2009 10 13 Staff Report to Council Exhibits~~ THE A~~
14~' '~i
YELM
WASHINGTON
December 23, 2008
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
Steve Chamberlain
FH1, LLC
4200 6t" Avenue SE, Suite 301
Lacey, WA 98503
Dear Steve:
The purpose of this letter is to memorialize our recent discussions regarding the water
booster pump station to serve the subdivision of Forrester Heights (Palisades West).
As you know, the need for a water booster pump station to serve the lots within the
subdivision was established prior to preliminary subdivision approval, but was deferred
at final subdivision approval to issuance of any residential building permit or certificate
of occupancy for the model home. The booster pump station is required to provide both
adequate water pressure for residential uses and minimum fire flows.
The Community Development Department can not issue a certificate of occupancy for
the home currently nearing completion within the subdivision without the approved
booster pump station being installed, inspected, and approved for connection to the City
water system.
If you have any questions regarding this determination, please don't hesitate to contact
meat City Hybl--,
rein,
Grant B k, ~recto~"" t
Com nity Development Department
c. Gary Carlson, Building Official
(360) 458-3835
(360) 458-3144 FAX
www.ci.yelm.wa.us
www.tri a n ce h omen. co m
Apri17 2009
Grant Beck
Director of Development Services
City of Yelm
105 W Yelm Ave.
Yelm, WA 98597
RE: palisades West
Dear Grant:
I am writing you this letter in attempt to find some resolve to the dilemma I face with the
new home nearing completion an the hill at palisades West.
As background in April 2008 Triance entered into a contractual agreement with
Lieutenant Colonel Andy Smith and his wife Cindy to build their dream home on lot 15
to retire here. We were delayed in starting construction until the details an the water
booster station were finalized. In the mean time, the Smith had secured theix financing.
In September, all permits and appraisals were completed. When we informed that the
city had approved the design, the developer was still working with his lender on the
financing of these additional improvements but was conf dent that it would be forth
coming. We proceeded accordingly due to the time that had already elapsed and the
deteriorating banking environment before the Smith's last their financing.
Within about 6 weeks of the starting construction, we were informed that the developer
was still having difficulties in getting the additional financing to complete the booster
station. The overall economy and housing marlcets were now at a critical point and no
bank was interested in loaning ~naney an a prefect like this. Simply put he had run out of
funding options.
Triancc will complete this home in the next couple of weeks and the Smiths will need to
move in. I had discussed the natter with the Building Official, Gary Carlson who
directed me to talk with you and the Fire Dept. I know the developer has had several
conversations with you and has kept zx~e apprised of the city's positions to date. He had
not discussed this matter with the p'ire Dept. I meet. with both Chief Rita Hutcheson and
Deputy Chief Maxk Kiaig to discuss any interim options we might pursue until financing
becomes available. They informed zne that they could presently and would provide
91.38 Burnett Road ~ Yeirn, WA 38597
`'~~1 360.400.1888 ~ 3E0.400.2808
w~vw.trianceY~ornes.com
adequate fire service to this house and suggested that I only install a fire alarm monitor m
addition to the standard smoke detectors. They acknowledged that there had been two
permanent residences on the property in the recent past that had na fire protection. The
location of the home to the fire station and its proximity to the fire hydrant at the base of
the hill would allow them adequate fire fighting capabilities. I have enclosed a copy of
their letter to me for your reference.
It is my sincere hope that with this new information and given the economic
circumstances that we all are now faced with,. that the city will see fit to grant us a final
on the lot 15 home and allow the ~znith to move in to their dream home.. This will be the
only home build on the hill until the booster station or other improvements are installed
that enhance the fire flow.
Lastly, I have spent my most of my life in Yelm and my family roots here go back nearly
100 years. I am very proud to say that I have invested my fortunes and my livelihood in
to the home building business. I am extremely proud of the homes I have built the past
couple ofyears particularly this one. The Smith family has been very active in the
community and the Yelm school district. This is where they want to spent the rest of
their lives. It would be a shame if we were unable to find a workable solution in the
interim.
`dour understanding and cooperation in this matter are greatly appreciated. Once you
have had a chance to review this letter I would like to meet with you as soon as possible.
Res ectfully,
i ~'~
C ~.
/j1
Dan Lee
Triance Group Inc.
