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Applications and OriginalsMT. WEST INVESTMENT CORPORATION 00000000000001062 lozsoa to/aa/oz $a,6oo.00 $z,6~~~03 ~,<,-, ~~ t~ ` $2,600.00 M'P. WEST INVESTMENT YELM CITY OF YELM 9013 ~O~ THE pq ~ ~ / 1 1 1 O 1 9 Q T '~ / ~ / ~ a in 1 ~Ll~'1 P.O. Box 479 Yelm, WA 98597 y~ELA~I 360-458-8403 RECEIVED RECEIVED FROM DATE REC. N0. ^~ 1 T '' R s _ a ~1 '. ~. _ : 1 ~ _ _ _~ i 10/28/02 $2,600.00 RECEIPT No. 2 4 9 5 3 AMOUNT REF. N0. -. -. __ .., _. , ~~-. { _ .. - _ _ . ,_ _ ~ . _ i _ _ ~ ...., .. .. _ ,. - . , -. ~ECElVED NOV 0 51001 ~~ ~g TI(E ~,~~ 44 ~~cn YELM WASHINGTON CITY OF YELM PO Box 479 Yelm WA 98597 360-458-3244 APPLICATION FOR Special Uses Permit OFFICIAL USE /ONLY Fee ~~ OV cY-~ Date Received t~ , C~ c BY ~ `_// File No.C.(,I? ~;1- ~,~,~(- 1/ Special Use Fee: $500.00 Commercial Site Plan: $350.00 plus $50.00 per 1000 sq. ft. of gross floor area Industrial Site Plan: $350.00 plus $150 per acre (In addition, any professional service charges per Resolution #358) X A special use permit is an approval of a land use having slightly greater or unique impacts compared to those of the uses permitted as a matter of right by city zoning. Site plan review is a process for reviewing the design of certain types of development. Site plan approval is required for all special uses. Special uses require a hearing before the Yelm Planning Commission with City Council approval. NAME OF PROJECT Rosemont Retirement & Assisted Living Community APPLICANT Mountain West Investment Corp. Mailing Address 245 Commercial Street SE Suite 200 City, State and Zip Salem OR 9 7 3 01 Telephone 503 588.3505 OWNER Same as above Mailing Address City, State and Zip Telephone ENGINEER/A~CHITECT/OTHER SCA ConsultingGroup Mailing Address PO Box 3 4 8 5 City, State and Zip Lacey, WA 98509 Telephone 360.493.6002 SUMMARY OF REQUEST Special use; .permit for construction of a _71,000 sg, ft. buildin to be~used as an assisted living and congregate care facil_tV with associated parkin and stormwater facilities. PROPERTY DESCRIPTION General Location West sid of x; l lion Road, north of intersection with VP1 m A ~[~m,a Site Address Land Area (acres) _~ 7 A[-rac Section 2 4 Township 1 7 Range 1 E Assessor's Tax Parcel Number 21 7 2 41 2 0 4 0 4 Full legal description of subject property (attach separate sheet if necessary) Lot 3 of SS-801 6 35 rPC•nr(7r~n' nr:rioi- t~t)t7i I-nr' ~ H ~ -~ o ~~r N ,' ~In i s:zlLl I G lIl _VJlume GG , Ua ~e 2~7 of chnrt Guhdi ~i ~i nns recnrr7~ _ n~ ThurGt-nn r~n„n+-. ~ WA. A1S0 known as Parcel B of Boundar Line Ad'ustment BLA008257YL. CITY OF YELM dslc:bffice~plandept. cc\appslcond use. app ~,uk ,j •'\ i~ 4~~ VJ ,~ Y 'v ., r~ ~~ p i J r'' Page 1 i; PLEASE ANSWER THE FOLLOWING QUESTIONS ATTACH EXTRA PAGES IF NECESSARY 1. Does the design minimize conflicts with neighboring land uses? Explain. shP a ~ ~ i G t Pfd li vi na fac~i 1 i ty wi 1 1 h onGt'rurtPri o a residential scale +- .-+ h -~ r m .... i ~ o ~.: i }~~ ~~ ~ ~~~z-1~S ~ S t O--t~IQ north T~.the south is future commercial development. 2. Is the site within 300 feet of any "critical areas" such as wetlands or streams? _No 3. What provisions will be made for storm water and/or flood control? Treated Stormwater will be infiltrated into the ground A s ormwa er treatment and infiltration facilities will be designed in accordance with City of Yelm standards. 4. What provisions will be made for water supply and sewage disposal? • n f a e_i 1 } tT-i~ i 11 e e~a~t ~~--f' i t~-a f-~e1 m c~rat..P ~.~ ~ t- A m anal 5. What provisions will be made for electrical power, natural gas, telephone,a d th r utilitti ? Electricit and natural gas will be provic~e~ Pby P~g~- Snunr7 F.nerav• r fURP rvi ("'PS by LeMaV Inc and to e on bfy YCOM Networks. Water and S.T.E.P, sewer will be City 6. I~/f-eat prove is ons will be made for streets, access, and/or buses? Access wi 11 be a 'vawa= from Killion Road Frontage improvements W1 e ~}a.~e ~~~,}'}~.-~sl l i o~ ~n.a thorn ~~i l l he a 1 n font arl[~i i-i renal ROV1 dedication for the northern portion of the property. 