8362 Letter of Approval
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
May 26, 2004
Mr. Erling Birkland
Yelm Community Schools
P.O. Box 476
Yelm, WA 98597
RE: Site Plan Approval for Case # SPR-03-8362-YL, Yelm High School Addition
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 Hearing Examiner. 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.
Proposal: The applicant has applied for site plan review to construct a new 75,531 square foot building, two new additions to the existing gymnasium , demolition of two existing buildings,
the construction of new parking and stormwater treatment.
The project is approved subject 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 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 alternate routes 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 the alternate route 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: The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The Ordinance provides a default table that is used to determine new pm trips generated
by the proposed use. The following formula will be used to determine the TFC charge at the time of building permit issuance; New Trip Generation Rate x number of students x $750. A
High School creates .04 new trips per student. A credit shall be given for the design capacity of the present school, which is 932. The new High School has a design capacity of 1,325
students.
1325 – 932 = 393 x .04 = 16 x $750 = $12,000.00
Finding: Chapter 15.40. YMC requires the reviewing authority to determine concurrency in connection with facilities proposed. Section 15.40.020(5)(c) YMC requires that the project make
a contribution to the facilities identified in off-site comprehensive transportation plan, in the form of a transportation facility charge based on the list of projects specified to
be constructed within the next six years, or as partial credit against such charge, constructs a portion of the six-year facility, in which case a credit shall be given for the reasonable
cost incurred therein. The $12,000.00 TFC charge shall be deemed paid, as traffic related improvements are complete.
Finding: Street frontage improvements are required as part of Site Plan Review and approval. The property is located on State Route 510 or Yelm Avenue West. SR 510 is considered an
”Urban Arterial”.
Finding: A Traffic Impact Analysis was reviewed during the environmental review for the Yelm School District Capital Facilities Improvements. The resulting Mitigated Determination of
Nonsignificance listed conditions to mitigate impacts to traffic. These mitigation measures are listed below as conditions of approval.
Conditions of Approval:
1. The applicant shall mitigate transportation impacts based on the P.M. peak hour trips generated by the project, which is 0.04 trips per student for high schools. A TFC of $750.00
per P.M. peak trip will be assessed for additional student capacity at the time of building permit issuance.
2. Prior to final occupancy of the new High School, the following transportation improvements shall be completed:
The applicant shall construct a center turn lane from the intersection of SR 510 and 93rd Street to a point 250 feet east of the easternmost access to the High School. Traffic Facilities
Charges shall be credited towards this improvement.
The developer shall improve SR 510 to the Urban Arterial standard along the School Districts property abutting SR 510.
The developer shall restripe SR 507 west of the intersection of SR 510 and SR 507 (Yelm Avenue and First Street) to Edwards Street with a dedicated left turn to at least Railroad Avenue.
Traffic Facilities Charges shall be credited towards this improvement.
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.
Finding: The site is
Conditions of Approval:
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 (each ERU equals 240 gallons of water consumption
per day, fee subject to change.). The applicant shall provide proposed water usage calculations to the Community Development Department for review and approval, to determine the number
of gallons of daily use.
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 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 party funding, or the successful formation of a local improvement district.
Conditions of Approval:
The applicant shall connect to the City S.T.E.P. sewer system. The cost to connect shall include a fee of $5,269.00 per ERU (each ERU equals 240 gallons of water consumption per day,
fee subject to change). The number of ERU’s required will be determined by approved water consumption calculations.
Upon completion of the onsite installation as per the City’s Development Guidelines,
the S.T.E.P. sewer equipment, appurtenances and lines shall be deeded to the City, and an easement provided for maintenance.
4. Storm Water
Finding: Impervious surfaces create stormwater runoff. Uncontrolled and untreated stormwater runoff can create health and safety hazards. YMC requires all development to comply with
the City Stormwater Manual. The manual states that projects creating over 5,000 sq. ft. of impervious surface must control and treat stormwater runoff.
Conditions of Approval:
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.
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.
The requirements of off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which
the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement
is in excess of the minimum set forth.
The minimum parking requirements for a High School is 1 stall for every four (4) students of driving age, plus one stall for each classroom and office. Places of assembly such as gymnasiums
and auditoriums shall be determined separately. The minimum number of parking stalls required for the entire project is .
Finding: The Americans with Disabilities Act (ADA) requires handicap accessible stalls. The requirements for ADA stalls are 1 ADA stall for every parking stalls required.
Conditions of Approval:
The applicant shall create a paved parking areas, meeting the City of Yelm Development Guideline standards, with a minimum of parking stalls, of which shall be ADA compliant. The
parking area must show defined pedestrian access from Yelm Avenue, and the parking areas.
Parking lot landscaping shall be required per YMC 17.80, Yelm Development Guidelines, and Yelm Design Guidelines.
6. Building Department
Finding:
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.
Finding: The Uniform Building Code (UBC) provides occupancy ratings for different types of uses. The fire coverage for this use must meet UBC requirements.
Conditions of Approval
7.a Applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards.
7.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.
Finding: Section 17.48.080 Open Space/Institutional setback requirements states that if adjacent properties are in any residential district, the year yard setback shall be a minimum
of 25 feet, provided that the entire 25-foot depth shall be landscaped.
Finding: The entire south property line borders residential properties. Through a previous land use application, it was determined that a waterline is located along a portion of the
southeast property line. Privacy slats installed in the existing chain link fence was allowed to meet the landscape requirement in this portion. The waterline angles off of the property
line approximately 70 feet from the southeast corner. From this point to the western property line, a twenty five foot landscape strip with grass and trees, similar to a street tree
planting scheme shall be required.
Finding: Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking
areas, and building elevation. This landscaping is used around the perimeter of a site when adjoining properties are compatibly zoned, and adjacent to buildings.
Type III landscaping is intended to provide visual relief where clear sight is desired.
This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas.
Type IV landscaping is intended to provide visual relief and shade in parking areas.
Type V landscaping is required in storm water retention areas, if required.
Type VII landscaping states that if landscaping is used as part of a required landscape strip along HWY 510 or 507, the planting shall include at least one evergreen tree, three feet
tall, planted at an average of 20 feet on center, but no greater than 30 feet on center.
Conditions of Approval:
8.a Applicant shall provide for Type II landscape buffer along the Hwy 510 frontage and the property line adjoining the Moose Lodge property.
8.b Type III landscaping shall be required on Hwy 510, with the additional evergreen planting requirements of Type VII.
8.c Type IV landscaping is required in parking areas.
8.d Type V landscaping is required in stormwater facilities
8.e Applicant shall provide for a 25 foot grass landscape area along the southern property line, to include trees planted at 35 feet on center.
8.f Applicant to submit a detailed landscape plan with civil plan submission.
9. Refuse:
Finding: The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening.
Conditions of Approval:
9.a The applicant must provide for refuse storage. Refuse container screening shall 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 in height with a gate enclosure. The fence shall be a solid material such as wood or masonry,
and shall be designed per the City of Yelm Development guidelines.
9.b No refuse container shall be permitted between a street and the front of a building.
9.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.
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 a six-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
Assistant Planner
cc: Hatton Godat Pantier
Forbest Partners
Grant Beck, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tami Merriman
Assistant Planner