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20130325 HE Staff Report / STAFF REPORT City of Yelm Community Development Department   Case Number: 20130325 Yelm SW Well 1A Development Date: November 18, 2013 Applicant/Own er: City of Yelm 105 Yelm Avenue West Yelm, WA 98597 Representative: RH2 Engineering, Inc 621 Pacific Avenue Tacoma, WA 98402 Request: Special Use Permit for Water Treatment Facility, Reservoir and Booster Pump Station. Recommendation: Approval with conditions Exhibit I: Proposed Site Plan Exhibit II: Notice of Application and Comments Exhibit III: Determination of Nonsignificance Exhibit IV: Public Hearing Notice Proposal The applicant has applied for a Special Use Permit and Site Plan Review to construct a municipal water treatment facility to provide filtration for manganese removal, and disinfection of the municipal water supply, with a 600,000 gallon at-grade reservoir tank, and booster pump station. Property Characteristics The property is located on the north side of Tahoma Boulevard SE, approximately 1.4 miles west of Yelm Avenue, Plat of Tahoma Terra, Ph I, Div I; Tract F, BLA080229YL, Tax Parcel No. 78640000024. The parcel was created as part of the Tahoma Terra Master Planned Community, and reserved for future development. It was deeded to the City of Yelm in July 2012. Its current zoning is Master Planned Community - open space, which allows Special Uses as provided for in Chapter 17.66 YMC. Public utilities and their appurtenances, such as pumping, lift stations, or similar regulatory appurtenances for the transmission or distribution of electricity, natural gas, water, oil or steam, and storage tanks for any of the above including water towers, are permitted as a special use. The site is vacant of any buildings; however the SW Well 1A wellhead is located on the site. The City of Yelm was granted an easement on this parcel and surrounding parcels for ingress, egress and utilities necessary to support the water treatment facility in January 2013. The easement specifically includes the construction, operation, maintenance, repair/and or replacement of a cul-de-sac and utilities. The City of Yelm will provide police protection, water service, and sewer service. Fire protection services are provided by the Yelm Fire District (SE Thurston Fire/EMS). Notice of Application and Public Hearing Notice of this application was mailed to state and local agencies and property owners within 300 feet of the project site on September 18, 2013. Washington State Department of Ecology provided comment that if contaminates are found during construction, they must be notified. Notice of the date and time of the public hearing before the Hearing Examiner was posted on the project site and mailed to the owners of property within 300 feet of the project site on Monday, November 18, 2013. Notice of the date and time of the public hearing was published in The Nisqually Valley News in the legal notice section on Friday, November 22, 2013. 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 site is currently located in the City of Yelm’s sewer system service, and will be required to connect to the sewer system. There is an 8-inch sewer force main located in Tahoma Boulevard at its end, southeast of this site. This main will need to be extended to the site at the location of the proposed maintenance access, and a service line to the proposed STEP tank location. 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 site is within the water service area as identified in the Yelm Water System Plan and connection to the water system is required. There is a water line located in Jensen Drive SE, and will need to be extended to the site not only for service of this proposal, but also for municipal water service. An additional water main is proposed to be extended from the site to Tahoma Boulevard as part of the municipal water system. Improvements required to serve the project will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City prior to final approval. The applicant is responsible for ensuring that the requirements of the adopted Fire Codes are met through the provision of adequate fire flow, or construction methods that reduce the required fire flow. 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 the property. The property includes the cul-de-sac at the west end of Jensen Drive SE and is proposed to be the main access to the site. The northern property border is future right-of-way for the extension of Jensen Drive SE to connect to Tahoma Boulevard at the time of development of the subdivision to the north. This is an existing requirement of the subdivision approval of Tahoma Terra Div II, Phase 3 & 4. The southern property border is future right-of-way for the continuation of Tahoma Boulevard. The proposal includes a maintenance access in this area. The Master Planned Community of Tahoma Terra is required to construct Tahoma Boulevard at the time of construction of the preliminary plat of Tahoma Terra, Phase II, Divisions 3 & 4. The main access point for this development is from Jensen Drive, with minimal use of the maintenance access to the south. Frontage improvements are not required. This satisfies the requirement for concurrency with transportation infrastructure 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 SE Thurston Regional Fire Authority and endorsed by resolution of the Yelm City Council. The Council has waived the fire impact fee by Resolution 533 until the SE Thurston Regional Fire Authority establishes a region wide impact fee. This fee is subject to change by City Council resolution and is collected at the time of building permit issuance. 