clarification lett (2)
City of Yelm
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.
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.