20250311 Ltr (Variance Req) 2220348.10
Civil Engineers
Structural Engineers
Landscape Architects
Community Planners
Land Surveyors
Neighbors
TAC O MA
2215 North 30th Street
Suite 300
Tacoma, WA 98403-3350
253.383.2422 TEL
www.ahbl.com
March 11, 2025
Mr. Andrew Kollar and Mr. Gary Cooper
City of Yelm
106 2nd Street SE
Yelm, WA 98597
Project: The Reserve at Palisades (LD 2024.0072), AHBL No. 2220348.10
Subject: Variance Request to YMC 18.52.080 Arterial and Collector Access
Dear Andrew and Gary:
On behalf of Garrette Custom Homes and their project, “The Reserve at Palisades”
(LD 2024.0072), we are requesting a variance to Yelm Municipal Code (YMC) 18.52.080,
Arterial and Collector Access. Specifically, we are requesting relief from the section that
specifies “Every subdivision or combination of subdivisions of 25 or more housing units, and
any commercial or industrial development calculated to generate more than 250 vehicle trips
per day, shall provide more than one vehicular access from an arterial or collector street.”
Project Background
The Reserve at Palisades proposes 39 single-family residential lots on Parcel 21725130200
within Yelm city limits. The parcel is zoned R-4, with an allowed density of four dwelling units
per acre. The project proposes two access points via Palisades Street SE, which intersects
with SR-507 (a state highway), and an additional access road to the adjacent property to the
west to serve future development and provide an additional access point to SR-507 in the
future. Washington State Department of Transportation (WSDOT) will not permit another
access connection or even an “EVA Access only” connection from SR-507. As a result, a
variance is needed.
Variance Criteria
The following questions address the points that must be considered when granting a variance
request. (Section 18.13.060.C, Yelm Municipal Code)
1. Literal interpretation and application of provisions of this code would deprive the
applicant of the rights commonly enjoyed by other properties in the same district.
Response: In the early stages of this project, it was discussed with the City that
WSDOT would not allow a connection (access or EVA) to SR-507. The City stated
two connections to Palisades Street SE and a road stub to Parcel 21725240400 for
future connectivity would meet the requirements of YMC 18.52.080. However, we
are requesting your support of this for formal approval by the Hearing Examiner.
Literal interpretation and application of YMC 18.52.080 would deprive the applicant
of the ability to develop their property. The property is zoned R-4, which allows for
a density of four dwelling units per acre, and is part of the City’s growth plan. The
parcel is rectangular shaped, with frontage along SR-507 and Palisades Street SE.
Palisades Street SE is stubbed to the project site, clearly for future development.
There are no alternative roadway connections available.
Mr. Andrew Kollar and Mr. Gary Cooper
March 10, 2025
2220348.10
Page 2 of 2
2. A variance is necessary for the preservation and enjoyment of a property right
possessed by other property in the same vicinity or district, but which is denied to the
property in question because of special circumstances on that property.
Response: The property is zoned R-4 and is intended for development. Special
circumstances exist because WSDOT controls the project’s ability to connect to
an arterial. WSDOT already provides connection at Palisades Street SE, which is
sufficient to also serve this project.
3. That the hardship described under this subsection is specifically related to the property
and is the result of unique conditions such as irregular lot shape, size, or natural
features, and the application of this code, and not, for example, from deed restrictions or
the applicant’s own actions.
The hardship is not caused by deed restrictions or the applicant’s own actions .
The hardship is specific to WSDOT’s unwillingness to permit direct access onto
SR-507.
4. The granting of the variance will not be materially detrimental to the public welfare or
injurious to the right of other property in the vicinity.
The granting of this variance will not be materially detrimental to the public
welfare or injurious to the rights of other properties. In fact, the proposed project
will provide improvements along SR-507, including extension of a water main and
sewer main, sidewalks, and a southbound turn lane at the intersection of SR-507
and Palisades Street SE, which will benefit the public. Additionally, the proposed
homes will be equipped with approved automatic sprinkler systems, meeting D107
of the International Fire Code for a single public fire apparatus access road.
