Project Rev & CorrespondenceCity of Yelm
Community Development Department
P.O. Boa 479
Yelm, WA 98597
(360)458-3835
(360) 458-3144 FAX
Memorandum
To: U.S. Department of Housing and Urban Development
From: Tami Merriman, Assistant Planner
Date: December 7, 2004
Re: Easthaven Villa - ALF
311 Cullens Road
Yelm, WA 98597
68 UnitsBeds
It is our understanding that the above-referenced applicant has applied for financing on this
property. To meet the financing requirements, information regarding the property's compliance
with local zoning ordinances is necessary.
The zoning designation of the property is Commercial (C-1) which allows nursing homes,
convalescent care facilities, and assisted living facilities as a Special Use under Chapters 17.26
and 17.66 of Yelm Municipal Code.
The applicant has received a Conditional Use Permit, and is in compliance with current zoning
regulations.
Sincerely,
Tami Merriman
Assistant Planner
(360) 458-8496
enc: Zoning map and zoning ordinance applicable to the site.
12503 S. E. Mill Plain Blvd
Suite 205
Vancouver, WA 98684-4007
Tel: 360.944.1440
Fax: 360.944.0969
www.gmaccm.com
December 2, 2004
City of Yelm
Community Development Dept.
Tami Merriman, Assistant Planner
P.O. Box 479
Yelm, WA 98593
Ph: 360-458-3835
Re: Easthaven Villa - ALF
311 Cullens Rd
Yelm, WA 98597
68 Units/Beds
Dear Ms. Merriman,
GMAC
Commercial Mortgage
AFC 0~
1ppA
We are processing a refinance loan transaction utilizing FHA Mortgage Insurance through the
U.S. Department of Housing and Urban Development on the above referenced property.
Please provide us with a letter from your department stating the zoning designation of this
property and that the facility is permitted use under that designation. Additionally, please
provide the definition of the zoning designation along with a copy of the zoning map
applicable to the site, if available.
Please use the attached letter for a reference on how to format the letter and it should be
typed on your organization's letterhead.
If there should be any requirements you have or further information you need please contact
me at your earliest opportunity.
Thanking you in advance for your assistance and cooperation.
Very truly yours,
GMAC COMMERCIAL MORTGAGE
Brittany H~y~s
Administrative Assistant
ZONING COMPIANCE LETTER
(TO BE TYPED ON THE ZONING COMMISSION'S LETTERHEAD)
Date:
To: U.S. Department of Housing and Urban Development
GMAC Commercial Mortgage Corporation
From:
Re: Project Name:
Address:
City, State:
Applicant:
To Whom It May Concern:
It is our understanding that the above-referenced applicant has applied for
financing on this property. To meet the financing requirements, information regarding
the property's compliance with local zoning ordinances is necessary.
Please complete the following: (choose what appliee)
The zoning designation of the property is ,which allows:
Multifamily
Assisted Living
Skilled Nursing
The property complies with current zoning requirements.
The property does not comply with the current zoning requirements or
restrictions for the following reasons:
Very truly yours,
(Name)
(Title)
Contact:
Phone:
Enc. Zoning Map and Zoning Ordinance applicable to the site, if available
FAX TRANSMISSION
CITY OF YELM
COMMUNITY DEVELOPMENT DEPARTMENT
PO BOX 479 -105 YELM AVE W
YELM WA 98597
(360) 458-3835
FAX: (360) 458-3144
TO: Marvin Pratt
FAX #: 503-992-8304
DATE: APRIL 9, 2003
PAGES: 1 , including this cover sheet.
FROM: Tami Merriman, Assistant Planner
SUBJECT: UFC Fire Lane Standards
COMMENTS:
Marvin:
UFC 902.2.1 Required access: Fire apparatus access roads shall be
provided in accordance with Sections 901 and 902.2 for every facility,
building, or portion of a building hereafter constructed or moved into, or
within the jurisdictions when any portion of the facility or any portion of
an exterior wall of the first story of the building is located more than 150-
feet from fire apparatus access as measured by an approved route around
the exterior of the buildings.
Exceptions: When access roads cannot be installed due to location on
property, topography, waterways, nonnegotiable grades or other similar
conditions, the chief is authorized to required additional fire protections as
specified in Section 1001.9.
