require that the frontage and new improvements be restored to City Standards. The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 per peak PM trip. The concurrency chapter of the Municipal Code provides a default table that is Page 7 of 14 used to determine new peak PM trips generated by a proposed use. A drive through bank creates 32.73 new pm peak hour trips per 1,000 square feet. Water Supply Water connections are based on a consumption rate of 875 cubic feet a month and are charged at a rate of $5,036.00 per connection (fee subject to change) inside city limits. These fees are payable at building permit issuance. The City's Water Comprehensive Plan identifies the property as being within the water service area. The proposed 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. The engineers estimate should also include as a separate calculation the water usage for the credit union with the coffee shop. If the addition of the coffee shop pushes the consumption rate over that over 875 cubic feet per month, an additional water connection would be required. As of the date of this approval, the City is currently at its approved water connection limit, and no additional water connections are available. The City is actively working to increase the source capacity of the water system as well as obtaining additional water rights, and expects to allow new water system connections within the life of this site plan review approval. Commercial buildings and irrigation systems are required to provide for cross- connection control through the provisions of a back flow assembly device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. All commercial buildings and irrigation systems are required to provide for cross- connection control through the provisions of a back flow prevention device installed on the water services. A list of approved devices can be found at Chapter 246-290-490 WAC. Any existing well(s) will need to be abandoned per Department of Ecology standards and the water rights will need to be dedicated to the city. 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. Page 8 of 14 The project will be required to connect to the existing sewer main located in Yelm Avenue. This proposal will be required to install step tank(s) and associated equipment needed to operate with the City of Yelm'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. Fats, oils, and greases entering the STEP sewer system can adversely affect the operation of the plant and the City requires all appropriate measures to avoid fats, oils and greases from entering the system. The future coffee shop will be required to have an appropriately sized grease interceptor installed prior to the STEP tank. Any on-site septic systems will need to be abandoned prior to connecting to the STEP sewer system. The current fee to connect to the City sewer system is $6,050.00 per Equivalent Residential Unit (each ERU equals 875 cubic feet of water consumption per month, fee subject to change). An inspection fee of $145.00 per a connection will also be required. stormwater The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the onsite stormwater. The City of Yelm requires the design to meet the minimum standards of the 1992 stormwater manual. The preliminary design was proposed to the standards of the 2005 stormwater manual for Western Washington. This exceeds the City's minimum requirement. The stormwater treatment for Yelm Avenue is accomplished through swales along Yelm Avenue. The installation of the second driveway and bus landing pad will remove a large portion of swale along this property frontage. The applicant must show at the time of civil plan approval that any impacts to the conveyance of stormwater from Yelm Avenue to the existing infiltration galleries located under the planter strip are fully mitigated and that the design of the driveway approaches will not interfere with the infiltration galleries. 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 Page 9 of 14 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 that banks provide one parking stall for every 300 square feet. The coffee shop will require one parking stall for every 200 square feet. The credit union requires 15 stalls and the future coffee shop requires 5 stalls, for a total parking requirement of 20 stalls. The site plan meets the minimum parking requirements. All parking areas must be surfaced with asphalt or concrete, and shall be striped and landscaped to the standards of the development guidelines. Parking Lot Illumination Adequate internal parking lot lighting is necessary to provide safety to pedestrians and vehicles. All parking areas and driveways must be lighted to a level of at least .5 foot candle average as measured on the ground. Parking lot light fixtures shall be non-glare and mounted no more than 20 feet above the ground to minimize the impact onto adjacent properties. 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 $0.32 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 11 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 requires a combination of trees 20 feet on center, with a minimum 50 percent evergreen, and shrubs at least 3 Page 10 of 14 feet tall planted to cover the landscaped area in 3 years. This landscaping is required along the perimeter of the site. The conceptual landscape plan does not meet the Type II requirements. The 8 foot landscape strip is required along the property lines on the south and southeast lines. The landscape strip on the northwest property line must be 8 feet wide and include trees 20 feet on center. Type 111 landscaping 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 and is complete along the frontage of Yelm Avenue. Any disturbance during construction and removed street trees must be replaced. