Project Review & Correspondence
w
~
(!J
Ii:
C\I
~~i!
HIGH WA Y 510 ( YELM AVENUE)
.. ........ .l ..
'!UL-
......c _IT . . .
'(.f)
, (.f)
>-
-1
<(
Z z
<(
u u <C I-
uu uu -I ()
uu uu
uu uu a.. <(
... uu uu a..
uu uu ~
uu uu W
uu uu
II ..... 0
f - u..
Cf) u..
<(
>- a::
.. l-
i a c: I
uu uu <C
0:: a::
Z w
- I-
::E z
2 - w'
.:..J 0
0 W -1
-J a: <C
-J 0- I-
- W
II ~ Q::
k ~
-1
W
>-
II
'''TfWr Ift."
b
"I-
IIf'f'''Qr C
.
"
;;;
s;:
QI
\
"" JlI'4S'j)f- t ."'.IZ "I
'11 I I I ~
Cl ~
I ~CJ~l"-
~ NOT TO SCALE
l>
-<
U1
~
0
'"
M
. r
s:
~I II ~~I~~~I~~~~~~~lllllr~~ ~
.
.1 _
..
KILLION
RD
II- rllt
40'
PRELIMINARY SITE PLAN
FIGURE
2
YELM RETAIL CENTER - TRAFFIC IMPACT ANALYSIS
95031
/// - ----~
"'"
,
-u
:n
(f)O
~r-
~rn~ ~
~ \-\!:::>!(}
<. -2
~
J.
'"
'"
JS Oil 1/\,11\ .uV\
a>
~
~
)0
?
~
Oll 140\"1il)\
all S14Jii(\')
-<.
f'\
~
AI
\- f'\
, -I
~
\ ,
I ~
I \ Cf>
\ Z
~ --\ ~
Sti
~ {t\
\ ~
\ -I ...-
\ AI ()
\ J:> Z.
-n
\ -n
\ n ~
\ ~ ....(
.\
\ \}
\, J:>
n
,\ -I
\,
II,
I ~
,\\,
" J:>
I
\\\ S.
I'
\!.
\\ If)
II tj)
I"
\,
\
JS Qll 1iI\'\
Oil S~,,\lldS i'iiS!-~O
(')
~
'1'-
e',
\
\
<5
'"
~
~
~
all l4OiO,",ll
3Sall)\~
'"
1=
'"
~
3S all lPtl"I"
;:;
';Ii
'"
':\
~
JS all l4OS14J')(I\!/\
1'''1.z
11--"1.
1'0
Sf'
'3S Oll SlllllO\'\
'3S Oll ?/,0'I!'J
\\'&\\
~ \ '-V
(}l
o
-I
--./
-n
~ ~\
<::: tn
City of Yelm
t~~/I
. 05
{I, ~.~wv.' 1
OlO'-' ~JJ ~
( lo.YY ~l~
c -Lp ::;J J,-
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
Date July 16, 1997
To Yelm Planning Commission
From Cathie Carlson, City Planner
Re Case No SPR..8145, Yehn RetairCenterSouth
A. Public Hearina Obiective: The Planning CQmmissionmust determine if the proposed
'binding site plan is consistent with the City of Yelm Land Use and Subdivision Ordinance
B. Proposal: The applicant, Mike Edwards,has gpplied for binding site plan approval for a
54,OOOsquarefootcomme~al complex. The commercial complex consist of eight (8) commercial
lots with buildings ranging from 4,750 to 12:}50 square feet. .
c. Findinas:
1 Proponent. Mike Edwards
2 Location Yelm Avenue West, west and south of Killion Road. Tax Parcels
21724130600 al1d 21724130500
3 Public Notice Notice of the Public Hearing was published in the Nisqually Valley
News onjLily 10,1997,and posted in public areas en July 8,1997 The.notice Was
mailed tQ adjacent property owners and the applicant on July 8, 1997
4 Existina Land Use The parcel is6 4 ac;:res with three (3) single family residential
units, .
5 Adiacent Land Uses.
North. vacant land,. residential and commercial
South va<;:ant land.
East: vacant land and commercial
West: residential
6 Comprehensive Plan. The site is designated Commercial,
7 Zonina Chapter 11.26, Commercial Zone (G-1)
8 Traffic. A Traffic 'Impact Arialysis (rIA) was prepared by $ Chamberlain and
Associates. tnc. The full build~out of the project will .generate 135 new PM Peak
Trips to the Yelm transportation system. The traffic impact to the 5-Comers
intersection will be 42 PM Peak Trips. The applicant is required to mitigate the
*
Ru)'ckd pap~r
Case No SPR-81451Yelm Retail South
Page 2
July 16, 1997
project impacts to 5-Comers at $300 00 per PM Peak Trip The applicant's financial
responsibility for 5-Corners impacts is 42 trips at $300 00 = $12,600 00 Mitigation
fees are payable at issuance of building permits
The Yelm Retail development will contribute to the future signalization of Yelm
Avenue and Killion Road, The contribution will be based on the developments share
of traffic at the time the signalization occurs The developer shall sign a waiver of
protest for future contributions towards the signal improvement at the Killion
RoadlYelm Avenue intersection.
The TIA identified the following improvements be constructed by the applicant:
a.
An eastbound right-turn lane on Yelm Avenue at the westernmost site
driveway
b An eastbound right-turn pocket at the new intersection of Killion Road
ExtensionlYelm Avenue
c. A two-way center left-turn lane on Yelm Avenue from the west property line
extending approximately 200' east of the existing Killion Road intersection.
The applicant shall construct a bus pull-out, shelter and pad located between the site
drive on Yelm Avenue and Killion Road extension. The location of the bus pull-out
is temporary and will be re-Iocated to the east of the re-aligned intersection of Killion
RdlYelm Avenue The relocated bus pull out will occur as commercial property to the
east of the new intersection develops
The applicant shall be responsible for road improvements along the property frontage
of Yelm Avenue West including the necessary right-of-way dedication for
improvements The improvements shall be from centerline of Yelm Avenue West
and coniSistent with current development guidelines
The applicant shall be responsible for road construction of Killion Road Extension
The design of Killion Road Extension shall be either Option 2 or 4 (attached) as
provided by the City and shall be mutually agreed upon by the applicant and the
adjacent property owner, John Huddleston.
9 Wastewater The project will be served with existing capacity at the Sewer
Treatment Plant.
10 Water Supplv The site is currently in the water service area and will be served by
the City of Yelm.
11 Drainaoe/Stormwater A Preliminary Drainage Report was prepared by S
Chamberlain and Associates, Inc. The Final Stormwater Design shall be in
compliance with City of Yelm Development Standards and approved by the City of
Yelm Public Works Department.
Case No SPR-81451Yelm Retail South
Page 3
July 16, 1997
12 Utilities The site is served by Puget Power, Yelm Telephone and Washington
Natural Gas
13 Fire Protection. Thurston County Fire District #2
14 Police Protection. City of Yelm
15 Environmental Review A Mitigated Determination of NonSignificance (MDNS) was
issued on June 5, 1997 Traffic mitigation was identified and included those
conditions as specified in above (5) Traffic.
16 Businessowners Association/Representative As identified in the Preliminary
Stormwater report a business owners association or a designated representative
shall be responsible for the operation and maintenance of all on-site drainage
facilities
D. STAFF RECOMMENDATION
Staff recommends that Yelm Retail Center South, SPR-8145, be approved, based on the findings
in Section C, and subject to the conditions in Section D of this report.
1 The applicant shall contribute financially to the Five-Comers 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 The commercial complex, at build-out, will generate 42 new p m. peak hour trips
to the Five-Corners intersection. Lot 1, to be developed as a 4,950 sf specialty retail will
contribute $113750 Lot 2, to be developed as a 4,950 sf specialty retail will contribute
$113750 Lot 3, to be developed as a 4,750 sf specialty retail will contribute $1092 50 Lot
4, to be developed as a 12,750 sf specialty retail will contribute $2,932 50 Lot 5, to be
developed as a 12,750 sf specialty retail will contribute $2,932.50 Lot 6, to be developed
as a 4,750 sf specialty retail will contribute $1092.50 Lot 7, to be developed as a 4,950 sf
specialty retail will contribute $1137.50 Lot 8, to be developed as a 4,950 sf specialty retail
will contribute $113750 Total financial contribution for the entire site will be 42 trips at
$30000 per trip = $12,600 00 The mitigation fee is due and payable prior to the issuance
of building permit for each lot.
2 The Yelm Retail development will contribute to the future signalization of Yelm Avenue and
Killion Road. The contribution will be based on the developments share of traffic at the time
the signalization occurs. The developer shall sign a waiver of protest for future contributions
towards the signal improvement at the Killion RoadlYelm Avenue intersection.
