20130320 NOD 11042013
City of Yelm
Community Development Department
105 Yelm Avenue West
Yelm, WA 98597
360-458-3835
NOTICE OF DECISION
DATE: November 4, 2013
PROJECT NAME: River Run Apartments
PROJECT LOCATION: 304 Longmire Street SE, Yelm, WA 98597
PARCEL NUMBER: 21724410200
CASE NUMBER: 20130320
N
that the Community Development Department issued a site plan
OTICE IS HEREBY GIVEN
review approval to Mt. Terrace Builders, in order to construct a 16 unit apartment
complex at the above referenced location.
The complete decision may be viewed on the City’s website at www.ci.yelm.wa.us and
choosing ‘Agendas/Notices’ and ‘Public Notices’ from the menu system. A copy of the
decision may also be obtained at the Community Development Department in City Hall
at 105 Yelm Avenue West, Yelm, WA 98597 during normal business hours for a fee of
15 cents per page. For additional information, please contact the Community
Development Department at 360-458-3835.
STAFF REPORT
City of Yelm
Community Development Department
20130320 River Run Apartments
Case Number:
November 4, 2013
Date:
Mt. Terrace Builders
Applicant:
6524 Cromwell Beach Drive NW
Gig Harbor, WA 98335
Tony Trunk
Owner:
6524 Cromwell Beach Drive NW
Gig Harbor, WA 98335
Construct 16 apartments in 2 buildings
Request:
Approval with conditions
Recommendation:
Exhibit 1: Preliminary site plan
Exhibit 2: Adopted MDNS
Exhibit 3: Previous land use approval with MDNS
Proposal
The proposal is to construct 2 apartment buildings with 8 units in each building, for a
total of 16 units, associated parking, utilities, and open space improvements.
Property Characteristics
The property is located at 304 Longmire Street SE, southwest of Yelm Avenue West,
and is identified by assessor tax parcel number 21724410200. The property is
approximately 1.14 acres. There was a single family residence located on this parcel
that was demolished in 2007, leaving the parcel now vacant. The parcel received site
plan review approval in December 2006, for a 15 unit multi-family development. (Copy
of Attached)
The property is zoned by the Yelm Comprehensive Plan Map as High Density
Residential (R-14) which allows apartments at a density of 14 units per gross acre.
Gross acreage is determined by all land, including critical areas, open space, streets
and roads. The density allowed on this site, based on gross acres is 16 dwelling units.
The City of Yelm will provide police protection, water service, and sewer service. Fire
protection services are provided by the Yelm Fire District (SE Thurston Fire/EMS).
Notice of Application
Notice of this application was mailed to state and local agencies and property owners
within 300 feet of the project site on September 11, 2013. Washington State
Department of Ecology provided comment that if contaminates are found during
construction, they must be notified, and that the project may require a construction
stormwater permit.
Concurrency
Chapter 15.40 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development. Concurrency means the facilities
necessary to serve a proposed development are in place or planned for and properly
funded with a reasonable expectation that the facilities will be in place at the time
needed to preserve adopted levels of service.
Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1)
YMC when the project is within an area approved for sewer pursuant to the adopted
sewer comprehensive plan for the city and improvements necessary to provide city
standard facilities and services are present to meet the needs of the proposed
development.
The site is currently located in the City of Yelm’s sewer system service area and is
required to connect to the system. There is a sewer line located in Longmire Street.
Improvements required to serve the project will be specifically identified during civil plan
review and will have to be installed by the developer and approved by the City prior to
final approval. This satisfies the requirement for concurrency with sewer infrastructure.
Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2)
YMC when the project is within an area approved for municipal water service pursuant
to the adopted water comprehensive plan for the city and improvements necessary to
provide city standard facilities and services are present.
The site is currently located in the City of Yelm’s water service area and is required to
connect to the system. There is a water line located in Longmire Street. Improvements
required to serve the project will be specifically identified during civil plan review and will
have to be installed by the developer and approved by the City prior to final approval.
The City of Yelm has been proactive in water planning since 1994, when the City made
application with the Washington Department of Ecology for new water rights sufficient to
serve the entire City and its Urban Growth Area.
