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Hearing Examiner File105 Yelm Avenue West P.0. Box 479 Yelm, Washington 98597 November 15, 2002 Beehive Management Group LLC Marvin Pratt Suite 200, 4 t 10 Pacific Avenue Forest Grove, OR 971 16 RE: EASTHAVEN VILLA PHASE II ADDITION CUP-02-8322-YL Dear Applicant: Transmitted herewith is the Report and Decision of the City of Yelm Hearing Examiner relating to the above-entitled matter. Very truly yours, EP E . CAUSSEAU R. Hearing Examiner SKC/ca cc: Parties of Record CITY OF YELM -1- The City of Yelm is an Equal Opportunity Provider OFFICE OF THE HEARING EXAMINER CITY OF YELM REPORT AND DECISION CASE NO.: EASTHAVEN VILLA PHASE II ADDITION CUP-02-8322-YL APPLICANT: Beehive Management Group LLC Marvin Pratt Suite 200, 41 10 Pacific Avenue Forest Grove, OR 97116 SUMMARY OF REQUEST; The applicant is requesting a special use permit to construct an additional building holding 20 assisted living units, plus laundry facilities, and an administrative office at Easthaven Villa. SUMMARY OF DECISION: Request granted, subject to conditions. PUBLIC HEARING: After reviewing Planning and Community Development Staff Report and examining available information on file with the application, the Examiner conducted a public hearing on the request as follows: The hearing was opened on November 4, 2002. Parties wishing to testify were sworn in by the Examiner. The following exhibits were submitted and made a part of the record as follows: EXHIBIT "1" - Planning and Community Development Staff Report and Attachments EXHIBIT " 2" - Aerial photograph EXHIBIT "3" - Site Plan TAMI MERRIMAN appeared and presented the Community Development Department Staff Report. The applicant proposes to expand an existing facility, and staff has identified no -2- environmental concerns. The project meets all parking and landscape requirements and will need to install road frontage improvements. The applicant will need to pay transportation improvement charges for traffic. The vanpool allows reduction in the required number of parking spaces from 12 to 9. They will provide these spaces at the rear of the existing facility. The applicant needs to provide the calculations for water usage for the new units which may be based upon water usage in the present facility. Storm water control will meet ordinance standards, and they will continue the same type of landscaping as in the existing facility. The code allows the applicant to use a trellis or other type of landscaping if they do not have sufficient width for the required landscaping. Staff recommends approval subject to conditions. In answer to the Examiner's question, the City requires the applicant to commence the project within three years of the effective date of the decision and complete it within five years with extensions possible. Appearing was MARVIN PRATT who testified that Beehive Management Group owns the Easthaven Villa LLC. They will build the project as soon as possible and may purchase an additional 20 feet on the southwest side which may eliminate the need for a special buffering hedge. No one spoke further in this matter and so the Examiner took the request under advisement. The hearing was concluded. NOTE: A complete record of this hearing is available in the City of Yelm Community Development Department. FINDINGS. CONCLUSIONS AND DECISION: FINDINGS: The Hearing Examiner has admitted documentary evidence into the record, heard testimony, and taken this matter under advisement. 2. The City performed an environmental review, and issued a Determination of Nonsignificance on September 13, 2002, with a comment deadline of September 27, 2002, and an appeal deadline of October 4, 2002. No appeals were filed. 3. Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on August 23, 2002. Public notice of the date and time of the public hearing was posted on the site, mailed to property owners within 300 feet of the project site on October 24, 2002, and advertised in the local newspaper. 4. The applicant has a possessory ownership interest in a rectangular, unimproved, 26,370 square foot parcel of property abutting the southwest property line of the -3- Easthaven Villa Phase I assisted living facility. The applicant, which owns Easthaven Villa Phase I, requesu a special use permit to allow construction of a new building housing 20 assisted living uniu and joined to the existing facility by a solarium/walkway. 5. The site is located within the Commercial (C-1) zone classification of the Yelm Municipal Code (YMC) which authorizes the special uses set forth in Section 17.66.020 YMC subject to obtaining a special use permit. Subsection A(5) authorizes nursing homes, convalescent care facilities, and congregate care facilities as special uses in the C-1 zone classification. 