Approval Signed 001City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 979
Yelm, WA 98597
Case Number: SPR-03-8362-YL
Applicant: Yelm Community Schools
P.O. Box 476
Yelm, WA 98597
Agent: Erling'Rocky' Birkland, Facilities Director
Yelm Community Schools
P.O. Box 476
Yelm, WA 98597
Summary of Request: Redevelop Yelm High School
Summary of Decision: Approved, subject to conditions
Proposal
Yelm Community Schools has applied for site plan review approval in order to remodel
the Yelm High School campus, including the construction of a new 75,531 square foot
building, two new additions to the existing gymnasium, demolition of two existing
buildings, and the construction of a new parking lot and stormwater treatment system.
Findings of Fact
Site Plan Review
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on January 2, 2004.
Section 17.84.020 (C) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and
policies of the city as expressed in its various adopted plans and ordinances including
the applicable sections of the shoreline master program for the Thurston Region.
(3i0) 45&3885
(360) 46S31d4 FAX
~uiu~o.cLyeJm.ina.un
Property Characteristics
The property is located at 1315 Yelm Avenue West, and is identified by assessor tax
parcel number 21724210500.
The area to the north and west of the property is commercially zoned with some existing
commercial uses. The area to the south and west of the property is zoned residential
with single family homes and vacant land.
The property is over 36 acres in area and currently contains the Yelm High School,
including classrooms, a football field and stadium, tennis courts, and a parking lot. The
property is mostly rectangular in shape, being approximately 1,700 feet by 1,700 feet
with a 400 by 400 section to the northwest. The site is level, with a difference of only 10
feet in elevation over the entire property. The High School is located on Yelm Avenue
West (SR 510), an urban arterial.
The property is identified by the Yelm Comprehensive Plan Map as Institutional District
(ID), which was created to protect and preserve land devoted to existing and future use
for civic, cultural, and educational and similar facilities. School facilities are allowed as
a permitted use, subject to site plan review approval.
Chapter 17.48 YMC establishes the allowed uses and the development standards for
the Institutional District, as follows:
Maximum height of buildings:
Maximum development coverage
Side yard minimum setback:
Rear yard minimum setback:
Front yard minimum setback:
40 feet
70 percent of site.
15 feet (25 feet to residential zone)
15 feet (25 feet to residential zone, with
25 feet of landscaping)
35 feet (25 feet to minor street)
A variance was issued to the District by the Yelm Hearing Examiner (case number VAR-
03-8350-YL) from the height requirements of the Institutional District in order to
construct a new high school which includes a fly loft in the performing arts area which
exceeds 40 feet in height.
The City of Yelm will provide police protection, water service, and sewer service to the
new High School. Fire protection services are provided by The SE Thurston Fire/EMS
District (Thurston County Fire Protection District #2).
Site Plan Approval Page 2 of 13
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the city and improvements necessary to provide city
standard facilities and services are present to meet the needs of the proposed
development.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
to the adopted water comprehensive plan for the city and improvements necessary to
provide city standard facilities and services are present.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
• Makes on-site and frontage improvements consistent with city standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet city standards for the safe movement of traffic and
pedestrians attributable to the project;
Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
Concurrency with school infrastructure is achieved when the developer provides a letter
from the local school district that the school facilities impacted by the proposed
development are present, or are on an approved and funded plan, to assure that
facilities will be available to meet the needs and impacts of the proposed development.
State Environmental Policy Act
Yelm Community Schools was lead agency far the proposal and issued a Mitigated
Determination of Non-significance which did not address potential, significant adverse
impacts to the transportation system from the High School. The City of Yelm assumed
lead agency status pursuant to Section 197-11-360 WAC and issued a Determination of
Significance with the scope of the required Environmental Impact Statement being
impacts to the transportation system.
Site Plan Approval Page 3 0(13
The District modified their proposal in order to mitigate potential, significant impacts to
the transportation system, which allowed the City to withdraw the DS and issue and
publish a Mitigated Determination of Non-Significance on April 26, 2004, based on WAC
197-11-158. This determination is final and fulfils the City's responsibility for disclosure
of potential, significant environmental impacts. The Site Plan Review Committee may
take action to deny or condition the proposal based on impacts identified in the
environmental checklist or other environmental documents.