7. What provisions, if any, will be made for open space and/or recreation? Pedestria n access to Killion Road will be rovided e pro~ec P wa wavS a o~n building 8. What provisions will be made for schools and school children? This i s an assisted 1 i y ' r fare 1 i ~~ Ac Gttr-h, t"}lP4P >>n; t~ w' 11 not be occupied by _f~mi 1 i PQ_ •~i t-h chi 1cirPn ThPrPfnrP~ he project haS not made any provisions for schools or school children. I affirm that all answers, statements and information above and submitted with this application are complete and accurate to the best of my knowledge. I also affirm that I am the owner of the subject site or am duly authorized by the o~nmer to act with respect to this application. Further, I grant permission from the owner to any and all employees and representatives of the Ciry of Yelm and other governmental agencies to enter upon and inspect said property as reasonably necessary to process this application. I agree to pay all fees of the city which apply to this application. Signed ~DL ~~ Date ~4 '.~ -aL -g CITY OF YELM ds~C:~office~plandept.cclappslconduse.app Page 2 CHECKLIST PLANNER USE ONLY Checked by Date bmi ed Missing A j~/f Environmental Checklist (including $150 fee) Mail labels (8'/z X 11 sheet) of Owners of Property within 300 feet (include Assessor's Tax Parcel Numbers and map.) Vicinity map (8'/z X 11) showing nearby property, streets, land uses, streams and other features. -- Copy of any covenants or restrictions that will apply. Grading plan for cuts and-fills over 100 cubic yards. Eight copies of Site Plan at a scale not less than one inch for fifty feet, showing: 1. Datum, north arrow, date and scale. 2. The location of all existing and proposed structures, including, but not limited to, buildings, fences, culverts, bridges, roads and streets on the subject property. 3. Wells and underground storage tanks within 200' of property. 4. The boundaries of the property proposed to be developed. 5. All proposed and existing buildings and setback lines. 6. All areas, if any, to be preserved as buffers or to be dedicated to a public, private or community use or for open space under the provisions of this or any other city ordinance, information regarding percentage of area covered, locations and general types of landscaping. 7. Conceptual Landscape Plan. 8. All existing and proposed easements. 9. The locations of all existing and proposed utility structures and lines. 10. A preliminary storm water drainage systems report and layout for existing and proposed structures. 11. All means of vehicular and pedestrian ingress and egress at the site and the size and location of driveways, streets, and roads. 12. The location and design of off-street parking areas showing their size and locations of internal circulation and parking spaces. 13. The location of all loading spaces, including, but not limited to, truck loading platforms and loading docks. 14. Location and area, in square feet, of all signs. 15. Topographic map or maps which delineate contours, both existing and proposed, at intervals of two feet, and which locate existing lakes, streams and forested areas, ~, ~ (or 5 foot if > 5%.) A reduced size copy of the site plan not larger than 11 "X17". Tree and Vegetation Preservation Plan, per section 14.16.110 Design Guidelines Check-list. ~- CITY OF YELM ds\c:loffice\plandept.cclapps\conduse.app Page 3 r ~' I ~ I ~, I ~ ~ , i I I . ~ ~ I ~ - U a ~ it ' • ~. ~ ~ ~, I i ~ I ~ ~~ ' - '~ „ i ~ rn 0 ~Q rt i ~ ~ ,' ,: ~ ~ _ m J~ i I i ~ I I1 ~ ~ ~ ia . 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L Coaomuoiel 8nees sH e200 m.Omgoo 97301 ~ (so3~ 361-7153 J ;: (503) 568-3331 ~~ _~~ m~ m~_ 2 ~ ~~.- m v D O N 02 C D C S z C n Z a n C o ? o p m y m r O n D O Z Z -+ _-~~ cn Rosemont Retirement and Assisted Living Community City of Yelm Design Guidelines Checklist I.A.(1) Relate development to pedestrian-oriented street frontage. The building will present a "pedestrian-oriented faFade" to the street using the following methods: 1) The ground floor fapade of the building will contain approximately 31 % window area; 2) a public sidewalk will be constructed on the Killion Rd. frontage; 3) an on-site concrete walkway will encircle the entire building and connect to the Killion Rd. sidewalk at two locations; 4) only 37% of the street frontage will be developed as parking and driveways. The following pedestrian amenities will be provided near the sidewalk: 1) in the southeast quadrant of the property, generous lawn area and landscaping will be provided adjacent to Killion Rd; 2) pedestrian furniture will be provided adjacent to the walkway from the building to the sidewalk LA.(2) Relate development to street fronts (other than pedestrian-oriented streets). The development will be located on apedestrian-oriented street LB.