The City interprets this to mean that a fire lane is always required. We
can make an exceptions, such as yours, when there isn't room for a fire
lane due to property restrictions. If there is room for a fire lane, then one
is required.
Tami
* * IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL
(360) 458-3835 As sooty As PossIRLE.
G\Community Development\Projec[ Files\CUP Conditional Use Permit\8322 Fasthaven Villa II Addition\2nd rev plan fax.doc
Apr 09 03 03:20p Marvin Pratt 503-992-8304 p.l
Beehive CYJana~emenz Cxoup, lnc.
4110 Pacific Ave. #200 Forest Grove, OR 97116 (503)357-3793 FAX (503)992-8304
Forest Grove Beehive - 2122 Hawthorne St Forest Grove, OR 97116 (503)357-6409
Hawthorne House - 2635 21st Ave. Forest Grove, OR 97116 (503)359-5770
EasthavenVilla-311CullensRoad YeIm,WA98597 (503)458-2800
Westhaven Villa -1000 Anderson Dr. Aberdeen, WA 98520 (360)538-9983
Hearthside Manor - 3615 74~ Ave. West University Place, WA (256)460-3330
To: Tami Merriman From: Marvin Pratt
City of Yelm, Community Devebpment
Fax: 36058-3144 Pa®es: 1
Phase: 3605&3835 Date: 04/09/03
Re: UFC Fire Lane Standards CC:
Tami:
Thank you for your quids response.
I don't have a copy of the UFC, but my understanding was that the "exception" was per the
Code, given the other systems in place. Could you please provide me wfth the necessary
UFC references that would show that this is not the case?
for your help
FAX TRANSMISSION
CITY OF YELM
COMMUNITY DEVELOPMENT DEPARTMENT
PO BOX 479 -105 YELM AVE W
YELM WA 98597
(360) 458-3835
FAX: (360) 458-3144
TO: Marvin Pratt
FAX N: 503-992-8304 //~\
FROM: Tami Me i arty Assistant Planner
SUBJECT: Change in civil plans for Easthaven
COMMENTS:
DATE: APRIL 9, 2003
PAGES: 1 including this cover sheet.
Marvin:
Your fax arrived in my office yesterday. I was out of the office yesterday, and apologize
for [he delay in responding.
In regards to the change in your plans. The Site Plan Review Committee (SPRC)
reviewed the proposed changes to determine if the amendment was consistent with your
Conditional Use Permit. The SPRC determined that the amendment was consistent with
your permit, and the changes could be made without the need for amending the
Conditional Use Permit.
The 20-foot fire lane is a requirement of [he Uniform Fire Code. The City, and Fire
Department worked very hard with you to assist you in meeting your needs in the
conSned space. The 12-foot lane was an exception, or variance to the code, and allowed
only because of additional fire protection, not in lieu of. The exception was granted
because you did not have room on [he site fora 20-foot lane, without changing your
building plans. If now you have the property available, you can increase your Ere lane to
meet UFC Standards, without the need for an exception.
The approved landscape plan shows a 7-foot buffer at the south access, and increasing to
[he required 8-feet a short distance to the west. This was also an exception made to
accommodate your needs without having to change your building plans. As long as the
landscape plan is followed, there is no requirement for an increased landscape buffer.
If you have any further questions, please feel free to give me a call. I can be reached at
(360) 458-8496.
Sincerely,
Tami Merriman
* * IF YOU DO NOT RECEIVE ALL COPIES, OR ANY COPY IS NOT LEGIBLE, PLEASE CALL
(360) 458-3835 As sooty As Poss1BLE.
G:\Community Development\Projec[ Files\CUP Conditional Use Permit\8322 Easthaven Villa II Addition\Rev plan fax to pratt.doc
Rpr 08 03 09:04a Marvin Pratt 503-992-8304 p.l
Beehive QJana~emenz CRO~p, lne.
4110 Pacific Ave. #200 Forest Grove, OR 97116 (503)357-3793 FAX (503)992-8304
Forest Grove Beehive - 2122 Hawthorne St Forest Grove, OR 97116 (503)357-6409
Hawthorne House - 2635 21st Ave. Forest Grove, OR 97718 (503)359-5770
Easthaven Villa - 311 Cullens Road Yelm, WA 98597 (503)458-2800
Westhaven Villa - 1000 Anderson Or. Aberdeen, WA 98520 (360)538-9983
Hearthside Manor-3615 74`"Ave. West University Place, WA (256)460-3330
-~.