3 The TIA identified the following improvements be constructed by the applicant:
a An eastbound right-turn lane on Yelm Avenue at the westernmost site driveway
b An eastbound right-turn pocket at the new intersection of Killion Road
ExtensionlYelm Avenue
c. A two-way center left-turn lane on Yelm Avenue from the west property line extending
Case No SPR-81451Yelm Retail South
4
5
l6
LI~
(f u'
A. 0
1'- tJ;yJ7
or-
~y-
8
9
10
11
~~ tf12~
l~V~~~1\
13
;:-r '~_ 14
\,,-I()~
ttf~'
Page 4
July 16, 1997
approximately 200' east of the existing Killion Road intersection
The applicant shall construct a bus pull-out, shelter and pad located between the site drive
on Yelm Avenue and Killion Road extension The location of the bus pull-out is temporary
and will be re-Iocated to the east of the re-aligned intersection of Killion RdlYelm Avenue
The relocated bus pull out will occur as commercial property to the east of the new
intersection develops
The applicant shall be responsible for frontage improvements along the property frontage of
Yelm Avenue West including the necessary right-of-way dedication for improvements The
improvements shall be from centerline of Yelm Avenue West and consistent with current
development guidelines
The applicant shall be responsible for frontage improvements and necessary dedication of
right-of-way for Killion Road Extension along the property frontage The design of Killion
Road Extension shall be provided by the City (options attached) and shall be mutually agreed
upon by the applicant and the adjacent property owner, John Huddleston.
Extension and connection to the current water line located at Yelm Avenue West and on the
southeastern comer of the site is the responsibility of the applicant and will be constructed
per standards in the Water Comprehensive Plan and City of Yelm Development Guidelines
The applicant shall submitted final utility plans for approval by the City Public Works
Department.
All onsite wells shall be abandoned in compliance with the Department of Ecology standards.
The applicant shall submit a completed Water Rights Agreement with the civil engineering
drawings
Connection to the current sewer line on Yelm Avenue is the responsibility of the applicant
and will be constructed per standards in the Sewer Comprehensive Plan and City of Yelm
Development Guidelines The applicant shall submitted final utility plans for approval by the
City Public Work's Department.
The applicant shall submit a final stormwater plan for approval by the City Public Works
Department. Stormwater facilities shall be designed and constructed in accordance with
Thurston County Stormwater Manual and shall include all wells within 200 feet of the site
Best Management Practices are required during construction
The applicant shall submit a grading plan for approval by the City Public Works Department.
The applicant shall submit a final landscape and irrigation plan to the City Planning
Department for approval. An element of the landscape plan shall include a solid wood fence
along the western property line
The on-site septic systems shall be abandoned in compliance with Thurston County
Environmental Health Department.
The parking plan shall be modified to prevent cut-through traffic and provide designated
pedestrian walkways linking the parking areas and the sidewalks in the public right-of-way
Case No SPR-81451Yelm Retail South
Page 5
July 16, 1997
to all buildings
15 All building setbacks shall be from the new right-of-way established after required dedication
for frontage improvements
16 The applicant shall submit a structural and aesthetic plan for the proposed retaining wall on
the southern end of the site
17 No lots shall be sold or transferred unless the binding site plan and a record of survey map
is approved by the City and filed for record in the county auditor's office
18 The applicant shall submit a Businessowners Agreement for approval by the City The
Agreement, at a minimum shall contain provisions for the businessowners joint ownership
of the on-site stormwater facilities and authorize the association to assess and collect fees
for the maintenance and repair of the stormwater facility The Businessowners Agreement
shall be recorded in the county auditor's office and referenced on the face of the survey and
the binding site plan.
19 The applicant shall provide fire hydrant's on-site Construction Drawings shall be in
compliance with City of Yelm Development Standards and approved by the City of Yelm
Public Works Department.
~~!!
HIGHWA Y 510
(YELM AVENUE)
p
. ....- ...
-..
.
.
.
.
II
;
..
!
.
UJ
~
C!J
Ii:
C\I
~
01
..
'IUL-
4
'(f)
(f)
>-
....l
<(
Z z
<(
<( I-
--I ~
a.. a..
W ~
I- 0
-" I...t..
(J) I...t..
<(
)0:- 0::
l-
e a:
n: <C 0::
Z W
- I-
~ Z
z ::i w
u
0 W ....l
-
...J a: <(
...J 0- I-
- W
~ Q::
:2:
....l
W
>-
b
""
~~1
I- ~
lo
'0"
l~
./
City of Yelm
105 Yelm Avenue West
p 0 Bo~ 479
Yelm, Washin'gton 98597
(360) 458-3244
NOTICE OF PUBLIC HEARING
YELM PLANNING COMMISSION
DATE:
PLACE:
PURPQSE:
Monday, July 21,1997, at 4:0.0. p.m.
Council Chambers, City Hall, 10.5 YelmAve. West, Yelm, WA
Public Hearing on Proposed, Commercial Development
APPLICANT: Mike Edwards
Proje<;t Description. Binding Site Plan to .CQilstruct a 54,800 square foot commercial complex on
approximately 45 acres located on-the south side of Ye'lm Avenue W across from Killion'~d. '
The Complex consists of eight (8) commercial lots with building's ranging from 4,750 to: 1 f 150
square feet.
,.
Testimony may be given at the hearing or thp:nigh any written commentson^the proposals
received by the 'clC)seof the pubJic hearing on July 21, '1997. Such written comments may
be subrnifl:ed to the City of Yelm at the ad~resses' ~howri above.
The application:and any related documents are available for public review duringnorrnal
business hours at the City of Yelm, 10'5 Yelm Avenu~ W , Yelm, WA. F,oradditibnaliriformation,
plea~ecoritacl'Cathie Carlsonl3t 458.8408 " .
The City of Yelm provides reasonable accommodations to person with disabilities. If you need.
>specialaccommodations to attend ,or participate, 'call.the City Clerk, Agnes Bennick, at (360) 4p8"
8404 at least 72 hours' before the meeting
I
ATTEST'
City o~
,; " .'. .y!0~MtI(
Agnes. nnick, City Clerk
DO NOt PUSllSHBELOW TMIS' LINE
Published in the Nisqually Valley News. July' 1 0, 1997
Posted!n Public Areas. July ,8,1997 .
Mailed to Adjacent Property Owners July 8, 1997
*
RLC)'c~d ~r
U.~/~"""I.&...J.JI UU ""tU
.....UU"-tJ......L'-ttU
.....J'-'H L-1'1UI'U
1,..,"-'1"-- U...J
'r
I
..
..
-
41
..
..
..
4
. .
4..
"
Cf.
R/W I R/W
10' 90' 10'
", ",
""c )>-c
~=! fL.' 5' 1" ,,' 6' 6' ,,' 1" s' JJ.:.~ -' ~=!
g:C ~C
~=< M-l
(I) Q2 ~ ~ l-l ~ ~ Q;1 Vl :z -<
-l -l
0 ^ ~~ " 0
", 1M ~ )>- ~ ~ M ",
~ ." -l ~
r :!J ." -i ~ ." ." r ARIES
;p- C') () c=; I~
r ;p- O C )> )>-
^ z :;;0-< :z ^
", r r Z r r 1"'1
;p- ;p. )>. )>.
Z r Z
", ", )> f'T1 f'T1
VARIES z
MI
~2%
l CEMENT CONC.
BARRIER CURB
AN 0 GU TTER
2%~
(")
)>
-l
o
::r:
'1;l
o
Z
--l
'0%
MAX. 70
CI TY OF YELM
DEPT OF PUBLIC WORKS
GENERAL NOTES
1. NO "ON STREET" PARKING PERMITTED
2 REFER TO RELEVANT SECTIONS OF THE
DEVELOPMENT GUIDELINES FOR ADDITIONAL
INFORMA TION ON STORM DRAINAGE, STREET
LIGHTING, PAVEMENT STRUCTUR~, ECT
MAJOR
ARTERIAL
APPROVED DWG. NO
4-2BREV.DWG
PUBLIC WORKS DIRECTOR OA TE
S WN eKD DA TE:
OG-4-2B.DWG
(1 t:: I <1 ...( " , 1 7 1 ~ P t'J! P (I .j
f
..
. -
/&'
.
.i.
.
,'"
"
,.
'..
.
.
.II
R/W
10'
f'T1
)>c
(/)-t
l'TI-
~!::
1'Tl--4
z-<
-l
_/2'
**
11'-22' 4'
m
A
f'Tl
r
)>-
Z
f'T1
!l
o
fTl
~
;l>
r
^
...,
;;>;j
)>
""1
:.:J
o
r
)>
Z
M
V1
I
o
C
r
o
f'I'1
;;0
(")
)>
-I
o
:r:
"U
o
Z
-I
2%.
VARIES
CEMENT CONC
BARRIER CURe
"'* 1" WITH 1 LANE
22' WITH 2 LANES
... ... ...
... ...
... ... ...
... ...
... ... ...
...
... ... ...
... ... ...
... ... ...
... J ...
... ... ...
... ...
... ... ...
... ... ...
... ... ...
... ...
.... .... ...
... ...
... ...
... ...
... ...
ct
I
qo' I
10' 10' 4' ...
"'-22' 5'
-I(/) --4U'l VI ~ m
:;:0..., :;:O-l :r: ^
fTlO lTlO 0 )>-
):>.;;0 )>AJ c ""1 f'T1
-t~ -1:1:: r 'T\ r
3::~ ~~ 0 R )>
fTl:x. fTl)> f'Tl Z
z..... :z:..... ;0 r 1"'1
""f'T1 -ll"Tl )>
(/):;:0 V1AJ z
~ == I'Tl
)> )0-
r .....
fT1 fT1
GENERAL NOTES
1 NO "ON STREET" PARKING PERMITTED
2, REFER TO RELEVANT SECTIONS OF THE
DEVELOPMENT GUIDELINES FOR ADDITIONAL
INFORMATION ON STORM DRAINAGE. STREET
LIGHTING, PAVEMENT STRUCTURE, EeT
DG4-1A.DWG
.