(1) Minimize visibility and impacts of service areas. The service area, including truck delivery bay and refuse collection area, will be located on the south side of the property, approximately 180' from Killion Rd. The refuse container will be of adequate size to accommodate a dumpster and recycle bin, will be no less than 6' in height and will be fully screened by a structure designed and constructed of materials compatible with the building finishes. I.C.(1) Take advantage of special opportunities and mitigate impacts of large developments. At 2.7 acres, the site is not required to meet all guidelines for developments over S acres; however, convenient pedestrian circulation is provided, both on site and connecting to the public sidewalk which will be constructed along Killion Rd. A large landscaped area will be located in the southeast corner ojthe property which will enhance the Killion Rd. streetscape. Much of the 3-story building is set back from the single-story residential development to the north, thereby mitigating the impact of the larger building's bulk and scale. I.D.(1) Reduce impact of service areas and mechanical equipment. The service area is set back approximately 180' from Killion Rd. and 60' from commercially- zoned property to the south. The refuse collection area will be designed and screened to meet City of Yelm requirements. The majority of mechanical equipment will be roof-mounted and shielded by a parapet wall; any ground-level mechanical units will be screened with landscaping or with structural materials compatible with the architectural theme of the project. LE.(1) Integrate biofiltration swales and ponds into the overall site design. Biofiltration swales will be designed as a positive landscaping feature and oriented so they do not impede pedestrian circulation. The design of the swales and plant materials used will be in conformance with Ciry of Ye[m standards. I.F.(1) Enhance the visual quality of development on corners. The development will not be located on a corner lot. LF.(2) Provide a paved pedestrian walkway from [he street comer to the building entrance. The development will not be located on a corner lot. II.A.(1) All pedestrian paths must correspond with federal, state and local codes for handicapped access, and the Americans with Disabilities Act. All pedestrian paths will comply with federal state and local codes for handicapped access and the Americans with Disabilities Act II.A.(2) Provide adequate lighting at the building entries and all walkways and paths through parking lots. Adequate lighting, as required by the Non-Residential Energy Code, will be provided at the building entries and all walkways. II.A.(3) Develop an on-site pedestrian circulation concept. A concrete walkway will encircle the entire building and connect to the Killion Rd. sidewalk at two locations. When the commercial sites to the south and west are developed, a walkway may be constructed to link the subject property to those developments. ILB.(1) Provide a pedestrian path at least 60" wide (preferably 96" wide) from the street sidewalk to the main entry. A walkway 60" in width will provide a direct connection between the building entry and the Killion Rd. sidewalk. Said connecting walkway will be adjacent to but not cross over the vehicular areas. II.B.(2) Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site. Only one building will occupy the development site. ILB.(3) Provide pathways through parking lots. The parking lot is not greater than 150 feet long (measured parallel to the street front) or more than 2 bays deep. A pathway is therefore not required. II.C.(1) Where street ROW is insufficient to provide adequate sidewalks, buildings and other site features must be se[ back from the public ROW to achieve at least minimum sidewalk widths. Boundary Line Adjustment No. BLA008257-YL provided for sufficient Killion Road ROW to provide adequate sidewalks. This project will include the construction of frontage improvements along Killion Road, including a 12 foot sidewalk consistent with City of Yelm "typical pedestrian-oriented street section ". II.C.(2) Where new streets are developed, provide sidewalks according to minimum standards. No new streets are being developed with this project. ILD.(1) Provide, where feasible, pedestrian circulation routes to adjacent uses and transit. When the commercial sites to the south and west are developed, a walkway may be constructed to link the subject property to those developments. Public transit serves the area on Ye[m Avenue, approximately 500 feet south of the site. A public sidewalk will be constructed on the property frontage which will connect to transit-served Yelm Avenue as adjacent development occurs along Killion Rd. ILD.