4~ -
-zav--.
ni
To: Tami Merriman From: Marvin Pratt
Cily of Yelm, Community Development
Fax: 360-458-3144 Payes: 1
Phone: 36056-3835 Date: 04/08/03
Re: Request for Statement of Fees CC:
Tami:
I received your letter today detailing what needs to be resubmitted for the proposed change in
the stormwater retention and treatment facilities at Easthaven Villa. Items 1 and 2 of your list
make sense. Item 3 (Provide a 20' Fire Lane) is confusing. Why would changing the onsite
stormwater facilities require a change in fire protection systems (the addition of a 20' fire
lane)?
If the fire protection systems onsite have been designed per city standards, I am unclear why
a requested change in the stormwater systems would require a change in the fire protection
systems. We had discussed our situation in previous meetings and it was determined that
since the building was fully sprinkled, there was no need for a fire lane circling the building. In
addition, the hydrant placement was also redundant. We changed the design of the road to
accommodate one way travel around the building, even for a fire truck, but my understanding
was that this was not necessary. Could you please detail the reasoning behind this new
requirement?
Your quick response is important as the decision for us to proceed with the acquisition of the
property needs to be made immediately. The added cost of a fire lane may outweigh the
benefit of adding the property with the increased landscaping buffer and changing the
stormwater systems.
Marvin
~~ ~~_
Beehive Management Group LLC
Marvin Pratt
4110 Pacific Avenue
Suite 200
Forest Grove, OR 97116
City of Yelm
]O.i Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
(360) 458-3244
Re: Amendment to Easthaven Villa Phase II Addition Site Plan
Dear Mr. Pratt:
The City has received and reviewed the proposed change to the Easthaven Villa Phase
II addition. The proposed change is based on the acquisition of land to the South of the
site. The City cannot approve plans for improvements located on this property until
such time as the applicant becomes the legal owner of the property.
Moving the stormwater facilities and landscaping to that site is consistent with the
approved site plan, and is acceptable under the following conditions.
1. Revise, and resubmit civil plan to the Community Development Department for
review and approval. This includes a new landscape and irrigation plan as well.
2. Revise, and resubmit stormwater calculations to reflect the change in the
stormwater facilities.
3. Provide fora 20-foot fire lane.
Please keep in mind when revising your plans that bioswales must be located no closer
than 5 feet from the property line, and stormwater ponds no closer than 10 feet from the
property line. Engineer review fees will be applied.
If you have any questions, please call me at (360) 458-8496.
Sincerely,
lip, ~,~ ~~.,/%~.'G~j~
Tami Merriman
Assistant Planner
cc: Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
YELM
WASHINGTON
The City of Yelm is mi Equal OPporhntiti~ Provider
i i i
C~ THE p+4w~
Q~~ ~
a ~ Ci o helm
4 M
105 Yelm Avenue West
YELM P•O. Box 479
WABNINUTON Yelm, Washington 98597
November 15, 2002
Beehive Management Group LLC
Marvin Pratt
Suite 200, 4110 Pacific Avenue
Forest Grove, OR 971 16
RE: EASTHAVEN VILLA PHASE 11 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
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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 l0 Pacific Avenue
Forest Grove, OR 971 16
SUMMARY OF REQUEST:
The applicant is requesting a special use permit to constnact 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
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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:
1. 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 l 3, 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
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Easthaven Villa Phase !assisted living facility. The applicant, which owns Easthaven
Villa Phase 1, requests a special use permit to allow construction of a new building
housing 20 assisted living units 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 15 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 projects 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 amounts 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 sets 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 1. 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 11 landscaping
around the perimeter of the parcel. Five foot wide, Type I1 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:
1. 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 l 7.66.100 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
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standards for special use permits. Therefore, the special use permit should be granted
subject to the following conditions:
1. The applicant shall mitigate transportation impacts based on the new p.m. peak
hour trips generated by the project. The Transportation Facility Charge (TFC)
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 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.
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.
l 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 Ill landscaping is required as part of the frontage
improvements. Type 1V 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 17.80, 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 15th 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
-s-
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
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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.
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VISITOR SIGN IN SHEET
Please sign in and indicate if you wish to speak at this meeting or to be added to the mailing list
to receive future agendas and minutes.