..
'.
. '
..'
,
,
.
j
" '
. .
R/W
10'
f'Tl
)0- c
( ') I ~:;j
~ ~ C
f'Tl"'"
z -<
1<1 -I
o
M
~
)0-
r
^
ARIES
1
SHOULDER BALLAST
CITY OF YELM
DEPT OF PUBLIC WORKS
BOULEVARD
WITH SWALE
APPROVED
DWG. NO
PUBLIC WORKS DIRECTOR
S, OWN
4-1ARE:V,OWO
DATE:
KD
DATE
t 1 r: 1 4 ,..( '7 r I 7 I 0, IJ hi f I (I
~ t4l~)
~J.J
~ J~ A~V
/ ~~<J9
~:::', t
~ . fl--p. '~. ~U-/ ~
~~~~d . ~r
r/ ~ ~'
L-;L ~ r->
;;urr"' p ~4~' _,-:-v
;J; ~ ~'O.~ ~~' j ~ ~t~'
pJV' J I~ Icz11 ' J ~ .
v--J juv~' /D<-y- 1 I ~~. ~
/,0 (j'VIO L
P . Q-PJ-l' JJfi~ 'J\ ~
y-MY ~ ~ d-u ~) cvJ rJU
fl?'1-- [ J~ ,~ A(t~.
j}1J1dJ ~ P 1 '
~~y-'}P ~" ~ ~
-J)~fr~~
p~/ ~ ~'lj/0
!L~ ~cJ
'I' )
,-c
_r-----------
. Cifly (f))f J{elm
10$ Yelm Avenue .West
.pO Box 479
Yelm, 'Washington 98597
(360) 458-3244
lYlEMO
DATE:
APRIL 3.0,J997
INJERE'STEDPARTIES
C~THIE CARLSO~ltY\PLANNER
')
TO
F.ROM. ;
RE. SPR 8145; YELM RETAIL CENTER SOUTH
.,
This project was originally submitted on June 14, 1~95,. distnbuted for review and
comment on July 25, 1995 Upon initlai review of the proposed proJect, the City
requested addi}ional information be submitted to cqmpiete project' review,
The applicant has submitted the additiohal information requested' and the City IS
completing Its Jevi~w of A the'proposed project. Attached IS a .site plan with minor
.r~visi9ns ) "
If you have any additional comments, please return them to mepy May 15, 1997
'\
, ./
, .,
@
I :
"
Ret:,yckd paper
't'
POBox 3485
677 Woodland Square Loop SE r;:;...--rn'.; -@~-r~'\' ~\ ;T'~:~..'-'-l
Lace W h" t l'r-.r:'"\\ f) . U;'~'~' '
y, as '"9 on 98503 i\ ", -.1. .~~...~'.. ,{
(36 " \ ,e" I
0) 493-6002 \ \ L) ~\ .. I
(888) 493-6002 TOLL FREE \\ ,(. APR 2 2. '991 ~. ~\
(360) 493-2476 FAX \\'\\. . i'l. j! 1 .
It \ \ . ~ Ii
\U l'll t! u-
DATE. 4"-22- 97 r:::~_. - .~ --
SENDTO: eaM Ie O:vrloOY]
~II! of ~/lY?
LETTER
OF TRANSMITTAL
SCA PROJECT NUMBER:
9.:?03/ rP
AGENCY PROJECT NUMBER:
VIA.
PROJECT NAME:
yd/ll ~-;a:,t
THESE ARE TRANSMITTED AS CHECKED BELOW'
o FOR YOUR USE
o FOR REVIEW & COMMENT
o FOR YOUR APPROVAL
o AS REQUESTED
o APPROVED AS NOTED
o RETURNED FOR CORRECTIONS
REMARKS:
Cafhle, ~e Q1c ffe (ev/~d ;Yltferlcl!s
-fbi +k currevJ '1dm ;?efJ BII1&/lj
.z;;/-c ///0//1 ;?GV/~ Atp/;?4Pcn. -
Pm~ C4/1 x;P ,WtI /!i?ed 4J1Yl-h/i)}
ji;rfhw:
TRANSMITTED BY'
cc c g~~/
PLANNING DEPARTMENT
(x) PW Dir (x) PW See
(x) City Adi1lih
(x)CityPlanher
(x) Building Off
(x)Mayor
THE FOllOWING CASES Will BE CONSIDERED AT YElM CITY HAll, 105
YElM AVE WEST, IN COUNCil CHAMBERS
MEETING DATE Wednesday, Julv 17 , 1996
,................. ........................... ..,...........................
.. .. ........ ............................ ...............................
:111..
Mary Murphy - Yelm Retail - reschedule from July 10, 1996
1 00 p m
1 30 P m
2'00 pm
2 30 P m
3'00 p m
3 30 P m
Yelm Veterinary Clinic - re leter dated 7-8-96 from Skillings
Connoly, Inc (Attached)
c'\wp51 \cathie\weekspr
-,'-- - ~ - ~~~~----
1~ ~/H ~
Gl/vnuJA 0 (~
1c
001
(~cvp~
[ /lflJW-vv-e
tY I cf;Hv ."6 /!uYJ<1 30 I
~atL. - I V'fA~MJ-.
C()~7 . v-"'O - U, . ·
1~~ ~. v ~. ~,~ r
5'!A.-uf Cf()5S ~ JY)- . --\, A
Lo~ ti>>tVJ t c (
:00-VJ ../ . .' . 0 fe.- 6\A '/IV
1~'o.J S-~ _ . dA D\l..
(ffJfr ~
fW~-
. 5Jpf- (yo 35 ~~-
. . cf P I ak- !vJ i e.cU Av u~r:01D /lll,;0!-ci'--
1 (j)\)-- Iv-- (jJ~~
~----- -
--
---------- ~---~
1- 1'v
~
;Sf fere;; ~. 4/U'^" '{ l.cA~f".L
z,qJ 00 ()
\
~
----,~
~-
(\0 0 rDJIM > -
, / ~ (/)^
" _ _ . /LOL-
/ I ~ 51 J~.{).<~f;-CJ ~ 5tV-~. /0 tfl,u tr I (I\-'
ftdOvJ JtfdV~ \. 06 0~u(o.-l'
1JU /"
~IJ-V Jti ( ~vil (~J ~~ ~
II CvJ-vt' U1~ , ,1)-; tfV-" p,.
~ l.Y-.-' M.d.J'c.{ (0 v}/t~ :::J [
7;0 (.u. ~ . f1f'Sf21- (/(lp' V-Jt1 (I Jd1T~
c. ~~.lO,\ p(tloL' c\U)Jup':; I '-' F> Uf'tf6/
Q_ utA i;J\ I .
L ~ {\ ( t (( (II-- -- lD ~ · (d~1 ~('cu..lt
it OejJ,,,J. c.crt ~ v1" ilL! u..u-j r ,wp j\./ \, J}-J i.
13 vJ6\ Iv \).J (\' u-ruc \ .!J p-r {VI
[Ju C,Qv'J/L . o~ b.uhv~ -f~~/
~,J /~I .
~j' ....uaM- l .Vi . ~D
fuW~"- . Ifi-/-t -b e'1~ 1 IV'-
~ CL~'V--' .
. . \' ..' n l' ' Un () O\J~ J '
~ d[~l r .~~ (~xr '* ,~uJ(~' ,.
....-' ,. '0 ,I. 'f vJA)J 1C'~p V ~ J~ _ &'1. .
f2\ \\V~ ) . . .0~t
\2J ~., L. \ A ,I ~ J..jfll[,~ oJ. Vift.V
. \\i W, '( ~cKW' \) .
~-------~
--~
---------
-- _.----
- ~ ----------
-~ -
(iOc1~~ 17~~tMrrY( Wv0(jPA f/-J ~ urc
. .... U-1Jf odu fly JfJ!/tlJ
~ hf/~ JIm~()j;fif _ 0/ ~ -JA,
'. uJ~ (u-b/l-dll1~j-/ ljJ;JJ-1J fJJUf;:;" ~ I
U\Yih, 6tt-h~ ~'-' . .
kJoN/ 5;~d r!ir4 ( ~Jj;::;f~(~
-'1/i~6J/).)4JA(~ ."-_ ~. - .
. .([)....A1J,owG.1~.c- ~{t1U(~~ ..2Iz~
-t__-~ __'__~-~~/~~_1fJr:u~~p ~)~~ :] "&~J)~~~~
rl'l~ ~V7('.&/--/ p{& d/ ~/,.-.
...,. - .._~-~ - j'~+ Jfit>>3; {~(l J ~Ll-;h~ ...n. LL\(. -rfJ~~If;;Q-
- m '.~~-:p~_ _~ /(Cp~ ~fm' .. . .
- -'---f)- I - --- 4-'-- - if -I ~
1/ etA ~ /L-etJ.- ,- -- , --- ~----'---- ---- -- ---- -- ---
.... ., - ---- )- d. .(V[D . r cituY( u-l~ ..... n
---- ~-~~f[dv-~,7iin~5. 1-0 fiM~&;f~
- -- '-~- --ft.--' ---,,----, - --,,- -- ---- - - - - -
__ _ _ _ ___~' r ' - - 'u ,-- - - -- - ,__u - -,-
- - -- - ~ - .-" -. - - - - ------ -- - - -
- -_. -- .- -- - - -- - --. - -~ -.