Ce: Andy and Cynthia Smith
9138 Burnett Road ~ Yelm, WA 98597
r?°S 360.400.1888 ~~~ 360.400.808
FH1, LLC
April 07, 2009
Triance Homes
16948 Kaylan Lane
Rochester, WA 98579
RE: Palisade West
Dear Dan,
As you [snow I have been working for over' a year on raow getting resolution to the city's requirement for the installation
of a water booster station at the entrance to the plat. Originally, we were optimistic that one would not be required grad
pxeceded on that basis. It was not until the Erna] plat was ready to record that it was confirmed we would need to do
something to improve the fire flow at the tap of the hill. The plat was recorded with that as a condition azad we were
given the ok to build the frrst home. However the final occupancy permit was conditioned on resolving the matter to the
city's satisfaction. We then began the design of a booster station. Unfortunately it took a lot longer to get city approval
than we had hoped. As such the real estate market and banking environment continued to deteriorate. I have kept the
bank in the loop and they agreed to sell lot frfteen in the interim until the appropriate city approvals were obtained and
we knew what these additional improvements were going to cost. I was confident at the time that the bank was going to
finance these latest inraprovenrrents based on my coznrrrunicationwitb there. I have been persistent with trying to get that
accomplished for the past six month, however the banking industry continues to worsen and now appears the bank I have
been working with is not able to process any additional funds for- this project at this tune for reason beyond my control. I
have asked the city on several occasions for a variance on the Ere flow for all the reason we have previously discussed
but to date have been unsuccessful.
You will recall that there were two existing houses on the hill that had no fire flow nor city water for years. I installed a
new 8" water main and fire hydrants up the hill with the intent to loop it back out Hwy 507 as phase 2 is completed.
There is adequate fire flow at the base of the hill but clue to the height of the rise where the new house sits, about 500 feet
away. the residue pressure drops from about 53 psi to ] $ psi. The city's minimum is 20 psi. That said, I would suggest
you contact the fzre department and see if there were any way they would consider the fact that there is only one house
on the hill. It was built to current building codes, it replaces the two older homes that existed there for years, there is fire
flow available now where there wasn't before. The next available fire hydrant that meets the minimum flow and
pressure requirements' is only a few hundred feet way near the bottorn of tlae hill. You rnight also offer up to install an
ez~ianced smoke and fire detention system above the normal detectors. This is only an interim situation. When I am
able to get financing, the booster station will be installed and the pressure at the top of the hill will be erzlaanced.
I will continue to seek alterxaatc financing options to get this issue resolved to the best of my ability. Hopefully your
requests' to the city will have~tter results.
FH1 LLC.... - ~~,'~;' /~~
f
Steven
:~
r` .
fr ,
~i '~~~ '"~~..
tinj ~'' ~
r f~;
4200 6th Avenue S~, Suite 301, Lacey, WA 98503
360.493.6002 ~ 360.493.2476 -,my
S. E. THURSTON EIRE & EMS
Rainier Yelm
Post Office Box 7'77
Yelm, Washington 98597
{369) 458-27991 Fax (360} 458-2766
Apra ~, zUO9
Mr. Dan Lee
4204 8"' Ave.
Suite 301
Lacey, WA 98543
Dear Mr. Lee:
Based on our conversatian today, the following information is provided pertaining to
your property located at 10756 Palisades Street, Yelm:
The nearest fire station is 0.5 miles from the address. This is approximately a
three minute response. Given the close vicinity to the station and the
recommendation for an early detection system, the potential for fire growth
beyond 25% is highly unlikely. A 50% involvement or greater is incompatible
with life. A fire with 50% or greater involvement would be mitigated in the
same fashion as it would be today given the current fire flow ability on scene.
2. The fire flaw requirements for this particular structure are as follows:
^ A 3,200 square foot home (no exposures) 13 = 1, 066 gallon per
minute required fire flow for 100% involvement ar,
^ 533 gallons per minute for 50% involvement or,
^ 266.5 gallons per minute far 25% involvement which can be met with
the hydrant currently focated on site.
^ The current hydrant on site provides 500 gallons per minute, leaving
an additional 566 gallons to be pravided for by a secondary source if
the structure is 100% involved.
3. The Fire Department can meet the required fire flaw requirements in one of
two ways ar a combination of both:
The #irst arriving S.E. Thurston engine would lay 1400' of 4" supply line
from the secondary hydrant located Hwy 507 & 105t~' providing
required ire flow or,
^ An engine 1 tender response (The same response we currently use for
non hydrant areas) S.E. Thurston Fire Department can provide 4,797
gallons of water on the initial response, providing required fire flaw for
8.4 minutes. In this particular situation, the tender refill and turn around
S. E. TH U RSTQN FIRE & EMS
Rainier Ye1m
Post Office Box 777
Yelm, Washington 98597
(360) 4882799/ Fax (360) 458-2766
time is approximately 6 minutes, allowing the tenders to deliver their
water, refill, and return to the scene prior to the water supply being
depleted,
4. This particular parcel captains no other exposures. S.E. Thurston Fire & EMS
would expect no additional construction would take place until such time that
the required fire flow is met.
RECOMMENDATIONS:
1. installation of a monitored alarm system.
2. No additional construction on this site or adjoining sites until such time adequate
fire flow can be met.
If the above recommendations are met, S.E. Thurston Fire & EMS, supports the
decision to issue an occupancy certificate prior to the operation of a pump station for
this development.