6. For the C-1 classification, Section 17.26.070 YMC requires a side yard setback of ten feet, a rear yard setback of 20 feet, and a front yard setback of 1 5 feet. Section 17.26.060(A) YMC requires a minimum lot size of 5,000 square feet, and Section 17.26.090 YMC allows a maximum building height of 40 feet. All proposed setbacks exceed the minimum requirement. The lot exceeds 5,000 square feet and the applicant proposes a one story building which will match the existing facility. The proposed use therefore meets all bulk regulations of the C-1 zone classification. 7. The property north of the existing facility is located in the R-6 residential zone classification and appears improved with amulti-family residential complex and a single family home. The vacant parcel to the west is zoned Commercial. Parcels to the south and southwest on both sides of Cullens Road NW are also located within the C-1 zone classification, but are improved with residential uses. Staff has recommended conditions requiring landscaping of the project to mitigate impacts on adjoining residential uses. 8. The project abuts the north side of Cullens Road for 90 feet, approximately 700 feet north of its intersection with Yelm Avenue. The City 2001 Comprehensive Transportation Plan Update provides methods for financing transportation projecu and includes a policy that "requires impact mitigation payments, or seek voluntary contributions from developers". The City Concurrency Management Ordinance also requires mitigation of impacts to the City's transportation system by requiring projects to make contributions to the facilities identified in off-site comprehensive transportation planning in the form of a transportation facility charge. The ordinance lists the number of new p.m. peak trips generated by a congregate care/assisted living facility as .17 trips per dwelling unit. The transportation facility charge amounu to $750 per new p.m. peak trip. Conditions of approval require the payment of $2,550 to offset the transportation impacts to the City system as well as making on-site and frontage improvements on Cullens Road to neighborhood collector standards. 9. Section 17.72.030(D) YMC seu forth minimum parking requirements for various commercial uses to include "institutions, sanitariums and long term care facilities". Said uses require one parking space for each two beds plus one space per employee based -4- upon the greatest number of care employees on a single shift. The proposal adds 20 beds and two employees and therefore requires an additional 12 parking stalls. However, Section 17.72.090 authorizes a reduction of 25% from the minimum required when the applicant provides a private vanpool operation. Since the project will have a vanpool the City has agreed to reduce the number of parking stalls by 25% to a total of nine new stalls. 10. The City currently provides domestic water, fire flow, and sanitary sewer service to the site. The applicant must comply with current City standards and pay for both water and sewer based upon the water consumption rate (240 gallons per day per connection). Since the site is already connected to the City's sewer system, the applicant must purchase additional sewer equivalent residency units (ERU) based upon the water usage calculations. 1 i. Construction of the building and associated parking and other impervious areas will increase storm water runoff from the site. Conditions of approval require that the storm water control system meet all City of Yelm development and design guidelines. 12. The Uniform Fire Code requires fire protection for the buildings to include fire hydrants, fire lanes, or sprinkler systems. 13. The applicant must satisfy the landscaping and screening requirements set forth in Chapter 17.80 YMC. Said chapter requires eight foot wide, Type ll landscaping around the perimeter of the parcel. Five foot wide, Type 11 landscaping is required around the perimeter of the building. The applicant may continue the same landscape concept currently in use around the existing buildings. If the applicant cannot meet the width requirements for landscaping, Section 17.80.060 YMC authorizes alternative landscaping options to include a trellis. CONCLUSIONS: The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. Section 17.66.060 YMC authorizes the Examiner to grant a special use permit following a public hearing and review of all testimony and evidence submitted therein. Section 17.66.100 requires the Examiner to impose conditions and safeguards as are necessary to secure adequate protection for the locality in which the use is to be permitted. Said section also requires the Examiner to establish a time limit within which the project must be started and completed. 3. The proposed addition to the Easthaven Villa satisfies all criteria set forth in the YMC for "nursing homes, convalescent care facilities, congregate care facilities" as well as all -5- standards for special use permiu. Therefore, the special use permit should be granted subject to the following conditions: The applicant shall mitigate transportation impacu based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on .17 new peak hour trips per dwelling. The applicant will be responsible for a TFC of $2,550.00 which is payable at time of building permit issuance. 