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, 2013. This determination is final and fulfills 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. Lots Size and Setbacks The property is identified in the Tahoma Terra Master Planned Community zoning classification as Open Space. The Master Planned community established zoning regulations for development. Where the Tahoma Terra zoning regulations do not address a difference from the City of Yelm Development Regulations, the City regulations apply. The City of Yelm Open Space District, as identified in the Yelm Municipal Code Chapter 14.48, provides building setback requirements of 25 feet for side and rear yards when the adjacent properties are in a residential district, and 15 feet from side and rear yards when adjacent properties are in the same or less restrictive zones. Setbacks from a minor street right-of-way are 25 feet, and 35 feet from a major street. Maximum building height is 40 feet. The proposal shows the water reservoir to be approximately 28 feet in height, and the water treatment building to be less than 35 feet. The proposal meets the setback and height requirements of the Open Space district. Adjacent Land Uses and Zoning The surrounding area is zoned Master Planned Community. The property to the east is currently improved as a neighborhood park. There is a residential subdivision to the northeast of the property, and the remaining properties are proposed for future residential development. The project is considered an essential public facility, and is allowed as a special use in any zone classification in the City. The project as conditioned meets City of Yelm development requirements and is a compatible use with surrounding properties. Design Standards 17.66.050 YMC provides guidance for the alteration of zoning district design standards for a special use when such alteration or variation is found to be reasonable to protect adjacent properties or the heath or general welfare of the community. The design standards that may be altered include lot size, setbacks and building height, maximum building and development coverage parking and loading, and landscaping, buffering and screening. The proposal meets the minimum requirements for lot size; setbacks, development coverage, parking and loading, no alteration of these items are required. The water reservoir as proposed is to be approximately 28 feet in height, and 60 feet in diameter. The water treatment facility building is proposed to be approximately 35 feet in height. The water reservoir will be painted to blend to the surrounding areas, with either a solid natural color, or possibly a mural, as seen in other areas of the state. The paint color and theme must be provided at the time of civil plan submission. The proposal includes a power generator and fuel tank. A solid wall or other screening should be installed to provide a visual barrier, as well as a noise barrier. This well and treatment facility will provide municipal water service to the City of Yelm. Security measures are required and will include prevention of access to the site, and further security measures at the water reservoir and treatment facility. Security fencing is proposed around the site. If the fencing is required to be chain link, the fencing shall be of black or green coated vinyl. A 15 foot landscape buffer is required around the perimeter of the site, and should be placed on the outside perimeter of the fencing to provide screening and buffering. 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. The proposal is a utility service building which may be served by a driveway entrance from the existing right-of-way of Jensen Drive SE. The northern property border is proposed as future right-of-way for the extension of Jensen Drive SE to connect to Tahoma Boulevard at the time of development of the subdivision to the north. This is an existing requirement of the subdivision approval of Tahoma Terra Div II, Phase 3 & 4. The cul-de-sac located at the end of Jensen Drive SE is located within the northeast corner of the property. This cul-de-sac is required for safe turn-around movements of traffic on Jensen Drive. Fire protection, spill response, and emergency medical service access to the site is required. The International Fire Code (IFC), Section 503 provides guidance for when fire apparatus access roads are required. Fire access roads are to be located within 150 feet of all portions of the facility. The fire apparatus road shall be paved, and have an unobstructed width of not less than 20 foot. The main access to the treatment facility is proposed from Jensen Drive. A minimum 20 foot paved emergency access road will be required from Jensen Drive to the proposed north entrance to allow access for fire and emergency service vehicles. This improvement requirement will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City prior to final approval. Signage shall be placed in the cul-de-sac of Jensen Drive at the emergency access road to restrict access. Signage shall depict that the road is for City personnel and emergency access only, no public access. Exact wording of the sign shall be determined by the City prior to certificate of occupancy. The southern property border is proposed as future right-of-way for the continuation of Tahoma Boulevard. The Master Planned Community of Tahoma Terra is required to construct Tahoma Boulevard at the time of construction of the preliminary plat of Tahoma Terra, Phase II, Divisions 3 & 4. The proposal includes a delivery/maintenance truck entrance on this property line. The truck access is proposed to be used approximately 1 – 2 times per month. There are currently barricades at the west end of Tahoma Boulevard to prevent cars from traveling off the street. Based on the infrequent use of this access, and the approved emergency vehicle access from Jensen Drive, an additional fire apparatus access road is not required. At this time, there are not approved construction plans for the continuation of Tahoma Boulevard, so the construction of a commercial driveway entrance at this time is not warranted. Tahoma Boulevard, when fully constructed will connect SR 510 to SR 507, and will be a major arterial street. The maintenance access from Tahoma Boulevard is proposed to be gated. The gate at this driveway entrance shall be set into the site an adequate distance to allow the delivery and maintenance trucks to be able to pull off of Tahoma Boulevard into the driveway while waiting for the gates to be opened. Water Supply The site is within the water service area as identified in the Yelm Water System Plan and connection to the water system is required. There is a water line located in Jensen Drive SE, and will need to be extended to the site not only for service of this proposal, but also for municipal water service. An additional water main will be extended from the site to Tahoma Boulevard as part of the municipal water system. Improvements required to serve the project will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City prior to final approval. Section 246-290-490 WAC, requires that the City take measures to ensure that contamination does not occur as a result of cross connection. The applicant is required to install a Reduced Pressure Backflow Assembly device at the service water meter. If an irrigation meter is installed, a backflow prevention device will be required for all irrigation connections between the irrigation system and the water meter. Sewer System The site is currently located in the City of Yelm’s sewer system service, and will be required to connect to the sewer system. There