Project Review & Correspondence
"
City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm. Washington 98597
(360) 458-3244
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April 2, 1998
Mike O'Rear
O'Rear Industrial Park
3105 Marvm Rd NE
Olympia W A 98516
RE. Duration ofPrehmmary Plat Approval for O'Rear Industnal Park, SUB-8142
Dear Mr O'Rear'
As you know smce the ongmal preliminary approval of O'Rear Industnal Park, the CIty has
amended Its SubdIvIsion Code. DuratIon for prelimmary plat approvals has been extended from
three years to five years, WIth a possible one year extenSIOn. Although your project was
approved under the three year tIme frame, the new five year approval IS apphcable to your
project.
The expIratIOn date ofprehmmary plat approval for O'Rear Industnal Park, IS August 9,2000 A
one-year extensIOn may be approved provided that the apphcant files a wntten request for
extensIOn at least thIrty days prior to the expIratIon date. Approval is granted upon
demonstratIOn that the apphcant has made a good faIth attempt to submIt the final plat wIthm the
five-year penod.
If I can be of further assIstance or you have addItIonal questIons, please contact me at 458-8408
Smcerely,
')
~\{"~&l~
Cathenne Carlson
CIty Planner
cc' Shelly Badger, CIty AdmmIstrator
Ken Garmann, PW DIrector
Drew Felmley, BUlldmg OffiCIal
Randy Orth
Enclosure (copy of ongmal prehmmary plat approval letter, dated Aug. 22, 1995)
CC/ds
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105 Yebri'IJye!lue ,West
, POBox 479
Yelm, Washington 98597
(360) 458-3244
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.August 22, 1995
...., ,.;- ",',
Mr Mike Q'Rear
3105 Marvin Road NE
Olympia, WA 98516
-
Re Preliminary Plat Approval for O'Rear Industrial Park
Dear Mr O'Rear.
On August 9, 1995 the Yelm City Council granted approval for the 12 - One Acre Industrial
Preliminary Plat for your property located on the east side of Rhoton Road, SE, between NP Road
NE and Canal Road SE The following conditions of approval were set by the Council.
1 The applicant shall contribute financially to the Five-Corners intersection improvement
and/or the Y-2 Alternate Route as specified in the 1992 Yelm Comprehensive
Transportation Plan. Contribution'is based on the number of automobile trips generated
by this site during the pm. peak hour Total pm. peak hour trips:estimated to trav~1
through the Five-Comers intersection are twenty-two trips at$300 00 per trip = $6,1500 00
The applicant shall agree to submit an agreement waiving any right the applicant might
have to protest - the formation of a Local Improvement District (LID or Latecomer's
Agreement.)
2 Most of the site traffic will travel through the First StreetlYelm Avenue intersection. It is
expected that traffic operations at this intersection will degrade from a LOS D:to LOS E
as a result of this project. The applicant and the City will work with WSDOTon signal
timing modifications to the traffic control system to help improve traffic operations- until
other major roadway facilities are implemented around the city center
3 Burning of the large piles of debris on the site wilf require the applicant to secure ahy
necessary approval and permits from the Department of Natural Resources
5 Frontage improvements to Rhoton Road are required as per City Development Standards
The applicant may request a deferral of improvements and enter into .an agreement
waiving any right to protest the formation ofa LID or Lat.ecomer's Agreement.
6 The proposed drainage plan_is to service only the project roadway system and frontage
improvements on Rhoton Road. The Final. Dra~nage Plan shall met the requirements of
the City's i::r9sion and Drainage Control Manual. Tl1e plans shall be submitted to the
Public vyorks Department and approved by the City Individual lot drainage will be -
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, installed, a~'requf~e~j at the time of appH~ation for site specific ,uses, 'and treatment wil!~' I' "'./,;-
_, ., ,/. "~j'," tl{., "take ';place '9n',' ~achlot. ,;/, " ';,.i; r ,; / ,i,
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The extension of utilities and system upgrades (if required) to the site and instaliation of l"
utilities on:site will be at the c;Ieveloper's expense J
7
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The' City' of Yelm can provide water and sewer to the proposed project sit~ However,
industrial uses and their utility needs vary greatly, therefore capacity and infrastructure
needs ~iH,be reviewed for each lot during the individual site plan review process.