The Washington Department of Ecology approved new water rights in the amount of
947 acre feet to the City on October 21, 2011. This is expected to accommodate 20
years worth of growth. The Ecology approval was appealed to the Pollution Control
Hearings Board, and the Board held a hearing in December of 2012. The Board
affirmed Ecologies decision, however that decision was appealed to Superior Court. It
is expected that the court will hear this appeal in March 2014.
As of the date of this report, the City has just under 200 water connections available for
new construction. At the current rate of new construction, the existing water
connections would provide for an additional 2 to 3 years worth of growth.
The State Building Code at Section 19.27.097 RCW requires evidence of water
availability and the issuance of a building permit by the City of Yelm is the City’s
commitment to serve a proposal with potable water.
The applicant is responsible for ensuring that the requirements of the adopted Fire
Codes are met through the provision of adequate fire flow, or construction methods that
reduce the required fire flow.
This satisfies the requirement for concurrency with water infrastructure.
Concurrency with transportation infrastructure is achieved pursuant to Section
15.40.020 (5)(c) YMC when the project:
Makes on-site and frontage improvements consistent with city standards and
roads necessary to serve the proposed project consistent with safety and public
interest;
Makes such off-site facility improvements, not listed on the capital facilities plan,
as are necessary to meet city standards for the safe movement of traffic and
pedestrians attributable to the project;
Makes a contribution to the facilities relating to capacity improvements identified
in the adopted six-year traffic improvement program, in the form of a
transportation facility charge.
Frontage improvements are required for all new development within the City. Frontage
requirements include improvements to the roadway from the centerline of right-of-way
back towards the property.
The property fronts Longmire Street which is partially improved. Completion of
Longmire Street to meet current standards will be required.
Traffic Facility Charges are applied at the time of building permit issuance. This
condition satisfies the requirement for concurrency with transportation infrastructure.
Concurrency with school infrastructure is achieved pursuant to Section 15.40.020 (B)(4)
YMC when the developer provides a letter from the local school district that the school
facilities impacted by the proposed development are present, or are on an approved
and funded plan, to assure that facilities will be available to meet the needs and impacts
of the proposed development.
The adopted Mitigated Determination of Nonsignificance requires the developer to enter
into a mitigation agreement with Yelm Community Schools. This satisfies the
requirement for concurrency with schools.
Concurrency with Fire Protection is achieved pursuant to Section 15.40.020 (6) YMC
when the developer makes a contribution to the fire protection facilities as identified in
the most current version of the capital facilities plan adopted by the SE Thurston
Regional Fire Authority and endorsed by resolution of the Yelm City Council. The
Council has waived the fire impact fee by Resolution 533 until the SE Thurston Regional
Fire Authority establishes a region wide impact fee. This fee is subject to change by
City Council resolution and is collected at the time of building permit issuance.
State Environmental Policy Act
The City has identified and adopted Mitigated Determination of Nonsignificance, Case
No. 20050657, which was issued for the previous site plan review approval of 15
townhouse units to be located on this site. The document meets the City’s
environmental review needs for this proposal.
Lots Size and Setbacks
The Yelm Zoning Code does not establish minimum or maximum lot sizes, however
does require standard setbacks which creates a building envelope. The standard yard
setbacks for the R-14 district are 25 feet from the front property line adjacent to a
collector street with a minimum 20 foot driveway approach. 10 feet from the side
property lines with a minimum of 20 feet on both sides, and 25 feet from the rear
property line. Longmire Street is listed as a Local Access street in the Yelm
Development Guidelines, but was constructed to a Neighborhood Collector standard
due to traffic impacts caused by the Tahoma Terra Subdivision located to the west of
the property. The preliminary site plan correctly identifies and shows the required
setbacks.
Adjacent Land Uses and Zoning
The site is bordered by properties which are zoned High Density Residential (R-14),
with the exception of the property to the south of the site which is zoned parks and open
space, and is currently developed as a golf course.
The project, as conditioned, meets City of Yelm development requirements and is a
compatible use with surrounding properties.
Transportation
Yelm is a small compact community most directly affected by two state highways, SR
510 and SR 507, which bisect the community. These state routes are used by local
residents for transportation throughout the City, and for access to commercial and
residential areas throughout the community as well as serving regional traffic.
