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Hard File ScannedYEi,M comav~~ scxooLs Where all students can learn and grow Erlin~ Birkland Director of Facilities January 14, 2005 Mr. Grant Beck Director Community Development City of Yelm PO Box 479 Yelm, WA 98597 RE: Ridgeline Middle School Site Plan Review Dear Mr. Beck: /qN ~: q,~`~`, 1,9~©as~ After review of your letter of clarification dated January 13, 2005 regarding the site plan review for Ridgeline Middle School the Yelm School District is formally withdrawing its appeal of the site plan review. Thank you for your time and effort resolving these issues. If there are additional documents or information required please contact me at 360-458-6128. Sincerely, ~- ' and Director of Facilities and Construction cc: Alan Burke, Yelm Community Schools YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS 107 First Street North, P. 0. Box 476, Yelm, Washington 98597, (360) 458.6128, FAX (360) 458-6434 Community Development Department 105 Yelm Avenue West P.O. Box 479 Yelm, WA 98597 January 13, 2005 Erling `Rocky' Birkland, Director of Facilities Yelm Community Schools P.O. Box 476 Yelm, WA 98597 Rocky: As a follow-up to our meeting on January 4, 2005, regarding Yelm Community Schools appeal of the City's approval of the District's site plan review for the construction of a new Junior High School, I offer the following clarifications to the approval conditions. Condition 1. The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is .02 trips per student. TFC charges shall be applied for the new buildings and future portables, and is payable at building permit issuance. Clarification Pursuant to the Mitigated Determination of Non-significance, Yelm Community Schools will be extending a left turn lane on SR 507 required of the developer of the Hawks Landing Subdivision. Traffic Facility Charges from the Junior High School are credited towards this improvement. Prior to building permit issuance, an engineers estimate of the cost of extension of the turn lane to ensure that the TFC may be fully credited. If the construction cost exceeds the TFC, no additional traffic fee would be collected. Conditions 5. The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit. The number of ERU's will be calculated on water usage based on the design capacity of the new facility and the proposed portables. The applicant shall provide in the civil plan submission, proposed water usage calculations. Water connection fees are paid at building permit issuance. 6. The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,417.00 per ERU. The number of ERU's required will be determined by approved water consumption calculations. Sewer connection fees are paid at building permit issuance. Clarification The only reason the High School water and sewer connection fee's were deferred until connection to the system was the District's engineer had not submitted water usage calculations based on similar structures at the time the building permit was ready to issue. This situation should not exist in relation to the Junior High, as the civil plan and building reviews are in the beginning phase at this time and there should be ample time for the Districts engineer to find water usage from comparable facilities. (360) 458-3835 (360) 458-3144 FAX www.ci.yelm.wa.us Condition 12. A Type I landscape buffer is required along the perimeter of the property, with the additional requirement of a 25 foot landscape buffer along the south and southeast property line. / Type II landscaping is required around buildings. / Type III landscaping is required on Mill Road frontage. / Type IV landscaping is required in all parking areas. / Type V landscaping is required in any above ground stormwater facilities. / Additional trees shall be planted along the parking area to the northeast of the gymnasium, from the stormwater access road to the football field, to soften the appearance of building elevations to the adjacent residential property owners. Clarification The concern with this condition stemmed from the finding of fact related to landscaping. This finding reviewed required landscaping from the Yelm Municipal Code as well as how the Distinct intended to meet these requirements based on the conceptual landscaping plan submitted as part of the site plan review application. I understand now that you, as project manager, had not been provided with a copy of the landscaping plan by your consultant and had not reviewed it prior to submission to the City. The condition of approval restates the basic requirements of the Municipal Code and does not restrict the conceptual plan from changing provided that a revised plan meets these standards. Based on this, a revised site plan may be submitted for approval at any time prior to building permit issuance, and will be approved if it meets the minimum standards for landscaping. The type III landscaping on the Mill Road frontage part of the required frontage improvements, which are deferred. Condition 16. The applicant shall connect to the City's reclaimed water system at the time a reclaimed water line is located 200 feet from the property boundaries. All irrigation systems shall be designed for and utilize reclaimed water. The civil plans shall identify proposed reclaimed water lines, meters, valves, and any required backflow assemblies. When available, all irrigation at the Junior High and Mill Pond Intermediate School campus shall utilize reclaimed water. Prior to building permit issuance, the applicant shall enter into a reclaimed water user agreement with the City of Yelm which includes the requirements of this condition. Clarification The purpose of the site plan review process is to ensure that all City, State, and County regulations are met by a project, and the application is routed to various State and County agencies for comment, as well as other City Departments. It is common that issues that were unforeseen during the pre-submission meeting are identified and addressed during site plan review. In the case of the use of reclaimed water when available at the site, this is a requirement of Municipal Code. January 13, 2005 Page 2 of 3 General Clarification As far questions regarding some improvements, including reclaimed water and frontage improvements on the portion of the property occupied by Mill Pond School, the Municipal Code actually requires that the entire property be brought up to current City standards when an expansion takes place. As you know, the new Junior High and Mill Pond School are located on a single parcel of land created through a boundary line adjustment. That the City is not looking at all the land use standards at Mill Pond, including landscaping, parking and access, water and sewage usage, and other current requirements is a decision made by the Site Plan Review Committee which is unsupported by the Code. Hopefully, these clarifications to the conditions of approval satisfy the Districts concerns. The appeal will be held in abeyance until a written response as to whether the District wishes to withdraw the appeal or continue to hearing is received by the Community Development Department. Sincerely, Grant Beck, Director Department of Community Development January 13, 2005 Page 3 of 3 ~~ ~ ~ ~ ~ ~~, ~1~ ~ ~;, O~~crl ~- ~' ~' Condition 1 ~ Pursuant to SEPA MDNS, TFC's are credited towards turn lane improvements on SR 507, all that is really required at building permit issuance is confirmation that improvement costs exceed the TFC. Condition 3 Ballfields, irrigation for the ballfields, and fencing for the ballfields are all allowed wtihin - the corridor. The storm pond wilt have to be relocated slightly. Condition 5 The only reason the High School payment was deferred was to allow the District time to submit actual usages from comparable sites for the City's review. There is time to do ~ that work now for the Junior High School, and these numbers will be required as part of the civil plan review. Condition 6 Same as above Condition 12 The Mill Road frontage Type 111 landscaping will be included in the defferal agreement for frontage improvements. The vinyl coated chain link fence was discussed with the engineer and landscape architect. At a meeting on November 5, 2004, that the engineer and landscape architech told Tami that entire site would have chain link fencing and that the existing board fences were not acceptable, as the boards get kicked out. The green vinyl coating with sight obscuring slats on the fences that are adjacent to the existing housing areas was discussed... no slats needed on the southwestern (steep slope) side. It is also called out in the landscaping plans and submitted that it is pvc coated fencing. It was also agreed in that meeting that the dense Type I landscape barrier be modified to meet the schools security and safety concerns, and still meet the intent of the code. The landscape architect even