8246pwcomments.wpd (3)
Date: March 29, 2000
To: Planning Commission
From: Cathie Carlson, City Planner
Re: Mixed Use Planned Development Approval, MPD 00-8246-YL
LIST OF EXHIBITS: Exhibit I - Site Plan
Exhibit II - Vicinity Map
Exhibit III - Public Hearing Notice
Exhibit IV - Mitigated Determination of Non-Significance
Exhibit V - Comment Letters
PUBLIC HEARING OBJECTIVE:
The Planning Commission must determine if the proposed project is consistent with the
City of Yelm's Comprehensive Plan and applicable Municipal Code(s). After
consideration of the facts and public testimony the Planning Commission must take one
of the following actions: request additional information from the applicant and/or staff,
continue the public hearing or make a recommendation of action to the City Council.
PROPOSAL:
Two-phased Mixed Use Commercial Development including the demolition of 2 - 4
residential units on approximately 19 acres. Phase I includes the construction of a 6
screen cinema with infrastructure improvements. Phase 11 includes infrastructure
improvements, the addition of 2 screens to the cinema, 13,500 sq. ft. of retail space,
10,000 sq. ft. restaurant, 19,500 sq. ft. of office space, 6,000 sq. ft. Library (optional
retail), 48 room addition to the Prairie Hotel, 20,000 sq. ft. fitness center, 6,000 sq. ft.
conference center and an option for up to 20 dwelling units in place of office space.
FINDINGS and CONCLUSIONS:
1. Proponent. Yelm Prairie Development Company
2. Location. The project site is bound by Yelm Avenue East, 103~d Avenue
SE and West Road SE.
3. Public Notice. Notice of the Public Hearing was published in the Nisqually
Valley News on March 24, 2000, and posted in public areas on March 22,
2000. The notice was mailed to adjacent property owners and the
applicant on March 22, 2000.
4. Existing Land Use. Prairie hotel, residential with the majority of the site
vacant.
5. Adjacent Land Uses. Commercial, residential and vacant property.
6. Zoning. The site is zoned C-1 Commercial District, Chapter17.26. All
adjacent properties are zoned C-1 Commercial District, Chapter 17.26.
7. Transportation and Site Access. The site has road frontage on E. Yelm
Avenue, 103"' Street, 4th Avenue and West Road. The existing access to
the site is on 103~d Street. The applicant proposes a full access at E.
Yelm Avenue which aligns with the new alignment of Clark Road, an
access from 4th Avenue, two full accesses and two driveway accesses on
West Road.
The City of Yelm has designed and funded a street improvement project
on E. Yelm Avenue. Those improvements include the realignment of Clark
Road, a center turn lane on E. Yelm Avenue, planter strip and sidewalk.
While the City has funded the project it is unknown at this time when the
improvements will be complete.
Traffic using the 4th Avenue access will be traveling to the site via Van
Trump and Jefferson Streets. Neither Van Trump or Jefferson Street are
built to City standards. It is estimated that with a full access at 4th Avenue
this will increase neighborhood traffic during the Saturday peak hour (7:00
to 8:00 p.m.) to 42 trips and a Monday thru Thursday average of 450 daily
trips. By limiting the 4th Street access to an entrance only, those trips
would be reduced to approximately 19 trips and a Monday thru Thursday
average of 285 daily trips.
Traffic using the West Road access will be traveling to the site from 103~d
Avenue. West Road is not built to City standards. The Traffic Impact
Analysis estimates approximately 16 (8 in and 8 out) new trips during the
peak hour and 160 daily trips.
The City's Concurrency Ordinance, requires all development to mitigate
impacts to the City transportation system. The Traffic Impact Analysis
estimates at full build out the project will generate 307 new p.m. peak hour
trips.
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7. Parking. Chapter 17.72, Off-Street Parking and Loading, requires
minimum parking ratios and loading areas. The variety of uses have
different parking ratios. Staff has reviewed the parking plan and finds that
the project meets minimum standards. At this time no loading areas have
been proposed. As building plans are submitted staff will review each plan
to ensure minimum loading areas are provided.
8. Wastewater. The project site is served by the City's public STEP system.
The lines that serve the site are located on Yelm Avenue, 103rd Street and
West Road.
9. Water Supply. The project site is served by the City's public water system.
The line that currently serves the site comes from 4th Avenue and runs
"cross country" to the Prairie Hotel. Gordon's Nursery and A-1 Rentals are
also served from this line. The water system map shows the water line on
Yelm Avenue and the existing line on-site as the service lines for the site.
Sufficient fire flow is not present for the project without the extension of the
8" main from the northwest West Road parking lot access northwest on
West Road, continuing south on 4th Avenue and connecting to the Van
Trump and Jefferson Street 8" tees.