Please do not hesitate to contact us at the above location, if there are additional
questions.
Sincerely,
~~ `
Mark King
Deputy Chief
~~~ ~~-~~
Rita Hutcheson
Fire Chief
/ Of THE A~~
4~ 'yi
YELM
WASHINGTON
April 14, 2009
Dan Lee
Triance Group, Inc.
9138 Burnett Road
Yelm, WA 98597
Dan:
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
This is in response to your letter dated April 7, 2009, again requesting the City issue a
certificate of occupancy which would violate the clear conditions attached to the
recorded subdivision of Forrester Heights, now known as Palisades West.
You may not be aware that City staff spent considerable time and effort reviewing this
matter last December when Steve Chamberlain asked the City to ignore the condition of
final subdivision approval and issue a certificate of occupancy for the home in question.
Now, as then, we can find no options other than installing the booster pump station as
proposed and approved.
While it unfortunate that Lt. Colonel and Mrs. Smith are caught in a difficult position,
please keep in mind that the requirement for a booster pump has been a known
condition since the first meeting on this project in 2005, and could have been addressed
many times before now. The City did not create the circumstances which are making it
difficult for the developer to meet his obligations, and has been flexible throughout this
process to the point of now having no choice but to hold firm.
In fact, at the initial pre-submission meeting in May of 2005, which you attended, the
City's Development Review Engineer noted that
"This project location is on top of a hill. 1 would highly recommend that
you have your engineer look at the elevation of the location and how it is
going to effect the hydrant operation. This location is 6 feet higher than
the base of the Baker Hill Water Tower. "
(360) 458-3835
(360) 458-3144 FAX
www.ci.yelm.wa.us
The subdivision application was subsequently submitted and the staff report to the
Hearing Examiner in September of 2006 stated that:
"The City of Yelm's current water system cannot provide the ire flow and
water pressure that is required to serve this proposed subdivision due to
the significant amount of topographic relief, and the project is
approximately the same elevation as the City's water reservoirs. Service
of the City water system will require the installation of a booster pump.
Civil plans shall include an analysis of the water system and propose
appropriate mitigation measures. "
The Hearing Examiner, in his decision to approve the preliminary subdivision on
September 27, 2006, found that:
"The City of Yelm will provide both domestic water and fire flow subject to
the applicant paying the connection fee. Furthermore, due to the height of
the parcel, the applicant must install a booster pump to provide both fire
flow and domestic water pressure. "
Based on this finding, the Examiner attached the following condition:
"Civil engineering plans shall include an analysis of water system
pressures and propose appropriate mitigation for probable low pressure
flows at the project site, such as a booster pump. "
The developer, however, requested during the civil plan review process that the water
system be installed prior to designing a booster pump station in the hopes that
pressures would meet fire flow without the booster pump. This approach was approved
by the City on March 20, 2007, but with the following caution:
"After the installation of the water system, the water system will need to be
tested to verify if the system is going to meet the fire flow requirements
and domestic pressure requirements. The testing perimeters, target flow
and target pressures will be determined by the Public Works Department
and only the Public Works Department. If the installation does not meet
the testing requirements as set forth by the Public Works Department then
the subdivision will not be approved and a final plat application will not be
accepted by Community Development Department. "
"This approval has been granted to allow the system to be installed and
tested to verify exactly what additional improvements may be needed to
serve this subdivision. The above approval does not guarantee that the
existing system will be adequate to serve this application. "
April 14, 2009 Page 2 of 3
At the request of the developer, who wanted to convert construction financing to long
term financing, the City agreed to allow the subdivision to record with the following
condition:
"No building permit shall be issued within this subdivision until a booster
pump is installed by the developer and approved by the City of Yelm
which provides adequate fire flow per the International Fire Code and City
of Yelm standards, provided that a building permit may be issued for a
model home if a ire protection plan is approved by the City of Yelm Fire
Marshal and SE Thurston Fire/EMS. "
Rather than have a sales office in the model home, you chose to construct the model
home as a residence, apparently in the hopes that the booster pump station would be
installed and approved prior to occupancy.
If you choose to pursue amending the final subdivision in order to remove the condition
relating to the installation of the booster pump station, the fee is $750.00 and the
request requires a public hearing before the Hearing Examiner, who would make a
recommendation to City Council. The Community Development and Public Works
Departments would oppose any such amendment.
Please keep in mind that the subdivision also contained the condition that "no certificate
of occupancy for any habitable structure shall be issued until a sewer roll seal is
installed by the developer and approved by the City of Yelm" and that the City is still
owed $25,015.43 for plan review fee's which will be required to be paid before the pre-
construction meeting for either the booster pump station or the pressure sustaining
valve (roll seal).
S
ity Development Department
c. Lt. Col. Andrew and Cynthia Smith
15339 105t" Avenue SE
Yelm, WA 98597
April 14, 2009 Page 3 of 3
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