ALL CITY HEARING EXAMINER MEETINGS ARE AUDIO TAPED. FOR INFORMATION ON OBTAINING A
COPY PLEASE CALL YELM COMMUNITY DEVELOPMENT DEPARTMENT AT 360-458-3835
MEETING: YELM HEARING EXAMINER DATE: NOVEMBER 4, 2002
TIME: 9:00 AM LOCATION: YELM CITY HALL, COUNCIL CHAMBERS
Hearing: 1. Willow Glen Phase II, SUB-02-8317-YL
2. Easthaven Villa II, CUP-02-8322-YL
NAME & ADDRESS
MAILING LIST? /SPEAKER?
(Indicate which public hearing by
the assigned numbers above)
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105 Yelm Avenue West
YELM P•O. Box 479
WASHINGTON 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
A~rfes Bennick, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Friday, October 2.5, 2002.
Mailed to Adjacent Property Owners and Posted in Public Places: October 24, 2002.
The City of Yelm is an Equal Opportunity Provider
~pf TfiF p~~
I•~~ ~ Ci o Yelm
ty
105 Yelm Avenue West
YELM P.O. Box 479
WASMINOTON Yelm, Washington 98597
(360) 458-3244
AGENDA
CITY OF YELM HEARING EXAMINER
MONDAY, NOVEMBER 4, 2002
9:00 A.M.
YELM CITY HALL COUNCIL CHAMBERS, 105 YELM AVE. W.
Call to Order
2. Public Hearings
SUB-02-8317-YL
Willow Glen -Phase II
Yelm Property Development
An application to subdivide 8.89 acres into 46 single family lots on Middle Road.
CUP-02-8322-YL
Easthaven Villa -Phase II
Beehive Management Group, L.L.C.
An application to construct an additional building with 20 assisted living units at
the site of the Easthaven Villa facility on Cullins Road.
3. Adjourn
It is the City of Yelm's policy to provide reasonable accommodations for people with
disabilities. If you are a person with a disability in need of accommodations to conduct
business, or to participate in government processes or activities, please contact Agnes
Bennick, at 360-458-8404 at least four (4) working days prior to the scheduled event.
All Hearing Examiner meetings are audio taped. For information on obtaining a copy,
please call the Community Development Department at (360) 458-3835.
The City of Yelm is an Equal Opportunity Provider
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YELM
WASHIN3TON
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 ll: Notice of Application
Exhibit III: Determination of Non-Significance
Exhibit IV: Public Hearing Notice
Applicant: .
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 to the conditions listed in this
report.
17ie Cify of Yelrn is an Equal Opportunity Provider
1. Existing Land Use and Zoning.
Findin
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.
Finding:
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.
Finding:
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-02-5322-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.
Finding:
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.
Fin. ding:
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-02-3332-YL StafF Rcport 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.
Findin
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.
Findin
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.
CURD?-33?2-YL Staff RcpoR 5
8. Drainage/Stormwater:
Findin
The completed project will increase the amount of impervious surtace 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
Findin
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 Landscapina Development Guidelines and Design Guidelines.
Findin
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.
Findin
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-02-3322-YL StafC Report
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 shalt 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 -~
CITY OF YELM
EXHIBIT I Site Plan
CUP-02-8322-YL
SITE PLAN
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Exhibit I Date: October 24, 2002
CITY OF YELM
EXHIBIT Il
NOTICE OF APPLICATION
C U P-02-8322-YL
NOTICE OFAPPLICATION
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360-458-3244
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NOTICE OF APPLICATION
Mailed on: August 23, 2002
PROJECT NAME AND LOCATION: Easthaven Villa II, 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 chose 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
CITY OF YELM NOTICE OF APPLICATION
EXHIBIT II CUP-02-8322-YL
NOTICE OF APPLICATION
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Exhibit II, Page 2 Date: October 24, 2002
CITY OF YELM
DETERMINATION OF NONSIGNIFICANCE
EXHIBIT lli CUP-02-8322-YL
SEPA NO: 8322
DETERMINATION OF NONSIGNIFICANCE
Proponent: Easthaven Villa I(
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
Section/Township/Range: NE'/<, 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 43.21C.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 f -
Grant eck, Commune elo~ment 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
PUBLIC HEARING NOTICE
EXHIBIT IV CUP-02-8322-YL
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WASHINGTON Yelm, Washington 98.197
(360) 4~8-3244
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 maybe 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
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A~es Bennick, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Friday, Ociober 2.5, 2002.
