SPR ApprovalCit o 'elm
y
105 Yelm Avenue West
P.O. Box 479
Yelm, Washington 98597
(360) 458-3244
October 17, 2001
John Hamilton
Evergreen Devco, Inc.
21743 21St Ave. W
Brier, WA 98036
Re: Site Plan Approval for Case # SPR-01-8291-YL, Walgreen's
Dear Mr. Hamilton:
The Site Plan Review Committee has considered your application for the above referenced
project, and finds that as conditioned below, the proposed project is consistent with the Yelm
Comprehensive Plan, and all applicable City policy's and development standards.
Pursuant to Chapter 15.49 Integrated Project Review Process, a project, which is subject to Site
Plan Approval, is a Type II Permit and can be appealed to the City Council. An appeal must be
filed within 14 days of the date of this notice. Site Plan Approval is valid for 18 months from the
date of this letter.
The affected property owners may request a change in property tax valuation from the Thurston
County Tax Assessor's Office.
The proiect is approved subiect to the following conditions of approval
1. Transportation
Finding: Yelm is a small compact community most directly affected by two state highways
which bisect the community. The two state highways are used by local residents for
transportation throughout the city and for access to commercial and residential areas
throughout the community. In lieu of widening existing streets, the City has elected
to create certain alternatives, Y-1, Y-2, Y-3, which will avoid the need to significantly
widen existing streets, and particularly Yelm Avenue. New developments do in fact
burden the city's central streets, and unless the bypass alternatives are
accomplished, the City would have to require developers to pay the cost of the
internal street widening. The city plans show, and the City finds that adequate
facilities will be accomplished better and in a timely fashion by bypass facilities as a
substitute for the widening of existing facilities. As a result, the City finds that the
regional plans in fact benefit projects in all areas on the City and will accomplish the
goal of providing adequate facilities to City standards within a reasonable time to
serve the demands created by the proposed project.
Finding: Street frontage improvements are required as part of Site Plan Review and approval.
The City of Yelm has plans to improve Yelm Avenue in partnership with the
Washington State Department of Transportation. If construction of the Walgreen's
project is started prior to the start of the City's road project, Walgreen's will be
required to complete the road frontage improvements on Yelm Avenue according to
standards and details approved for that project.
Conditions of Approval:
a. The applicant shall mitigate traffic impacts to the transportation system.
Mitigation includes payment of the Transportation Facility Charge (TFC) for 76
new pm peak hour trips generated by the project. The total TFC is $56,512.50.
The TFC is eligible for a credit in accordance with Ordinance 580.
The City will credit to the traffic mitigation fee due on the site (identified in a.
above) for the road core improvements, if they are completed outside of the City's
project. To determine the TFC credit, the applicant shall provide the construction
cost for core road improvements to the City for review and approval. Upon
approval by the City, the TFC will be credited by the approved amount. The cost
of the planter strip, sidewalk, and street lighting shall be the responsibility of
Walgreen's.
b. The applicant is responsible for all transportation improvements as identified in
the Traffic Impact Analysis, dated July 2001, prepared by The Shea Group.
c. The applicant shall be responsible for half street and frontage improvements
along the site's frontage on Creek Street, per City of Yelm's plans and
specifications.
d. Access to Yelm Avenue shall be constructed to prohibit left-turn movements out
of the site. The driveway shall be designed to prohibit southbound left-turns from
the parking area onto Yelm Ave. The design shall include raised curbing and
signage, and requires approval of the City of Yelm Community Development
Department.
e. The applicant shall dedicate to the City, the required right of way as shown on the
Yelm Ave. E. improvement plan project with the City of Yelm, and the Washington
State Department of Transportation.
f. Access to the "Future Development Site" cannot be isolated by the biofiltration
swale, as shown on the plans dated 7/26/01. Only one access is granted to this
site from Creek Street, and the swale as shown on the plan, prohibits access into
the future development site.
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2. Water Supply
Finding: The City's Water Comprehensive Plan identifies a portion of the City area for
service. The City is pursuing additional land areas for approval and the extension of
facilities. Completion of such activities is dependent on grant and developer funding,
as well as planned bonding and existing public funds. The status of such plans and
funding sources must be considered in any review of concurrency. Developer
extensions and or dedications, latecomer agreements, oversizing agreements, and
the creation of local improvement districts may all be considered. In the event of a
new funding source, however, concurrency is not found until the funding source is in
fact in place - e.g. award of a grant, a binding letter commitment for third party
funding, or the successful formation of a local improvement district. Any necessary
water rights are considered, only after approved for municipal use by the
Washington State Department of Ecology, or appropriate appeals board, and the
time for appeal or challenge has expired.
The project site is subject to a Watermain Extension Agreement dated November 10,
1999.
Conditions of Approval:
a. The applicant shall connect to the City water system. The cost to connect shall
include a fee of $1,000.00 per Equivalent Residential Unit (each ERU equals 240
gallons of water consumption per day, fee subject to change.) The number of
ERU's required shall be determined during civil project review. Applicant shall
submit water use calculations with civil plans.
b. The latecomer's fee on tax parcel # 22730140200 is $4,288.09, and tax parcel
#22730140202 is $4,965.30, for a total latecomer fee of $9,253.39. The
latecomer's fee is payable at time of building permit issuance.
c. All water connection fees are due at time of building permit issuance.
d. If there are any existing wells on-site, they shall be abandoned per Department of
Ecology standards, and documentation submitted to the Thurston County Health
Department for review. Applicant shall provide the City with documentation of the
approved well abandonment.
e. Water rights for the abandoned wells shall be dedicated to the City of Yelm.