The West Road water main from the pro~ect's West Road northwest
parking lot access southeasterly to 103r Avenue is not necessary for
Phase 1 of the project. Further analysis needs to be conducted as to the
requirement of Phase 11's need for this extension. Preliminary analysis
shows that buildout of both Phase I and II do not require the extension of
this main. Any variations in the site plan or uses proposed could change
this and would be taken into consideration at the time of Phase 11 or any
development on the North side of West Road (whichever comes first).
There is one water connection to a private residence from the 4th Avenue
water main. This connection also runs "cross country' and is in the
approximate location of the proposed site access on 4th Avenue.
10. Drainage/Storm water. The completed project will increase impervious
surfaces on the site and adjacent streets. Impervious surfaces create
storm water runoff. When uncontrolled and untreated storm water runoff
can create health and safety hazards.
The applicant has submitted a Preliminary Stormwater Report that
estimates the impervious surface, infiltration rates of the runoff, and a
conceptual design for treatment and storage of the stormwater.
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Following land use approval, the City Stormwater Manual requires the
developer to submit a final plan consistent with the final impervious
calculations for the site.
11. Fire Protection. Fire protection is provided by the Thurston County Fire
District #2. As development occurs there will be additional demands for
fire service.
12. Police Protection. Police protection is provided by the City of Yelm. As
development occurs there will be additional demands for police service.
13. Landscaping. Landscaping and screening are necessary to promote
safety, to provide screening between compatible land uses, to safeguard
privacy and to protect the aesthetic assets of the City. Chapter 17.80,
Landscaping, requires the applicant to provide on-site landscaping for all
development proposals.
The project developer has submitted a conceptual landscape plan that
adequately identifies the type and location of landscaping as required by
the code. In addition the project developer has been working with a
residential neighbor to the northwest of the site on specific landscaping
plans.
Chapter 17.80 requires that prior to building occupancy the applicant
provide the Planning Department with a final landscape and irrigation plan,
including refuge area, for approval. Installation of the improvements must
also occur prior to issuance of Certificate of Occupancy.
14. Design Guidelines. The project site is designated as Mixed Use in the
City's Design Guidelines. The Design Guidelines require developers to
consider:
1. Site Planning - the location, orientation and relationships of
buildings, parking lots and other features.
2. Pedestrian Access - pedestrian circulation, safety and comfort.
3. Vehicular Access and Parking - location and size of driveways,
access roads and parking lot.
4. Building Design - design elements and character of built structures.
5. Site Design and Landscaping - character and qualities of
landscaping, open space and other site features.
Design review is an administrative process performed by staff. Staff has
reviewed the proposal and finds that the site planning, pedestrian access
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and vehicular access and parking meet the intent of the Design
Guidelines.
No later than at the time of building plan submittals, Staff will review
building design and final landscape plans to ensure the intent of the
Design Guidelines are met.
15. Environmental Review. After review of the environmental checklist, a
Mitigated Determination of NonSignificance (MDNS) was issued on March
9, 2000. The comment period expired on March 22, 2000. The MDNS is
attached as Exhibit IV.
16. Comprehensive Plan and Development Standards. As conditioned, the
proposal complies with the City of Yelm Comprehensive Plan and all
known applicable development regulations.
Staff Recommendation:
Staff recommends the project be approved with the following conditions of approval and
that the Planning Commission forward the proposal to the City Council for review and
approval.
Environmental
Prior to issuance of building permits all final mitigation measures identified in the
Mitigated Determination of NonSignificance shall be met.
Transportation
1. The City of Yelm and the Washington State Department of Transportation are
currently partnering a major roadway improvement project on East Yelm Avenue.
Although funding for this project is federal funds, the Prairie Park project will pay a
percentage match for their share of the frontage improvement.
2. The on-site internal roadway section is "Local Access Commercial". As shown
on the site plan the road standard has been modified through the curve to reflect
wider driving lanes needed to accommodate the reduced radius. Modifications
have also been made to the road section between buildings C & D deleting the on-
street parking lane, increasing the planter strip width from 6' to 11' and the
sidewalk width from 5' to 10' (placing the sidewalk in the utility easement). The
remainder of the internal road has been modified from the "Local Access
Commercial" section combining the 6' planter strip and 5' sidewalk into a more
pedestrian friendly 11' sidewalk with street tree grates.
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3. The applicant shall be responsible for half-street improvements along the site's
frontage on West Road. The roadway section is "Commercial Collector". The
frontage improvements include lane improvements, curb, planter strip, sidewalk,
landscape and storm drainage. The applicant shall dedicate sufficient right of way
on which to construct the half-street improvements. These improvements shall be
constructed in two phases. Phase I shall include approximately 400 linear feet on
West Road for the new theater complex. Phase II shall include the remainder of
roadway within the project limits on West Road. Phase II improvements will be
triggered by 150 net PM peak trips, or the development of either buildings H and
I, whichever comes first.