~~tailad to P.djaceni Proper~l O~:mers and Posted in Public Places: Octcber 24, 2002.
77u Cih/ of Yc•Im is n~i (.qurtl OE~~Inrt rrnih~ 1'roi~i~lr~
Exhibit IV, Page 1
Date; October 24, 2002
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~-~ Q~ ~~~~ ~~ CITY OF YELM
~,~ ~ PO Box 479
..e Yelm WA 98597
360-458-3244
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WASNINC7QN
NOTICE OF APPLICATION
Mailed on: August 23, 2002
PROJECT NAME AND LOCATION: Easthaven Villa II, 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.
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I °1L'ASSISTED CARE LIVING/SPECIAL CARE BUILDING ADDITION ~*~ er
d - ~& "$ EAS~H~ N~V~ILLA DAVID E. PALTER, .ARCHITECT
rm restvnoo omE xr
~ ~e ~ E ~£ °3 9Ql tartNlS ~41E PLAN PI101C (~ MS- ~~ f~(]60) 6W-0164
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MC SQUARED, INC.
1235 East 4th Ave., Suite 101
Olympia, Washington 98506
(360) 754-9339 • FAX 352-2044
To C,7y eF 7(;LNi AUG 13 2001
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DATE ~_ ~` D ~ JOB NO.^~
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ATTENTION
RE: ~~5~ /7/'~VL`' V V~ C.-C.a Q %~/~TI(l~'
S-(il3M. Tq ~
WE ARE SENDING YOU I~ Attached ^ Under separate cover via the following items:
^ Shop drawings ^ Prints ^ Plans ^ Samples ^ Specifications
^ Copy of letter ^ Change order 1~ STaRMGvA~j~L ~/~C.l~+iiv~y 2~°oQr
COPIES DATE NO. DESCRIPTION
~~P Jvc. i~ o /~/2EG~M~NgR -~U2~'~ti~~R hEi~a2T'S
THESE ARE TRANSMITTED as checked below:
^ For approval ^ Approved as submitted
For your use ^ Approved as noted
^ As requested ^ Returned for corrections
^ For review ^
^ Resubmit copies for aproval
^ Submit copies for distribution
^ Return corrected prints
^ FOR BIDS DUE 20
REMARKS
^ PRINTS RETURNED AFTER LOAN TO US
/D~/~S~ Gau r-v~ rn Q v~ST~ o~S .
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COPY TO
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SIGNED:
~~ CF THE p~~
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YELM
WASHINGTON
CITY OF YELM
PO Box 479
Yelm WA 98597
360-458-3244
Presubmission Meeting
Request Form
Fee: None
OFFICIAL USE ONLY
Fee N/A
Date Received i' 0
By ~.ci•-
File No.
A presubmission conference is an opportunity for applicants, developer(s) and/or consultants to meet
with city staff to discuss preliminary studies or sketches of a proposed project. At the conference the
staff will make available information relating to the proposed development. The intent is to identify and
eliminate as many potential problems as possible in order for the project to be processed without delay.
The conference should take place prior to detailed work by an engineer or surveyor, however a site
drawing must be submitted that has sufficient information to allow for evaluation. Discussion topics will
include such things as Yelm's Comprehensive Plan, street design, storm runoff and retention, Shoreline
Master Program, zoning, availability of sewer and water, development concepts, other requirements
and permits, and the environmental impact. Staff notes are prepared and available to review. There is
no charge for this meeting. Meetings are held each Wednesday. This request form should be .
submitted by 5:00 p.m. at least one week before the preferred meeting date.
