Approval Signed 001STAFF REPORT
City of Yelm
Community Development Department
Case Number: SPR-04-0180-YL
Applicant: Yelm Community Schools
Agent: Erling Birkland
Request: Construction of a Junior High School, with associated parking,
gymnasium, and athletic fields.
Recommendation: Approval with conditions
Findings of Fact
Site Plan Review
A Notice of Application was mailed to local and state agencies, and surrounding
property owners on November 10, 2004.
The site plan submitted is to construct an 78,000 sq. ft. junior high school, a 4,200 sq. ft.
gymnasium, location of future portables, associated parking, and athletic fields.
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.
Property Characteristics
The property is located at 10605 Mill Road SE, and is identified by assessor tax parcel
number 21725140100.
The property is surrounded to the north, and southeast in low density residential
housing. The properties to the south and west are single family residential. The site is
bordered on the west by a steep slope.
The property is approximately 30 acres in area and is currently occupied by Mill Pond
Intermediate School, including classrooms, play areas, and a parking lot on the east
portion of the property. The site is mostly level, and the area for the Junior High
construction is currently open fields. The Intermediate school is located on Mill Road,
which is classified as a neighborhood collector street.
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)
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).
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;
December 1 ], 2004 Page 2 of 13
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
The City's SEPA Responsible Official issued and published 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:
• A dedicated left turn lane of at least 200 feet of storage southbound on SR 507 to
the intersection of SR 507 and Carter Street is warranted by the new Junior High
School. The developer of the Hawks Landing subdivision is required and has
committed to construct 100 feet of dedicated left turn lane into Carter Street,
leaving 100 additional feet required for the Junior High School. If the developer of
the Hawks Landing subdivision does not complete his required improvement
prior to occupancy of the new Junior High, the Yelm School District will be
required to construct the entire required improvement. In that event, the City of
Yelm shall require the developer of Hawks Landing to contribute his share of the
cost of his required improvement to the District or the City will contribute any
proceeds from the Hawks Landing developers bond to the District. Traffic
Facilities Charges shall be credited towards this improvement
• The applicant shall enter into a deferral agreement for required half street
frontage improvements along the School Districts property boundary to a
neighborhood collector standard.
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.
December l], 2004 Page 3 of 13
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 proposed SR 507 Yelm Loop is located at the eastern edge of the property. The
Loop is a proposed replacement for State Routes 507 and 510 through the City of Yelm,
creating a route for regional traffic to avoid the City core and local access traffic. The
Loop has been identified, an Environmental Assessment has been prepared, and a
Finding of No Significant Impact has been issued. A public process was used to identify
the proposed route and the Yelm Comprehensive Plan was updated to adopt the route
as part of the transportation system in the City. The northern portion of the Loop is
being designed and Yelm is currently attempting to obtain funding for preliminary
engineering and right-of-way acquisition for the southern portion of the Loop.
The Yelm Comprehensive Plan was updated in 2000 to adopt the preferred alternative
location of the SR 510 Yelm Loop and SR 507 Yelm Loop, known as the Y2/Y3
transportation corridor, as identified in the Y2/Y3 Environmental Assessment. The Yelm
Comprehensive Transportation Plan is adopted as an element of the Comprehensive
Plan. The loop is identified as a project on the City's Six Year Transportation
Improvement Program. The Yelm Comprehensive Transportation Plan establishes the
following policy regarding right-of-way...
To retain existing right-of--way and to identify, acquire, and preserve
rights-of--way.
The City intends to use the recommendations from this
Transportation Plan to identify current and future transportation
system needs. The City will identify specific transportation system
needs. The City will identify specific transportation corridors and
alignments and locate and protect needed rights-of--way as soon as
possible. Some methods that will 6e used to acquire and preserve
rights-of--way include:
• Requiring dedication of rights-of--way as a condition for
development when the need for such rights-of--way is linked
to the development;
• Requesting donations ofrights-of--way to the public;
• Purchasing rights-of--way by paying fair market value; and
• Acquiring development rights and easements from property
owners.
December 1], 2004 Page 4 of 13
The City also seeks to protect rights-of--way from encroachment by
any structure, substantial landscaping, or other obstruction to
preserve the integrity of a comprehensive plan recommendation.
Protection methods that may be used include a minimum setback
requirement for property improvements to preserve sufficient right-
of-way to allow for expansion of roadways; and development of
specific guidelines regarding the installation and maintenance of
any landscaping within the public right-of--way.
The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak
trip. The concurrency chapter of the Municipal Code provides a default table that is
used to determine new peak PM trips generated by a proposed use, which in the case
of junior high school, is .02 peak PM trips per student. The number of students
projected for the junior high school is 750, and associated portables is 360. The
formula for determining the TFC charge is the number of students, multiplied by .02.
