8246stfDate: March 9, 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 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.
FINDINGS and CONCLUSIONS:
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 Motel, 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~d 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 and an
access from 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.
8) Parking. Chapter 17.72, Off-Street Parking and Loading, requires minimum
parking ratio's 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.
9) Wastewater. The project site is served by the City's public STEP system. The
lines that serve the site are located on Yelm Avenue, 103~d Street and West Road.
10) 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. Cordon'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. The future West Road water
main is not planned as a service line for the site. However, if the project can not
meet fire flow requirements using the E. Yelm Avenue main and the 4th Avenue
main it may be necessary for the project to extend the West Road main.
There are also three water connections to private residences from the 4th Avenue
water main. These connections also run "cross countr~r' and are in the
approximate location of the proposed site access on 4t Avenue.
11) 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.
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.
12) Fire Protection. Fire protection is provided by the Thurston County Fire District
#2. As development occurs there will be additional demands for fire service.
13) Police Protection. Police protection is provided by the City of Yelm. As
development occurs there will be additional demands for police service.
14) 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 at time of civil plan review and approval the applicant
provide the Planning Department a final landscape plan for approval.
15) Design Guidelines. The project site is designated as Mixed Used 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. Staff has found that the site layout,
pedestrian access, vehicular access and parking and site design meet the intent
of the Design Guidelines.
Final staff review of the building design and landscape plans will occur with or
before building plan submittals.
XVI. 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.
XVII. Comprehensive Plan and City Regulations. As conditioned, the proposal is
consistent with all known applicable regulations and plans.
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 Review
Prior to building permit issuance all mitigation measure identified in the MDNS