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8246ccDate: August 30, 2007 To: Mayor Wolf and City Council Members From: Cathie Carlson, City Planner Re: Mixed Use Planned Development, Case No. CUP-00-8246-YL LIST OF EXHIBITS: Exhibit I -Site Plan Exhibit II -Vicinity Map Exhibit III -Public Hearing Notice Exhibit IV -Determination of NonSignificance Exhibit V -Comment Letters STAFF REPORT -SUMMARY STATEMENT AND DEPARTMENT RECOMMENDATION: Staff recommends the City Council approve the above referenced project as forwarded by the Yelm Planning Commission which is based on the following: Based on the facts of findings presented in the Planning Commission staff report dated March 29, 2000, the public testimony received at the Public Hearing, April 3, 2000, and as conditioned below, the Planning Commission has determined the proposal meets all land use codes and development requirements of the City of Yelm and is consistent with the Yelm Comprehensive Plan. 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. 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 with Phase I. 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 4t'` Avenue (the City will re-evaluate the access restriction in the future as street improvements occur in the area); 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 5. 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. 11. The applicant shall enter into an agreement with First Community Bank granting a permanent easement/access from their parking lot onto the Prairie Park site for ingress and egress. 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 4t'` Avenue. The 8" main which runs along the northwest West Road parking lot access shall be continued northwest on West Road, continuing south on 4t'` 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. 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. 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 fl- 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. The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval. 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. Parkm~ 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. A. PROPOSAL Project Applicant: Yelm Prairie Development Company. 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 II 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. Location: The project site is bound by Yelm Avenue East, 103~d Avenue SE and West Road SE. B. PLANNING COMMISSION ACTION The Yelm Planning Commission held a Public Hearing regarding the proposal on April 3, 2000. After review of the staff report, public testimony and discussion, the Planning Commission recommended the City Council approve the project with the conditions of approval as listed above. C. COUNCIL ACTION The City Council may take on of the following actions: approve the Prairie Park Mixed Use Planned Development as forwarded by the Planning Commission, approve the project with modifications to the conditions of approval, return the application to the Planning Commission for further review, or deny the land use application.