(2) Integrate nearby transit stops into the planning of adjacent site improvements. Public transit serves the area on Yelm Avenue, approximately S00 feet south of the site. II.D.(3) Encourage pedestrian paths from all transit stops through commercial areas to residential areas within 1200 feet. When the commercial sites to the south and west are developed, a walkway may be constructed to link the subject property to those developments. At the present time, those sites are not improved sufficiently to be suitable jor pedestrian pathways. ILE.(1) Enhance building entry access. The main building entry will include a Porte au cochere and covered porch to provide weather protection for both pedestrians and vehicles; approximately 700sf of the weather protected space will be for the exclusive use of pedestrians entering the building. In addition, this entry is jlanked by approximately 600sf of landscaping. Bicycle racks will be located near the main entry. ILF.(1) Provide pedestrian-oriented open space at key locations. The main building entry is approximately 190' from the Killion Rd. public sidewalk. An illuminated, concrete walkway will connect the two and will feature pedestrian friendly elements such as benches and lawn. III.A.(1) Provide access roads through large lots with more than one street frontage. The property size is less than 10 acres and its only public street frontage is on Killion Rd. IILB.(1) Minimize driveway impacts. The property has 354.73' of street frontage on Killion Rd. One access is planned to enter the parking lot and another is planned off site to the south (via easement) to accommodate deliveries and provide emergency vehicle access to the rear of the building. Approximately 275' will separate the two accessways. III.C.(1) Meet requirements for location of parking lots on pedestrian-oriented streets. The parking lot is located to the side of the building and consumes 37% of the frontage; it is set back 48' from the ROW. The parking lot will be designed with curbs and guners to direct stormwater in accordance with Ciry of Yelm Development Regulations. III.C.(2) Meet requirements for parking lot design detail standards. The parking lot wi116e surrounded by a 6" vertical concrete curb. Lighting will be provided to meet all jurisdictional requirements and will be screened to avoid glare onto adjacent properties. Wheel stops will be installed in parking spaces to contain parked cars within the parking area. ADA signage will be provided on handicapped-accessible parking spaces. Pathways will be provided in conformance with City of Ye[m standards. IILD.(1) Minimize parking areas through joint use and management. A request to reduce the number of required parking spaces is being submitted under a separate variance application. III.D.(2) Encourage structured parking. Structured parking is not planned for the proposed development IILD.(3) Reduce impacts of parking garages. A parking garage or other covered parking is not planned for the development Tke proposed parking lot will be set back from Killion Rd. approximately 48' and will be screened with landscaping in accordance with City of Yelm guidelines. IV.A.(1) Incorporate human-scale building elements. The proposed building is a combination of two and three stories in height, 70' wide adjacent to the street frontage and 256' wide at its widest point. The building will employ the following human-scale elements: I) The ftrst floor resident units facing Killion Rd. will each have a patio and the second- and third floor units will each have a balcony; 2) the hipped roof will be constructed at a 4-in-12 pitch; 3) the building will have a covered main entry and several covered secondary entries. IV.B.(1) Reduce scale of large buildings. The proposed building is approximately 71,SOOsf in size. Horizontal building modulation to reduce the scale of the building will be employed by use of pop-outs and balconies. Roof design will be hip construction a 4-in-12 pitch. The building is double-tee-shaped and as such provides several fapades oriented toward the street frontage. Substantial landscaping will be massed in the southeast quadrant of the property. IV.C.(I) Architecturally accentuate building comers a[ street intersections. The property is not adjacent to a street intersection. IV.D.(1) Enhance buildings with appropriate details. Building details will include: I) Decorative railings on all resident balconies; 2) cementitious shakes in the building gables, painted in a color contrasting with but complimentary to the lap siding; 3) 4" window trim and belly bands to further soften the bulk and scale of the building. IV.E.