2. The applicant shall provide for a minimum of nine parking stalls. 3. The applicant shall provide for handicap parking stalls as required by ADA. 4. Parking areas shall be landscaped consistent with Chapter 17.80, Landscaping and City of Yelm Development and Design Guidelines. 5. The applicant shall provide proposed water use calculations to the Community Development Department for review and approval. Water ERU's are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,500 (fee subject to change) inside City limiu. The number of ERU's required for this project shall be determined by calculations provided by the applicant, and approved by the Community Development Department. 6. Water connection fees shall be paid at building permit issuance. 7. The proposed site is connected to the City's STEP sewer system. The applicant is required to purchase Sewer ERU's based on the water calculations provided by the applicant, and reviewed and approved by the Community Development Department. Equivalent Residential Units (ERU's) are based on a discharge of 240 gallons per day. The current rate for one ERU is $4,986.00 (fee subject to change). 8. Sewer connection fees are payable at building permit issuance. 9. The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during and post construction. 10. stormwater areas shall be landscaped consistent with Chapter 17.80, Landscaping and City of Yelm Development and Design Guidelines. 1 1. The applicant shall submit a final stormwater report with civil plan application. -6- 12. The applicant shall submit a stormwater maintenance plan with civil plan application. 13. The applicant shall provide a blanket easement for maintenance of all utilities deeded to the City, and access to the stormwater facility. 14. An eight foot, Type II landscaping is required around the perimeter of the site and the new addition. The applicant may continue the same perimeter landscape concept as is currently being used around the site. A five foot, Type II landscaping is required around the perimeter of the building. The applicant may continue the same landscape concept as is currently being used around the buildings. A Type 111 landscaping is required as part of the frontage improvements. Type lV landscaping is required in parking areas, and Type V landscaping is required in stormwater retention facilities. 15. The applicant shall submit a final landscape and irrigation plan, pursuant to Chapter i 7.80, to the Community Development Department for review and approval. 16. Completed landscaping shall be approved by the Community Development Department prior to building occupancy. 17. The applicant shall commence construction of the project within three years of the effective date of the decision and shall complete construction within five years of the effective date of this decision; provided, however, that the applicant may request one year time extensions. DECISION: The request for a special use permit to authorize an additional 20 assisted living units at the Easthaven Villa located at 31 1 Cullens Road within the City of Yelm is hereby granted subject to the conditions contained in the conclusions above. ORDERED this 15~ day of November, 2002. S N U SEA , JR. Hearing Examiner -~- TRANSMITTED this 15th day of November, 2002, to the following: APPLICANT: Beehive Management Group LLC Marvin Pratt Suite 200, 41 10 Pacific Avenue Forest Grove, OR 971 16 City of Yelm Tami Merriman 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 -a- CASE NO: EASTHAVEN VILLA PHASE II ADDITION CUP-02-8322-YL NOTICE 1. RECONSIDERATION: Any interested party or agency of record, oral or written, that disagrees with the decision of the hearing examiner may make a written request for reconsideration by the hearing examiner. Said request shall set forth specific errors relating to: A. Erroneous procedures; B. Errors of law objected to at the public hearing by the person requesting reconsideration; C. Incomplete record; D. An error in interpreting the comprehensive plan or other relevant material; or E. Newly discovered material evidence which was not available at the time of the hearing. The term "new evidence" shall mean only evidence discovered after the hearing held by the hearing examiner and shall not include evidence which was available or which could reasonably have been available and simply not presented at the hearing for whatever reason. The request must be filed no later than 4:30 p.m. on December 3. 2002 with the Community Development Department 105 Yelm Avenue West, Yelm, WA 98597. This request shall set forth the bases for reconsideration as limited by the above. The hearing examiner shall review said request in light of the record and take such further action as he deems proper. The hearing examiner may request further information which shall be provided within 10 days of the request. 