1,110 X .02 = 22.2 new trips. $750 X 22.2 = $16,650.00. Traffic facility charges may be
credited towards the cost of required off-site transportation improvements.
The existing intermediate school fronts on Mill Road, which is a neighborhood collector,
and 10Th Loop which is a local access residential street. Access to the Junior High will
be by a connection to Carter Street, which is located on SR 507. The environmental
and transportation analysis documents submitted in April 2004 both reflect all traffc
entering the Junior High by Carter Street. The existing environmental documents and
the site plan submitted for this review indicates that school buses will enter on Carter
Street, and exit by a fire lane onto 10Th Loop, and then onto Mill Road. The fire lane
access onto 107'" Loop does not provide for a safe exiting for the buses onto 107`" Loop
and does not meet driveway or intersection requirements. The fire lane must either be
gated and remain unused by normal school maintenance and bus access or must be
realigned to be perpendicular to 10Th Loop for at least 30 feet from the intersection.
The School District has indicated that they wish to have a gate at the entrance into the
Junior High School. Carter Street where it adjoins to the site entrance is a public street
and cannot be a dead end. Aturn-around area should be provided.
Section 46.080 (C) Yelm Development guidelines allows the City to determine when
frontage Improvements are required, and under certain circumstances may permit
deferral of installation of such improvements to a later date.
Deferred frontage improvements shall be secured for installation at a later date by a
waiver of protest, and commitment to participate in a local improvement district. The
property owner shall execute and record a covenant document that insures the
participation of the subject property owner(s) in any local improvement district formed
for the construction of such frontage improvements. Said document shall be in a form
acceptable to the City Attorney and shall be effective for a period of fifteen (15) years
from the date of recording.
December 17, 2004 Page 5 of 13
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.
The current fee to connect to the City water system is $1,500.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
The existing intermediate school is currently connected to City water services. There is
an existing water main located on 107" Loop and Carter Street.
The junior high would be required to connect to the City's water system and the projects
internal roadways will be required to have a water main installed to serve fire hydrants
and individual services. Water usage calculations shall be submitted with civil plans to
show proposed usage at full build out.
An irrigation meter may be installed for the purpose of irrigation. A backflow prevention
device will be required for all landscape irrigation connections between the irrigation
system and the water meter.
Sewer System
The City's Sewer Comprehensive Plan identifies the property as being within the sewer
service area.
The current fee to connect to the City sewer system is $5,417.00 per Equivalent
Residential Unit (each ERU equals 900 cubic feet of water consumption per month).
Sewer fees are based on water usage calculations.
The intermediate School is currently connected to City sewer services. There is an
existing sewer main located on Carter Street.
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.
December 1 ], 2004 Page 6 of 13
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.
At such time as reclaimed water becomes available to the site, the schools shall
connect to reclaimed water for irrigation purposes.
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 over 5,000 square feet of impervious surface is
created.
The applicant has submitted a preliminary stormwater report which includes a
conceptual design for the treatment and infiltration of the stormwater. The Community
Development Department has reviewed this report and find that stormwater from the
site can be managed appropriately through the conceptual plan. Civil plan review will
include a final stormwater plan consistent with the preliminary plan.
Stormwater facilities require continued maintenance to ensure they remain in proper
working condition.
Any changes to the preliminary stormwater system required by conditions of this
approval would have to meet the standards of the stormwater manual and Yelm
Development Guidelines.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Cade
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.
December 1], 2004 Page ] of 13
The minimum parking requirements for a junior high school is one space for every 10
students of design capacity. 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 200 and 300 spaces is seven (7)
accessible stalls with at least one of the stalls being van accessible.
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 north, south, southeast, and southwest property line borders residential
properties. The school district has expressed a concern with safety, having dense
landscaping at the perimeter of the site. As an alternative, the school will provide
privacy slats installed in a green vinyl coated chain link fence around the perimeter of
the site. The 25 foot landscape requirement shall be met by planting shrubs adjacent to
the fence, and the 25 foot area with grass. This landscaping shall occur along the south
and southeast perimeter. The west perimeter of the site is a steep slope that rises 50 -
70 feet. The slope and natural vegetation shall be left undisturbed, and shall meet the
landscaping requirements. The northern portion shall be landscaped with a Type I
landscaping, providing a dense barrier between the school, parking, and the residential
homes. This landscaping incorporates the privacy slats in the vinyl coated chain link
fence, as well as 15 feet of landscaping.
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
necember 11, 2004 Page a of 13
pedestrians from streets and parking areas. Type III landscaping is characterized by a
6 foot planter strip, with street trees planted 35 feet on center.
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.
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.