,t.
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The Public Works Department suggested the following modification to. the" Comm~rcial
Collector standard. 1) the 17' stormwater treatment swale required on each side 'of the "l
centerline be eliminated if the site stormwater is tightlined to the detentioll pond
Tightlined stormwater must meet the requirements of the Yelm Erosion and Drainage
Control' ManiJal, 2) two - 12' traffic lanes are required, 3) two -8' 'paved shoulders are '"
required, 4) two- 6' planter strips are required and 5) cine - 5' sidewalk is required '. The '
modified commercial collector will require a 57' right-of-way pius the 10' utility easement .,,; ,
on both sides of the street. ,.' . ,!.,~':~ \;;~!;1
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These'conditions must be met prior to construction and/orfinal plat approval, PLEASE RETAIN. ,,'
IN Y,OUR FILES, THI~ LETTER CONSTITUTES APPROVAL OF THE PRELIMINARY PLAF ".'
9
. - ~ .1, .~.
The Preliminary Plat approval was granted under Title 16 of the Yelm Municipal Code Pursu'a.nt'r
to the requirements of Title 16, if construction has not substantially begun by August 9, 1998" "
the preliminary plat approval will expire at that time Title 16 also contains the informatiQn, on ,I;' ' c'
procedures and require'm~nts for Final Plat Approval. Copies of'Title 16 are available 'at CitY' Hall. .'\';- .',
,~ )' ,!. ,-' j.:. _" ,~ ~.~~,;::. . I. '~:'I.
If, there are any question, please feel free to contact me at Yelm City Hall, 458-840~
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Sincer~ly ,
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Catherine Carlson
., , City Planner
~,cc: i Randy Or:t;~,~ J"
~l Ken 'Garmann ~ ~~'"
, :"', ,i,~ '~: ~, :Shhelley :~~~g~r. "j:;i
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Yelrn leleohone
-COmpany
Communications for tooay & tomorrow
AUS - \ \995
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July 28,1995
Department of Commnunity Development
Cathie Carlson, Planner
PO Box 479
Yelm WA, 98597
RE: Preliminary Plat- Twelve Lot
Industrial Park
Dear Ms, Carlson:
We have reviewed the above mentioned plat and have the following
comments:
1) We request that utility Easements be included in the
ingress and egress easements,
2) Yelm Telephone Company wlll provide service to the
subdivision as stated in our tariffs as filed with the
Public utilities Commission.
If you have further questions or desire further information please
feel free to contact me at (206) 458-5343,
Sincerely,
~~.~~r#
Facilities Engineer
106 Second Street S.E. 0 po. Box 593
Yelm, WA 0 98597 0 (206) 458-2171
A subsidiary of COMERCo, INC.1r
YELM PLANNING DEPARTMENT STAFF REPORT
O'REAR INDUSTRIAL PARK (SUB-8142)
DATE OF STAFF REPORT July 11, 1995
DATE OF PLANNING COMMISSION
PUBLIC HEARING July 17,1995
BackQround
The City received an application for Preliminary Plat on April 24, 1995 Since that time, the City has
been working with the proponent on the application
Basic Facts
Mike O'Rear
3105 Marvin Rd NE
Olympia, WA 98506
Representative
Randy Orth
2626 12th Ct SW
Olympia, WA 98502
Proponent:
Proposal Preliminary Plat for a 12-one acre lot Industrial Park.
Public Notice Notice of the Public Hearing was published in the Nisqually Valley News on
July 6, 1995 and posted in public areas on July 5, 1995 Thenotice was mailed
to adjacent property owners and the applicant on July 5, 1995 Notice was
mailed to the Planning Commission mailing list on July 12, 1995
Location The east side of Rhoton Road SE, between N P Road NE and Canal Road SE
Size 12 acres
Existing Land Use Vacant.