MEETING DATE REQUESTED n
(a Wednesd ~ Time (aftem on only)
APPLICANT l./~a LL y 1 raft OWNER R ~ ~y~ ~ ciao ~.~Z`G~t"
ADDRESS~_~{S 1+1t.• Y~ec~~ &/, ~PYti~aLF_ Cl,1~i. ADDRESS
TELEPHONE_~Ga-.3Ai~-G,L~~ `18z'~8 TELEPHONE /r~S~l -Z~~3 ~R5~~7
REPRESENTATIVE (if any) f~[~A OCCUPATION
ADDRESS
TELEPHONE
Gneneral location of the project e~~ nr~1 L1 -r» ~~o.~e~l~ala (~tY.,Fnext 7~
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Assessor's Tax Parcel Number a~7z~/09o0 ~.•,~. ~ i ~.zSf.'o so 1
Type of Project (Subdivision, Annexation, Zone Change, etc..) ~ b«,L.J 7a ~h;t .~zs~~'te~ ~w~~
Total acreage ~ , ~ 7 Proposed Density 7 d Re sad e ~t s
Proposed Land Use: Single-family Duplex Multi-family Mobile Home Park Commercial Industrial
Brief descripti ~ of project Q~~r ~~~~. ~ ~ ~~ ~ `~ ~ ~l'c - - ~'• ' . ~ _ %~ ,t ~',~ -~< ~%~~ ~~ Z~
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Please attach five copies of a site plan drawing not larger than 11" X 17" and forward to Yelm City Hall.
CITY OF YELM
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Pre-Application Meeting
January 16, 2002
***These comments are preliminary in nature and are not intended to represent final comments and or requirements
for the City of Yelm. Until a complete application is made, the planning and/or public works department can only
attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the
time of pre-submission.
Proponent: Beehive Management Group
Representative: Wally Pratt
Project Proposal: Expansion of Easthaven Villa for new 72 unit assisted living residence and
boundary line adjustment. The boundary line adjustment includes 3 original parcels with the
end result of 2 parcels.
Project Location: Adjacent and to the south of 311 Cullens Rd.
Zoning: Commercial (C-1 ), Chapter 17.26, identifies a residential care facility as a special
use and is subject to the development standards of both Chapter 17.26 and
17.66. Please refer to for minimum requirements for site development.
Minimum Lot Size - 5,000 sq. ft.
Setbacks: .Front yard - 15' from R-O-W
Rear Yard - 20'
Side yard - 10'
Parking: Chapter 17.72. 1 stall for each 2 beds, plus one per employee based on the
greatest number of care employees on a single shift. ;,~~ ~ v ~%;~~ ~. L._-~; ~.-~-
-;-,, ,''
Section 17.72.060 for off-street loading requirements -one loading area of =~c':~'
adequate size and with to accommodate a vehicle forty-five-feet in lent, twelve
feet in width and fourteen feet in height.
ADA requirements -
Landscaping: Chapter 17.80, Type II, III, IV and V.
Type II landscaping is used to provide visual separation of compatible uses. Type II
landscaping is required around the perimeter of a site, which has compatible zoning
and adjacent to buildings to provide visual separation of compatible use and soften the
appearance of streets, parking areas and building elevation.
Type III landscaping provides visual relief where clear sight is desired. This
landscaping includes street trees and vegetation required with frontage improvements
and along pedestrian walks for separation of pedestrians from streets and parking
areas.
Type IV landscaping is needed to provide visual relief and shade in parking areas.
Type V landscaping is required for all storm water facilities.
A conceptual landscaping plan is required with application for Site Plan Review and
Special Use. Final landscaping and irrigation plan is required as element of civil
drawings.
Traffic: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm
peak trip. The Ordinance provides a default table that the applicant can use to
determine new pm trips generated. To determine the projects impact and fee
use the following formula for each use proposed:
New Trip Rate x number of dwellings(beds) x $750.00 =TFC
0.17 x 72 x $750.00 = $9180.00
The TFC is payable at issuance of a building permit.
If the applicant feels the proposed use would not generate the default number of
trips as designated in the TFC Ordinance an analysis prepared by a Washington
State Licensed Engineer can be submitted to the City for review and
consideration.
SEPA: Environmental checklist required for all buildings in excess of 4,000 sq. ft. or
more than 20 parking stalls associated with the building. A Traffic Impact
Analysis (TIA) is not required per the Yelm Comprehensive Transportation Plan.
Application
and Process: Boundary Line Adjustment, Chapter 16.28, and Special Use, Chapter
17.66. Both applications shall be reviewed concurrently. Special Use
requires a public hearing and decision by the Hearing Examiner.
Minimum application requirements are located in Section 17.84.060 and
Section 17.66.070. Please refer to the application form supplied by the
City for a detailed list of contents. Project review including the public
hearing takes approximately 90 -120 days. Land use approval will contain
conditions of approval that the applicant must complete prior to receiving
a building permit.