created drawings that explained the inte~ Condition 16 The reason for site plan review is to fully review an application and attach conditions that are warranted by City Code. The Public Works Department noted during the review `~ process that the reclaimed water chapter of the YMC includes a requirement for connection to the reclaimed water system. This section could be interpreted to require _---~ connection now, but the condition was limited to when reclaimed water is available to the site. ~' Also, the property upon which the new Junior High School is built is part of the same legal parcel as Mill Pond Elementary. The Land use regulations actually require the enitre site to be brought up to current standards when a land use is expanded, but the City did not require this of Mill Pond School, athough technically it should have. City of Yelm Community Development Department P.O. Box 479 Yelm, WA 98597 (360) 458-3835 (360) 458-3144 FAX Memorandum To: Grant Beck Gary Carlson Jim Gibson Tami Merriman From: Roberta Allen, Administrative Assistant Date: December 28, 2004 Re: APP-04-0215-YL -Appeal of Conditional Approval of New Junior High School Attached is the application packet for the above referenced project. LAPP Appeal\04-0215 New Junior High School\CDD Memo.doc City of Yelm DaeRe By File No. ~/ \v Community Development Department NOTICE OF APPEAL YELM WASHINGTON Fee: Staff Decision - $50.00 Hearing Examiner Decision - $100.00 (In addition, any professional service charges per Resolution #358) DEC 2 3 2004 A Closed record appeal may follow either an open record hearing or an open record administrative decision on a project permit application when the appeal is on the record, and no or limited new evidence or information is allowed to be submitted. Appeals on Category I & II project decisions are heard by the City Council. Appeals on Category III & IV project decisions as well as Category 18~ II decisions which have been appealed to the City Council go to Superior Court and follow the judicial review process set forth in RCW 366.70C. A Notice of Appeal must be filed within 14 days of Notice of Final Decision. PROJECT CASE NUMBER BEING APPEALED S - d Y- O/d~O - L DATE OF NOTICE OF FINAL DECISION t~~-~rae-~ iy 2ooY APPELLANT(S) F ~ d~1T ~ Mailing Address i ~ City, State and Zips cZ ~r~. C.~~I 9d'S~ST Telephone l~La d • ~! b~• ~ /,~ fig EMAILE73rR~; <~9NV F~ ACS. [~E~7}~cr ,~ SPECIFIC ITEMS OF DECISION BEING APPEALED (attach additional sheet if necessary): ~S~z- ~rna~ it ~v Le~-?T~z - I affirm that all answers, statements and information contained in 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 owner to act with respect to this application. Further, I grant permission from the owner to any and all employees and representatives of the City of Yelm and other governmental agencies to enter upon and inspect said property as reasonably necessary to process this application. I agree to pay s of the City that apply to this application. Signed Date /~- ~~ • O y ~ - `~ \ i ]OS Yelm Avenue West (360) 958-3835 PO Boz 9 79 (360) 958-3199 FAX Yelm, WA 98597 u+u~w.ci.yelm.u~a.us YELM COMMUNITY SCHOOLS Where all students can learn and Qz•ow Erlin~ Birkland Director of Facilities December 22, 2004 Mr. Grant Beck Community Development City of Yelm PO Box 479 Yelm, WA 98597 RE: SPR-o4-oi8o-YL Appeal Dear Mr. Beck: It is the intent of Yelm Community Schools to appeal specific conditions outlined in the conditional approval of the referenced site plan. The specific conditions to be appealed are as follows: Page #1 Site Plan Review paragraph 2 The site plan submitted is to construct a 78,000 sq. ft. junior high school, a 4,200 sq. ft. gymnasium, location of future portables, associated parking and athletic fields. The square footages are, Jr. High school 7i, i6o sq. ft. and the gymnasium is i3,84o sq. ft. and a 600 sq. ft. alternate storage shed. Page #i Property Characteristics The property is located at io6o5 Mill Road SE. and is identified by assessor tax parcel number 2i725i4oioo. The assigned address is io6o5 Carter Street SE. Page #8 Landscaping Entire Section YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOITR AND FOLLOWS TITLE IX REOUIREMFNTS 404 Yelm Avenue West, P. O. Box 476, YeLn, Washington 98597, (360) 458-6t28, FAX (360) 458-6434 The boundaries described as being North, South, East and West are not representative of the actual conditions. An example of this is the description of the west boundary being a steep slope. The area containing a steep slope is the southern boundary of the proposed school site. This section also describes landscaping of the existing Mill Pond School site. The Mill Pond Intermediate School has been in existence since 1993 and was constructed to the standards of that time. It should be noted that schools do not have the ability to generate revenue streams other than by a vote of the residents ~~ithin the school district. It would be extremely difficult to pass bond issues for new schools and include unknown costs, which another jurisdiction may or may not include as a condition of constructing a new school site. Page #io Item #~ The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is .02 trips per student. TFC charges shall be applied for the new buildings and future portables and is payable at building permit issuance. School construction projects are long term, typically exceeding 12 months, and should not be required to pay use fees during construction. Traffic is not generated from the school site until it is occupied at which time applicable fees should be required. Item # ~ No structures or improvements shall be located in the SR 50~ Yelm Loop (Y2) corridor with the exception of irrigation and out-field fencing for the baseball diamond. As had been previously discussed it is the intent of the school district to utilize area within the proposed Y2 corridor as a storm drainage site and for limited athletic facilities, specifically the softball field. This site is limited in size and as such must utilize all of the available space for the purposes of the facility. Please keep in mind that this particular site was purchased for the purpose of a school site prior to the Y2 corridor designation. Mitigation regarding the relocation of the softball field should also be addressed to insure replacement of the softball field should the Y2 corridor be constructed. Item # S The applicant shall connect to the City water system. The cost to connect shall include a fee of $i,5oo.0o per Equivalent Residential Unit. The number of ERU's will be calculated on water usage based on the design capacity of the new facility and the proposed portables. The applicant shall provide in the ci~~il plan submission, proposed water usage calculations. Water connection fees are paid at building permit issuance. YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND POLL04VS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597, (360) 458-6128, FAX (360) 458-6434 This is the same condition, which existed at the Yelm High School project. Water connection fees were deferred to the time of connection. As ~~as discussed at the time of permit issuance for the high school these projects are in excess of a year to the point of connection in most cases. It would be blatantly unfair to the Yelm Community School District and its taxpayers to expend resources for extended periods of time on unused systems rather than collect proceeds from these funds. It should also be noted that the City of Yelm bears no expense or use of its system until connections to the system are completed. In addition a procedure to refund fees for water not consumed or a fee schedule based on actual consumption is the appropriate method for facilities of the size and complexity of a school. Using estimated numbers based on years old facilities ~~ith years old fixtures is an inappropriate means of calculating use. This method causes the school district to fund a utility system at what is likely to be a higher rate than other users. Item # 6 The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,4i~.oo per ERU. The number of ERU's required ti~ill be determined by approved water consumption calculations. Sewer connection fees are paid at building permit issuance. This is also the same condition, which existed at the Yelm High School project. Sewer connection fees v~~ere deferred to the time of connection. As vas discussed at the time of permit issuance for the high school these projects are in excess of a year to the point of connection in most cases. It would be blatantly unfair to the Yelm Community School District and its taxpayers to expend resources for extended periods of time on unused systems rather than collect proceeds from these funds. It should also be noted that the City of Yelm bears no expense or use of its system until connections to the system are completed. Page #1~ Item # 12 A Type I landscape buffer