The Mitigated Determination of Non-significance was issued with the following
conditions:
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.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR
510 and SR 507, which bisect the community. These state routes are used by local
residents for transportation throughout the City, and for access to commercial and
residential areas throughout the community as well as serving regional traffic.
The updated Transportation element of the Yelm Comprehensive Plan identifies a
number of improvements designed to avoid the need to significantly widen existing
streets, and particularly Yelm Avenue. New development impacts the transportation
system in Yelm and, unless the improvements identified in the transportation plan are
constructed, the City would need to require developers to pay the cost of internal street
widening.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak
trip. The TFC Ordinance provides a default table that is used to determine new peak
PM trips generated by a proposed use, which in the case of a high schools is 0.04 peak
PM trips per student. The TFC, assessed at the time of building permit issuance will be
the trip generation rate multiplied by the number of students multiplied by $750.00.
Credit is applied for the student design capacity of the existing high school. A credit
shall be given for the design capacity of the present school, which is 932 students. The
new High School has a design capacity of 1,325 students. The TFC would be 0.04
(1325 - 932) * $750 = $12,000.00. The actual fee imposed may vary at building permit
issuance if the design capacity is different than analyzed in this approval.
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The property fronts Yelm Avenue West (SR 510), which is identified as an 'urban
arterial' street. The standards for an urban arterial includes a 12 foot center turn lane,
11 foot drive lane, a 5 foot bike lane, curb and gutter, an 8 foot planter strip and a 6 foot
sidewalk.
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 the vehicle transportation
system related to the high school. These mitigation measures should be conditions of
this land use approval.
Water Supply
The City's Water Comprehensive Plan identifies the property as being within the water
service area and the property is currently served by City water. There is an 8 inch water
line which serves the High School property from the south.
The current fee to connect to the City water system is $1,500.00 per Equivalent
Residential Unit (each ERU equals 240 gallons of water consumption per day). The
District will be responsible for the difference between the number of ERU's paid at the
time of the initial connection of the High School to the water system and any
subsequent purchases for expansions of the facility and the new design capacity.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area. There is a 4 inch sewer line located along the front of the property at
Yelm Avenue West.
Yelm's Comprehensive Plan and Joint Plan with Thurston County addresses public
facilities and utilities in Chapter V, which states at Section V.3.d that the City considers
a septic system a temporary system within the urban area and incompatible with long-
term urban densities. Development standards shall be developed to identify the timing
and nature of funding and conversion obligations for septic systems in the urban area.
Groundwater monitoring is appropriate in areas under septic tank management. Most
of Yelm is in an area of extreme aquifer sensitivity. The current sewage treatment plant
was required due to groundwater pollution concerns. For this reason, development at
urban levels of density on septic tanks is not in the public interest.
The City's Development regulations implements the Comprehensive Plan at Section
7A.020 state that it shall be unlawful to construct or maintain any privy, privy vault,
cesspool, or other facility intended or used for the disposal of sewage and to install or
use any onsite soil absorption systems in such cases where the City's sewer collection
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system is available for service as provided herein. The sewer collection system shall be
deemed available when the premises are within 200 feet of the City's collection lines.
These policies and regulations have been codified at Section 13.08.020 (A) Yelm
Municipal Code, which states that it is unlawful for any person to place, deposit or
permit to be placed or deposited, any human or animal excrement, sanitary sewage or
other objectionable waste, by any natural or nonnatural means in any manner, upon
property of the city or private property within the city sewer boundaries, or in any area
under the jurisdiction of the city, except through the city's sewage collection system or
through an approved on-site system as provided in this chapter.
The property is currently served by an on-site sewage disposal system. The District has
proposed to utilize the existing septic tanks during connection to the City's sewer
treatment system. STEP tanks are owned and maintained by the City of Yelm and the
development guidelines require new tanks be installed at the time of development and
deeded to the City at final approval. If the existing tanks are utilized, the District should
enter into a maintenance agreement with the City that requires the District to replace the
tanks when they fail or deteriorate to a level that the City would normally replace a
STEP tank.
The current fee to connect to the City sewer system is $5,269.00 per Equivalent
Residential Unit (each ERU equals 240 gallons of water consumption per day). The
number of ERU's required to be purchased will be determined by approved water
consumption calculations.
It is the policy of the city of Yelm to reclaim 100 percent of the wastewater generated by
the city and that reclaimed water shall be used within the jurisdiction wherever its use is
economically justified, financially and technically feasible, and is consistent with legal
requirements of Chapter 90.46 RCW, for the preservation of public health, safety and
welfare, and the protection of the environment.