2. APPEAL OF EXAMINER'S DECISION: The final decision by the Examiner -9- may be appealed to the city council, by any aggrieved person or agency of record, oral or written that disagrees with the decision of the hearing examiner, except threshold determinations (YMC 15.49.160) in accordance with Section 2.26.150 of the Yelm Municipal Code (YMC). NOTE: In an effort to avoid confusion at the time of filing a request for reconsideration, please attach this page to the request for reconsideration. -io- ~~ OF tHF A.Q~ ,,ow 9. a ~~ 'I y^i ~'~. 9F ~~ I''.~ Y ,; is YELM WASHINGTON Date: October 24, 2002 City of Yelm 105 Yelm Avenue West P.O. Box 479 Yelm, Washington 98597 (360) 458-3244 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Planning Technician Re: Easthaven Villa Phase II Addition, CUP-02-8322-YL LIST OF EXHIBITS: Exhibit I: Site Plan Exhibit II: Notice of Application Exhibit III: Determination of Non-Significance Exhibit IV: Public Hearing Notice Applicant: Beehive Management Group L.L.C Marvin Pratt Suite 200, 4110 Pacific Ave. Forest Grove, OR 97116 Proposal The applicant is applying for a Special Use Permit to construct an additional building, holding 20-assisted living units, plus laundry facilities, and an administrative office. The new building will be connected to the existing building by a covered solarium/walkway. Construction includes new facilities, infrastructure, frontage improvements, parking, landscaping. and stormwater facilities. Prior land use approval for this facility did not include the construction of these units. Notice of this application was mailed to state and local agencies, and property owners within 300 feet of the project site on August 23, 2002. Public Notice of the date and time of the Public Hearing was posted on the project site, mailed to property owners within 300 feet of the project site on October 24, 2002 and advertised in the local newspaper. The City has performed an environmental review, and issued a Determination of Nonsignificance on September 13, 2002, with a comment deadline of September 27, 2002, and an appeal deadline of October 4, 2002. Summary: Staff recommends approval of the proposal, subject tc the conditions listed in this report. The Citu of Yelm is an Eaual Otitiortunitu Provider 1. Existing Land Use and Zoning. Finding: The site is zoned Commercial (C-1 ), Yelm Municipal Code (YMC) Chapter 17.26, and contains one existing building that includes assisted living facilities, kitchen, dining area, and related utility and administrative support. In the C-1 zone, Special Uses are allowed as provided for in Chapter 17.66, Special Uses. Conclusion: A nursing home, convalescent care and congregate care facility is classified as a special use and is allowed, provided any unique impacts resulting from the proposal can be mitigated. 2. Lot Size and Setbacks: Finding: The current building has been in place since 1998. The proposal is to add another building with 20 assisted living units, joined by a solarium/walkway. Setbacks for the C-1 zone are 10 feet on side yards, 20-feet on rear yards, and 15-feet from front property lines. The maximum height of buildings shall be 40 feet. Conclusion: The site and the projected addition meet current minimum setbacks and lot size requirements. 3. Adjacent Land Uses and Zoning. Findin The project site is immediately south of the existing assisted living facility. The buildings shall be joined in the center by a solarium/walkway.. The property to the north of the existing building is zoned R-6 Residential. The property to the west is zoned commercial, and is vacant. The property to the south is zoned C-1 Commercial, however, it is currently used as residential. Conclusion: The existing special use is currently approved. The proposed addition will require landscape conditions to mitigate impacts to adjoining residential uses. Landscaping requirements are addressed later in this document. 4. Transportation and Site Access. Findin Yelm is a small compact community most directly affected by two state highways which bisect the community. The two state highways are used by local residents for transportation throughout the city and for access to commercial and residential areas throughout the community. In lieu of widening existing streets, the City has elect to create certain alternatives, Y-1, Y-2, Y-3 which will avoid the need to significantly widen existing streets, and particularly Yelm Avenue. New developments do in fact burden the city's central streets, and unless the bypass alternatives are accomplished, the City would have to require developers to pay the cost of the internal street widening. The CUP-02-8322-YL Staff Report 2 city plans show, and the City finds that adequate facilities will be accomplished better and in a timely fashion by bypass facilities as a substitute for the widening of existing facilities. As a result, the City finds that the regional plans in fact benefit projects in all