is required along the perimeter of the property with the additional requirement of a 25 foot landscape buffer along the south and southeast property line. • Type II landscaping is required around buildings • Type III landscaping is required on Mill Road frontage • Type IV landscaping is required in all parking areas • Type V landscaping is required in any above ground stormwater facilities. • Additional trees shall be planted along the parking area to the northeast of the gymnasium, from the stormwater access road to the football field, to soften the appearance of building elevations to the adjacent residential property otiners. YF.LM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597. (360) 458-6128, FAX (360) 458-6434 The requirements listed in condition #12 appear to include the entire property from Mill Road to the Northwest property boundary and conditions we believe to be contrary to existing development guidelines. This was not discussed in any meetings prior to the site plan submittal and has never been a condition when buildings have been added to a site previously. It had been the intent of the district to landscape the new middle school site. There had never been intent to landscape the Millpond Intermediate site. It seems contrary to previous discussions to landscape areas such as the area parallel to Mill Road when we had agreed to a deferment of street improvements in that location. The requirements indicate that a vinyl coated chain link fence ~Y~ith slats is to be used. Previous discussions call out chain link fence v~~ith slats not «nyl coated fencing. Is it the intent that a chain link fence be constructed parallel to the existing solid fencing on the south and southeast portions of the property? Page # 12 Item # 16 The applicant shall connect to the City's reclaimed water system at the time a reclaimed eater line is located 20o feet from the property boundaries. All irrigation systems shall be designed for and utilize reclaimed water. The civil plans shall identify proposed reclaimed water lines, meters, valves and any required backflow assemblies. When available, all irrigation at the Junior High and Mill Pond Intermediate School campus shall enter into a reclaimed water user agreement with the city of Yelm, which includes the requirements of this condition. The school is unaware of a requirement to connect to reclaimed water when reclaimed water is within 20o feet of property boundaries. This criterion has never been discussed in pre~~ious meetings regarding this project. To require the school district to construct a reclaimed water line along public right of way and private property is not a reasonable requirement. In addition the district has agreed to defer improvements along Mill Road. To be compelled to construct a water line and than reconstruct the road~~ay at a future date clearly duplicates construction costs ~~ith no benefit to the schools. No funding was set aside for such a project nor was such a project anticipated. In addition to our disagreement requiring the extension of a water main to the school site is the requirement that Mill Pond Intermediate be included in the use of reclaimed water. Mill Pond Intermediate is an established school with an irrigation system designed to use potable water. Whether or not the irrigation system could be converted to utilize reclaimed water is not the question. Why is the Mill Pond Irrigation system part of the site plan approval for the new middle school? YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. qo4 Yelm Aeenue West, P. O. Box 476, Yelm, Washington 9$597. (360) 458-6128, FAX (360) 45B-6434 Summary It is clear that school sites are not conventional developments e.g. housing or commercial for-profit developments. Schools are for the benefit of the entire population and should not be required to underwrite capital improvements such as traffic control, water systems and sewer systems. The exceptions granted to school sites should include provisions, which allow for actual utility usage, for city utilities, as do the private utilities serving the sites. The City of Yelm will not experience an increase in capital expenditures as a result of the school site, nor will it experience increased operating costs until such services are utilized. Landscaping of an existing school as a condition of constructing a new school serves no benefit to the school or its patrons. It should be noted that there is a concern that sight restrictive landscaping may create conditions, which are not in the best interests of the schools as they relate to safety and security. Sincerely, ' g Bir and ~~ irector of Facilities and Construction }TLM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNIT}' EMPLOYER AND FOLLOWS TITI P IX REQUIREMENTS 404 Yelm Avenue West, P. O. Box 476, }'elm, Washington 98597 (360) 458-6128, FAX (360) 458-6434 City o f Ye Z m Date RE By File No. ~/ \t~ Community Development Department NOTICE OF APPEAL YELM WASHINGTON Fee: Staff Decision - $50.00 Hearing Examiner Decision - $100.00 (In addition, any professional service charges per Resolution #358) G+~'~' DEC 2 3 2004 A Closed record appeal may follow either an open record hearing or an open record administrative decision on a project permit application when the appeal is on the record, and no or limited new evidence or information is allowed to be submitted. Appeals on Category I & II project decisions are heard by the City Council. Appeals on Category III & IV project decisions as welt as Category I & II decisions which have been appealed to the City Council go to Superior Court and follow the judicial review process set forth in RCW 366.70C. A Notice of Appeal must be filed within 14 days of Notice of Final Decision. PROJECT CASE NUMBER BEING APPEALED S - d y- O/YO - L DATE OF NOTICE OF FINAL DECISION r~e~,~raF~z /y 2oc~S/ APPELLANT(S) ~ t d.N1T Mailing Address ~ City, State and Zip ycZd,-~. te9A 9d'5~9~' Telephone l~lo [~ ~ ~! ~ ~ /j_ ~ EMAILE73r~21~ ~~9•t1y P A/C'S'. [~,~"1~Uci'~c~ SPECIFIC ITEMS OF DECISION BEING APPEALED (attach additional sheet if necessary): ~S~-a=- ~rrra~.5r ~-y lE~?-~2 - affirm that all answers, statements and information contained in 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 owner to act with respect to this application. Further, I grant permission from the owner to any and all employees and representatives of the City of Yelm and other governmental agencies to enter upon and inspect said property as reasonably necessary to process this application. I agree to pay s of the City that apply to this application. Signed Date /Z•2~•O,~/ 105 Yelm Avenue West (360) 458-3835 PO Box 479 (360) 458-3144 FAX Yelm, WA 98597 www.ci.yelm.w¢.us YELM COMMUNITY SCHOOLS Where all students can learn and grow Erlin~ Birkland Director of Facilities December 22, 2004 Mr. Grant Beck Community Development City of Yelm PO Box 479 Yelm, WA 98597 RE: SPR-o4-oi8o-YL Appeal Dear Mr. Beck: It is the intent of Yelm Community Schools to appeal specific conditions outlined in the conditional approval of the referenced site plan. The specific conditions to be appealed are as follows: Page #~ Site Plan Review paragraph 2 78,000 sq. ft. junior high school, a 4,200 sq associated parking and athletic fields. The site plan submitted is to construct a ft. gymnasium, location of future portables, The square footages are, Jr. High school 7i, i6o sq. ft. and the gymnasium is i3,84o sq. ft. and a 600 sq. ft. alternate storage shed. Page #1 Propert~Characteristics The property is located at io6o5 Mill Road SE. and is identified by assessor tax parcel number 2i725i4oioo. The assigned address is io6o5 Carter Street SE. Page # 8 Landscaping Entire Section YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 496, Yelm, Washington 98597, (360) 458-6iz8, FAX (360) 458-6434 The boundaries described as being North, South, East and West are not representative of the actual conditions. An example of this is the description of the west boundary being a steep slope. The area containing a steep slope is the southern boundary of the proposed school site. This section also describes landscaping of the existing Mill Pond School site. The Mill Pond Intermediate School has been in existence since 1993 and was constructed to the standards of that time. It should be noted that schools do not have the ability to generate revenue streams other than by a vote of the residents within the school district. It would be extremely difficult to pass bond issues for new schools and include unknown costs, which another jurisdiction may or may not include as a condition of constructing a new school site. Page #io Item #~ The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is .02 trips per student. TFC charges shall be applied for the new buildings and future portables and is payable at building permit issuance. School construction projects are long term, typically exceeding 12 months, and