5. The variance will not permit a use prohibited by the Unified Development Code, in the
district in which the subject property is located.
The variance will not create a use prohibited by the Unified Development Code or
adversely affect the City of Yelm’s Comprehensive Plan.
If you have any questions, please call me at (253) 383-2422.
Sincerely,
J. Matthew Weber, PE
Principal
SG/lsk
Enclosure
Q:\2022\2220348\WORDPROC\Letters\20250310 Ltr (Variance Req) 2220348.10.docx
Know what's below.
Call before you dig.
THE RESERVE AT PALISADES PRELIMINARY PLAT
A PORTION OF SECTION 25, TWN. 17N, RGE 01E3 W.M,
CITY OF YELM, THURSTON COUNTY, WASHINGTON.
i
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TRACT B �
PRIVATE ROAD
4599
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PRIVATE ROAD
4922
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STATISTICAL BREAKDOWN LOT SETBACKS -SINGLE FAMILY
/ ITEM DESCRIPTION OR AREA FRONT YARD 15 FT*
D / / SQUARE FEET ACRES SIDE YARD 5 FT
PARCEL NUMBER 21725130200 15 FT (CORNER LOT)
SITE AREA 422,446 9.70
REAR YARD 25 FT
/ / CRITICAL AREAS 0 0.00
PROPOSED ONSITE ROAD ROW 79,929 1.835 *MINIMUM 20FT DRIVEWAY APPROACH
/ OPEN SPACE REQUIRED (5% OF GROSS AVERAGE) 0.485
\ � � / / OPEN SPACE PROVIDED (7.4% OF GROSS ACREAGE) 0.720
ZONING: R-4, (LOW DENSITY RESIDENTIAL DISTRICT) TRACT IDENTIFICATION
/ MAXIMUM DENSITY (4 DU/ACRE) 38.79 (USE 39) ITEM SQUARE FEET ACRES
TOTAL NO. OF LOTS PROPOSED (SINGLE FAMILY) 39
LARGEST LOT AREA (LOT 20) 11,213 0.26 TRACT'A' -RECREATION /OPEN SPACE 8,989 0.206
SMALLEST LOT AREA (LOT 35) 5,250 0.12 TRACT'B' -PRIVATE ROAD 4,599 0.105
AVERAGE LOT AREA 7,037 0.16 TRACT'C' - PRIVATE ROAD 4,922 0.112
TRACT'D' -RECREATION /OPEN SPACE 22,388 0.514
TRACT'E' -STORM 22,927 0.526
TACOMA • SEATTLE • SPOKANE • TRI-CITIES
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422 TEL 253.383.2572 Fax www.ahbl.com wEi3
Proiect Title:
THE RESERVE AT
PALISADES
PRELIMINARY PLAT
Client;
GARRETTE CUSTOM
HOMES, INC
4802 TACOMA MALL BOULEVARD
TACOMA, WA 98409
CONTACT: MATT LEWIS
(888) 627-0013
Proiect No,
2220348.10
Issue Set & Date:
PRELIMINARY
PLAT
12/3/2024
/2/03/202H
NOTICE
ALTERATION OF THIS DOCUMENT SHALL INVALIDATE THE
PROFESSIONAL SEAL AND SIGNATURE. PUBLICATION OF
THIS DOCUMENT DOES NOT DEROGATE FROM RESERVED
OWNERSHIP RIGHTS IN IT. THIS DOCUMENT IS FOR USE
ONLY FOR THE PROJECT IDENTIFIED IN THE TITLE BLOCK
AND IS NOT TO BE USED FOR REPAIR, REMODEL OR
ADDITION TO THAT PROJECT OR FOR ANY OTHER PROJECT.
/4\
Revisions:
Sheet Title:
PLAT MAP
Designed by: Drawn bv: Checked by:
MH MH/AB MW/SK
Sheet No.
C1.1
DATE: October 28, 2024 FILENAME: O:\2022\2220348\10_CIV\CAD\_Preliminary Plat\2220348-SH-PLAT.dwg
3 of 10 Sheets