4. Access will include the following ingress/egress:
a. One 36-foot full service entrance to align with Clark Road on East Yelm
Avenue;
b. One one-way only entrance on 4th Avenue;
C. A Phase 1 full service access on West Road
d. A Phase 1 parking lot access on West Road
e. A Phase II full service access on West Road, exact location to be
determined at Phase II
f. A Phase II parking lot access on West Road, exact location to be
determined at Phase II
7. A traffic calming technique will be utilized at the West Road access to discourage
left turn movements onto West Road. The City will approve final technique and
design of the traffic calming device.
6. Street lighting shall be installed per the City's Development Guidelines.
7. Storm Drainage shall be installed per the City's Development Guidelines.
8. Site grading and fill placed on the proposed site shall be completed to 95% density
per the City's Development Guidelines.
9. A grading permit is required from the Public Works Department prior to any
grading on site.
10. Parking lots shall be designed per the City's Development Guidelines to meet
American Disabilities Act (ADA) requirements.
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Water
1. The applicant shall connect each new building to the City water system. The cost
of connection is established by City resolution and is payable at building permit.
The meter fee shall be per the City fee schedule.
2. The onsite water line installation shall be looped to afford maximum fire protection
as per the Uniform Fire Code. At a minimum, the loop will include connections on
East Yelm Avenue, 103rd Avenue, West Rd. and at the intersections of Jefferson
and Van Trump along 4th Avenue.
3. The 8" main which runs along the northwest West Road parking lot access shall be
continued northwest on West Road, continuing south on 4th Avenue and
connecting to the Van Trump and Jefferson St. tees. Water line and hydrants shall
be installed as per City of Yelm Development Guidelines.
4. At Phase II or any proposed development on the north side of West Road
(whichever comes first) , the applicant and the City will re-examine water usage
requirements and determine pro-rata share (if any to this project) and various
installation strategies (LID, etc.) of the water main extension on West Road from
the project's northwest parking lot access running southeasterly to 103rd Avenue.
5. To ensure compliance with the City's 1995 water comprehensive plan, the
applicant shall connect to and install 8-inch mains throughout the project as per the
preliminary water plan.
6. As per City of Yelm "Development Guidelines", minimum hydrant spacing for
building coverage shall be a minimum of 150 linear feet radius. Hydrants shall be a
minimum of 50 feet from any structure.
7. Upon completion of on site water installation, per the City's Development
Guidelines, the lines shall be deeded to the City.
8. Existing water customers whose service is disconnected by the project will be
reconnected in a manner approved by the City.
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9. Existing on-site wells shall be abandoned per Department of Ecology regulations.
Any water rights available on-site shall be transferred to the City of Yelm.
Sewer
1. The applicant shall connect to the City STEP sewer system. This project is located
in LID #1 and requires a portion of the connection fee to be paid at the time of
building permit. The cost of connection is established by City resolution. An
Equivalent Residential Unit (ERU) equals 240 gallons of water consumption per
day. Inspection fees shall be per the City Fee Schedule.
2. Upon completion of collection lines and onsite STEP installations, per the City's
Development Guidelines, the collection lines and STEP sewer equipment shall be
deeded to the City.
3. To ensure compliance with the City's 1998 sewer comprehensive plan, the
applicant shall connect to a 4-inch main at the intersection of Clark Road. Internal
collector lines shall be 4-inch diameter with two-inch service lines. Proposed
buildings H and I will connect to the existing line on West Road.
4. Septic system abandonment will be per the Thurston County Health Department.
Stormwater
1. The applicant shall design and construct all storm water facilities in accordance
with the DOE Storm Water Manual, as adopted by the City of Yelm. Best
Management Practices (BMP's) are required during construction of the storm
water facilities.
2. The applicant shall compile a final storm water report along with construction
drawings.
3. The applicant shall submit a storm water operation and maintenance plan to the
Public Works Department for approval prior to final plat approval.
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4. As part of the final storm water report, the applicant shall conduct hydrological
testing to ensure the site is not subject to unusual high groundwater. The applicant
will identify areas of potential effects associated with planned cuts and fills.
Design Standards
1. The applicant shall utilize the City's Development Guidelines as a guide to develop
project civil drawings.
Landscaping
Prior to occupancy of Building A, the applicant shall submit a final landscape and
irrigation plan, including refuge area, to the Planning Department for approval.
Installation of the improvements approved in the plan must occur prior to issuance of a
Certificate of Occupancy for Building A.
Parking
The applicant shall provide for loading areas as required by Chapter 17.72. Loading area
design and placement shall be approved by the Planning Department.
Design Guidelines
The applicant shall submit building plans with elevations to the Planning Department no
later than at time of building permit submittal.
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