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking shall have at least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction. Section 17.80.090 (F) YMC states that the owner/developer of any project requiring site plan review approval, subdivision approval, or short subdivision approval shall provide a performance assurance device in order to provide for maintenance of the required landscaping until the tenant or homeowners' association becomes responsible for landscaping maintenance. The performance assurance device shall be 150 percent of the anticipated cost to maintain the landscaping for three years. The City of Yelm also promotes water conservation and will require the final landscaping plan to address the following requirements: • Specify water efficient plant species for the Pacific Northwest. • Limit the amount of turf grass in landscape design. • Choose irrigation devices and design the irrigation system to positively prevent runoff or overspray onto impermeable hardscape under all conditions regardless of wind or possible equipment misalignment. • Assign separate station/zones (hydrozones) to areas with dissimilar water or scheduling requirements. For example; separate zones should be designed for trees, shrubs, flowers, shady areas, sunny areas, drip irrigation and sprinklers. • Locate sprinkler heads based on a thorough evaluation of physical, environmental, and hydraulic site conditions, including wind. The design must not permit sprinklers to overspray onto impermeable hardscape under any condition. • Specify drip irrigation for all zones planted in one-gallon or larger size. • Specify weather-based irrigation controllers (WBIC). • Specify check valves wherever necessary to prevent low-head drainage. Page 11 of 14 The final landscaping plan shall provide complete detail of the landscape plants, features and irrigation requirements. 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 show proof of compliance with the Olympic Region Clean Air Authority for the demolition of the existing single family residence. 3. Any disturbance of existing frontage improvements and landscaping to be replaced to City standards. Existing Street Trees shall be retained and protected to the maximum extent possible. 4. Civil plans for ingress and egress to the site shall include restrictive curbing or other means of physical left turn restriction. 5. The civil plans shall include a 6' wide bus stop "landing pad" on Yelm Avenue East, meeting ADA requirements. The Civil engineering plan submission shall include details of the bus stop. 6. The applicant shall submit water calculations for the Credit Union, and water calculations for the Credit Union with the future coffee shop. If more than 875 cubic feet per month is proposed, an additional water connection shall be required. 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. A grease interceptor is required for the future coffee shop. 8. Any existing wells and on-site sewage disposal systems shall be abandoned pursuant to applicable Washington State and Thurston County health regulations. Evidence that all wells and sewage disposal systems have been abandoned in an approved manner is required prior to approval of civil engineering plans. Page 12 of 14 9. Based on the preliminary stormwater report, the civil engineering plans shall include plans for the collection, treatment, and infiltration of stormwater in accordance with the 2005 stormwater manual for Western Washington. Best Management Practices (BMP's) are required during construction. A 10-foot setback from all property lines and easements are required for stormwater facilities. 10.Any impacts to existing stormwater conveyance or infiltration from Yelm Avenue must be addressed in the civil plans, meeting both City and WSDOT standards. 11. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. Based on the proposal a minimum of 20 parking stalls are required. 12.The applicant shall submit elevation plans that show compliance with design guideline features for building design and details. 13. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Screening shall be of a material and design compatible with the overall architectural theme of the associated structures. The location and access to all refuse enclosures shall be approved, in writing, by LeMay, Inc. prior to civil plan approval. 14. 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 $0.32 per square foot of development for all new development in the City of Yelm. Fee is subject to change. 15. The civil engineering plans shall include final landscaping and irrigation plans which meet the design guidelines for the City of Yelm. The plan shall include: • All landscaping shall consist of drought tolerant shrubs and bark or other ground cover instead of grass. • The conceptual landscape plan does not meet the Type II landscape requirements. Type II landscaping is required adjacent to buildings and around the perimeter of the site. • Type III landscaping on Yelm Avenue must be replaced or shown to meet the intent of the landscape requirement. • Type IV landscaping is required in parking areas. • A final detailed landscape plan is required as part of civil plan review and approval. 16. To promote water conservation any irrigation shall be in the form of a drip irrigation system, or specify weather-based irrigation controllers. Page 13 of 14 C. The Site Plan is valid for eighteen (18) months from the date of this approval. The applicant may request asix-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 by Tami Merriman, Associate Planner APPROVED this 17th day of December, 2010. Gra t B ,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. Page 14 of 14