should not be required to pay use fees during construction. Traffic is not generated from the school site until it is occupied at which time applicable fees should be required. Item # 3 No structures or improvements shall be located in the SR 50~ Yelm Loop (Y2) corridor with the exception of irrigation and out-field fencing for the baseball diamond. As had been previously discussed it is the intent of the school district to utilize area within the proposed Y2 corridor as a storm drainage site and for limited athletic facilities, specifically the softball field. This site is limited in size and as such must utilize all of the available space for the purposes of the facility. Please keep in mind that this particular site was purchased for the purpose of a school site prior to the Y2 corridor designation. Mitigation regarding the relocation of the softball field should also be addressed to insure replacement of the softball field should the Y2 corridor be constructed. Item # 5 The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit. The number of ERU's will be calculated on water usage based on the design capacity of the new facility and the proposed portables. The applicant shall provide in the civil plan submission, proposed water usage calculations. Water connection fees are paid at building permit issuance. YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597 (360) 458-6128, FAX (360) 458-6434 This is the same condition, which existed at the Yelm High School project. Water connection fees were deferred to the time of connection. As was discussed at the time of permit issuance for the high school these projects are in excess of a year to the point of connection in most cases. It would be blatantly unfair to the Yelm Community School District and its taxpayers to expend resources for extended periods of time on unused systems rather than collect proceeds from these funds. It should also be noted that the City of Yelm bears no expense or use of its system until connections to the system are completed. In addition a procedure to refund fees for water not consumed or a fee schedule based on actual consumption is the appropriate method for facilities of the size and complexity of a school. Using estimated numbers based on years old facilities with years old fixtures is an inappropriate means of calculating use. This method causes the school district to fund a utility system at what is likely to be a higher rate than other users. Item # 6 The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,4i~.oo per ERU. The number of ERU's required will be determined by approved water consumption calculations. Sewer connection fees are paid at building permit issuance. This is also the same condition, which existed at the Yelm High School project. Sewer connection fees were deferred to the time of connection. As was discussed at the time of permit issuance for the high school these projects are in excess of a year to the point of connection in most cases. It would be blatantly unfair to the Yelm Community School District and its taxpayers to expend resources for extended periods of time on unused systems rather than collect proceeds from these funds. It should also be noted that the City of Yelm bears no expense or use of its system until connections to the system are completed. Page # ii Item # 12 A Type I landscape buffer is required along the perimeter of the property with the additional requirement of a 25 foot landscape buffer along the south and southeast property line. • Type II landscaping is required around buildings • Type III landscaping is required on Mill Road frontage • Type IV landscaping is required in all parking areas • Type V landscaping is required in any above ground stormwater facilities. • Additional trees shall be planted along the parking area to the northeast of the gymnasium, from the stormwater access road to the football field, to soften the appearance of building elevations to the adjacent residential property owners. YELM COMMUNITY SCHOOLS IS AN EQUAL OPPOR'T'UNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597, (360) 458-6iz8, FAX (360) 458-6434 The requirements listed in condition # 12 appear to include the entire property from Mill Road to the Northwest property boundary and conditions we believe to be contrary to existing development guidelines. This was not discussed in any meetings prior to the site plan submittal and has never been a condition when buildings have been added to a site previously. It had been the intent of the district to landscape the new middle school site. There had never been intent to landscape the Millpond Intermediate site. It seems contrary to previous discussions to landscape areas such as the area parallel to Mill Road when we had agreed to a deferment of street improvements in that location. The requirements indicate that a vinyl coated chain link fence with slats is to be used. Previous discussions call out chain link fence with slats not vinyl coated fencing. Is it the intent that a chain link fence be constructed parallel to the existing solid fencing on the south and southeast portions of the property? Page #12 Item # ~6 The applicant shall connect to the City's reclaimed water system at the time a reclaimed water line is located 20o feet from the property boundaries. All irrigation systems shall be designed for and utilize reclaimed water. The civil plans shall identify proposed reclaimed water lines, meters, valves and any required backflow assemblies. When available, all irrigation at the Junior High and Mill Pond Intermediate School campus shall enter into a reclaimed water user agreement with the city of Yelm, which includes the requirements of this condition. The school is unaware of a requirement to connect to reclaimed water when reclaimed water is within 20o feet of property boundaries. This criterion has never been discussed in previous meetings regarding this project. To require the school district to construct a reclaimed water line along public right of way and private property is not a reasonable requirement. In addition the district has agreed to defer improvements along Mill Road. To be compelled to construct a water line and than reconstruct the roadway at a future date clearly duplicates construction costs with no benefit to the schools. No funding was set aside for such a project nor was such a project anticipated. In addition to our disagreement requiring the extension of a water main to the school site is the requirement that Mill Pond Intermediate be included in the use of reclaimed water. Mill Pond Intermediate is an established school with an irrigation system designed to use potable water. Whether or not the irrigation system could be converted to utilize reclaimed water is not the question. Why is the Mill Pond Irrigation system part of the site plan approval for the new middle school? YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597, (360) 458-6128, FAX (360) 458-6434 Summary It is clear that school sites are not conventional developments e.g. housing or commercial for-profit developments. Schools are for the benefit of the entire population and should not be required to underwrite capital improvements such as traffic control, water systems and sewer systems. The exceptions granted to school sites should include provisions, which allow for actual utility usage, for city utilities, as do the private utilities serving the sites. The City of Yelm will not experience an increase in capital expenditures as a result of the school site, nor will it experience increased operating costs until such services are utilized. Landscaping of an existing school as a condition of constructing a new school serves no benefit to the school or its patrons. It should be noted that there is a concern that sight restrictive landscaping may create conditions, which are not in the best interests of the schools as they relate to safety and security. Sincerely, ' g Bir and irector of Facilities and Construction YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597, (360) 4g8-6iz8, FAX (360) 458-6434 YEL.M COMMUNITY SCHOOLS Where all students can learn and ~•ow Erlin~ Birkland Director of Facilities December 22, 2004 Mr. Grant Beck Community Development City of Yelm PO Box 479 Yelm, WA 98597 RE: SPR-o4-oi8o-YL Appeal Dear Mr. Beck: It is the intent of Yelm Community Schools to appeal specific conditions outlined in the conditional approval of the referenced site plan. The specific conditions to be appealed are as follows: Page #i Site Plan Review paragraph 2 The site plan submitted is to construct a 78,000 sq. ft. junior high school, a 4,200 sq. ft. gymnasium, location of future portables, associated parking and athletic fields. The square footages are, Jr. High school 7i, i6o sq. ft. and the gymnasium is i3,84o sq. ft. and a 600 sq. ft. alternate storage shed. Page #i Property Characteristics The property is located at