The updated Transportation element of the Yelm Comprehensive Plan identifies a
number of improvements designed to avoid the need to significantly widen existing
streets, and particularly Yelm Avenue. New development impacts the transportation
system in Yelm and, unless the improvements identified in the transportation plan are
constructed, the City would need to require developers to pay the cost of internal street
widening.
Longmire Street was partially constructed by the developer of the Tahoma Terra
subdivision located to the west of this property. Completion of frontage improvements
as a Neighborhood Collector is required. This includes a planter strip with street trees,
a 5 foot sidewalk and right-of-way dedication.
The proposed driveway location is appropriate as it is centered to Berry Valley Drive to
the west.
The City of Yelm Transportation Improvement Program recommends future traffic
improvements to the transportation system. Improvement Y8A shows the need to
extend Mosman at the Golf Course from Longmire Street to Solberg Street along the
southern property line of this site. Right-of-way should not be needed; however
Longmire Street may need to be widened to accommodate a turn lane onto this new
street. This may or may not affect the driveway location in the future. The applicant
should be aware of this future improvement and consider buffering the southern
property line for noise, street lighting, etc.
The City has adopted a Transportation Facility Charge (TFC) of $1,321 per pm peak
trip. The concurrency chapter of the Municipal Code provides a default table that is
used to determine new peak PM trips generated by a proposed use. Multi- family units
create .60 new PM peak hour trips. The site should be credited for the previous single
family dwelling unit.
Water Supply
The City’s Water Comprehensive Plan identifies the property as being within the water
service area. There is an existing water main located in Longmire Street. This line was
installed by the developer of the Tahoma Terra subdivision located to the west of this
property and that developer created a latecomers agreement that includes this parcel.
The water latecomer fee for this parcel is in the amount of $5,893.00 and pursuant to
the agreement, payment of this fee, including interest must be paid at the time of
connection.
The proposed multi-family development is required to connect to the City’s water
system and have a water main installed to serve the dwelling units and fire hydrants.
There is an existing stub located at the entrance of the project which shall be used as
the connection point.
Multi-family unit connection fees may qualify for a reduced rate at the time of service
connection.
There is an existing City water line located on the east property line that has been
identified on the proposed site plan. Where public utilities cross private lands, a 15 foot
single utility easement must be granted to the City.
Section 246-290-490 WAC, requires that the City take measures to ensure that
contamination does not occur as a result of cross connection. The applicant is required
to install a Reduced Pressure Backflow Assembly device at the water meter.
If an irrigation meter is installed, a backflow prevention device will be required for all
irrigation connections between the irrigation system and the water meter.
Any existing well(s) will need to be abandoned per Department of Ecology standards
and the water rights will need to be dedicated to the city.
Fire
Fire protection to the buildings must be provided per the International Fire Code. The
specific requirements for installation of additional fire hydrants and fire lanes will be
determined during civil plan review. Driveway radius from Longmire Street may need
expanded.
The International building code (IBC) provides occupancy ratings for different types of
uses. The fire coverage and sprinkler system for the proposed use must meet IBC
requirements.
Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install
fire hydrant locks as part of the City’s water conservation and accountability program.
Sewer System
The City’s Sewer Comprehensive Plan identifies the property as being within the sewer
service area. There is an existing sewer main located in Longmire Street. This line was
installed by the developer of the Tahoma Terra subdivision located to the west of this
property and that developer created a latecomers agreement that includes this parcel.
The sewer latecomer fee for this parcel is in the amount of $3,793.81 and pursuant to
the agreement; payment of this fee, including interest must be paid at the time of
connection.
The proposed multi-family development is required to connect to the City’s sewer
system and have a sewer main installed to serve the dwelling units. There is an
existing stub located at the entrance of the project which shall be used as the
connection point.
The proposal will be required to install S.T.E.P. tank(s) and associated equipment
needed to operate with the City of Yelm’s S.T.E.P. sewer system. Improvements
required to serve the project will be specifically identified during civil plan review to
determine tank size based on water consumption.
Any existing on-site sewage disposal system(s) shall be abandoned per the Thurston
County Health Department standards.
Parking
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
address parking regulations from many aspects. These considerations include the
design of lots, the number of stalls required, pedestrian pathways within lots, and safety.