= \~- [7 t7~JL'nt.L1i~~'f!t;~.. (!o~/~ ~:f-_uJlfF,iP~ ..__
... . ... .. "~pcf - .CAr. /fy.~.A/71n~ l-b ..u ......
'j.
City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
August 30, 1995
Ms Mary Hanna Murphy
7350 Alonzo Avenue Northwest
Seattle, WA 98117
Re Yelm Retail Center, South
Dear Mary,
The City has completed the preliminary review of the above referenced project. Based on
comments received from interested parties and staff review the following information is necessary
to complete Environmental and Project review'
~ A Traffic Impact Study and Analysis as identified on the attached scoping sheet.
cD
Per the comment letter, dated August 4, 1995, from Thurston County Public Health and
Social Services Department, please provide the City and Thurston County with the
information requested in the referenced letter
C) The City requires all water rights associated with abandoned wells to be transferred to the
City
~;(~Iease submit preliminary stormwater facility drawings which demonstrate the size and
types of facilities and their location on the site plan
@ Please continue to work with Ernestine Gray regarding fencing along your common
property lines (letter attached.)
6
Th~ite plan needs the following additional information and/or revisions
/~e width of all proposed site ingress's/egress's need to be 36 feet in width to
accommodate three lanes of traffic.
. Loading areas, pursuant to Chapter 17 38 of the Zoning Code, need to be
*
Rec)'ckd paper
",
/ provided for pad's E and F
,r{ /' Please provide a legend on the site plan.
'i Under Project Data please provide the ADA requirements/ratio for parking stalls.
4 e Please provide, on the face of the site plan, street cross sections for improvements
to Yelm Avenue and Killion Road Yelm Avenue is classified as an Urban Arterial
The street profile for Killion Road is attached (developed during past LID
discussions with Thurston Highlands and the site/commercial proponent owners.
The Killion Road street section does not allow for swales in the public right-of-way
The City would like to continue to work with the applicant on an acceptable
alternative for the temporary and permanent storage, treatment and conveyance
of stormwater from the Killion Road impervious surface Under the current street
section for Killion Road the project site would need to accommodate all stormwater
from the street surface
It is unclear if the stormwater/swale area on the southeast corner of the site is on-
site and will remain on-site or is proposed as being located in a future public right-
of-way
Intercity Transit, per the attached letter, has requested the applicant include a
transit passenger shelter and pad This can probably be incorporated within the
/ required road frontage improvements along Y elm Avenue
0/ Pedestrian access internally and to Yelm A venue is excellent. Please include
pedestrian access from Killion Road and internally in the location of buildings A -
D
j,/ Attached is WSDOT's letter for your information The project does not appear to
be in conflict with the sighted RCWs. As requested, WSDOT will have the
opportunity to review the final drainage and erosion control plan for the site
/
J.
/'
.9
/
Upon receipt of the Traffic Study and Analysis the Planning Department should be able to issue
an environmental determination within two weeks. Upon resolution of the above listed items and
a approved revised site plan the Planning Department will schedule a public hearing with the
Planning Commission
If you have any questions or concerns please feel free to contact me at (360) 458-8408 Planning
Department hours are Monday and Tuesday, 800 - 500 and Wednesday 800 - 1 00
Sincerely,
CtJ,~i-iv-u~
')
~j~
Catherine Carlson
City Planner
cc: Shelly Badger
Ken Garmann
Jerry Prock
~I~-\RY HANX...-\ ~IURPHr-'-
7350 ~\.lonzo Aycnue X \Y · Seattle, \y~-\. 98117 · (206) 784-113~3
r ";~-i-'":~:~"t?;-rl' ",,\'\ 'tff:;"~:-:-l
I ',' ':. ((,-_'\, , " \ 1
. , ",-,' ,.-., . [
, "
,
(
AUG 2 1 \995
I (
August 16, 1995
i
, ,..,b,
__,,<=_J
Shelly Badger
Ci ty of Yelm
105 Ye1m Avenue West
POBox 479
Yelm, Washington 98597
RE Off-street Parking and Water Quality Treatment
Standards
Dear Shelly,
In response to our meeting with the City of Ye1m Planning
Commission on August 7, 1995, I am providing you with
additional information that reflect research efforts
regarding parking ratios and water quality standards
implemented throughout the State of Washington I hope
these findings will assist you in determining which Best
Management Practices are appropriate for the City I look
forward to meeting with you and the Commission on August
21st to discuss the below information in detail
DRAINAGE
With respect to storm runoff, we commend the City's
progressive efforts to maintain water quality, as much as
possible given today's technology Our intent here is not
to remove environmental protections necessary to keep the
City's aquifer clean On the contrary, we are in agreement
concerning this matter Rather, our efforts are to provide
you with information that will assist you in determining the
best, most effective means inwhich to protect water quality
while promoting economic growth within the Yelm community
Below you will find a table that compares local bio-
filtration standards Calculations are based on the same
amount of new impervious surface Please note that the
lineal feet required for grass swales by Thurston County far
exceed any other jurisdiction, including DOE
Shelly Badger
August 16, 1995
Page 2
STORM WATER QUALITY STANDARDS
Thurston ( DOE
Area 9,500 sf 1,600 sf
Lineal Ft 2,035 If 200
Time NA 9 min
Velocity 1 5 ft/sec 9
Depth 2 in 3
Removal Unknown 80%
Pierce
1,900 sf
200
9 min
1 5
3
80%
The most recent available research on water quality
treatment submitted to you on August 7th, indicates that the
majority of pollutant removal occurs within the first 125
feet of the swale Additional pollutants can be removed
after 200 ft However, it is estimated that it would take
several hundred more feet to remove even 2% of the remaining
pollutants
To further evaluate appropriate drainage policies, I
contacted several other similar local jurisdictions, as well
as the State Municipal Research Our findings clearly
indicate that the Thurston County Storm Drainage Manual was
developed without basis or research to justify the amount of
biofiltration required (see below)
Jurisdiction Policy
Wanatchee None
Yakima Own policy
El1ensberg Infiltration/no
Wastewater/DOE
Moses Lake None
Arlington DOE
Black Diamond DOE
North Bend DOE
Mount Vernon DOE
Shelley Badger
August 16, 1995
Page 3
As you can see, the majority of cities in the state use the
DOE Manual to protect water quality Further, all of the
jurisdictions contacted have aquifers below the city limits
STATEMENT
It is assumed that policy efforts made by the City of Yelm
is guided by the protection of the environment while
promoting economic health for the community By adopting
the Thurston County Drainage Manual, which is excessive and
has no basis for it's biofiltration standard, the City will
not meet it's goal
The cost/benefit ratio under the Thurston County Manual is
out of balance when considering pollutant removal
efficiencies, loss of tax revenue, loss of floor area and
maintenance costs
With these considerations in mind, we recommend that the
City of Yelm adopt all elements of the Thurston County
Drainage Manual, excluding the water quality element We
further recommend that the City adopt only that portion of
the DOE Manual as it relates to water quality treatment
thresholds and standards
PARKING
Again, we commend the City of Yelm's efforts to create
incentives for non-vehicular travel in the new zoning code
Further opportunity for non-vehicular travel is found in the
Transportation Plan by incorporating bicycle lanes into the
road improvement design/standard This clearly implies that
the intent of the City is to reduce single occupied vehicles
(SOV) and promote other mediums of travel
Question Why is the City's intent to reduce SOY's only in
some elements of it's planning efforts and not all? By
allowing excessive parking in commercial areas, the City is
promoting SOY rather then discouraging, thereby creating a
counter effect
In addition, the City has accepted and regularly uses
traffic generation models created by the Institute of
Traffic Engineers (ITE) Further, all traffic studies
required by the City uses the ITE model to determine new
trips generated by a development
Shelley Badger
August 16, 1995
Page 4
Question If the City itself uses the ITE and accepts
required traffic studies also using the ITE model, why is
the City not accepting proof positive data (319 nationwide
parking surveys) conducted by the ITE showing actual on the
ground parking demand for shopping centers of 3 23 1000
(weekday) and 3 97 1000 (weekend)?