io6o5 Mill Road SE. and is identified by assessor tax parcel number 2i72514oioo. The assigned address is io6o5 Carter Street SE. Page #8 Landscaping Entire Section YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS 4oq Yelm A. enue West, P. O. Box q76, Yelm, Washington 98597, (360) 458-6128, FAX (360) 458-6434 The boundaries described as being North, South, East and West are not representative of the actual conditions. An example of this is the description of the west boundary being a steep slope. The area containing a steep slope is the southern boundary of the proposed school site. This section also describes landscaping of the existing Mill Pond School site. The Mill Pond Intermediate School has been in existence since 1993 and was constructed to the standards of that time. It should be noted that schools do not have the ability to generate revenue streams other than by a vote of the residents within the school district. It would be extremely difficult to pass bond issues for new schools and include unknown costs, which another jurisdiction mayor may not include as a condition of constructing a new school site. Page # io Item #i The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is .02 trips per student. TFC charges shall be applied for the new buildings and future portables and is payable at building permit issuance. School construction projects are long term, typically exceeding 12 months, and should not be required to pay use fees during construction. Traffic is not generated from the school site until it is occupied at which time applicable fees should be required. Item # ~ No structures or improvements shall be located in the SR 50~ Yelm Loop (Y2) corridor with the exception of irrigation and out-field fencing for the baseball diamond. As had been previously discussed it is the intent of the school district to utilize area within the proposed Y2 corridor as a storm drainage site and for limited athletic facilities, specifically the softball field. This site is limited in size and as such must utilize all of the available space for the purposes of the facility. Please keep in mind that this particular site was purchased for the purpose of a school site prior to the Y2 corridor designation. Mitigation regarding the relocation of the softball field should also be addressed to insure replacement of the softball field should the Y2 corridor be constructed. Item # ~ The applicant shall connect to the City water system. The cost to connect shall include a fee of $i,5oo.0o per Equivalent Residential Unit. The number of ERU's will be calculated on water usage based on the design capacity of the new facility and the proposed portables. The applicant shall provide in the civil plan submission, proposed water usage calculations. Water connection fees are paid at building permit issuance. YELM COMMUNITY SCHOOLS IS AN EOUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REO IREMENTS qo4 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597, (360) 458-6128, FAX (360) 458-6434 This is the same condition, which existed at the Yelm High School project. Water connection fees were deferred to the time of connection. As was discussed at the time of permit issuance for the high school these projects are in excess of a year to the point of connection in most cases. It would be blatantly unfair to the Yelm Community School District and its taxpayers to expend resources for extended periods of time on unused systems rather than collect proceeds from these funds. It should also be noted that the City of Yelm bears no expense or use of its system until connections to the system are completed. In addition a procedure to refund fees for water not consumed or a fee schedule based on actual consumption is the appropriate method for facilities of the size and complexity of a school. Using estimated numbers based on years old facilities ~n~ith years old fixtures is an inappropriate means of calculating use. This method causes the school district to fund a utility system at what is likely to be a higher rate than other users. Item # 6 The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,4i~.oo per ERU. The number of ERU's required will be determined by approved water consumption calculations. Sewer connection fees are paid at building permit issuance. This is also the same condition, which existed at the Yelm High School project. Sewer connection fees were deferred to the time of connection. As was discussed at the time of permit issuance for the high school these projects are in excess of a year to the point of connection in most cases. It would be blatantly unfair to the Yelm Community School District and its taxpayers to expend resources for extended periods of time on unused systems rather than collect proceeds from these funds. It should also be noted that the City of Yelm bears no expense or use of its system until connections to the system are completed. Page #il Item # 12 A Type I landscape buffer is required along the perimeter of the property with the additional requirement of a 25 foot landscape buffer along the south and southeast property line. • Type II landscaping is required around buildings • Type III landscaping is required on Mill Road frontage • Type IV landscaping is required in all parking areas • Type V landscaping is required in any above ground stormwater facilities. • Additional trees shall be planted along the parking area to the northeast of the gymnasium, from the stormwater access road to the football field, to soften the appearance of building elevations to the adjacent residential property owners. YELM COMMUNITY SCHOOLS IS AN EO AL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS 404 Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597 (360) 458-6128, FAX (360) 458-6434 The requirements listed in condition #12 appear to include the entire property from Mill Road to the Northwest property boundary and conditions we believe to be contrary to existing development guidelines. This was not discussed in any meetings prior to the site plan submittal and has never been a condition when buildings have been added to a site previously. It had been the intent of the district to landscape the new middle school site. There had never been intent to landscape the Millpond Intermediate site. It seems contrary to previous discussions to landscape areas such as the area parallel to Mill Road when we had agreed to a deferment of street improvements in that location. The requirements indicate that a vinyl coated chain link fence v~~ith slats is to be used. Previous discussions call out chain link fence with slats not vinyl coated fencing. Is it the intent that a chain link fence be constructed parallel to the existing solid fencing on the south and southeast portions of the property? Page #i2 Item # 16 The applicant shall connect to the City's reclaimed water system at the time a reclaimed water line is located 20o feet from the property boundaries. All irrigation systems shall be designed for and utilize reclaimed water. The civil plans shall identify proposed reclaimed water lines, meters, valves and any required backflow assemblies. When available, all irrigation at the Junior High and Mill Pond Intermediate School campus shall enter into a reclaimed water user agreement with the city of Yelm, which includes the requirements of this condition. The school is unaware of a requirement to connect to reclaimed water when reclaimed water is within 20o feet of property boundaries. This criterion has never been discussed in previous meetings regarding this project. To require the school district to construct a reclaimed water line along public right of way and private property is not a reasonable requirement. In addition the district has agreed to defer improvements along Mill Road. To be compelled to construct a water line and than reconstruct the roadway at a future date clearly duplicates construction costs with no benefit to the schools. No funding was set aside for such a project nor was such a project anticipated. In addition to our disagreement requiring the extension of a water main to the school site is the requirement that Mill Pond Intermediate be included in the use of reclaimed water. Mill Pond Intermediate is an established school with an irrigation system designed to use potable water. Whether or not the irrigation system could be converted to utilize reclaimed water is not the question. Why is the Mill Pond Irrigation system part of the site plan approval for the new middle school? YELM COMMUNITY SCHOOLS IS AN EOUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITI E IX REOUIRFMENTS qoq Yelm A~~enue West, P. O. Box 476, Yelm, Washington 98597 (360) 458-6128, FAX (360) 45$-6434 Summary It is clear that school sites are not conventional developments e.g. housing or commercial for-profit developments. Schools are for the benefit of the entire population and should not be required to underwrite capital improvements such as traffic control, water systems and sewer systems. The exceptions granted to school sites should include provisions, which allow for actual utility usage, for city utilities, as do the private utilities serving the sites. The City of Yelm will not experience an increase in capital expenditures as a result of the school site, nor will it experience increased operating costs until such services are utilized. Landscaping of an existing school as a condition of constructing a new school serves no benefit to the school or its patrons. It should be noted that there is a concern that sight restrictive landscaping may create conditions, which are not in the best interests of the schools as they relate to safety and security. Sincerely, ' g Bir and irector of Facilities and Construction YELM COMMUNITY SCHOOLS IS AN EQUAL OPPORTUNITY EMPLOYER AND FOLLOWS TITLE IX REQUIREMENTS. 