Following land use approval the applicant is required to submit civil
construction drawings to the Community Development Department for
review and approval and satisfy all conditions of approval. Upon
satisfactory completion of all conditions the applicant can submit building
plans for approval.
Other: Design Guidelines -attached checklist
,,,
DESIGN GUIDELINES - Cullens Rd. Guidelines Guidelines
Project Review Checklist - Village Retail Applicable Met
I.A.(1) Relate development to pedestrian oriented street frontage.
I.A.(2) Relate development to street fronts (other than pedestrian-oriented X
streets).
I.B.(1) Minimize visibility and impacts of service areas. X
I.C.(1) Take advantage of special opportunities and mitigate impacts of large X
developments.
I.D.(1) Reduce impact of service areas and mechanical equipment. X
I.E.(1) Integrate biofiltration swales and ponds into the overall site design. X
I.F.(1) Enhance the visual quality of development on corners.
I.F.(2) Provide a paved pedestrian walkway from the street corner to the X
building entrance.
II.A.(1) All pedestrian paths must correspond with federal; state and local codes X
for handicapped access, and the Americans with Disabilities Act.
II.A.(2) Provide adequate lighting at the building entries and all walkways and X
paths through parking lots.
II.A.(3) Develop an on-site pedestrian circulation concept. X
II.B.(1) Provide a pedestrian path at least 60" wide (preferably 96" wide) from X
the street sidewalk to the main entry.
II.B.(2) Provide pedestrian paths or walkways connecting all businesses and the X
entries of multiple buildings on the same development site.
II.B.(3) Provide parking through parking lots X
II.C.(1) Where street ROW is insufficient to provide adequate sidewalks X
buildings and other site features must be set back from the public ROW
to achieve at least minimum sidewalk widths.
II.C.(2) Where new streets are developed, provide sidewalks according to X
minimum standards.
II.D.(1) Provide, where feasible, pedestrian circulation routes to adjacent uses X
and transit.
II.D.(2) Integrate nearby transit stops into the planning of adjacent site
improvements.
II.D.(3) Encourage pedestrian paths from all transit stops through commercial X
areas to residential areas within 1200 feet
II.E.(1) Enhance building entry access. X
II.F.(1) Provide pedestrian-oriented open space at key locations.
III.A.(1) Provide access roads through large lots with more than on street
y
frontage.
IILB.(1) Minimize driveway impacts. X
IILC.(1) Meet requirements for location of parking lots on pedestrian-oriented
streets.
DESIGN GUIDELINES
Project Review Checklist Guidelines
Applicable Guidelines
Met
III.C.(2) Meet requirements for parking lot design detail standards. X
III.D.(1) Minimize parking areas through joint use and management. X
IILD.(2) Encourage structured parking. X
III:D.(3) Reduce impacts of parking garages.. X
IV.A.(1) Incorporate human-scale building elements. X
IV.B.(1) Reduce scale of large buildings. X
IV.C.(1) Architecturally accentuate building corners at street intersections. X
IV.D.(1) Enhance buildings with appropriate details. X
IV.E.(1) Retain original facades.
IV.E.(2) Use compatible building materials. (See Building Material Summary
Matrix, pg 59) X
IV.F.(1) Treat blank walls that are visible from the street parking or adjacent lot.. X
IV.G.(1) Locate and/or screen roof-mounted mechanical equipment so as not to
be visible from the street or from the ground-level of adjacent
properties. X
IV.G.(2) Where practical, locate and/or screen utility meters, electrical conduit
and other service and utilities apparatus so as not to be visible from the
street. X
V.F.(1) Use plant materials that are approved for use in downtown Yelm.
Proponents may use other plant materials approved by the City.
V.G.(1) Develop a site landscape design concept. X
V.H.(1) Provide substantial site landscaping. X
V.H.(2) Protect and enhance natural features. X
V.I.(1) Screen all parking lots as required by Chapter 17.80, Landscaping. X
V.I.(2) An alternative to the required perimeter parking area landscaping plan
may be submitted. X
V.I.(3) Provide internal parking lot landscaping. X
V.J.(1) Consider alternative building and parking siting strategies to preserve
existing trees. X
V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of
mature trees where feasible to connect adjacent uses. X
Pre-Application Meeting
Civil Comments
Date January 16, 2002
***These comments are preliminary in nature and are not intended to represent final comments and or
requirements for the City of Yelm. Until a complete application is made, the planning and/or public
works department can only attempt to inform the applicant of general requirements as they appear in the
form presented by the applicant at the time of pre-submission.