is an 8-inch sewer force main located in Tahoma Boulevard at its end, southeast of this site. This main will need to be extended to the southern entrance of the site, and a service line to the proposed STEP tank location. Improvements required to serve the project will be specifically identified during civil plan review. This satisfies the requirement for concurrency with sewer infrastructure. p Parking The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects. These considerations include 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 are 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. Parking is required for City staff during the maintenance and operation of the facility. The proposal includes an area for off street parking, with 2 – 4 stalls provided Stormwater Quality and Quantity Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The applicant proposes to use the Department of Ecology Stormwater Management Manual for Western Washington (Stormwater Manual). It is assumed that the project will not create pollution generating impervious surfaces, and will convey stormwater runoff to a detention pond. When using the Stormwater Manual the City requires that the stormwater system meet the minimum requirements of the 2012 version. 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. Chapter 17.80 YMC Landscaping Requirements provides special requirements for landscaping of essential public facilities. A water distribution facility requires a Type I landscaping on all sides. The Type I landscaping is a minimum of 15 feet and provides a very dense sight barrier and physical buffer to significantly separate the use. Any combination of trees, shrubs, fences, walls, earthen berms and related plant materials or features may be used. If security fencing is required to be chain link, the fencing shall be of black or green coated vinyl. The required landscaping should be placed on the outside perimeter of the fencing to provide screening and buffering. If an irrigation meter is installed, a backflow prevention device will be required for all irrigation connections between the irrigation system and the water meter. 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. 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. The final landscaping plan shall provide complete detail of the landscape plants, features and irrigation requirements. 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. It is unclear at this time if refuse service is proposed for this site. If refuse containers are used, the location and screening shall meet Design Guideline standards. Staff Recommendation Based on the Analysis, Findings, and Conditions of Approval, staff finds that the project, as conditioned, meets the City’s minimum requirements and standards. Staff recommends that the Hearing Examiner approve 20130325 Special Use Permit for the City of Yelm SW Well 1A Water Treatment Facility, as proposed and conditioned herein. The treatment facility shall connect to the City S.T.E.P. sewer system. There is an existing 8-inch sewer main located in Tahoma Boulevard at its end southeast of the site. This main shall be extended to the proposed southern entrance within the Tahoma Boulevard future right-of-way. A service line shall be extended onto the site. Tank sizing will be determined during civil plan review. There is an existing water main located in Jensen Drive SE and Tahoma Boulevard. The line shall be extended to the site for service to the treatment facility, as well as for municipal water supply. Line location and sizing will be determined during civil plan review. All conditions for cross connection control shall be met, as required in Section 246-290-490 WAC. If an irrigation meter is installed, a backflow prevention device will be required for all irrigation connections between the irrigation system and the water meter. A minimum 20 foot paved emergency access road shall be constructed from Jensen Drive to the proposed north entrance to allow access for fire and emergency service vehicles. Signage shall be placed in the cul-de-sac of Jensen Drive at the emergency access road to depict that the road is for City personnel and emergency access only, no public access. Exact wording of the sign shall be determined by the City prior to certificate of occupancy. The gated access from Tahoma Boulevard shall be set into the site an adequate distance to allow the delivery and maintenance trucks to be able to pull off of the future Tahoma Boulevard into the driveway while waiting for the gates to be opened. Adequate off street parking shall be provided on site, based on the greatest number of employees expected to be at the site. Paint color and theme for the water reservoir must be provided at the time of civil plan submission for review and approval by the City. A solid wall or other screening should be installed to provide a visual and sound barrier for the power generator. Details shall be provided at the time of civil plan submission. The civil engineering plans shall include a detailed landscape plan. The water distribution facility requires a Type I landscaping on the perimeter of the site. The Type I landscaping is a minimum of 15 feet and provides a very dense sight barrier and physical buffer to significantly separate the use. Any combination of trees, shrubs, fences, walls, earthen berms and related plant materials or features may be used. If security fencing is proposed to be chain link, the fencing shall be of black or green coated vinyl. The required 15 foot landscape buffer should be placed on the outside perimeter of the fencing to provide screening and buffering. The civil engineering plans shall include plans for the collection treatment, and infiltration of stormwater in accordance with the 2012 Stormwater Management 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. The final stormwater plan shall include an operation and maintenance plan. All roof drain runoff shall be infiltrated on each lot utilizing individual drywells. The civil engineering plans shall include a fire hydrant plan consistent with the Yelm Development Regulations which includes the proposed location of all hydrants and service lines and fire flow calculations for all existing and proposed hydrants. The civil engineering plans shall show that the requirements of the adopted Fire Codes are met through the provision of adequate fire flow, or construction methods that reduce the required fire flow. If refuse service is proposed, the refuse location must be approved by Lemay, be a minimum of 8-feet by 20-feet, and include screening and landscaping as described in the Design Guidelines.