8300 Approval LetterFebruary 28, 2002
Ronal G. Vigil, Architect
P.O. Box 15265
Seattle, WA 98115
Re: Site Plan Approval for Case # SPR-01-8300-YL, Prairie Run Apartments
Dear Mr. Vigil:
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 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 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. Frontage improvements are required for this project. Frontage improvements shall be consistent
with the City of Yelm’s Development Guidelines. Frontage improvements for Mountain View Road shall be consistent with the section “Neighborhood Collector”
Conditions of Approval:
The proponent shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based
on .60 new peak hour trips per residential unit. The proponent will be responsible for a TFC of $450.00 per unit, for a total of $14,400.00, which is payable at time of building permit.
The applicant shall be responsible for half street and frontage improvements along the site’s frontage on Mountain View Road. The City of Yelm’s plans and specifications state that Mountain
View Road will be improved as a “Neighborhood Collector”.
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 proposal is for Multi-Family residential. The City of Yelm Water Ordinance allows for a discounted ERU Rate for multi-Family units greater than four units. The discounted
rate is .75% of the individual ERU Fee.
Conditions of Approval:
The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,125.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption
per day, fee subject to change.)
All water connection fees are due at time of building permit issuance.
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.
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 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 property is part of the Killion North LID District, and has been assessed a total of 24 Equivalent Residential Unit (ERU), each ERU equals 240 gallons of water consumption
per day. The hook-up fees are $2,549.00 per ERU (fee subject to change). This fee is in addition to the LID assessment of $1,823.15 per ERU, which is currently paid on an annual basis.
Additional ERU hook-up fees shall be paid at the current rate at the time of building permit issuance.
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 $2,549.00 per ERU, for the 24 ERU’s that are part of the LID District (fee
subject to change). The remaining ERU fees shall be paid at the current rate at the time of building permit issuance.
The applicant shall extend the sewer main from the intersection of Yelm Ave West and Mountain View Road to the north property line of this approved project. The sewer main shall be
4” PVC and constructed per the City of Yelm Development Guidelines.
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.
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. Applicant shall
provide the City with documentation of the sewage system abandonment.
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 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 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 an easement access to the stormwater facility.
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.
Conditions of Approval:
Applicant shall provide for off-street parking. Minimum requirements are two stalls per unit. Applicant to provide handicap parking stalls as required by ADA.
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:
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.
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.
Conditions of Approval
The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards.
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.
Completed landscaping shall be approved by the Community Development Department prior to building occupancy.
9. Open Space
Finding: Chapter 14.12 requires that all multi-family residential development dedicate ten percent of the gross area as open space, with requirements for qualification.
Conditions of Approval:
The applicant will provide a minimum of ten percent of the gross area as open space.
The applicant shall submit a plan for improvements to the open space as required by Chapter 14.12.050
10. SEPA
Finding: A Mitigated Determination of NonSignificance was issued on February 12, 2002. The applicant shall be responsible for mitigating conditions placed on the MDNS.
Conditions of Approval
Applicant shall be responsible for Traffic Facility Charge, as conditioned in #1 above.
Applicant shall demonstrate compliance with OAPCA, and County regulations for removal and abandonment of existing buildings, wells, and septic systems, as conditioned in # 2, # 3, &
# 6 above.
Applicant shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district.
11. 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.
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
Planning Technician
cc: Prairie Run Associates, AWLP
Cathie Carlson, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tim Peterson, Public Works Supervisor
Shelly Badger, City Administrator