To further determine parking ratio codes found in other
similar jurisdictions for retail use, I contacted the below
listed communities and found the following
Jurisdiction
Pol icy
McCleary
3 33 1000
Snoqualmie
2 50 1000
Langley
1 67 1000
Yakima
3 33 1000 (under 25,00 sf)
3 00 1000 (over 25,000 sf)
Moses Lake
3 33 1000
Arlington
3 33 1000
2 00 1000 (fast food)
Black Diamond
3 33 1000
North Bend
2 50 1000
Mount Vernon
3 33 1000
Wanatchee
~OD 5 00 1000
IJ}1J 5 00 1000 (UFA)
E11ensberg
STATEMENT
While the City of Yelm is attempting to promote alternative
methods of transportation, it is not recognizing that
increased parking availability counters this effort
Further, the data collected by others and myself show a
clear parking demand of less then 5 stalls per 1000 square
feet of building area which the City proposes to use Data
gathered in local rural areas show an average of 3 33 stalls
required for every 1000 square feet of building area
Shelly Badger
August 16, 1995
Page 5
Based on the findings, we recommend that the City either
reconsider it's effort to reduce SOY's or attempt to reduce
traffic on a comprehensive level In addition, we recommend
that the City recognize available data which clearly
identifies actual parking demand for retail centers
Thank you for giving us the opportunity to present our
thoughts and findings We sincerely hope that the City will
seriously consider this information If you should have
additional questions regarding this matter, please feel free
to call me at (206) 784-1133
Sincerely,
'11 Jf<U1Y1tL ~
MaryLHanna Murphy
Land Use Consultant
cc Mike Edwards
Gary Tusberg
. 1 / ~ ~':.it: '. ~,i' . { ~ ,
'-"'~-V~~Jkt;'''~)''ir~'''T4~'''~~~~'l-.\.>'." ~. ". ",. ~
t"'1"l'i'&~_4'y,.~'i#f;,.~}\(' '">~":l' f,~"l.;' 'f../"j "1 ~"i"': .: '" . <'
i~~f~"W~~;:~,3:i:~;~,:;':1;~","'~"~~'~~'''''';},~ ,,; .~;;., ,. '_~. "-( .'. ','
At~A' ~:;~~::.: ~~i"',,~<t ~~:.~ ::<>;~~~~~: ~V \:. ., .,
t~:~~*~8~~~iiffJ6:;7li~~t;::().o k .' p' E ' ::
'" f",~ 1>"'" " 1,>\. '. 1 ~._: '.., .... ,
420 Carlyon Ave '
Olympia, WA 985
Civil and structural Engineering
360) 352-247/
August 15,; ~
~
\
John Huddl,estoll
JCH Development Co
Box 1206 t "
Yelm, W A9859).I
(160)458-7312
Re Yelm Development ~I<ll1dards ,1<; llley perl,ll1llo <.;IOllll\";llcr Illanagement
Dear John,
Aller attelldlllg llle Plalllllllg l 01111111<;<;1011 l11eellll.L'. Oil /\Wl\I<.;1 7111 1 11<1"e the !l.lllov./lIlg
comments reg,lIds <;lorl11wa(cr 111;1I1agclllcnl fl.lI \ Cllll Ba<.;lullh I 1111111-. \ el111 \\ould l1ave
a workable ordlllalH..e USll1g tile 11I11I<;1111ll oUllty t\lallu,d \\'1111 1\\\1 <;Iglllflg<llll c'\.cepllOl1S
1- "eetlon 7 4 I, build 110 2 requlre<; Illllllllllllll 111oltlll;1II()11 e;\II1ill.c me<1<; per
lI11pelvlous aCle I <1grcl' \\ Itl1 t'dnl\ 1(:11111,1 t\ 1111 ph, IlwI IllIs ll'qullel1lclll ougl1t
be w('lIved III lil\ 01 or the I110re la llOlla I a pploae h dc, el\ lped by DO L: alld
published 111 thell publlcatloll 110 ()57
2- Sect 1011 {~ I 2 p,ll<1gl:1ph \11l(' ,111d t,lhlc I I 1 cqllll (' 111111111111111l1vc e;lol age
cnpnutles Il.)! "dle;(lIr1H:'d p('rvlou<; ll,rOlllld (\\ 111l h 1<'; 11<1<;I\ally alllhal mea Ilot
"lInpervlous) 111 , ('1111, II1Is lequllclllclll Ie; IIl(1Ppl\1pll~ll(' as lalltlallllllillrates
so readily
111 deSIgnIng <;tolllJwaler W'>tclll<; I prefer to u<;\.' Ille \V<"'!H) I I hdrallllc<; i\1;lIll1,t1 a<; illY
Illllllber one refelence I lll1d tlll<; Ill;11111<11 C<1<;I('r 10 lI'~\ ;1<; Ill(' \ulll\pl<; arc 1ll0le lilllllliar to
JJle alld the dOCIIIJlCllt IS wllllell III <1 IllllLhllJOIC IC;!lhhlc II<;c;Jhlc 1;Ie;hIOIJ I al')o h<1ve a
IlIgh level ofcolltldellLe 1I1lhc docllIllelll ae; W~I)O I I'> Illldollhlcdll' ill' fill Ihe sll1gle
largest developer Ill/he ellllle '>/alc 11l/(.'lcstlllgIV 1111<" Ill;IIIU,d 111\ 'udc') ;1');111 ;lppClllll'\.
volume 1, the !vl11IllIlLl!l1 Teclllllcal Reql1lrelllCllls orl hc LJ( >L ' I cdllllcaj rvlnl1ual" for the
Puget Sound BaslfI
Please call If r can help Illllher
Very Indv vom')
[)J:;C: C File: WIN /lorr/JlII I loe ell },I
/('
I(;/;~~("~ /
'fI~'-1/r-- ~
ff/71r6
.",11111111111111111///// / / /
I
/lJ
Intercity
rr BI /!7J S
o
II f!
Wednesday, August 09, 1995
526 Pattison Sf
PO Box 659
Olympia, WA 98507-0659
(360) 786-8585
FAX (360) 357-6184
CathIe Carlson
CIty Planner
City of Yelm Planning Department
PO Box 479
Yelm, W A 985g7
RE. YEL95-8145 Yelm Retail Center
Dear CathIe:
ThIS letter comes to offer comments on the proposed Yelm Retail Center at
Yelm A venue and KillIOn. Thank you for the opportumty to particIpate in the
reView process
I have revIewed the copy of "SIte Plan G" that you sent to me, and I also have an
older verSIon that sketches out the entire site on both sides of Yelm Avenue I'm
assummg that Site Plan G is the first phase of the project. What is the timelme
for developing the rest of the property?
Intercity Transit operates hourly serVIce WIth the 94 route along Highway 510,
Yelm Avenue. We would like Armada/Lagerqmst to include a transit
passenger shelter and pad on each sIde of Y elr.cl Avenue at the retaIl center
These too can be phased m as the property develops. Dane Clay, our Stops and
Zones Supervisor is available to assist m siting the pads so they are most
effective for passengers and transit vehicles. I have enclosed a sample drawing
of our shelter pads, which are deSigned to be placed adjacent to the sidewalk.
In terms of the overall site plan, we are pleased that the bmldings m Plan G
have been brought up closer to the street. This should really help to encourage
pedestrian travel. Will the configuratIOn of the rest of the center change as well?
It IS also Important to provide safe and convenient pedestrian access to those
buildmgs further away from the sidewalk, and direct connections to transIt
o
"
..
stops I would be happy to meet with CIty staff and the developers to discuss
these issues further
Fmally, I'd lIke to address parkmg InterCity TranSit recently completed a Park
& Rlde Study, whIch confirmed a need for park & nde spaces in Yelm. I am
mterested m begmmng a conversation with the City and the developer about
the potential for allowing some park & nde activity to occur at the retail center
on the north side of Yelm A venue
Thanks agam for the opportunity to comment. Please call me at 705-5835 if you
have any questions.
Smcerely,
C) - ,I - '
'~'D~ liave~
JamIe Haven
Planner I PolIcy Analyst
Enclosure
Copy' Dane Clay, Stops & Zones SupervIsor
#00000000000000
oooooooooc 00Q\
C/71f (}F /i"IJ7,'
C IJY'!l1 E LI1~L SoJ /
1!f 1;)1 FE, 1 tJa)J Some "jk{)PUV7f
III :t:ll/'rf-U l J1:1-1l/ 0/1 b U dfkAh v
/ tJ1BJEC no -Us 1b ,1AJ1 Ii. Ik!&Jr J>wpury; t'~~
_ tL8.E t);:: We/I(. jJ~~/?7t tlJ),LEg~ // ~}J~seLl/
/lFfEers .&tK8!i v
WE /JlJAIJ1I1AiTLIj ,:?,vrwr C'I!IWC/;)G AI!!
f!pll)) 8lfot.J1> m;if/ItlFlL A!fet:8~J II~ ElIcH
(), uE g T!O,u Il1/AJ/1t] /1-1.. ~,urg ·
S/?%ff
gJ:J-bJ5') - ubllK" ~7
g5~ ~6q89 - ~m&
o/g I fj~
COUNTY COMMISSIONERS
Judy Wilson
District One
Diane Oberquell
District Two
Dick Nichols
District Three
THURSTON COUNTY
&.....,.1lIi!I."1III; M 1ilIiliI~lIIf11111_._~.
SINCE 1852
PUBLIC HEALTH AND
SOCIAL SERVICES DEPARTMENT
August 4, 1995
Patrick M, Libbey, Director
Diana T Yu, MD, MSPH
Health Officer
Armada/LagerqUist Company
2001-6th Ave, SUite 3202
Seattle, W A 9812]
Re. Ye]m RetaIl Center, SPR 8]45
TP #21724130500, ect
Dear Gentlemen.
ThIS department has receIved a copy of your SPR applicatIOn for revIew from the City of Yelm A site
IOspectlOn was completed earlier thiS week. After confernng With the City of Yelm, the followmg Items
wIll need to be submItted to thIS department for reVIew'
Please provIde a site map showmg the eXlstlOg structures on-Site, any wells located wlthlO 200
feet of the proJect, and the locatIOn of any septic systems on-site In addItIon, please IOdlcate If
any of the wells located Will be abandoned per Department of Ecology standards, or proVIde
copies of the well logs for the wells In questIon
Once the above mformatIOn IS submitted to thIS department for reView, a recommendatIOn regardIng your
project can be forwarded to the City of Yelm If you have any questIOns regardIng thIS matter, please
contact me at (360) 754-2962
cc Mary Hanna Murphy, 7350 Alonzo Ave NW, Seattle, W A 98117
Cathie Carlson, City ofYelm, POBox 479, Yelm, WA 98597
Env;ronmemal Health DiVision, 2000 Lakeridge Drive SW, Olympia, Washington 98502-6045
\
Recycled Paper
137/25 95 15 17
~ 3be 493 2476
S CH"MBERL"IN
P 132
\lr: ,
~1'
,~I I j
, I
11
:1,
'.1'
I,
Jl!