Light and Glare
The location of the Junior High School is immediately adjacent to a residential
subdivision which will be impacted by light and glare from the school site. An
illumination plan should be required prior to building permit issuance which
demonstrates that light from project will not exceed more one lumen at the property
lines. Lighting on the sides of the buildings shall be reduced by the placement of
additional trees in the parking lot landscaping areas. This landscaping is also intended
to soften the appearance of parking areas, and building elevations.
Conclusions of Law
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
B. 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 following conditions:
December 1 ], 2004 Page 9 of 13
1. The applicant shall mitigate transportation impacts based on the P.M.
peak hour trips generated by the project, which is .02 trips per student.
TFC charges shall be applied for the new buildings and future portables,
and is payable at building permit issuance.
2. The applicant shall construct dedicated left turn lane of at least 200 feet of
storage southbound on SR 507 to the intersection of SR 507. The
developer of the Hawks Landing subdivision is required, and has
committed to construct 100 feet of dedicated left turn lane into Carter
Street, leaving 100 additional feet required for the Junior High School. If
the developer of the Hawks Landing subdivision does not complete his
required improvement prior to occupancy of the new Junior High, the Yelm
School District will be required to construct the entire required
improvement. In that event, the City of Yelm shall require the developer of
Hawks Landing to contribute his share of the cost of his required
improvement to the District or the City will contribute any proceeds from
the Hawks Landing developers bond to the District. Traffic Facilities
Charges shall be credited towards this improvement.
3. No structures or improvements shall be located in the SR 507 Yelm Loop
(Y2) corridor with the exception of irrigation and out-field fencing for the
baseball diamond.
4. The applicant shall enter into a deferral agreement for required half street
frontage improvements along the School Districts property boundary on
Mill Road to a neighborhood collector standard.
5. 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 and the proposed portables. The applicant
shall provide in the civil plan submission, proposed water usage
calculations. Water connection fees are paid at building permit issuance.
6. The applicant shall connect to the City S.T. E. P. sewer system. The cost
to connect shall include a fee of $5,417.00 per ERU. The number of
ERU's required will be determined by approved water consumption
calculations. Sewer connection fees are paid at building permit issuance.
7. 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.
8. The applicant shall design and construct all stormwater facilities in
accordance with the 1992 Department of Ecology stormwater Manual, as
December 1], 2004 Page 10 of 13
adopted by the City of Yelm and the conceptual stormwater plan included
with the application for site plan review.
Parking shall be provided in accordance with the City of Yelm
Development Guideline standards based on one space for every ten (10)
students of design capacity. Assessable spaces shall be provided
pursuant to the ADA. The parking area must include provisions for
delineated pedestrian access from Carter Street. Landscaping in parking
lots shall be provided in accordance with Chapter 17.80 YMC, Yelm
Development Guidelines, and Yelm Design Guidelines.
10. The applicant shall submit fire flow calculations for all 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.
11. The civil plans shall include a complete detailed landscape plan in
accordance with Chapter 17.80 YMC, including provisions for irrigation
and for maintenance of landscaping.
12. A Type I landscape buffer is required along the perimeter of the property,
with the additional requirement of a 25 foot landscape buffer along the
south and southeast property line.
• Type II landscaping is required around buildings.
• Type III landscaping is required on Mill Road frontage.
Type IV landscaping is required in all parking areas.
Type V landscaping is required in any above ground stormwater
facilities.
Additional trees shall be planted along the parking area to the
northeast of the gymnasium, from the stormwater access road to the
football field, to soften the appearance of building elevations to the
adjacent residential property owners.
13. 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
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. Building plans
shall include architectural details of the enclosure.
December 1], 2004 Page 11 of 13
14. The fire lane access to 107'" Loop shall either be gated and unused for
any access other than by the fire department or shall be realigned to be
perpendicular to 107'" Loop for a distance of at least 30 feet from the
intersection with 107`" Loop.
15. A cul-de-sac or other approved turnaround meeting the standards of the
Yelm Development Guidelines shall be provided on the site of the Junior
High School at the end of Carter Street.
16. The applicant shall connect to the City's reclaimed water system at the
time a reclaimed water line is located 200 feet from the property
boundaries. All irrigation systems shall be designed for and utilize
reclaimed water. The civil plans shall identify proposed reclaimed water
lines, meters, valves, and any required backflow assemblies. When
available, all irrigation at the Junior High and Mill Pond Intermediate
School campus shall utilize reclaimed water. Prior to building permit
issuance, the applicant shall enter into a reclaimed water user agreement
with the City of Yelm which includes the requirements of this condition.
17. The building plans shall include an illumination plan which demonstrates
that light from project will not exceed one lumen at the property lines.
Lighting on the sides of the buildings shall be reduced by the placement of
additional trees in the parking lot landscaping areas.
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
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 December, 2004.
Grant Beck, Director of Community Development
Site Plan Review Committee
C~f Yelm
December 17, 2004 Page 12 of 13
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.
December 17, 204 Page 13 of 13