The requirements of off-street parking and loading facilities and their design are
regarded as the minimum; however, the owner, developer or operator of the premises
for which the parking facilities are intended shall be responsible for providing adequate
amounts and arrangement of space for the particular premises even though such space
or its arrangement is in excess of the minimum set forth.
Multi-family residential unties require a minimum of two parking spaces per dwelling
unit. 16 dwelling units require a minimum of 32 parking spaces.
The applicant is proposing 41 total spaces. The proposed site plan shows appropriate
drive lane widths, however does not provide for adequate space for backing out of
parking stalls located at the northwest corner of the site.
Parking lot landscaping is required for all parking lot areas. The preliminary site plan as
proposed meets the intent of the landscape requirements.
Pedestrian access from the sidewalk is shown at the entrance into the site; however the
site plan does not show pedestrian access to the buildings. Pedestrian paths through a
parking lot shall be of a different material than the parking lot and not rely solely on
striping asphalt for distinguishing the paths.
Yelm Design Guidelines require that parking areas be lighted to a level of at least .5 foot
candle average as measured on the ground. Parking lot light fixtures shall be non-glare
and mounted no more than 20 feet above the ground to minimize impacts to adjacent
properties.
Stormwater Quality and Quantity
Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards.
The conceptual storm drainage report shows the proposed stormwater treatment by an
“Aqua Swirl” treatment basin, and treated water will then be routed to an infiltration
trench with a design rate of 20 inches per hour. The conceptual storm drainage report
was designed per the 2005 Stormwater Management Manual for Western Washington,
which exceeds the minimum requirements for the City of Yelm.
Open Space and Landscaping
Chapter 14.12 YMC provides guidelines for the retention and creation of open space.
This chapter requires a minimum of 10 percent of the gross area be dedicated as
usable open space. Appropriate uses of open space include environmental
interpretation, parks, playgrounds and recreation, or footpaths and bicycle trails.
The site is approximately 1.14 acres, a minimum of 4,966 sq. ft. of usable open space is
required. The preliminary site plan shows 2 areas of open space, one with a sidewalk
and park bench, the other park area is shown as the location of the sewer STEP tank.
As proposed, the open space areas do not meet the requirements of Chapter 14.12
YMC for usable open space.
Landscaping and screening are necessary to provide screening between compatible
and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets
of the City. Chapter 17.80 YMC requires all development to provide on-site
landscaping.
In addition to the parking lot landscaping described above, an 8-foot perimeter
landscape planter strip is required. For residential development, a solid fence may
qualify as perimeter landscape in certain areas, such as the required rear yard.
If an irrigation meter is installed, a backflow prevention device will be required for all
irrigation connections between the irrigation system and the water meter.
Refuse
The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code
provide guidance for refuse storage and screening.
Refuse areas are required to be accessible by LeMay, screened with a material and
design compatible with the overall architectural theme of the associated structure. The
refuse enclosure must be a minimum of 8-feet by 20-feet, to accommodate a 3 cubic
yard container, and recycling.
Refuse collection areas must be designed to contain all refuse generated on site and
deposited between collections, and refuse should not be visible from outside the refuse
enclosure.
Staff Recommendation
A. The Site Plan Review Committee has jurisdiction to consider and decide the
issues presented by this request.
B. The applicant has established that the request for site plan review approval
satisfies all criteria set forth in Section 17.84.020(C) YMC, meets all
requirements of the High Density Residential (R-14) zoning classification, and
meets all other requirements of the Yelm Municipal Code, if conditioned
adequately
Conditions:
1. The conditions of Mitigated Determination of Nonsignificance No. 20050657 are
hereby referenced and are considered conditions of this approval.
2. The applicant shall complete Longmire Street improvements to the City of Yelm
Neighborhood Collector standards to include planter strip and sidewalk and
dedicate required Right-of-way.
3. The applicant shall mitigate transportation impacts based on the multi-family
residential P.M. peak hour trip of .60 new peak hour trips per residential unit, and
receive a credit for 1.01 trips for the previous residential unit.