1
.1
.I;
I'
,1
'1\
(
..
I,.
II
!:l
:1
~ I
:1
il
i\
:1
~
'I
. I
j
I,
\
SHOPPING CENTER (820-828)
Peak Parking Spaces Occupied vs. 1,000 GROSS SQUARE FEET
LEASABLE AREA
On a: WEEKDAY
PARKING GENERATION RATES
Average
Rate
3.23
Range of
Rates
1 02-6.17
Standard
Deviation
1.20
Number of
Studies
141
Average 1,000
Square Feet G LA
635
DATA PLOT AND EQUATION
10.000
0 9.000
w
0- 8.000
::>
u
u 7.000
0
(f)
w 6,000
u
~
C/) 5.000
(!)
z
-
~ 4.000
0::
~
x: 3.000
L5
a.. 2,000
II
Q.. 1,000
0
0
o
'6
[J Clp a [J
00 tJ B 0
o 0
o ~ go
rI
~
o
D
o
200
400
600
800 1.000 1,200 1.400 1.600 ',800
x = 1000 GROSS SQUARE FEET LEASABLE ,AREA
o ACTUAL DATA POINTS FITTED CURve
Fitted Curve Equation Ln(p) '= 1 173 Ln(X) + 0.064
R2 "'" 0.939
PBrklng GfJn6retlon. August 19S7/1nstltule 01 Transportation Engineers
126
15 17
Z: :E0 49; 247b
5 CH~MBERL~IN
F' 03
07/25/95
~_ ..__ . """In'' .
b' .
SHOPPING CENTER (820-828)
Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET
lEASABLE AREA
On a: SATURDAY
PARKING GENERATION RATES
Av&rage
Rate
3.97
Range of
Rates
1 11-6 06
Standard
Deviation
1.13
Number of
Studies
178
Average 1,000
Square Feet GLA
838
::%J
==
DATA PLOT AND EQUATION
:a
:a
:a
:;
::J
~
:a
10,000
0 9,000
UJ
5: 8,000
::>
8 7,000
en
w
() 6,000
0:
en 5,000
(!)
z
-
~ 4,000
0:
~
~ 3,000
~
n. 2,000
II
0- 1,000
0
0
o
c
D
!
o
I
o
~ ~ ~ ~ 1~ 1~ 1~ 1~ 1~
X "" 1000 GROSS SQUARE FEET LEASABLE AREA
o ACTUAl. DATA POINTS FinED CURVE
Fitted Curve Equation Ln(P) = 1.261 Ln(X) - 0365
R2 ::; 0 948
Parking Generation, August 1 GS7/1nlltltule of Transporlll,lon Engineers
U1
-
.....J..A """,-~~-
-
.......,.. _l~"~.~ ..1. If ~Dr.lf'..I:Hu_._-------~.6:!II'JltnnN'
Biofiltration Swale Performance,
Recommendations, and Design
Considerations
_lIa -,.
,~" ",-".: ,;'.'
, '" ""'f '''", ~" <\:" > ~
;~~~:" .: ~ :,,~o
Funded In part by the Washington Department of
Ecologyls Centennial Clean Water Fund
1.10.1'101 11A11
01..111111 II
[ ( 0 LOG Y
Publication 65 7
October 5, 1992
"
,
,~ BIOFllTRATlON SWALE PERFORMANCE, RECOMMENDATIONS,
AND DESIGN CONSIDERATIONS
~,
.<~
.,
Funded in part by the Washington Department of
Ecology's Centennial Oean Water Fund
Grant Tax No. 89-136
Munidpality of Metropolitan Seattle
Water Pollution Control Department
821 Second Avenue
Seattle, Washington 98104-1598
,"""';:"P</,"T ....
.' '~'!,,~"'f''''...-'''''';;'iB.~'~' "~n_,:,,ti' ." J1T.,- 'i?" '~'~.-.,~
ACKNOWLEDGMENTS
The Biofiltration Project was carried out cooperatively by the Cities of
Mountlake Terrace, Redmond, Bellevue and Seattle, as well as King County and the
Munidpality of Metropolitan Seattle (Metro). Funding for the Project was provided
by a Centennial Cleanwater Grant from the Department of Ecology, and by the
local participants. Specific tasks for this study were carried out by the cooperating
agendes, with outside assistance for key elements provided as needed.
,
j
1
i
,
~
~
i
I
,
Authors
Zahid Khan, City of Mountlake Terrace
Cindy Thrush, City of Seattle
Phil Cohen, City of Redmond
Louise Kulzer, Metro
Robert Franklin, City of Redmond
Del Field, City of Mountlake Terrace
John Koon, King County Surface Water Management
Richard Homer, University of Washington
I
I
,
,
1
Project team
Bill Eckel, King County Surface Water Management
Robert Franklin, Phil Cohen, City of Redmond
Rich Homer, University of Washington
Zahid Khan, City of Mountlake Terrace
Louise Kulzer, Metro
Dave Renstrom, City of Bellevue
Cindy Thrush, City of Seattle
.t
't
I
I
l
,~
i
ethnical reviewers
Bill Eckel, Tom Hubbard and Jeff Stem, King County Surface Water
Management
Jennie Goldberg, Cheryl Nakata, and Chris Woeffel, Seattle Drainage
and Wastewater Utility
Richard Homer, University of Washington
Gary Minton, Resource Planning Associates
iii
ACKNOWLEDGMENTS (continued)
Key functions were provided by the following people:
Flow monitoring and instrument setup
John Koon, King County
Stormwater sampling and flow monitoring
Del Field and Zahid Khan, City of Mountlake Terrace
Flow splitter design
Phil Cohen, City of Redmond
Water quality data analysis
Zahid Khan, City of Mountlake Terrace
Louise Kulzer, Metro
Manning's n analysis
Phil Cohen, City of Redmond
Louise Kulzer, Metro
Statistical advice
Loveday Conquest, University of Washington Center for
Quantitative Studies
Nian She, Metro
Technical advisor
Richard Homer, University of Washington, Department of
Civil Engineering
Project manager
Louise Kulzer, Metro
Project management assistance
Anne Holt
George Edwards
Grant project officer
Janie Civille, Washington State Department of Ecology
Bill Hashim, Washington State Department of Ecology
Laboratory analysis was done by AMTest Analytical Laboratories, Redmond,
Washington. Metro Environmental Laboratories provided analysis of split samples.
j
~
..
--
iv
-
CONTENTS
iii
ACKNOWLEDGMENTS.
SECI10NS
1
2
3
4
REPORT HIGHLIGHTS
Results . . . .
Recommendations
1-1
1-1
. 1-3
. 2-1
. 3-1
. 4-1
4-1
4-2
4-4
. 4-4
. 4-6
INTRODUcnON . .
PROJECf GOALS AND OBJECTIVES
BACKGROUND, PREVIOUS STUDIES, AND RESEARCH
Bac~otu1d. . . . . . . . . .
Phase I Biofiltration Study (Homer, 1988)
Other literature . . . . . . . . . . .
Other Design Methods . . . . .
Studies Related to Manning's n Value. .
5 POLLUTANT REMOVAL STUDY . . . 5-1
Bac~otu1d. . . . . . . . . . 5-1
Experimental Setup and Sampling Methods ... 5-3
Data Analysis . . . . . . . . . . . . . . 5-10
Discussion . . . . . . . . . . . . . . . 5-41
Conclusions . . . . . . . . . . 5-50
6
MANNING'S n VALUE AND
VELOCITY MEASUREMENTS
Experimental Design. .. ...
Materials and Methods . . . . . .
Results and Discussion ......
Conclusions and Recommendations .
6-1
6-1
. . . 6-2
. . . 6-11
. . 6-18
7 RECOMMENDATIONS .... ... 7-1
Planning Considerations. . . . . 7-1
Design and Installation . . . . . 7 -6
Operation and Maintenance . . . . . . . 7 -15
Areas for Further Study . . . . . . . 7 -20
-
v
-
__ _~'.'_~___~_~ ..~~~~~~.~~g~~'fi~~---~
.
,
APPENDIXES
A
B
C
o
E
F
CONTENTS (continued)
COMPARISON OF DESIGN METHODS
A-I
DESIGN DETAILS FORH-FLUME AND
FLOW SPLITTER.. . . . . . . .
INSTRUMENTATION. . . .
STORM EVENT HYDROGRAPHS
QUALITY ASSURANCE INFORMATION
AND SAMPUNG PLAN . . .
B-1
C-l
. 0-1
. . E-1
. . . F-l
MANNING'S n INVESTIGATION
G BIOFILTRATION APPLICATION
GUIDE (REVISED). . . .
REFERENCES . . . . . . . . .