areas on the City and will accomplish the goal of providing adequate facilities to City standards within a reasonable time to serve the demands created by the proposed project. Findin The project fronts on Cullens Road, approximately 700 feet from Yelm Ave. The previous land use approval for the facility required road frontage improvements on Cullens Road. As part of that land use approval, the City provided. for and constructed the realignment of the Cullens/Coates intersection. Findin The City of Yelm 2001 Comprehensive Transportation Plan Update lists Goals and Policies relating to transportation impacts. #30. Funding Sources Policy provides methods for financing transportation projects, and includes a policy that "requires impact mitigation payments, or seek voluntary contributions from developers". Finding: The City of Yelm Concurrency Management ordinance also describes mitigation measures for impacts to the City's transportation system by requiring the project to make a contribution to the facilities identified in off-site comprehensive transportation plan, in the form of a transportation facility charge. The ordinance lists the number of new pm peak trips generated by a Congregate Care/Assisted Living Facility to be 0.17 trips per dwelling. The Transportation Facility Charge is currently $750.00 per new pm peak trip. Finding: Chapter 15.40 Concurrency Management provides for mitigation measures for impacts to the City's transportation system. Chapter 15.40.020(5)(a) states that "The project makes on-site and frontage improvements, consistent with City standard for utilities, curbs, gutters, sidewalks, bicycle lanes where appropriate, and roads necessary to serve the proposed project consistent with safety and public interest. Conclusion: The construction of this project will create impacts to the existing traffic system. The City of Yelm has created mitigation measures through its Municipal Code, Comprehensive Transportation Plan, and Development Guidelines. Conditions of Approval: a. The applicant 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 .17 new peak hour trips per dwelling. The applicant will be responsible for a TFC of $2,550.00 which is payable at time of building permit issuance. CUP-02-8322-YL Staff Report 3 b. The applicant shall make on-site and frontage improvements consistent with City standards. Improvements for Cullens Road shall be consistent with the City of Yelm Development Guidelines fora "Neighborhood Collector". 5. Parking. Findin :Chapter 17.72, Off-Street Parking and Loading provide guidelines for parking requirements. Guidelines for the proposed addition require one parking stall for each two beds, plus one per employee, based on the greatest number of employees on a single shift. The proposal adds 20 beds, and approximately 2 employees. ADA stalls shall be provided. Number of additional parking stalls required is 12. Finding: The facility has it's own transportation van for residents. Chapter 17.72.090, Incentives for reducing the number of parking stalls, allows fora 25% reduction in parking stall requirements when a private vanpool operation is provided by the development. Conclusion: Off-street parking shall be provided on site. Number of stalls may be reduced by 25%. Conditions of Approval: a. The applicant shall provide for a minimum of 9 additional parking stalls. b. The applicant shall provide for handicap parking stalls as required by ADA. c. Parking areas shall be landscaped consistent with Chapter 17.80, Landscaping, and City of Yelm Development and Design Guidelines. 6. Water Supply. Finding: The City's Water Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas for approval and the extension of facilities. Completion of such activities is dependent on grant and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in pace - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Any necessary water rights are considered, only after approved for municipal use by the Washington State Department of Ecology, or appropriate appeals board, and the time for appeal or challenge has expired. Findin :There is an existing city water connection at this site. Connection charges are based on water consumption. One connection is based on a consumption rate of 240 gallons per day. This connection is referred to as an "ERU". CUP-02-8322-YL Staff Report 4 Conclusion: The additional development to this site creates an increased impact on the City's water system. Conditions of Approval: a. The applicant shall provide proposed water use calculations to the Community Development Department for review and approval. Water ERU's are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,500 (fee subject to change) inside City limits. The number of ERU's required for this project shall be determined by calculations provided by the applicant, and approved by the Community Development Department. b. Water connection fees shall be paid at building permit issuance. 