(1) Re[ain original fagades. The proposed development is new construction and will not alter any existing structures. IV.E.(2) Use compatible building materials. The proposed building will be finished with painted cementitious lap and shake siding and architectural composition roofing, all in an earth-tone color palette. White vinyl-clad windows will provide contrast and articulation. IV.F.(1) Treat blank walls that are visible from the street parking or adjacent lot. The building will not have any surface areas of 400sf without a window, door, building modification or other architectural feature that are visible from the street or an adjacent lot 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. Mechanical equipment mounted on the roof will be screened so as not to be visible from the street or from the ground level of adjacent properties. 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. Service and utilities apparatus will be located and/or screened so as not to be visible from the street, unless the requirements of a utility provider conflict with this standard. V.F.(1) Use plant materials that are approved for use in downtown Yelm. Proponents may use other plant materials approved by the City. Landscaping will consist of plant materials specified in the City of Yelm Plan Materials Standards. V.G.(1) Develop a site landscape design concept. A landscaping plan will be developed in accordance with the standards of the City of Yelm. Plant materials will be selected to define recreation, circulation and parking areas and to buffer the bulk and scale of the building. Trees, shrubs and ground cover will be planted to create an aesthetically pleasing appearance. Native plants will be incorporated into the design. V.H.(1) Provide substantial site landscaping. Non-impervious areas will be landscaped in a manner consistent with the City of Yelm design standards and will include groomed lawn, cultivated trees, shrubs and ground cover. Type I landscaping at least l5' in width will be used on the north boundary to buffer the building from the multi family use to the north. Type II landscaping will be used on the north and west perimeter. Type III landscaping will be used on the Killion Rd. frontage and within the site to separate and define pedestrian and vehicular areas. Type IV landscaping will be used in parkdng areas. Type V landscaping will be used in stormwater retention/detention areas. V.H.(2) Protect and enhance natural features. The landscape plan will include indigenous trees and shrubs. V.I.(1) Screen all parking lots as required by Chapter 17.80, Landscaping. The parking areas will be landscaped in accordance with Chapter 17.80 of the Yelm Municipal Code. V.I.(2) An alternative to the required perimeter parking area landscaping plan may be submitted. An alternative plan is not contemplated. V.I.(3) Provide internal parking lot landscaping. Fifty parking spaces are proposed, forty-nine for general use and one for the facility van. The parking area will have at [east I Ssf of landscaping for each parking space. Shrubs will be planted at a minimum density of ftve per IOOsf. No parking space will be located more than 50' from a tree and a minimum of one tree will be provided for each five parking spaces. V.I.(4) Screen perimeter parking lot landscaping adjacent to neighboring properties. The parking lot will be separated from the north property line by a Type I landscape buffer. V.J.(1) Consider alternative building and parking siting strategies to preserve existing trees. There are no existing trees on the property. V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses. There are no stands of mature trees on the property. Mountain West Retirement Corp. Elderly Housing Profile Assisted Living Assisted living is a residential alternative that has rapidly become the preferred environment for the frail elderly, a growing segment of our aging population. Assisted living facilities (ALFs) aze not nursing homes (medical in orientation) nor aze they retirement centers (social in orientation); rather they occupy a niche somewhere between the two. A typical occupant is a widowed woman, over age 80, who upon admission has need for assistance in two or three activities of daily living. While the ALF is not a secured building, many of the residents may have some degree of the cognitive impairment (non-Alzheimer's) ofren associated with aging. All residents must be self-ambulatory but often use walkers, wheelchairs