TABLES
4-1
4-2
4-3
5-1
5-2
5-3
5-4
5-5
5-6
5-7
6-1
6-2
6-3
6-4
6-S
. . G-1
. . . R-l
Studies of Biofiltration Effectiveness . . .. .. 4-4
Research Groups Investigating Manning's n Value. . . 4-7
Manning's n Values Required by Puget Sound
Area (Washington) Government Agendes . . . . . 4-7
Hydrologic Data for the Biofiltration Swale . . . . . 5-11
Water Quality Data for ZOO-Foot Swale Configuration. . 5-1Z
Water Quality Data for 100-Foot Swale Configuration. . 5-13
Biofiltration Dissolved Metal Removals for
ZOO- and 1 (')()';Foot Swales . . . . . . . . . . 5-14
Comparison with 1989 Area Runoff . 5-42
Calculated Resident Time for
ZOO- and 100-Foot Bioswale Configurations .. . 5-47
Differences in Pollutant Removal for
200- and lOO-Foot Swale Configurations. . . .. 5-48
Schematic Layout of Hubs Showing Local Distances,
Elevations, and Slopes for Upper and Lower Swales. 6-9
Range of Data for Mountlake Terrace
Biofiltration Swale. . . . . . . . .. . 6-11
Calculated Manning's n Values for Mowed Swale
Observations, Using Method I, October ZI, 1991 . . . 6-12
Manning's n Averages, Variances, and t-test
Results for Mowed Swale Observations . . . 6-13
Depth and Velocity Measurements. . . . . . . . 6-14
vi
i
_i
-
TABLES
6-6
l 6-7
i
I
I
. 6-8
\
6-9
7-1
_ ~._l!\\~lf.;t>''i!1;r",,,,'1t\;~~<&~W~1'f''~~~,;'J.1...'''~w'~-~~'''''''''-'''~~~~'''''''''-
CONTENTS (continued)
Manning's n Values Using Method Z for
Mowed Swale Conditions . . . .
Calculated Manning's n Values for Unmowed
Swale Observations Using Method 1 . . .
Manning's n Averages, Standard Deviations,
and t-test Results for Unmowed Swale Observations
Average Mannings's n Values of Mowed and
Unmowed Swale Observations Using
Different Methods of Calculation . . . .
Soil Disposal Criteria in Seattle and King
County, Washington, for Selected Contaminants
6-15
6-17
6-18
6-19
7-18
ILLUSTRATIONS
1-1
5-1
5-Z
5-3
5-4
5-5
5-6
5-7
5-8
5-9
5-10
5-11
5-1Z
5-13
5-14
5-15
5-16
5-17
5-18
5-19
5-20
5-21
5-22
5-23
5-24
6-1a
6-1b
6-2
7-1
Pollutant Removal of a ZOO-Foot Swale
(9-minute Average Hydraulic Residence Time) 1-Z
Vicinity Map . . . . . . . . . 5-Z
ZOO-foot Swale Configuration . . . 5-5
lOO-foot Swale Configuration . .. .... 5-6
H-flume and Sampling Setup . . . . . . . . . 5-7
TSS Data, ZOO-Foot Length . . . . . .. .. 5-16
TSS Data, lOO-Foot Length . . . . . .. . 5-17
Turbidity Data, ZOO-Foot Length . . . . 5-19
Turbidity Data, lOO-Foot Length . . .. .. 5-Z0
Oil and Grease Data, ZOO- and 100-Foot Lengths . . . 5-21
Total Zinc Data, 200-Foot Length . . . . . . . . 5-23
Total Zinc Data, 100-Foot Length . . . . . . 5-24
Total Copper Data, ZOO- and lOO-Foot Lengths . 5-26
Total Lead Data, 200- and lOO-Foot Lengths . .. 5-Z7
Total Iron Data, 200-Foot Length . . . . . . . . 5-Z9
Total Iron Data, lOO-Foot Length . .. ... 5-30
Total Aluminum Data, 200-Foot Length . . .. . 5-3Z
Total Aluminum Data, lOO-Foot Length . . 5-33
Total Phosphorus Data, ZOO-Foot Length. .. . 5-34
Total Phosphorus Data, lOO-Foot Length. . . . . . 5-35
Ortho-Phosphate Data, 200-Foot Length 5-37
Ortho-Phosphate Data, lOO-Foot Length. . . . . . 5-38
BAP Data, 200-Foot Length . . . . . . . . . . 5-39
BAP Data, lOO-Foot Length . . . . . . . . . . 5-40
Hydraulic Residence Time Versus Metals Removal . . . 5-49
Experimental Setup for Velocity Measurement . . 6-3
Experimental Setup for Velocity Measurement .. 6-4
King County Velocity Meter Calibration Curve . . 6-6
Underdrain Detail for Biofiltration Swales . . .. 7 -13
vii
SECTION 1
REPORT HIGHLIGHTS
Recently, biofiltration swales have been increasingly used to manage the
quality of stormwater runoff from roads and other impervious surfaces associated
with urban development. This study was conducted to determine the pollutant
removal effectiveness of a grassy swale designed spedfically for its water treatment
benefits In addition, the study sought to measure effectiveness of two swale
configurations differing in length and water residence time The two
configurations are referred to as the ZOO-foot and 1 DO-foot configurations. The
200-foot configuration was found to have a hydraulic residence time of
approximately 9 minutes; the lOO-foot configuration, 4.6 minutes. In addition, the
Manning's roughness coeffident, referred to as Manning's n, was also measured in
the ZOO-foot configuration.
RESU L TS
Ma jor findings of the study are summarized below.
Pollutant Removal Performance
The biofiltration swaIe studied (which was designed according to criteria
given in Horner, 1988) was seen to consistently remove particulate pollutants such
as total suspended solids (83 percent removal), turbidity (65 percent) and metals of
largely particulate character, such as lead, zinc, iron and aluminum (63 percent to
72 percent). Materials which adhere to the grass surfaces, such as oil and grease
and total petroleum hydrocarbons (TPH) were also effectively removed (about
74 percent).
Metals of less particulate character, such as copper; and dissolved metals
were generally less consistently removed. Dissolved zinc removal averaged
30 percent for the ZOO-foot configuration. Dissolved copper, iron, and aluminum
removals were negative on average, although for some events positive removals
were seen. Dissolved lead was always below the detection level, so conclusions
about removal could only be inferred from the behavior of other similar metals.
Nutrients were removed to varying degrees, with best removals seen for bio-
available phosphorus (40 percent), followed by total phosphorus (Z9 percent). Poor
r negative removals were seen, on average, for dissolved nutrients, such as ortho
hosphorus (ortha-P) and nitrate+nitrite-nitrogen (nitrate+nitrite-N)
1-1
The removal of fecal coliform bacteria was highly variable. Some of the data
showed good removals, while other data showed elevated concentrations in the
outflow These increased loadings were probably caused by external sources (such
as pet wastes) and bacterial multiplication on the swale bottom and on the wooden
flume bottom. Figure 1-1 summarizes the pollutant removals associated with the
ZOO-foot swale configuration ranked in order of treatment effectiveness. The figure
represents the average of removals seen for each of six events.
90
83
80
70
60
-;;;
~ 50
E
.,
CI:
if
.w
30
20
10
0
TSS Ohnd Fe Pb Turbidity T-Zn/T -AI T-Cu SAP TP Dissolved
GreaselTPH Zn
Figure 1-1. Pollutant Removal of a 200-Foot Swale (9-minute
Average Hydraulic Residence Time)
Hydraulic Residence Time
A hydraulic residence time of about 9 minutes (at the ZOO-foot length
configuration) resulted in good removal of particulate pollutants, oil and grease,
and TPH. This residence time is recommended as a basis for design for most
biofiltration swale applications. Longer residence times are recommended if solids
removal in excess of about 80 percent is desired.
'-2
--
(i
z:
tl
rc
ir
Ie
0:
pi
rf
ac
M
en
We
6i
Wf
in
ree
of
1,6
ma
ma
ma'
ofC
desi
gra5
det~
Mar
)uet
-eeo
~EC(
lND
eeol
-
-
r
. - -
_ _~'''"'''''~;:i!/l.~W;;;:__.\l;W~!jl!\"I;',~W~~m;,~~j'~
_.___~~_~ilt~~'it-f,f~~~'~f. . ~:- ~auM"*'
When the hydraulic residence time was reduced to an average of 4 6 minutes
(at the loo-foot length configuration) visual observations and performance data for
zinc and iron indicated that pollutant removal performance was poorer than for
the 9-minute, 200-foot configuration. Because of a high variance in average
removal for the 100-foot configuration, data for parameters other than zinc and
iron could not be shown to be significantly different from those observed for the
longer detention time configuration. However, it is suggested that a residence time
of 4 to 5 minutes is not adequate to assure consistently good pollutant removals,
particularly for storms with significant rainfall peaks. More work is needed before a
residence time of less than 9 minutes can be recommended with confidence as
adequate for biofiltration swale design.
Manning's n Value
This study has shown that Manning's n did not vary significantly with
changes in slope between 3 and 4 percent, but did vary with flow rate. Variation
was also seen with grass height (6 inches vs. 12 inches) For a grass height of
6 inches and a flow rate of 0.51 feet per second, the Manning's n values observed
were between 0 192 to 0 198 (dimensionless). Considering uncertainties involved
in this study, and erring on the conservative side, a Manning's n of 0.20 is
recommended for swale design for stormwater treatment applications.
In applying this information, the user should be aware that the Manning's n
of 0.20 was measured for grass having blade densities averaging from 600 to
1,600 blades/ft2 The swale had infrequent maintenance (mowing and other lawn
maintenance activities such as aeration and fertilization). For regularly mowed and
maintained swales, grass is likely to be denser, and hence the Mannin~s n value
may be higher than 0.20 Therefore, it is recommended that the Manning's n value
of 0.20 found in this study be adopted as the minimum value for biofiltration swale
, design. More work should be done to investigate Manning's n for regularly mowed
grass.