3. Sewer System
Finding: The City's Sewer Comprehensive Plan identifies a portion of the City area for
service. The City is pursuing additional land areas or approval and the extension of
facilities. Completion of such activities is dependent on grant and developer funding,
as well as planned bonding and existing public funds. ~ The status of such plans and
funding sources must be considered in any review of concurrency. Developer
extensions and or dedications, latecomer agreements, oversizing agreements, and
the creation of local improvement districts may all be considered. In the event of a
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new funding source, however, concurrency is not found until the funding source is in
fact in pace - e.g. award of a grant, a binding letter commitment for third parting
funding, or the successful formation of a local improvement district.
Conditions of Approval:
a. The applicant shall connect to the City S.T. E. P. sewer system. The cost to
connect shall include a fee of $4,850.00 per Equivalent Residential Unit (each
ERU equals 240 gallons of water consumption per day, fee subject to change.)
The number of ERU's required shall be determined during civil project review.
b. Upon completion of the onsite installation as per the City's Development
Guidelines, the S.T.E. P. sewer equipment shall be deeded to the City by
easement.
c. All sewer connection fees are due at time of building permit issuance.
d. Any existing sewage systems located on-site shall be abandoned per Article IV
Rules & Regulations of the Thurston County Board of Health Governing Disposal
of sewage.
4. Storm Water
Finding: The completed project will increase the amount of impervious surface on the site and
on the adjacent streets. Impervious surfaces create stormwater runoff. When
uncontrolled and untreated stormwater runoff can create health and safety hazards.
YMC requires alf development to comply with the City stormwater Manual.
The City of Yelm Design Guidelines Section I, Paragraph E, states the intent and
guidelines for integrating biofiltration swales into a project. Design Guidelines
Section I, Paragraph E, subsection (1), lists three options for the location of
biofiltration swales, ponds, or other approved systems. The third option is employed
only when the first two options are not practical. That is to locate the swale along
the front edge of the property. If located in the front of the property, you must
incorporate landscaping and screening to visually enhance the swale without
reducing maintainability and sun exposure. Biofiltration ponds should not be located
along the front edge of the property, unless incorporated as a water feature.
Conditions of Approval:
a. The applicant shall design and construct all stormwater facilities in accordance
with the DOE Manual, as adopted by the City of Yelm. Best Management
Practices are required during construction.
b. To locate the stormwater pond in the front of the project, the applicant must
incorporate landscaping and screening to visually enhance the swale without
reducing maintainability and sun exposure, as well as incorporate a water feature.
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c. The biofiltration swale located between the parking area and the future
development site, must be reconfigured to allow vehicle and pedestrian access
into the future site.
d. The applicant shall submit a final stormwater report with civil plan application.
e. The applicant shall submit a stormwater maintenance plan with civil plan
application.
5. Parking
Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
address parking regulations from many aspects, including, but not limited to; design,
number of stalls required, pedestrian pathways, and safety.
Finding: Design Guidelines Section II, Paragraph B, subsection (3), requires applicant to
provide pedestrian pathways through parking lots.
Conditions of Approval:
a. Applicant shall provide a marked pedestrian access from the driveway entrance
on Yelm Avenue, to the sidewalk at the west side of the building.
b. For pedestrian safety around the building, applicant shall either increase the
sidewalk surrounding the building to at least 10' in width, or provide an 8'
sidewalk with wheel stops in the parking stalls.
6. Building Department
Finding: Buildings containing asbestos and/or lead paint are potential environmental and
health hazards. State and federal laws regulate the demolition of buildings
containing asbestos and/or lead paint.
Conditions of Approval:
a. The applicant shall contact the Olympic Air Pollution Control Authority, 909
Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any
necessary permit(s) for the removal of materials containing asbestos and/or lead
paint. Prior to issuance of a city building permit the applicant shall demonstrate
compliance with any OAPCA requirements.
b. The applicant shall submit to the City, a demolition plan for all structures on the
project site. The demolition plans shall address the presence of asbestos and
lead paint. Any buildings containing asbestos and/or lead paint shall be
demolished in accordance with all applicable state and federal laws and
regulations.
c. Any underground septic tanks, drain fields, and storage tanks must be
abandoned per Thurston County Board of Health rules.
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d. Building design shall be in accordance with Design Guidelines. Design
compliance shall be reviewed by the City at or before time of building permit
submittal.
7. Fire
Finding: Fire protection to the buildings must be provided per the Uniform Fire Code.
Requirements for installation of fire hydrants will be determined in civil plan review.
a. The applicant shall submit fire flow calculations for all existing and proposed
hydrants. All hydrants must meet minimum City standards.
b. The applicant shall submit a fire hydrant plan to the Community Development
Department for review and approval.
8. Landscaping
Finding: 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. YMC, Chapter 17.80 requires all development to provide on site
landscaping.
Conditions of Approval:
a. The applicant shall submit a final landscape and irrigation plan, pursuant to
Chapter 17.80, to the Community Development Department for review and
approval.
b. Landscaping shall be installed and approved by the Community Development
Department prior to building occupancy.
9. Other:
Refuse:
a. Refuse container screening shall be required, and 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 high.
b. No refuse container shall be permitted between a street and the front of a
building.
c. 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.
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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 letter, pursuant to YMC, Chapter 15.49, Integrated
Project Review Process.
The Site Plan is valid for eighteen (18) months from the date of this letter. 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.
Sincerely,
Tami Merriman
Planning Technician
cc: Marcy Gustafson, The Shea Group
Cathie Carlson, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tim Peterson, Public Works Supervisor
Shelly Badger, City Administrator
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