4oq Yelm Avenue West, P. O. Box 476, Yelm, Washington 98597. (360) 458-6128, FAX (360) 458-6434 STAFF REPOR T City of Yelm Community Development Department Case Number: SPR-04-0180-YL Applicant: Yelm Community Schools Agent: Erling Birkland Request: Construction of a Junior High School, with associated parking, gymnasium, and athletic fields. Recommendation: Approval with conditions Findings of Fact Site Plan Review A Notice of Application was mailed to local and state agencies, and surrounding property owners on November 10, 2004. The site plan submitted is to construct an 78,000 sq. ft. junior high school, a 4,200 sq. ft. gymnasium, location of future portables, associated parking, and athletic fields. Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to approve a proposal when the site plan conforms to the standards, provisions and policies of the city as expressed in its various adopted plans and ordinances including the applicable sections of the shoreline master program for the Thurston Region. Property Characteristics The property is located at 10605 Mill Road SE, and is identified by assessor tax parcel number 21725140100. The property is surrounded to the north, and southeast in low density residential housing. The properties to the south and west are single family residential. The site is bordered on the west by a steep slope. The property is approximately 30 acres in area and is currently occupied by Mill Pond Intermediate School, including classrooms, play areas, and a parking lot on the east portion of the property. The site is mostly level, and the area for the Junior High construction is currently open fields. The Intermediate school is located on Mill Road, which is classified as a neighborhood collector street. The property is identified by the Yelm Comprehensive Plan Map as Institutional District (ID), which was created to protect and preserve land devoted to existing and future use for civic, cultural, and educational and similar facilities. School facilities are allowed as a permitted use, subject to site plan review approval. Chapter 17.48 YMC establishes the allowed uses and the development standards for the Institutional District, as follows: Maximum height of buildings: Maximum development coverage Side yard minimum setback: Rear yard minimum setback: Front yard minimum setback 40 feet 70 percent of site. 15 feet (25 feet to residential zone) 15 feet (25 feet to residential zone, with 25 feet of landscaping) 35 feet (25 feet to minor street) The City of Yelm will provide police protection, water service, and sewer service to the new High School. Fire protection services are provided by The SE Thurston Fire/EMS District (Thurston County Fire Protection District #2). Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development. Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted water comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present. Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c) YMC when the project: Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest; • Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet city standards for the safe movement of traffic and pedestrians attributable to the project; December 17, 2004 Page 2 of 13 Makes a contribution to the facilities relating to capacity improvements identified in the adopted six-year traffic improvement program, in the form of a transportation facility charge. Concurrency with school infrastructure is achieved when the developer provides a letter from the local school district that the school facilities impacted by the proposed development are present, or are on an approved and funded plan, to assure that facilities will be available to meet the needs and impacts of the proposed development. State Environmental Policy Act The City's SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance on April 26, 2004, based on WAC 197-11-158. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts. The Site Plan Review Committee may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. The Mitigated Determination of Non-significance was issued with the following conditions: A dedicated left turn lane of at least 200 feet of storage southbound on SR 507 to the intersection of SR 507 and Carter Street is warranted by the new Junior High School. The developer of the Hawks Landing subdivision is required and has committed to construct 100 feet of dedicated left turn lane into Carter Street, leaving 100 additional feet required for the Junior High School. If the developer of the Hawks Landing subdivision does not complete his required improvement prior to occupancy of the new Junior High, the Yelm School District will be required to construct the entire required improvement. In that event, the City of Yelm shall require the developer of Hawks Landing to contribute his share of the cost of his required improvement to the District or the City will contribute any proceeds from the Hawks Landing developers bond to the District. Traffic Facilities Charges shall be credited towards this improvement The applicant shall enter into frontage improvements along neighborhood collector standard. a deferral agreement for required half street the School Districts property boundary to a Transportation Yelm is a small compact community most directly affected by two state highways, SR 510 and SR 507, which bisect the community. These state routes are used by local residents for transportation throughout the City, and for access to commercial and residential areas throughout the community as well as serving regional traffic. December 17, 2004 Page 3 of 13 The updated Transportation element of the Yelm Comprehensive Plan identifies a number of improvements designed to avoid the need to significantly widen existing streets, and particularly Yelm Avenue. New development impacts the transportation system in Yelm and, unless the improvements identified in the transportation plan are constructed, the City would need to require developers to pay the cost of internal street widening. The proposed SR 507 Yelm Loop is located at the eastern edge of the property. The Loop is a proposed replacement for State Routes 507 and 510 through the City of Yelm, creating a route for regional traffic to avoid the City core and local access traffic. The Loop has been identified, an Environmental Assessment has been prepared, and a Finding of No Significant Impact has been issued. A public process was used to identify the proposed route and the Yelm Comprehensive Plan was updated to adopt the route as part of the transportation system in the City. The northern portion of the Loop is being designed and Yelm is currently attempting to obtain funding for preliminary engineering and right-of-way acquisition for the southern portion of the Loop. The Yelm Comprehensive Plan was updated in 2000 to adopt the preferred alternative location of the SR 510 Yelm Loop and SR 507 Yelm Loop, known as the Y2/Y3 transportation corridor, as identified in the Y2/Y3 Environmental Assessment. The Yelm Comprehensive Transportation Plan is adopted as an element of the Comprehensive Plan. The loop is identified as a project on the City's Six Year Transportation Improvement Program. The Yelm Comprehensive Transportation Plan establishes the following policy regarding right-of-way... To retain existing right-of--way and to identify, acquire, and preserve rights-of--way. The City intends to use the recommendations from this Transportation Plan to identify current and future transportation system needs. The City will identify specific transportation system needs. The City will identify specific transportation corridors and alignments and locate and protect needed rights-of--way as soon as possible. Some methods that will be used to acquire and preserve rights-of--way include: • Requiring dedication of rights-of--way as a condition for development when the need for such rights-of--way is linked to the development; • Requesting donations ofrights-of--way to the public; • Purchasing rights-of--way by paying fair market value; and • Acquiring development rights and easements from property owners. December 17, 2004 Page 4 of 13 The City also seeks to protect rights-of--way from encroachment by any structure, substantial landscaping, or other obstruction to preserve the integrity of a comprehensive plan recommendation. Protection methods that may be used include a minimum setback requirement for property improvements to preserve sufficient right- of-way to allow for expansion of roadways; and development of specific guidelines regarding the installation and maintenance of any landscaping within the public right-of--way. The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The concurrency chapter of the Municipal Code provides a default table that is used to determine new peak PM trips generated by a proposed use, which in the case of junior high school, is .02 peak PM trips per student. The number of students projected for the junior high school is 750, and associated portables is 360. The formula for determining the TFC charge is the number of students, multiplied by .02. 