7. Wastewater. Finding: The city's Sewer Comprehensive Plan identifies a portion of the City area for service. The City is pursuing additional land areas or approval and the extension of facilities. Completion of such activities is dependent on grand and developer funding, as well as planned bonding and existing public funds. The status of such plans and funding sources must be considered in any review of concurrency. Developer extensions and or dedications, latecomer agreements, oversizing agreements, and the creation of local improvement districts may all be considered. In the event of a new funding source, however, concurrency is not found until the funding source is in fact in place - e.g. award of a grant, a binding letter commitment for third parting funding, or the successful formation of a local improvement district. Finding: The site is currently connected to the City sewer system. Sewer ERU's are based on water consumption. The additional development on this site creates an additional impact on the City's sewer system, and may require an additional STEP tank or increased size. Conclusion: The additional development to this site creates an additional impact on the City's sewer system. Conditions of Approval: a. The proposed site is connected to the City's STEP sewer system. The applicant is required to purchase Sewer ERU's based on the on the water calculations provided by the applicant, and reviewed and approved by the Community Development Department. Equivalent Residential Units (ERU's) are based on a discharge of 240 gallons per day. The current rate for one ERU is $4,986.00 (fee subject to change). b. Sewer connection fees are payable at building permit issuance. CUP-02-8322-YL Staff Report 5 8. Drainage/Stormwater: Findin The completed project will increase the amount of impervious surface on the site, and on the adjacent streets. Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with the City Stormwater Manual. Conditions of Approval: a. The applicant shall design and construct all stormwater facilities in accordance with the DOE Manual, as adopted by the City of Yelm. Best Management Practices are required during and post construction. b. Stormwater areas shall be landscaped consistent with Chapter 17.80, Landscaping, and City of Yelm Development and Design Guidelines. c. The applicant shall submit a final stormwater report with civil plan application. d. The applicant shall submit a stormwater maintenance plan with civil plan application. e. The applicant shall provide a blanket easement for maintenance of all utilities deeded to the City, and access to the stormwater facility. 9. Fire Finding: Fire protection to the buildings must be provided per the Uniform Fire Code. Requirements for installation of fire hydrants, fire lanes, or sprinkler systems will be determined in civil plan, and building permit review. Conclusion: Fire protection will be reviewed and approved through civil plan, and building permit review: 10. Landscaping, Development Guidelines, and Design Guidelines. Finding: Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy and to protect the aesthetic assets of the City. YMC, Chapter 17.80 requires all development to provide on site landscaping. Finding: YMC, Development Guidelines, and Design Guidelines provide regulations regarding street trees, parking lot landscaping, perimeter and interior landscaping. YMC Chapter 17.80 describes the different landscaping regulations by "Type". Conditions of Approval: a. An 8-foot, Type II landscaping is required around the perimeter of the site of the new addition. The applicant may continue the same perimeter landscape concept as is currently being used around the site. A 5-foot Type II landscaping is required around the perimeter of the building. The applicant may continue the CUP-02-8322-YL Staff Report 6 same landscape concept as is currently being used around the buildings. A Type III landscaping is required as part of the frontage improvements. Type IV landscaping is required in parking areas, and Type V landscaping is required in stormwater retention facilities. b. The applicant shall submit a final landscape and irrigation plan, pursuant to Chapter 17.80, to the Community Development Department for review and approval. c. Completed landscaping shall be approved by the Community Development Department prior to building occupancy. 11. Refuse: Finding: The proponent is not proposing to add any additional refuse areas. The current refuse area is located at the rear of the building, and meets current design guideline requirements. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Conclusion: The current refuse area must meet current code standards. Staff Analysis and Conclusion. Based on the conceptual plan as proposed by the applicant, and the analysis and conditions described above, staff finds that the project: Adequately provides for the public health, safety and general welfare, and for drainage ways, streets, potable water supplies, sanitary wastes; and The project is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance, the City's Development Guidelines and the City Design Guidelines. Staff Recommendation: Based on the Analysis, Findings, and Conditions of Approval, staff finds that project, as conditioned, meets the City's minimum requirements and standards. Staff recommends that the Hearing Examiner approve CUP-02-8322-YL, as proposed and conditioned herein. CUP-02-8322-YL Staff Report 7 .CITY. OF YELM EXHIBIT I Site Plan CUP-02-8322-YL SITE PLAN -~ ~ ~ ~ ~ ®.~ ' ~~ ~~~ ~: 'Y11 M.YUNf } ~ W ' / 4 + O i L ~ ~ $ ~•~ ~~ ~~ ~ r~~; ~ Z .4 ~ ~ 9 ' ~~~ C ~ ~ ~ ,.~ . e 6 ° .. ,. _ ~ ~~1 L. ~. ~~ L 1~ ~ . ~ 1~ e ~ # s ~ J ~ ~ ~ i ~ aw4S ' ~ •~ ~ i~ `~•l 4 i ~ ry t r, S Y~ ~ t ~ ~ 1 ,t 1 2 ' Y' ~ ' - . s ~ ~ ' ~ ~ 4~ ~ o' 2 2 S~ g ~ :4t'' ~j 9~ ~~ I 9~ #~ _ ~ ~ ~ ~ • € s ~ ~>~'I C ~•' _ ~ ~' r _ _ _ _ ..i.., - - eao - ~ ~~~ s ~i ar y~ H.~ S LL~ S ~ z ~ ~ / - "°`ASSISTED CARE LIVING/SPECIAL CARE BUILDING ADDITION r- e * o .s EASE H~ V~EN VILLA Y .~. ..~.K". 0 & b~ `~ ^t n a ^ y i°D BT DAVID E. FALTER, ARCHITECT nn °rsn""° ueK °n 1° ~ m~ z ~ yi nrtn . l W9iN'E PLW .x mwo (xol i ° n xo) si-owr Exhibit I Date: October 2 4, 2002 CITY'OF YELM EXHIBIT II NOTICE OF APPLICATION CUP-02-8322-YL NOTICE OFAPPLICATION ~y ~~' Tfi~ p 1~ Q~~ r~ Y_,L13 wasF+~~ere~ CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3244 NOTICE OF APPLICATION Mailed on: August 23. 2002 PROJECT NAME AND LOCATION: Easthaven Villa 11, 311 Cullens Road SE, Yelm, WA 98597 LAND USE CASE: CUP-02-8322-YL An application submitted by Beehive Management Group L.L.C., for the above referenced project was received by the City of Yelm on August 13, 2002. The City has determined the application to be complete on August 22, 2002. The application and any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information, please contact Tami Merriman, at the Community Development Department (360) 458-3835. PROJECT DESCRIPTION: Construction of additional 20 units to the existing 48 units at the assisted living facility located at 311 Cullens Road SE. ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An environmental checklist, preliminary drainage and erosion control report, structural calculations, and project manual was submitted with the project application. Additional Information or Project Studies Requested by the City: The City has not requested any further information at this time. No preliminary determination of consistency with City development regulations has been made. At minimum, this project will be subject to the following plans and regulations: City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm Water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. The City of Yelm invites your comments early in the review of this proposal. Comments should be directed to The Community Development Department, P.O. Box 479, Yelm WA 98597. THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON SEPTEMBER 9, 2002 This notice has been provided to appropriate local and state agencies, and property owners within 300 feet of the project site. These recipients, and any others who submit a written request to be placed on the mailing list, will also receive the following items when available or if applicable: Environmental Threshold Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City Council decision, it will be mailed to all those who participate in the public hearing and to anyone else requesting the decision in writing. Additionally, there will be a 14-day public comment period when the environmental determination is issued. Opportunities for appeal occur within twenty one (21) days after the date the environmental determination is issued. City Council decision can be appealed through Superior Court. Exhibit II, Page 1 Date: October 24, 2002 C~TY'oF YELM NOTICE OF APPLICATION EXHIBIT II CUP-02-8322-YL NOTICE OF APPLICATION ...,. .~ . " .. ~ _ __ I, ~ .?~-----r. ~-.------~-~- , i .i . -r i ~ 'i ~' ~ ~ ~ri I I -~-- ,~ ~X ~~~ ~: ~ z jm ~ _/1(1 ~--1 pia - ~~_~_ _ '; r D I~ Z ,5 ~I:e s~~ ,,` I ~'~ -- ~~i i;' ~se ~ ~ 5 ~s ~~ '"ASSISTED CARE LIVING/SPECIAL CARE BUILDING ADDITION Iq ,a EASTHAVE~V~IILA ~• DAVID E. PALTER, ARCIIITBCT ' I ~ ~=~ ~"~ Imo. • ~"1' ~° I l 1~,rt•r, wu9an.. woo ts» xe-,~..