Reclaimed water uses may include, but are not limited to, the irrigation of food and
nonfood crops, landscape irrigation, impoundments, fish hatchery basins, decorative
fountains, flushing of sanitary sewers, street cleaning, dust control, fire fighting and
protection, toilet and urinal flushing, washing aggregate and concrete production,
industrial cooling and industrial processes.
Section 13.24.050 YMC requires that reclaimed water be used at identified reuse areas
for consumptive beneficial use and ground water recharge areas. This information shall
be used by city officials to mandate construction of reclaimed water distribution systems
or other facilities in new and existing developments for current or future reclaimed water
use as a condition of any development approval or continued potable water service if
future reclamation facilities are proposed in the facilities plan indicating reclaimed water
could adequately serve the development.
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The High School is identified as a reuse area and the City has planned to extend
reclaimed water to the property boundary.
Stormwater
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City of Yelm has adopted
the 1992 Department of Ecology Stormwater Manual, which requires all development to
treat and control stormwater when aver 5,000 square feet of impervious surface is
created.
The manual does not allow alternate treatments, such as media filtration or mechanical
devices. The 2001 Department of Ecology Stormwater Manual, however, does allow
certain alternate treatments when approved by the Department of Ecology.
The District has proposed the use of alternate methods of stormwater treatment, which
may be allowed provided the systems have been granted Conditional or General Use
approvals from the Washington State Department of Ecology for the removal of total
suspended solids and oil and grease removal.
Alternate methods of stormwater treatment which rely on filter media generally require
the scheduled replacement of media in order to remain effective. If alternate methods
are utilized by the District, a maintenance agreement for the system should be reviewed
and approved by the City.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
address parking regulations from many aspects, including, but not limited to the design
of lots, the number of stalls required, pedestrian pathways within lots, 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 one (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 Americans with Disabilities Act (ADA) requires handicap accessible stalls. The
requirements for ADA stalls for parking lots between 301 and 400 spaces is eight (8)
accessible stalls with at least one of the stalls being van accessible.
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Fire
Fire protection to the buildings must be provided per the International Fire Code. The
specific requirements for installation of additional fire hydrants and fire lanes will be
determined during civil plan review.
The International Building Code (IBC) provides occupancy ratings for different types of
uses, including schools. The fire coverage and sprinkler system for the proposed use
must meet IBC requirements.
Landscaping
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
of the City. Chapter 17.80 YMC requires all development to provide on site
landscaping.
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 and that the entire 25 foot depth shall be landscaped.
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 and landscaping near this line would not be possible. As an
alternative, privacy slats were installed in the existing chain link fence. 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 is possible and should be required.
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 Yelm Avenue West (SR 510) or Yelm Avenue East (SR 507), the planting
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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.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provides guidance for refuse storage and screening.
Refuse areas are required to be assessable by LeMay, screened with a material and
design compatible with the overall architectural theme of the associated structure, at
least as high as the refuse container, and must be at least six-feet in height with a gate
enclosure.
No refuse container is allowed between a public street and the front of a building.
Refuse collection areas must be designed to contain all refuse generated on site and
deposited between collections and refuse should not be visible from outside the refuse
enclosure.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
The applicant has established that the request for site plan review approval
satisfies all criteria set forth in Section 18.84.020 (C) YMC, meets all
requirements of the Institutional District zoning classification, and meets all other
requirements of the Yelm Municipal Code. Therefore, the site plan should be
approved subject to the fallowing conditions:
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, and
may be credited towards any required off-site transportation
improvements.
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 93r' Street to a point 250 feet east of the easternmost
access to the High School. Traffic Facilities Charges shall be credited
towards this improvement.
Site Plan Approval Page 9 of 13
• 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.
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. The
number of ERU's will be calculated on water usage based on the design
capacity of the new facility with a credit for water usage based on the
design capacity of the existing facilities. The applicant shall provide
proposed water usage calculations and water usage calculations at the
time of construction of the High School and at the time of any additions to
the High School to the Community Development Department for review
and approval in order to determine the average daily use. Water
connection fees shall be paid prior to issuance of any building permit.
4. 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 required beyond any
ERU previously purchased. The number of ERU's required will be
determined by approved water consumption calculations. Sewer
connection fees shall be paid prior to issuance of any building permit.