Zoning IZ, Industrial Zone Yelm Municipal Code, Title 17, Chapter 17 32
Area Land Use North - Residential
South - Industrial
East - Industrial - Sewage Treatment Plant
West - Residential
Critical Areas Sensitive Aquifer
Soils and Geology Spanaway Gravelly Sandy Loam
Topography Approximate slope of the site is 12%
Air Quality The proposed project should not substantially affect the air quality
Traffic:
Solid Waste
Wastewater"
Water Supply'
Stormwater'
Power and
Energy
Noise
Disaster Risks
Fire Protection
Police Protection
The Preliminary Plat drawing proposes an internal loop road systems with two
ingress/egress locations The current street standard applicable for this proposal
is a Commercial Collector which requires an 84' right-of-way As shown, the
internal road system is for a private street with a 40' right-of-way and does not meet
current standards Staff worked with the applicant and has suggested a 57' right-
of-way, consisting of two-12' traffic lanes, two-8' paved shoulders, two-6' planter
strips and one-5' sidewalk.
A Traffic Generation and Trip Distribution Analysis was prepared by S
Chamberlain & Associates Based on the ITE manual it is estimated that the
proposed 12-acre industrial site will add 126 new vehicle trips during the p m peak
hour Of these 126 trips, approximately 100 trips will enter and 26 will exit the
project site during the p m peak hour
The analysis estimated that 17% of the traffic from the project is expected to go
through the "five-corners" intersection, representing 22 vehicles trips in the p m
peak hour
Approximately 90% of the traffic traveling to and from the industrial park will use
the First StreeUYelm Avenue intersection In the pm peak hour this is
approximately 113 vehicles It is expected that traffic operations at this
intersection will degrade from a LOS D condition to LOS E as a result of project
traffic. The City of Yelm has adopted a LOS E for this intersection
LeMay Garbage Service
City of Yelm STEP sewer system
City of Yelm
A Preliminary Drainage and Erosion Control Plan has been submitted to the City
It is understood that the proposed drainage plan is to service only the project
roadway system and frontage improvements on Rhoton Road Individual Lot
drainage will be installed as required, at time of site specific applications, and
treatment will take place on each lot.
Puget Power and Washington Natural Gas
During daytime hours noise is expected to be average for an industrial area
During nighttime hours noise is expected to be low
Low, however as applications are submitted to the City for the development on
individual lots the disaster risks will be evaluated on a project by project basis
Thurston County Fire District #2
City of Yelm
APPLICABLE STANDARDS AND POLICIES
State Law.
The proposal has conformed to all applicable State laws
State Environmental
Policy Act (SEPA)
A Mitigated Determination of Non-Significance was issued on June 27, 1995 The
comment period expired on July 13, 1995 There were no objections to the
proposal in the comments received
Comprehensive
Plan
The Comprehensive Plan designation for the site is Industrial This proposal
conforms with the Industrial Zone intent and requirements
Yelm Municipal
Code
This Project shall conform to the City's Municipal
Code and Development Standards
Development and
Design Standards
The proposed internal road system does not meet the current design standards for
a commercial collector The remainder of the proposal is in compliance with the
City of Yelm Development and Design Standards
STAFF RECOMMENDATION
The City of Yelm Planning Department recommends approval of the preliminary plat application for the
O'Rear Industrial Park with the following conditions
1 The applicant shall contribute financially to the Five-Corners intersection improvement and/or the
Y-2 Alternate Route as specified in the 1992 Yelm Comprehensive Transportation Plan
Contribution is based on the number of automobile trips generated by this site during the p m
peak hour Total pm peak hour trips estimated to travel through the Five-Corners intersection
are twenty-two trips at $300 00 per trip = $6,600 00 The applicant shall agree to submit an
agreement waiving any right the applicant might have to protest the formation of a Local
Improvement District (LID or Latecomer's Agreement.)