4. Each dwelling unit within the apartment buildings shall connect to the City water
system and provide internal service to hydrants. There is an existing water main
located in Longmire Street. This line was installed by the developer of the
Tahoma Terra subdivision located to the west of this property and that developer
created a latecomers agreement that includes this parcel. The water latecomer
fee for this parcel is in the amount of $5,893.00, and pursuant to the agreement,
payment of this fee including interest must be paid at the time of connection.
Connection and meter fees will be established at the time of building permit
issuance.
5. All conditions for cross connection control shall be met, as required in Section
246-290-490 WAC.
6. A 15 foot utility easement shall be granted to the City of Yelm for the existing
waterline located at the east property line.
7. Any existing well(s) shall be abandoned per Department of Ecology standards
and the water rights dedicated to the City of Yelm.
8. Each dwelling unit within the apartment buildings shall connect to the City
S.T.E.P. sewer system. There is an existing sewer main located in Longmire
Street. This line was installed by the developer of the Tahoma Terra subdivision
located to the west of this property and that developer created a latecomers
agreement that includes this parcel. The sewer latecomer fee for this parcel is in
the amount of $3793.81, and pursuant to the agreement, payment of this fee
including interest must be paid at the time of connection. Connection and
inspection fees will be established at the time of building permit issuance. Tank
sizing and number of tanks will be determined during civil plan review. Any
existing septic systems shall be abandoned per Thurston County Health
Department standards.
9. The applicant shall provide at least 10 percent of the gross acreage as usable
open space. The civil engineering plans shall delineate the area(s) to be
considered usable open space, and include details for improvements showing
compliance with Chapter 14.12 YMC.
10. The civil engineering plans shall provide for adequate space for vehicles backing
out of parking stalls, and provide a pedestrian access from the sidewalk to the
front of the building. Pedestrian paths shall be of a different material than the
parking lot.
11. The civil engineering plans shall include plans for the collection treatment, and
infiltration of stormwater in accordance with the 2005 Stormwater Management
Manual for Western Washington. Best Management Practices (BMP’s) are
required during construction. A 10-foot setback from all property lines and
easements are required for stormwater facilities. The final stormwater plan shall
include an operation and maintenance plan. All roof drain runoff shall be
infiltrated on each lot utilizing individual drywells.
12. The civil engineering plans shall include a landscape plan that is consistent with
the conceptual landscape plan, but that identifies perimeter and parking lot
landscaping, as well as required landscaping around the refuse enclosure.
Irrigation plans shall include a separate water meter and approved backflow
prevention device. A performance assurance device is required for the
maintenance of the required landscaping.
13. The refuse location must be approved by Lemay, be a minimum of 8-feet by 20-
feet, and include screening and landscaping.
14. Prior to construction, civil engineering plans shall be submitted to the Community
Development Department for review and approval. Civil plan submission shall be
consistent with the requirements of the Yelm Development Guidelines and shall
include details on all required infrastructure, landscape and fencing.
15. The civil engineering plans shall include a fire hydrant plan consistent with the
Yelm Development Regulations which includes the proposed location of all
hydrants and service lines and fire flow calculations for all existing and proposed
hydrants. The applicant shall be responsible for the fee for hydrant locks on all
fire hydrants required, and installed as part of development. The applicant shall
coordinate with the Yelm Public Works Department to purchase required hydrant
locks.
C. The Site Plan is valid for eighteen (18) months from the date of this approval.
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.
Decision
The request for site plan review approval is hereby granted.
PREPARED BY Tami Merriman, Associate Planner
th
APPROVED this 4 day of November, 2013
Grant Beck, Director of Community Development
Site Plan Review Committee
Appeal
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 approval pursuant to Chapter
15.49 YMC, Integrated Project Review Process. An appeal must be in writing, contain
specific factual objections, and include the appeal fee of $50.00.
Karen Bennett
From: Karen Bennett
Sent: Monday, November 04, 2013 3:29 PM
Subject: Notice of Decision - City of Yelm Case#20130325, River Run Apartments
Below please find the link to the Notice of Decision for the City of Yelm Case
#20130320, River Run Apartments.
http:Z/www.ci.yelm.wa.us/ data/PublicNotice/NOD201.'30. 2� o.pdf
Karen T.Bennett, City of Yelm
1o5 Yelm Avenue West, Yelm, WA 98597
(360)458-3835 - Fax(360)458-3144
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