5. 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. If the
District chooses to utilize the existing tanks upon connection to sewer, the
District shall enter into an agreement with the City which requires the
District to replace the S.T. E.P. tanks at the expense of the District upon a
determination by the City that the tanks have failed or deteriorated to a
point that replacement is necessary.
6. The applicant shall connect to the City's reclaimed water system at the
time it is available. All irrigation systems shall be designed for and utilize
reclaimed water. The civil plans shall identify proposed reclaimed water
lines, meters, and valves. When available, all irrigation at the High School
campus shall utilize reclaimed water.
7. The applicant shall design and construct all stormwater facilities in
accordance with the 1992 Department of Ecology stormwater Manual, as
adopted by the City of Yelm. The City will consider the use of alternate
technology under the 2001 Department of Ecology stormwater Manual
provided that the technology has been granted Conditional or General Use
Siie Plan Approval Page 10 of 13
approval by the Washington State Department of Ecology for the removal
of total suspended solids and removal of oil and grease. The District shall
also provide a maintenance and operations manual, including a financial
component, for review and approval by the City.
8. Parking shall be provided in accordance with the City of Yelm
Development Guideline standards based on one space for every four
students of design capacity, and one space for every office and
classroom. The civil plans shall identify all proposed parking and access
areas and shall include building plans showing all classrooms and offices
on campus. Assessable spaces shall be provided pursuant to the ADA.
The parking area must include provisions for delineated pedestrian access
from Yelm Avenue and all parking areas to the school campus.
Landscaping in parking lots shall be provided in accordance with Chapter
17.80 YMC, Yelm Development Guidelines, and Yelm Design Guidelines.
The applicant shall submit fire flow calculations for all existing and
proposed hydrants in accordance with the International Fire Code and
International Building Code. All hydrants must meet minimum City
standards in the Development Guidelines. The applicant shall submit a
fire hydrant plan to the Community Development Department for review
and approval.
10. The civil plans shall include a complete landscaping plans in accordance
with Chapter 17.80 YMC, including provisions far irrigation and for
maintenance of landscaping.
• A Type II landscape buffer is required along the Yelm Avenue West
frontage and the property line adjoining the Moose Lodge property.
Type III landscaping is required on Yelm Avenue West frontage, with
the additional evergreen planting requirements of Type VII
landscaping.
Type IV landscaping is required in all parking areas.
Type V landscaping is required in any above ground stormwater
facilities.
• A 25 foot grass landscape area along the southern property line shall
be provided, including trees planted at 35 feet on center.
11. 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. 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
Siie Plan Approval Page 11 of 13
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.
The civil plans shall include the location of all refuse containers, including
access approved by the service provider.
Building plans shall include architectural details of the enclosure.
12. The civil plans shall include a phasing plan which addresses the timing of
all improvements, demolition of structures and infrastructure and, at a
minimum, ensures that the following standards are met at all times during
construction:
• Adequate fire flow is available to protect all structures.
• Access for fire apparatus meets minimum Fire Code requirements.
• Potable water supply is available.
• Sewage is adequately treated.
• Pedestrian and ADA compliant access is provided from identified
parking areas to and throughout those campus buildings in use.
13. No building will be granted occupancy until the following minimum
standards are met. The phasing plan required as part of the civil plans
shall identify how these requirements are to be met at the time of
occupancy.
• The building shall be connected to the City water system and provide
adequate fire flow and potable water for the structure.
• Access for fire apparatus must meet minimum Fire Code requirements.
• The building shall either be connected to the existing on-site sewage
disposal system with approval from the Thurston County Health
Department, or connected to the S.T. E.P. sewer system.
• There is sufficient parking per the Zoning Code for the facility.
Temporary gravel parking is allowed provided that the spaces meet the
dimensional requirements of Chapter 17.72 YMC, are clearly marked,
and a pedestrian access route from the parking lot to the building is
provided. Required ADA parking spaces and access meeting State
ADA requirements shall be provided.
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
The applicant may request asix-month extension on the approval, if the request
Site Plan Approval Page 12 0(13
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.
Decision
The request for site plan review approval is hereby granted subject to the conditions
contained in the conclusions above.
day of May, 2004.
it Pick, Director of Community Development
P n Review Committee
of Yelm
Appeal
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 approval, pursuant to YMC,
Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing,
contain specific factual objections, and include the appeal fee of $50.00.
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