2 Most of the site traffic will travel through the First StreetlYelm Avenue intersection It is expected
that traffic operations at this intersection will degrade from a LOS D to LOS E as a result of this
project. The applicant and the City will work with WSDOT on signal timing modifications to the
traffic control system to help improve traffic operations until other major roadway facilities are
implemented around the city center
3 Burning of the large piles of debris on the site will require the applicant to secure any necessary
approval and permits from the Department of Natural Resources
5 Frontage improvements to Rhoton Road are required as per City Development Standards The
applicant may request a deferral of improvements and enter into an agreement waiving any right
to protest the formation of a LI D or Latecomer's Agreement.
6 The proposed drainage plan is to service only the project roadway system and frontage
improvements on Rhoton Road The Final Drainage Plan shall met the requirements of the City's
Erosion and Drainage Control Manual The plans shall be submitted to the Public Works
Department and approved by the City Individual lot drainage will be installed as required, at the
time of application for site specific uses, and treatment will take place on each lot.
7 The extension of utilities and system upgrades (if required) to the site and installation of utilities
on-site will be at the developer's expense
8 The City of Yelm can provide water and sewer to the proposed project site However, industrial
uses and their utility needs vary greatly, therefore capacity and infrastructure needs will be
reviewed for each lot during the individual site plan review process
9 The Public Works Department suggested the following modification to the Commercial Collector
standard 1) the 17' stormwater treatment swale required on each side of the centerline be
eliminated if the site stormwater is tightlined to the detention pond Tightlined stormwater must
meet the requirements of the Yelm Erosion and Drainage Control Manual, 2) two - 12' traffic lanes
are required, 3) two - 8' paved shoulders are required, 4) two- 6' planter strips are required and
5) one - 5' sidewalk is required The modified commercial collector will require a 57' right-of-way
plus the 10' utility easement on both sides of the street.
Submitted by,
~Gt~
Catherine Carlson Date (2//010
City Planner J
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CI TY OF YELM
DEPT OF PUBLIC WORKS
STREETS OUTSIDE C.B.D.
COMMERCIAL
COLLECTOR
APPROVED
DWG NO
CITY ENGINEER
DES. DVtN.
DATE
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11 /27 /94
~ea Chamber of Co
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July 17, 1995
Yelm Plannmg CommIssIOn
CIty of Yelm
Yelm, WA
I have revIewed the staff report dated July 11, 1995, regardmg Mike O'Rear's applIcatIOn for
the development of an mdustnal park adjacent to Yelm's Sewage Treatment Plant on Rhoton Rd.
ThIS IS the type of mdustnal development the business commumty of Yelm can enthUSIastically
support.
Mr O'Rear IS concerned that the staff recommendatIOns call for unreasonable reqUirements for a
develpment of thIS type, and I agree.
The alternative road deSIgn Mr O'Rear has dIscussed WIth me appears to be more appropriate to
the nature of the development, reduces the development costs, and actually Improves the VIsual
Impact from the street.
I would encourage Mr O'Rear and the CIty to contmue workmg together to create a much
needed and deSIrable commercial development. A strong local economic base depends on our
abIlity to be flexible and creative WIth developers. Mr O'Rear demonstrates a desire and
commitment to make a valuable contributIOn to Yelm's economy Ifwe take thIS opportumty to
encourage and aSSIst hIm, everyone benefits,
0Ut' ()?W)
KathI O'NeIl
PreSIdent
Yelm Area Chamber of Commerce
POBox 444
Yelm, Washington 98597
360-458-6608
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City of Yelm
YELM
WASHINGTON
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
O'REAR INDUSTRIAL PARK (SUB-8142)
ADDENDUM TO STAFF REPORT
DATED JULY 11, 1995
DATE OF CITY COUNCIL PUBLIC HEARING: August 9, 1995
DATE OF PLANNING COMMISSION PUBLIC HEARING: July 17, 1995
Background
The Planning Commission received testimony on the proposed O'Rear
Industrial Park at a public hearing held on July 17, 1995, The
Planning Commission staff report is attached.