or motorized carts; most no longer drive an automobile. Each resident has a private apartment of 350-600 squaze feet with a full barrier-free bathroom, refrigerator and microwave; pull cords for staff assistance aze installed in strategic locations within the apartment. The residents provide their own furnishings and may have small pets. In addition, residentially designed and furnished community spaces aze available for all residents to use for scheduled and unscheduled activities, socialization and relaxation. Basic services provided to the resident are three meals per day in a common dining room, a daily activity program, assistance with bathing and dressing, medication monitoring, housekeeping and laundry service. Beyond the basic package, an ancillary bundle of services is designed to meet the needs of each individual resident; as the resident's needs increase, services such as incontinence care, physical therapy, behavior management and assistance with eating can be added to the bundle. This flexibility allows the resident to "age-in-place" and thereby either delay or avoid altogether the move to amedically-oriented traditional nursing home. Residents aze encouraged to participate in a vaziety of group activities involving exercise, crafts, cooking, music and the like; all of these activities focus on independence and personal choice. A community van is available for transportation to personal appointments as well as for planned group outings. ALFs aze best located in residential areas in order to provide ahome-like environment for the occupants who aze ofren making their first move from independent to group living. Site elements such as the building's structural scale and form, lighting, landscaping and signage aze designed to keep the facility as residential in character as possible. There is a defined outdoor azea for recreation, fresh air and light gardening. Since many residents and their visitors ambulate with difficulty, building entryways are protected and situated close to pazking azeas. ALFs managed by Mountain West Retirement aze Medicaid-certified in order to accommodate 1) residents whose income is currently inadequate to cover the cost of the caze level they require and 2) those long-term residents who have adequate resources upon admission but may have to "spend-down" in later yeazs when those resources aze exhausted. An allocation of the facility's units to private-pay and Medicaid is made and maintained based upon the region's demographics in order to best serve a community's need while maintaining the project's tazgeted profitability. ALFs in Oregon aze licensed by the State Senior and Disabled Services Department with all construction plans and specifications subject to review and approval by the Oregon Department of Health. In Washington, similar licensing and review aze administered through the State Department of Health Services. Congregate Care Congregate care, also known as independent living or "retirement center" living, may be a lifestyle of choice, unlike assisted living which tends to be a lifestyle of need. The choice is often predicated by the loss of a spouse, a decision to surrender driving privileges, a desire for personal security and social opportunities and/or freedom from the responsibilities of maintaining a lazger home. Industry statistics show that approximately one-fifth of congregate residents keep an automobile at the facility with the balance using the community van for shopping, personal appointments and social outings. Designed for the more active resident who ranges in age from 70 to 85, congregate caze apartments are larger than assisted living apartments and each has a small kitchen. Residents furnish their own apartments and may have small pets. Approximately 20% of the units aze double-occupied. Mountain West Retirement's basic congregate services include one meal per day in a common dining room, an activity and social package, housekeeping, laundry service and transportation. Additional meals and services can be purchased as well. Like ALFs, congregate care facilities aze best located in a residential setting to minimize transitional impacts on the resident population. By putting the two under one roof, the congregate resident can remain in their "home" environment when their need for assistance with daily living increases to the point that they require assisted living services. While congregate care facilities in Oregon and Washington do not require licensing, construction plans are reviewed by the respective State agencies.