Proponent: Wally Pratt
Project: Assisted Living Building for Easthaven Villa
Project Loc: 211 Cullens Rd, Yelm WA 98597
Water:
Sewer:
Fire:
The proposed site would be required to connect to the City's water system.
There is an existing 8" water line located on Cullens Road. There is also a 6"
water main loop depicted around your existing structure. At this time it is not
known wither the existing 6" fire loop will be adequate for your future supply.
Your civil engineer will be required to submit water usage calculations and
fire flow requirements. It appears that an additional "looped" watermain will
be required around the proposed building to provide adequate fire flows.
Water ERU's (equivalent residential units) are based on a consumption rate
of 900 cubic feet per month and are charged at a rate of $1,500/ERU (fee
subject to change) inside city limits. The number of ERU's will be calculated
using the information submitted by your civil engineer.
Irrigation Meter:
An irrigation meter may be installed for the purpose of irrigation. A backflow
prevention device will be required for all landscape irrigation connections.
The proposed site will be required to connect to the City's sewer system.
There is a 2" step sewer main available on Cullens Road. At this time it is
unclear what will be required for step tank sizes, locations and number of
step tanks. The pump tank(s) will be required to have a triplex pumping
system. This system will need to be designed and submitted for approval to
the City of Yelm. The design must be provided by a civil engineer licensed in
the state of Washington.
The total number of sewer ERU's required for this project is dependent on the
type of development that occurs. The number of ERU's will be calculated
using the information submitted by your civil engineer.
The sewer ERU's (equivalent residential units) are based on discharge of 900
cubic feet per month and are charged at a current rate of ~4,986/ERU
payable at building permit issuance.
Fire protection to the buildings must be provided per the Uniform Fire Code.
There ~niill be requirements for installation of fire hydrants, fire truck access
G: C„mmuni~c f)evclnpmcnf Wcckly S('12'Prc~uh civiP,fi;is(havcnVilla-civil Ul I~iO~.d~~c
and fire truck turn-around. These will be determined upon further review of
plans.
Stormwater:
If the proposed improvement is over 5,000 square feet of impervious surface
there are stormwater treatment requirements per the 1992 Department of
Ecology Stormwater Manual. At the time of Site Plan Review submittal a
Preliminary Stormwater Plan and report will be required.
Street Improvements:
Frontage improvements shall be consistent with Yelm's Development
Guidelines. Your project will be required to improve the your frontage alone
Cullens Road. The required improvements shall be consistent with the
"neighborhood collector" roadway section per the city's development
guidelines. The interior drive isles and parking shall be consistent with the
city's parking details in the development guidelines.
-,
Stree rrnprovernents ynot be~limited to above ref ces. The required
TIA ~ay al o rye ,uire ddi,~ion~ i~nprov, me s t ullens Roa~tfie
intersectio ~ C ns Ro~ti"and~~si~-Yelm ve.
~~
Street Lighting:
Street lighting shall be installed as required per the City of Yelm's
"Development Guidelines". The on-site parking lot lighting will be reviewed at
the time of civil engineering plan review.
ADA Requirements:
The American Disabilities Act requires the facilities are ADA accessible.
Facility improvements will have to meet current code. Review of these
improvements will be determined upon further review of the civil and
architecture plans.
(~: Cnmtnunilc Uc•.clnEirncnl ~Vcckl} ~I'R Prctiuh ~ivil,i:a~th~i~cnViUa-civil f)I IhO.`'..~1uc
ANU C,ZJ I ILK
GEtiE,~AL NOicS:
NO 'CN ST;?S~i PARKING PE~tMII IGJ.
~. ~==-= TC ~~_~vAN T s~crlcNS GF r :~
DE~~_OPMENT GUICEI!NES FGR ACCITIGNAL
INr OR4{ATiCN CN STGR~A DRAINAGE. S i EST
LIGn TiNG, PAVE!riENT STRUCTURE, ECT.
C17Y OF YELM
DEPT. OF PUBLIC WORKS
~;~ G~-iBORH00D
CO~~ ~ CTOR
APFROV~") DWG. N0.
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