The applicant, Mike 0' Rear, and his engineer, Dennis Cochran,
testified that in their opinion a 40' right-of-way would be
adequate for the internal road system, They propose that sidewalks
and shoulders are not necessary within the Industrial Park and that
all parking needs can be handled on each site, The Planning
Commission discussed the request and questioned the applicant and
City staff, The Planning Commission recommends a right-of-way
reduction from 84' to 57' as stated in condition 9 on the attached
staff report,
Attached lS a letter from the applicant requesting the Council's
consideration to reduce the right-of-way standard for a commercial
collector from 84' to 40' for thls proJect.
*
Rec"cled paper
<'
City of Yelm
YELM
WASHINGTON
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
o'~
t\\.\ C
June 7, 1995
Mr, Randy Orth
Randy Orth and Associates
2626 12th Ct. SW
Olympia, WA 98502
Re: SUB 8142 - O'Rear Industrial Park
Dear Randy:
The City has reviewed your application for preliminary plat on the
above referenced project, The Planning and Engineering
Department's have the following comments:
1, The City of Yelm can provide water and sewer to the proposed
project site, However, industrial uses and their utility
needs vary greatly, therefore capacity and infrastructure
needs will be reviewed for each lot during the individual Site
Plan Review Process.
2, The extension of utilities and system upgrades (if required)to
the site and installation of utilities on-site will be at the
developer's expense.
3, On review of the drainage plan it is understood that the
proposed drainage plan is to service only the project roadway
system and frontage improvements on Rhoton Road. Individual
lot drainage will be installed as required, at time of
application, and treatment will take place on each lot.
4. As proposed, the internal road system does not meet the City
standards for a private or public street. The internal street
classification which is required for the proposed project is
Commercial Collector (profile attached,) The Public Works
Department has reviewed your proposal and has suggested the
following modification to the Commercial Collector standard:
1) the 17' stormwater treatment swale required on each side of
the centerline may be eliminated if the site stormwater is
tightlined to the detention pond. Tightlined stormwater must
meet the requirements of the Yelm Erosion and Drainage Control
Manual, 2) two - 12' traffic lanes are required, 3) two - 8'
paved shoulders are required, 4) two - 6' planter strips are
@
Recyckd paper
"
Mr. Randy Orth
June 7, 1995
Page 2
required and 5) one - 5' sidewalk is required. The modified
commercial collector will require a 57' right-of-way plus the
10' utility easement on both sides of the street.
5. Based on previous conversations, it 1S the Planning
Department's understanding you would prefer to accept the
City's standard procedure for establishing the traffic impact
and mitigation to the 5-Corner' s intersection rather than
submitting a Traffic Study for the proposal, The traffic
impact and mitigation will be address either in the
Environmental Determination or the conditions of approval for
the project.
The above issues address concerns identified by the City, but are
not inclusive of all the conditions which may be applicable to the
proposed project.
If you have any questions, please feel free to contact me at
458-8404,
~l~~
Catherine Carlson
City Planner
cc: Mike O'Rear
Shelly Badger
Jerry Prock
Ken Garmann
MEMO
TO:
Kathie Carlson
FROM:
Ken Garmann
RE:
1/) -111 ejC
(yfA-f
Our office has reviewed the preliminary applicatio~or plat on the
O'Rear Industrial Park, As per our meeting Ma 8~1995 it has been
determined the City of Yelm can furnish water and sewer to the
proposed project, Installation of all utl . i s will be at the
developers expense, ~<-;+; fit L~L
On review of the drainage plan it is determined that the proposed ~/!/
drainage plan is to service only the project roadway system and ~ .
frontage improvements on Rhoton Road, Individual lot drainage will fJt;e(V-u.
be installed as required and treatment will take place on each lot. J1L- y;' i
If you have any questions or comments feel free to contact my -::7' -; . ~
office at 458-8499, ~~ ~
LI0~~ '
O'Rear Industrial Park
O'Rear