8291 Approval LetterOctober 17, 2001
John Hamilton
Evergreen Devco, Inc.
21743 21st Ave. W
Brier, WA 98036
Re: Site Plan Approval for Case # SPR-01-8291-YL, Walgreen’s
Dear Mr. Hamilton:
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. The City of Yelm has plans to improve Yelm Avenue in partnership with the Washington State
Department of Transportation. If construction of the Walgreen’s project is started prior to the start of the City’s road project, Walgreen’s will be required to complete the road frontage
improvements on Yelm Avenue according to standards and details approved for that project.
Conditions of Approval:
a. The applicant shall mitigate traffic impacts to the transportation system. Mitigation includes payment of the Transportation Facility Charge (TFC) for 76 new pm peak hour trips generated
by the project. The total TFC is $56,512.50. The TFC is eligible for a credit in accordance with Ordinance 580.
The City will credit to the traffic mitigation fee due on the site (identified in a. above) for the road core improvements, if they are completed outside of the City’s project. To
determine the TFC credit, the applicant shall provide the construction cost for core road improvements to the City for review and approval. Upon approval by the City, the TFC will be
credited by the approved amount. The cost of the planter strip, sidewalk, and street lighting shall be the responsibility of Walgreen’s.
b. The applicant is responsible for all transportation improvements as identified in the Traffic Impact Analysis, dated July 2001, prepared by The Shea Group.
c. The applicant shall be responsible for half street and frontage improvements along the site’s frontage on Creek Street, per City of Yelm’s plans and specifications.
d. Access to Yelm Avenue shall be constructed to prohibit left-turn movements out of the site. The driveway shall be designed to prohibit southbound left-turns from the parking area
onto Yelm Ave. The design shall include raised curbing and signage, and requires approval of the City of Yelm Community Development Department.
e. The applicant shall dedicate to the City, the required right of way as shown on the Yelm Ave. E. improvement plan project with the City of Yelm, and the Washington State Department
of Transportation.
f. Access to the “Future Development Site” cannot be isolated by the biofiltration swale, as shown on the plans dated 7/26/01. Only one access is granted to this site from Creek Street,
and the swale as shown on the plan, prohibits access into the future development site.
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.
The project site is subject to a Watermain Extension Agreement dated November 10, 1999.
Conditions of Approval:
The applicant shall connect to the City water system. The cost to connect shall include a fee of $1,000.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water consumption
per day, fee subject to change.) The number of ERU’s required shall be determined during civil project review. Applicant shall submit water use calculations with civil plans.
The latecomer’s fee on tax parcel # 22730140200 is $4,288.09, and tax parcel #22730140202 is $4,965.30, for a total latecomer fee of $9,253.39. The latecomer’s fee is payable at time
of building permit issuance.
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.
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 $4,850.00 per Equivalent Residential Unit (each ERU equals 240 gallons of water
consumption per day, fee subject to change.) The number of ERU’s required shall be determined during civil project review.
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.
All sewer connection fees are due at time of building permit issuance.
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.
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.
The City of Yelm Design Guidelines Section I, Paragraph E, states the intent and guidelines for integrating biofiltration swales into a project. Design Guidelines Section I, Paragraph
E, subsection (1), lists three options for the location of biofiltration swales, ponds, or other approved systems. The third option is employed only when the first two options are not
practical. That is to locate the swale along the front edge of the property. If located in the front of the property, you must incorporate landscaping and screening to visually enhance
the swale without reducing maintainability and sun exposure. Biofiltration ponds should not be located along the front edge of the property, unless incorporated as a water feature.
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.
To locate the stormwater pond in the front of the project, the applicant must incorporate landscaping and screening to visually enhance the swale without reducing maintainability and
sun exposure, as well as incorporate a water feature.
The biofiltration swale located between the parking area and the future development site, must be reconfigured to allow vehicle and pedestrian access into the future site.
The applicant shall submit a final stormwater report with civil plan application.
The applicant shall submit a stormwater maintenance plan with civil plan application.
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.
Finding: Design Guidelines Section II, Paragraph B, subsection (3), requires applicant to provide pedestrian pathways through parking lots.
Conditions of Approval:
Applicant shall provide a marked pedestrian access from the driveway entrance on Yelm Avenue, to the sidewalk at the west side of the building.
For pedestrian safety around the building, applicant shall either increase the sidewalk surrounding the building to at least 10’ in width, or provide an 8’ sidewalk with wheel stops
in the parking stalls.
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.
The applicant shall submit to the City, a demolition plan for all structures on the project site. The demolition plans shall address the presence of asbestos and lead paint. Any buildings
containing asbestos and/or lead paint shall be demolished in accordance with all applicable state and federal laws and regulations.
Any underground septic tanks, drain fields, and storage tanks must be abandoned per Thurston County Board of Health rules.
Building design shall be in accordance with Design Guidelines. Design compliance shall be reviewed by the City at or before time of building permit submittal.
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.
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.
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.
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: Marcy Gustafson, The Shea Group
Cathie Carlson, Community Development Director
Jim Gibson, Development Services Engineer
Gary Carlson, Building Official
Tim Peterson, Public Works Supervisor
Shelly Badger, City Administrator