Creek Road Mixed Use Phasing Plan
City of Yelm
Community Development Department
105 Yelm Avenue West
P.O. Box 479
Yelm, WA 98597
Pre-Application Meeting
November 18, 2009
These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community
Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission.
Proponent: Tim Holderman, P.E. Sound Engineering
Project Proposal: Phase construction of the Creek Road Mixed Use Development (SPR-07-0404-YL)
Project Location: 10520 Creek Street
Tax parcel number 64303400501, 64303400502.
Background
On November 28, 2007, Yelm Creek Apartments, Inc. applied for a site plan review and shoreline substantial development permit in order to construct a 164 unit apartment complex with
approximately 55,000 square feet of commercial development on approximately 17.08 acres.
The Yelm Zoning Code does not allow multi-family dwellings in the Commercial (C-1) zoning district except as part of a mixed use development and then only if the residential component
of the development does not exceed 60% of the development.
The City issued a Mitigated Determination of Non-significance on March 4, 2008 (attached). One of the mitigation measures was appealed to the hearing examiner, but the condition was
satisfied prior to the hearing.
The Hearing Examiner approved the Site Plan Review and Shoreline Applications on July 8, 2008 (decision and staff report attached).
Civil plans for the northern portion of the property were submitted on August 13, 2008, have been through two reviews, and are currently in the hands of Sound Engineering for response.
Civil plans for the southern portion of the property were submitted on February 10, 2009, have been through two reviews, and are currently in the hands of Shea Carr Jewell for response.
The application for a mixed use development, along with the approvals, were predicated on just under 7 acres of the property being developed as commercial.
Current Status
The current proposal is to construct approximately half of the apartment units and the clubhouse with none of the commercial development originally planned for the northern property.
Phasing of construction and required improvements are not typically provided for by the site plan review process. In the case of the southern property, it may develop separately as
it does not rely on the northern property for access, utilities, or zoning compliance. This is not true of the northern portion and the residential development, however. Specifically,
in order to accommodate any residential development sufficient commercial area must be improved to support the residential portion of the mixed use development.
In order to develop part of the residential segment of the mixed use development without improvement of the entire site, it appears there are two options.
1. Time the construction of 58 units to coincide with the commercial development of the southern property. Any civil plan approval would be conditioned upon the full development of
all the commercial property and pads on the southern property.
2. Construct 106 units along with all the commercial proposed on the northern property.