~'(vol .r u Exhibit II, Page 2 Date: October 24, 2002 CITY OF YELM C cRMINATION OF NONSIGNIFICANCE EXHIBIT III CUP-02-8322-YL SEPA NO: 8322 DETERMINATION OF NONSIGNIFICANCE Proponent: Easthaven Villa II Description of Proposal: Request for a Conditional Use Permit, to allow the construction of an additional 20 assisted living units, and associated facilities addition to the existing permitted assisted living facility. Location of the Proposal: 311 Cullens Road, Yelm, WA 98597 Sectionrfownship/Range: NE Y<, Section 24, Township 17N, Range 1 E, W.M., Lot 1 of SS-0427 Threshold Determination: The City of Yelm as lead agency for this action has determined .that this proposal does not have a probable significant adverse impact on the environment. Therefore, an environmental impact statement (EIS) will not be required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions/Mitigating Measures: None Required Lead agency: City of Yelm Responsible Official: Grant Beck, Community Development Director Date of Issue: September 13, 2002 Comment Deadline: 5:00 p.m., September 2702 / - (~ /, ~ Z~ Grant eck, Communi, ~ elo ent Director This Determination of NonSignificance (DNS) is issued pursuant to Washington Administrative Code 197-11-340(2). Comments must be submitted to Tami Merriman, Community Development Department, at City of Yelm, 105 Yelm Ave. W., P.O. Box 479, Yelm, WA 98597, by 5:00 p.m., September 27, 2002. You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00 p.m., October 4, 2002. You should be prepared to make specific factual objections. Contact Grant Beck, Community Development Director, to learn more about the procedures for SEPA appeals. This DNS is not a permit and does not by itself constitute project approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14.08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program. DO NOT PUBLISH BELOW THIS LINE Published: Nisqually Valley News, Friday, September 20, 2002 Posted in public areas: Friday, September 13, 2002 Copies to: All agencies/citizens on SEPA mailing list and adjacent property owners, Friday, September 13, 2002 Dept. of Ecology w/checklist, September 13, 2002. Exhibit III, Page 1 Date: October 24, 2002 ,CITY. OF YELM EXHIBIT IV PUBLIC HEARING NOTICE CUP-02-8322-YL -°~ 9' City of Yel~z a ~M ~- ~~ '°'~- ~- 10~ Yelm Avenue West ~~: YELM P•O. Boz 479 WA3MINGTON Yelm, Washington 98597 (360) 458-3244 NOTICE OF PUBLIC HEARING YELM HEARING EXAMINER DATE: Monday, November 4, 2002, 9:00 a.m. PLACE: City Hall Council Chambers, 105 Yelm Ave W., Yelm WA PURPOSE: Public Hearing to receive comments regarding the proposed addition of 20 units to the existing Easthaven Villa Assisted Living Facility. Case #CUP-02-8322-YL APPLICANT: Beehive Management Group L.L.C. PROJECT LOCATION: 311 Cullens Road, Yelm, WA 98597 The Yelm Hearing Examiner will hold a public hearing to receive comments on a proposed 20-unit addition to the existing Easthaven Villa Assisted Living Facility. The Hearing Examiner will make a decision on the matter within 10 days after the hearing. Testimony may be given at the hearing or through any written comments on the proposal, received by the close of the public hearing on November 4, 2002. Such written comments may be submitted to the City of Yelm at the address shown above, or mailed to the City of Yelm Community Development Department, PO Box 479, Yelm WA 98597. Any related documents are available for public review during normal business hours at the City of Yelm, 105 Yelm Ave W., Yelm, WA. For additional information, please contact Tami Merriman at (360) 458-3835. The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special accommodations to attend or participate in this hearing, please call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 4 days before the meeting. ATTEST: City of Yelm ~ ; i`Lu ~~ /Lii~ A es Bennick, City Clerk DO NOT PUBLISH BELOW THIS LINE Published in the Nisqually Valley Neves: Friday, October ?.5, 2002. Mailed to Adjacent Property Ovmers and Posted in Public Places: October 24, 2002. T7ic Cih/ ~f Yelm is air Gqunl Oy~lnrtunih/ Proaidcr Exhibit IV, Page 1 Date: October 24, 2002 r~ © J s~-eae~ ,.. ~ii~'i saw Ys r. City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Stephen Causseaux & Christina Allen From: Tami Merriman, Planning Technician Date: October 25, 2002 ~E~~'~ oc~ 2 ~ ~0.~0z ~Aq4~ ~~~ 5 r a q ,.,,q al f. CAVSS~~~ ~ ~~~E„~.a Re: Public Hearing Scheduled Monday, November 4, 2002 9:00 AM Stephen & Christina: Attached please find copies of the staff reports for the two public hearings scheduled for Monday, November 4, 2002 at 9:00 AM at the City of Yelm Council Chambers. I understand that Christina will not be attending. If you need assistance with minutes, or anything else just let me know. Tami Document6 ~_~ ~~ _.._- i ~' } { ~ ~ C 5CIC6CN VfAa.1., l+t. ~t/JCIB'S r . IIIJJJ ~ 1- /~/• . • / ~J Cygp C ~ n 1n . : n • : +f, • ; :>r~:. •:, ..,: •:• nw: .:r i h Z ~;..;,;•^; •r . ifi•~~:i..•C•:• ,.i~.,•;t: •: , .rcc, 4•.: •., O C ~ € ill CX1 ~ + ~ ••,' ' ~ti'• %~O0 r ~ f ~0 •• °° `'•~. $ ~ DD ~ ~.. 1. • •! .o ~~ J' ~ :1 L O ~ V •i ~ 7p n m ~; 1 .;, `~1 ~ 7~ ~ _ < i ~ p14 o ~ op ~- ~ ~, y'1` ~ f • E ~ S•' j1 ^~ ~t K r. ~' ~! puff ~ Y ~ N ~ G la ~ 1 ~ , ~ •~ M ' ~ ; a• _ ~ ~ - ~ti ~ ~ ~: ~, s_ - - - r ~ I fir, c~~ ~ '; r ~ ~ ®UO _Sr~ ~~ ~ ~~S ~~~ -- ~~ g ~~ ~ ~ . m N ~ / A A T ~' .p N , / ~ ~ 1 r~ ~ / ~~ m •°..- tV ry~Cry-~ b 2.1 ~, r ~Nma~;oo~,~~ O N TiTLE:ASSISTED CARE LIVING/SPECIAL CARE BUILDING ADDITION EASTHAVEN VILLA 311 WLLFNS ROAD SE YEUA, WASHINGTON SIIEET CONTENTS: LANDSCAPE PLAN i PREPARED DY: DAVID E. FALTER, ARCHITECT ~ z 2737 WESTWOOD DRIVE NW ~ aT4APIA, wA se502 PHONE: (360) 705-7360 FAX: (380) 867-0484 m