8320 Final ApprovalSeptember 3, 2002
Yelm Community Services
Cindy Cecil
P.O. Box 5320
Yelm, WA 98597
Re: Site Plan Approval for Case Number SPR-02-8320-YL, Yelm Community Services Expansion.
Dear Ms. Cecil:
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.
The affected property owners may request a change in property tax valuation from the Thurston County Tax Assessor’s Office.
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 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 elect 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: The City of Yelm has adopted a concurrency management ordinance to assist in mitigating impacts to the public facilities. These mitigation measures apply to sewer, water, parks,
schools, and transportation. Yelm Municipal Code Chapter 15.40.020 describes mitigation measures for impacts to the City’s transportation system.
Conditions of Approval:
The applicant shall mitigate transportation impacts based on the new p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.75
new peak hour trips per 1,000 square feet of gross floor area. The project is classified as a Recreational Community Center, code # 495 in the Institute of Transportation Engineers
Trip Generation Manual, 6th Edition. The gross floor area proposed to be added is 11,550 square feet. The applicant will be responsible for a TFC of $15,165.00 which is payable at
time of building permit issuance.
The applicant shall make on-site and frontage improvements consistent with City standards. Improvements for Crystal Springs Road shall be consistent with the City of Yelm Development
Guidelines for a “Neighborhood Collector”.
2. Water
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 pace - e.g. award of a grant, a binding letter commitment
for third parting 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: There is an existing city water connection at this site. Additional development to this site creates an additional impact on the City’s water system. Connection charges are
based on water consumption. One connection is based on a consumption rate of 240 gallons per day. This connection is referred to as an “ERU”.
Conditions of Approval:
The applicant must provide proposed water use calculations to the Community Development Department for review and approval. Water ERU’s (equivalent residential units) are based on
a consumption rate of 240 gallons per day and are charged a current rate of $1,500/ERU (fee subject to change) inside city limits. The number of ERU’s required for this project shall
be determined by calculations provided by the applicant, and approved by the Community Development Department. Water connection fees shall be paid at building permit issuance.
3. Sewer
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 grand 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 parting funding, or the successful formation of a local improvement district.
Finding: The site is currently connected to the City sewer system. Sewer ERU’s are based on water consumption. The additional development on this site creates an additional impact
on the City’s sewer system, and may require an additional STEP tank or increased size.
Finding: The applicant is proposing a new kitchen facility for the Headstart children’s program. Commercial food preparation requires a grease trap to protect the City sewer system.
Conditions of Approval:
The proposed site is connected to the City’s STEP sewer system. The applicant is required to purchase Sewer ERU’s based on the on the water calculations provided by the applicant,
and reviewed and approved by the Community Development Department. Equivalent Residential Units (ERU’s) are based on a discharge of 240 gallons per day. The current rate for one ERU
is $4,986. These fees are payable at building permit issuance.
The applicant shall, at the minimum install a 3,000 gallon step tank with a duplex pump system, with a 1,500 gallon grease trap prior to the step tank. This requirement shall be reviewed
and approved through civil plan submission.
4. Stormwater
Finding: The completed project will increase the amount of impervious surface on the site and on the adjacent streets. 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.
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 and
post construction.
The applicant shall submit a final stormwater report with civil plan application.
The applicant shall submit a stormwater maintenance plan with civil plan application.
The applicant shall provide a blanket easement for maintenance of all utilities deeded to the City, and access to the stormwater facility.
6. Parking
Finding: The City of Yelm Municipal Code (YMC) addresses parking requirements, and provides guidance for establishing the number of parking stalls required for any development. Yelm
Development Guidelines require that parking be paved and landscaped.
Finding: YMC 17.72.050 states that; In the case of two or more uses in the same building, the total requirements for off street parking facilities shall be the sum of the requirements
for the several uses computed separately.
Conditions of Approval:
The applicant shall provide for a minimum of 81 parking stalls for the entire complex, based on the following calculations.
Retail: 1 parking stall for each 250 sq. ft.; 2,550 sq. ft. total, 10.2 stalls.
Warehouse: 1 parking stall for each 1,000 sq. ft.; 2500 sq. ft. total, 2.5 stalls.
Gymnasium: 1 parking stall for each 10 occupants; UBC 6,000 sq. ft. max occupancy of 400, total 40 stalls.
Community Center: 1 parking stall for each 10 occupants, UBC 285, 28.5 stalls.
b. The applicant shall provide for handicap parking stalls as required by ADA.
7. Fire
Finding: Fire protection to the buildings must be provided per the Uniform Fire Code. Requirements for installation of fire hydrants or sprinkler systems will be determined in building
permit review.
8. Design Guidelines and 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. Chapter 17.80, Landscaping, requires the applicant to provide on-site landscaping for all development proposals.
Finding: Chapter 17.80.030 states; whenever a nonresidential activity is adjacent to a residential zone or use, a minimum 15-foot buffer area of Type I landscaping shall be provided
along the property boundary between the uses.
Finding: In the original discussions and approvals for the UCBO site, the applicant was asked to place a fence on the northern property line. This fence was only partially installed.
Finding: The eastern portion of the property is not proposed to be developed at this time, and has dense native vegetation.
The applicant shall fence the northern property line, from the east end of the existing chain link fence, and extend the new fence to the eastern property line. This fence may be a
continuation of the chain link fence, or a 6-foot wood fence. This northern property line shall include a minimum of an 8’ perimeter landscape buffer
The applicant shall provide an 8-foot Type II perimeter landscape buffer on the southern property line.
The applicant shall provide Type III landscaping as required for frontage improvements.
The applicant shall leave the native vegetation at the eastern boundary line. If the native vegetation is removed, the applicant shall continue the Type II perimeter landscape to the
eastern property line.
The applicant shall submit a final landscape and irrigation plan, pursuant to Chapter 17.80, to the Community Development Department for review and approval.
Landscaping shall be installed and approved by the Community Development Department prior to building occupancy.
9. Other:
Refuse:
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.
No refuse container shall be permitted between a street and the front of a building.
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.
If you have any questions or if I can be of further assistance please contact me at (360) 458-8496.
Sincerely,
Tami Merriman, Planning Technician
cc: Grant Beck, Community Development Director
Jim Gibson, Development Review Engineer
Shelly Badger, City Administrator
Tim Peterson, Public Works Director
Gary Carlson, Building Official
Bruce McKean, Helix Architecture
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