1,110 X .02 = 22.2 new trips. $750 X 22.2 = $16,650.00. Traffic facility charges may be credited towards the cost of required off-site transportation improvements. The existing intermediate school fronts on Mill Road, which is a neighborhood collector, and 107th Loop which is a local access residential street. Access to the Junior High will be by a connection to Carter Street, which is located on SR 507. The environmental and transportation analysis documents submitted in April 2004 both reflect all traffic entering the Junior High by Carter Street. The existing environmental documents and the site plan submitted for this review indicates that school buses will enter on Carter Street, and exit by a fire lane onto 107th Loop, and then onto Mill Road. The fire lane access onto 107th Loop does not provide for a safe exiting for the buses onto 107th Loop and does not meet driveway or intersection requirements. The fire lane must either be gated and remain unused by normal school maintenance and bus access or must be realigned to be perpendicular to 107th Loop for at least 30 feet from the intersection. The School District has indicated that they wish to have a gate at the entrance into the Junior High School. Carter Street where it adjoins to the site entrance is a public street and cannot be a dead end. Aturn-around area should be provided. Section 46.080 (C) Yelm Development guidelines allows the City to determine when frontage Improvements are required, and under certain circumstances may permit deferral of installation of such improvements to a later date. Deferred frontage improvements shall be secured for installation at a later date by a waiver of protest, and commitment to participate in a local improvement district. The property owner shall execute and record a covenant document that insures the participation of the subject property owner(s) in any local improvement district formed for the construction of such frontage improvements. Said document shall be in a form acceptable to the City Attorney and shall be effective for a period of fifteen (15) years from the date of recording. December 17, 2004 Page 5 of 13 Water Supply The City's Water Comprehensive Plan identifies the property as being within the water service area and the property is currently served by City water. The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). The existing intermediate school is currently connected to City water services. There is an existing water main located on 107fh Loop and Carter Street. The junior high would be required to connect to the City's water system and the projects internal roadways will be required to have a water main installed to serve fire hydrants and individual services. Water usage calculations shall be submitted with civil plans to show proposed usage at full build out. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections between the irrigation system and the water meter. Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area. The current fee to connect to the City sewer system is $5,417.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). Sewer fees are based on water usage calculations. The intermediate School is currently connected to City sewer services. There is an existing sewer main located on Carter Street. It is the policy of the city of Yelm to reclaim 100 percent of the wastewater generated by the city and that reclaimed water shall be used within the jurisdiction wherever its use is economically justified, financially and technically feasible, and is consistent with legal requirements of Chapter 90.46 RCW, for the preservation of public health, safety and welfare, and the protection of the environment. Reclaimed water uses may include, but are not limited to, the irrigation of food and nonfood crops, landscape irrigation, impoundments, fish hatchery basins, decorative fountains, flushing of sanitary sewers, street cleaning, dust control, fire fighting and protection, toilet and urinal flushing, washing aggregate and concrete production, industrial cooling and industrial processes. December 17, 2004 Page 6 of 13 Section 13.24.050 YMC requires that reclaimed water be used at identified reuse areas for consumptive beneficial use and ground water recharge areas. This information shall be used by city officials to mandate construction of reclaimed water distribution systems or other facilities in new and existing developments for current or future reclaimed water use as a condition of any development approval or continued potable water service if future reclamation facilities are proposed in the facilities plan indicating reclaimed water could adequately serve the development. At such time as reclaimed water becomes available to the site, the schools shall connect to reclaimed water for irrigation purposes. Stormwater Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual, which requires all development to treat and control stormwater when over 5,000 square feet of impervious surface is created. The applicant has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of the stormwater. The Community Development Department has reviewed this report and find that stormwater from the site can be managed appropriately through the conceptual plan. Civil plan review will include a final stormwater plan consistent with the preliminary plan. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Any changes to the preliminary stormwater system required by conditions of this approval would have to meet the standards of the stormwater manual and Yelm Development Guidelines. Parking The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to the design of lots, the number of stalls required, pedestrian pathways within lots, and safety. The requirements of off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement is in excess of the minimum set forth. December 17, 2004 Page 7 of 13 The minimum parking requirements for a junior high school is one space for every 10 students of design capacity. Places of assembly such as gymnasiums and auditoriums shall be determined separately. The Americans with Disabilities Act (ADA) requires handicap accessible stalls. The requirements for ADA stalls for parking lots between 200 and 300 spaces is seven (7) accessible stalls with at least one of the stalls being van accessible. Fire Fire protection to the buildings must be provided per the International Fire Code. The specific requirements for installation of additional fire hydrants and fire lanes will be determined during civil plan review. The International Building Code (IBC) provides occupancy ratings for different types of uses, including schools. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. Section 17.48.080 Open Space/Institutional setback requirements states that if adjacent properties are in any residential district, the year yard setback shall be a minimum of 25 feet and that the entire 25 foot depth shall be landscaped. The entire north, south, southeast, and southwest property line borders residential properties. The school district has expressed a concern with safety, having dense landscaping at the perimeter of the site. As an alternative, the school will provide privacy slats installed in a green vinyl coated chain link fence around the perimeter of the site. The 25 foot landscape requirement shall be met by planting shrubs adjacent to the fence, and the 25 foot area with grass. This landscaping shall occur along the south and southeast perimeter. The west perimeter of the site is a steep slope that rises 50 - 70 feet. The slope and natural vegetation shall be left undisturbed, and shall meet the landscaping requirements. The northern portion shall be landscaped with a Type I landscaping, providing a dense barrier between the school, parking, and the residential homes. This landscaping incorporates the privacy slats in the vinyl coated chain link fence, as well as 15 feet of landscaping. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of December 17, 2004 Page 8 of 13 pedestrians from streets and parking areas. Type III landscaping is characterized by a 6 foot planter strip, with street trees planted 35 feet on center. Type IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is required in storm water retention areas, if required. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening. Refuse areas are required to be assessable by LeMay, screened with a material and design compatible with the overall architectural theme of the associated structure, at least as high as the refuse container, and must be at least six-feet in height with a gate enclosure. No refuse container is allowed between a public street and the front of a building. Refuse collection areas must be designed to contain all refuse generated on site and deposited between collections and refuse should not be visible from outside the refuse enclosure. Light and Glare The location of the Junior High School is immediately adjacent to a residential subdivision which will be impacted by light and glare from the school site. An illumination plan should be required prior to building permit issuance which demonstrates that light from project will not exceed more one lumen at the property lines. Lighting on the sides of the buildings shall be reduced by the placement of additional trees in the parking lot landscaping areas. This landscaping is also intended to soften the appearance of parking areas, and building elevations. Conclusions of Law A. The Site Plan Review Committee has jurisdiction to consider and decide the issues presented by this request. B. The applicant has established that the request for site plan review approval satisfies all criteria set forth in Section 18.84.020 (C) YMC, meets all requirements of the Institutional District zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: December 17, 2004 Page 9 of 13 1. The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is .02 trips per student. TFC charges shall be applied for the new buildings and future portables, and is payable at building permit issuance. 2. The applicant shall construct dedicated left turn lane of at least 200 feet of storage southbound on SR 507 to the intersection of SR 507. The developer of the Hawks Landing subdivision is required, and has committed to construct 100 feet of dedicated left turn lane into Carter Street, leaving 100 additional feet required for the Junior High School. If the developer of the Hawks Landing subdivision does not complete his required improvement prior to occupancy of the new Junior High, the Yelm School District will be required to construct the entire required improvement. In that event, the City of Yelm shall require the developer of Hawks Landing to contribute his share of the cost of his required improvement to the District or the City will contribute any proceeds from the Hawks Landing developers bond to the District. Traffic Facilities Charges shall be credited towards this improvement. 3. No structures or improvements shall be located in the SR 507 Yelm Loop (Y2) corridor with the exception of irrigation and out-field fencing for the baseball diamond. 4. The applicant shall enter into a deferral agreement for required half street frontage improvements along the School Districts property boundary on Mill Road to a neighborhood collector standard. 5. The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,500.00 per Equivalent Residential Unit. The number of ERU's will be calculated on water usage based on the design capacity of the new facility and the proposed portables. The applicant shall provide in the civil plan submission, proposed water usage calculations. Water connection fees are paid at building permit issuance. 6. The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,417.00 per ERU. The number of ERU's required will be determined by approved water consumption calculations. Sewer connection fees are paid at building permit issuance. 7. Upon completion of the onsite installation as per the City's Development Guidelines, the S.T.E.P. sewer equipment, appurtenances and lines shall be deeded to the City, and an easement provided for maintenance. 8. The applicant shall design and construct all stormwater facilities in accordance with the 1992 Department of Ecology stormwater Manual, as December 17, 2004 Page 10 of 13 adopted by the City of Yelm and the conceptual stormwater plan included with the application for site plan review. 9. Parking shall be provided in accordance with the City of Yelm Development Guideline standards based on one space for every ten (10) students of design capacity. Assessable spaces shall be provided pursuant to the ADA. The parking area must include provisions for delineated pedestrian access from Carter Street. Landscaping in parking lots shall be provided in accordance with Chapter 17.80 YMC, Yelm Development Guidelines, and Yelm Design Guidelines. 10. The applicant shall submit fire flow calculations for all proposed hydrants in accordance with the International Fire Code and International Building Code. All hydrants must meet minimum City standards in the Development Guidelines. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. 11. The civil plans shall include a complete detailed landscape plan in accordance with Chapter 17.80 YMC, including provisions for irrigation and for maintenance of landscaping. 12. A Type I landscape buffer is required along the perimeter of the property, with the additional requirement of a 25 foot landscape buffer along the south and southeast property line. • Type II landscaping is required around buildings. Type III landscaping is required on Mill Road frontage. • Type IV landscaping is required in all parking areas. • Type V landscaping is required in any above ground stormwater facilities. • Additional trees shall be planted along the parking area to the northeast of the gymnasium, from the stormwater access road to the football field, to soften the appearance of building elevations to the adjacent residential property owners. 13. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. Screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six-feet in height with a gate enclosure. The fence shall be a solid material such as wood or masonry, and shall be designed per the City of Yelm Development guidelines. Building plans shall include architectural details of the enclosure. December 17, 2004 Page 11 of 13 14. The fire lane access to 107th Loop shall either be gated and unused for any access other than by the fire department or shall be realigned to be perpendicular to 107th Loop for a distance of at least 30 feet from the intersection with 107th Loop. 15. A cul-de-sac or other approved turnaround meeting the standards of the Yelm Development Guidelines shall be provided on the site of the Junior High School at the end of Carter Street. 16. The applicant shall connect to the City's reclaimed water system at the time a reclaimed water line is located 200 feet from the property boundaries. All irrigation systems shall be designed for and utilize reclaimed water. The civil plans shall identify proposed reclaimed water lines, meters, valves, and any required backflow assemblies. When available, all irrigation at the Junior High and Mill Pond Intermediate School campus shall utilize reclaimed water. Prior to building permit issuance, the applicant shall enter into a reclaimed water user agreement with the City of Yelm which includes the requirements of this condition. 17. The building plans shall include an illumination plan which demonstrates that light from project will not exceed one lumen at the property lines. Lighting on the sides of the buildings shall be reduced by the placement of additional trees in the parking lot landscaping areas. C. The Site Plan is valid for eighteen (18) months from the date of this approval. The applicant may request asix-month extension on the approval, if the request is made in writing prior to the expiration date of this approval. If you need additional information or assistance, please call the Community Development Department at (360) 458-3835. Decision The request for site plan review approval is hereby granted subject to the conditions contained in the conclusions above. APPROVED this day of December, 2004. Grant Beck, Director of Community Development Site Plan Review Committee City of Yelm December 17, 2004 Page 12 of 13 Appeal Site Plan Approval is a Type II Administrative land use approval. An appeal of this decision can be filed within 14 days from the date of this approval, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing, contain specific factual objections, and include the appeal fee of $50.00. December 17, 2004 Page 13 of 13