Before mowing, when grass was about 12 inches, the Manning's n
determined for the same swale was 0.24. It is reasonable to apply this higher
Manning's n value in situations where swales can only be infrequently maintained,
,such as for rural roads. However, in general, regular mowing of swales is
recommended.
RECOMMENDATIONS FOR PLANNING, DESIGN, INSTALLATION,
AND MAINTENANCE
Based on the collective experience of the Biofiltration Project team,
commendations were made in the areas of landscaping, design parameters,
1-3
---
installation, maintenance, and enforcement. These recommendations s~pplement
the primary data on pollutant removal effectiveness and Manning's n values
collected during the project. Highlights are summarized:
. Landscaping can be integrated into water quality swales, but
precautions are needed to prevent shading and leaf drop, which
can kill the grass, and transport of soil from the planting beds into
the swale.
. Uniform spreading of flow at the head of the swale is important for
effective pollutant removal.
. Maximum design velodty should not exceed 0.9 feet per second to
prevent exceedance of the treatment capability of the swale.
. A hydraulic residence time of 9 minutes is recommended for
pollutant removals of about 80 percent of total suspended solids. If
higher levels of performance are desired, longer residence times are
recommended.
. Swale width should be limited to about 7 to 8 feet (the width of a
typical backhoe loader) unless spedal measures are provided to
assure an even level of the swale bottom, uniform flow spreading,
and management of flows to prevent formation of low-flow
channels.
. No specific swale length is recommended, but the recommended
hydraulic residence time and width will result in a minimum
length for a particular set of geometric and vegetation
characteristics. In the case of the 200-foot swale studied,
application of these residence time and width criteria would result
in a minimum length of 125 feet.
. Swale slopes should be between 2 and 4 percent. Underdrains
should be installed if slopes are less than 2 percent. If standing
water is likely for prolonged periods (for example, several weeks)
due to low gradients or interception of the water table or base flow,
wetland vegetation should be used rather than grass.
. Water depth should be limited to no greater than one half the
height of the grass up to a maximum of 3 inches of water depth.
For taller grass, water depth should be less than or equal to one
third the grass height.
. Regular mowing is strongly recommended. Not only does regular
mowing encourage thicker, healthier grass, but leaves, litter, and
1-4
,-:r ~----'~~~~.':-S''t'~Y.4'~':''''!,..."".~'Y!''''''''''''v''I'I'''''I~:j,!.....~~.~
-
-
other obstructions to good flow spreading are removed in the
process of mowing.
· Regular maintenance of swales is key to assuring good water
quality performance. Spedfying mowing frequencies, regular
inspection and repair on site plans is recommended. Establishing
performance bonds retained through the first year of operation has
also been effective in assuring early problems are addressed.
'.5
. , ~
.
~L"-\R,Y I-IANi\A l\IURPHY
7a50 Alonzo Fhcnue K\r · Scattle, \VA 98117 ·
(2 06.)~ 84,.113;3_.
, ~ h "\ '2 ,r;::.... f"r--' r J t~-r-' - ~---. -~
r \ I r 't..-- \' ,
f " '
j' !
i
I
AUS _ 4 1995
.,
"
It i !
! "- ~'=-
L~=",=.."",,
j
.v._ ~""..J,
August 3, 1995
Shelly Badger
City of Yelm
105 Ye1m Avenue West
POBox 479
Yelm, Washington 98597
RE Supporting Documents and Suggested Changes
Parking and Drainage Title 17
Dear Shelly
Pursuant to Mike Edward's request, I have researched
national and local studies concerning the provision of
adequate parking stall ratios for commercial use and Best
Management Practices for water quality biofiltration
systems
Available reports and recommendations were conducted by the
by the Institute of Traffic Engineers for off-street parking
and Washington State Department of Ecology, in conj~nction
with King County/METRO and local engineering departments,
for water quality
It is my understanding that the Yelm Planning Commission is
scheduled for a public hearing to discuss these matters on
August 7th at 4 00 PM Please consider this letter a formal
request to give testimony at the above stated hearing For
your reference, I have enclosed an essay of explanation and
supporting documents Please distribute copies to the
Commission members for their review
If you should have any questions regarding this matter,
please feel free to give me a call at (206) 784-1133 I
look forward to seeing you on Monday
Sincerely,
Mary Hanna Murphy
Land Use Consultant
cc Mike Edwards, Owner
Gary Tusberg, Developer
NIARY H.A.NNA ~rURPHY
7350 Alonzo Avenue X\Y · Seattle, \V~\. 98117 · (206) 784-1133
I PARKING
Goals
1 Communicate the State Legislatures intent to reduce the
number of single occupied vehicles A reduction in
available parking is an integral component to solving this
traffic problem
2. Explain that mixed use developments have unique parking
demand characteristics
3 The Institute of Traffic Engineers (a document the City
uses to calculate trip generation) has conducted several
surveys showing a reduced parking demand for retail centers
4 The City's current language in the code for parking
promotes increased area of asphalt which impacts economic
and aesthetic feaSibility
Automotive traffic in Washington's metropolitan areas is a
major source of congestion, pollution emissions and
consumption of energy In the attempt to reduce single
occupied vehicles and commute trips, the state has
established a Transportation Demand Management Program [RCW
70 94 521J for those counties experiencing the greatest
automobile related problems Although Thurston County does
not have the same problems King County has, it is important
to preempt, as much as possible, future transportation
difficulties that may occur in the Yelm area
More specific to parking, the legislation finds that
increased parking availability promotes greater numbers of
single occupied vehicles RCW 70 94 527 (4)(e) states that
"a review of local parking policies and ordinances as they
relate to employers and major work sites and any revisions
necessary to comply with commute trip reduction goals and
guidelines" should be made
Statement We believe that by adopting a parking ratio of
1 150 (6 67 1,000), which will require more stalls then the
old code, the City will be implementing a policy that
directly conflicts with the State's effort to reduce
traffic
The City has incorporated many of the suggested alternative
parking reduction programs into it's new parking regulations
[17 24 140(B)(3)J, but failed to consider applicability of
these incentives toward differing uses
Page 2
Retail centers for instance usually contain a variety of
uses It is characteristic of mixed use developments for a
consumer to drive to a center and utilize more then one use
For example, a consumer will plan a visit to the center
intending on conducting banking business, to eat a meal and
go grocery shopping The consumer only needs one parking
space throughout the duration of the visit
17 24 140 (B) attempts to address this characteristic but
does not specifically state that a credit will be given to
mixed use developments that is under single ownership
Statement We feel that mixed use developments should
automatically be given a parking credit of 15% This type
of parking credit is commonly used throughout the Puget
Sound area
The Institute of Transportation Engineers is recognized as
the comprehensive traffic experts by the majority of
jurisdictions throughout the nation Including the City of
Yelm, many jurisdictions use their models and formulas to
evaluate a range of information as it relates to traffic
This includes parking characteristics for different uses and
their respective parking demands Please note on the
attachment that the ITE conducted 141 weekday and 178
Saturday parking surveys for shopping centers The surveys
indicate that weekday parking demand for shopping centers is
3 23 per 1,000 and weekend is 3 97 per 1,000 The City is
proposing to require over 50% more parking stalls then is
proven to be necessary
Statement Supporting documents indicate that a parking
ratio of 3 5 1,000 square feet is appropriate
It is obvious to say at this point, that increased parking
ratios will increase the amount of parking stalls required
for a commercial project, which will in turn impact the
visual design of the development, let alone the economic
viability
Statement It is our believe the City does not intend to
impact the aesthetic design of development by replacing
landscaping and viable taxable entities with parking lots
II Drainage
Goals
1 Provide documented information on the effectiveness of
pollutant removal in biofiltration swales
Page 3
2 Outline recommendations
In the last twenty years, uncontrolled storm runoff that
accompanies development has posed a substantial and
pervasive threat to the quality of the nation's lakes,
rivers, and streams In order to reduce the impacts of the
relatively dilute pollutant loads carried by urban runoff
COST EFFECTIVELY, stormwater managers have advocated the use
of passive, technically simply, and relatively flexible
methods for treating urban runoff These systems are termed
best management practices (BMP's) Wet detention ponds,
infiltration basins, constructed wetlands, as well as
biofi1tration devices such as filter strips and grassy
swales are some of the BMP's that have been suggested or
required for stormwater quality management, both locally and
nationally
A multi-agency comprehensive study was conducted to
determine the effectiveness of pollutant removal in
biofiltration swales The report was published in 1992
Agencies involved with the study included WA Depar'tment of
Ecology, University of Washington, Metro, King County, City
of Redmond, City of Seattle, City of Be11evue and City of
Mountlake Terrace
The study sought to measure effectiveness of two swale
configurations differing in length and water residence time
The two configurations are referred to as the 200 foot and
100 foot configuration The 200 foot configuration was
found to have a hydraulic residence time of approximately 9
minutes, while the 100 foot configuration was 4 6 minutes
Findings from the study show that a hydraulic residence time
of about 9 minutes (at the 200 foot length configuration)
resulted in excellent removal of particulate pollutants, oil
and grease and total petroleum hydrocarbons (approximately
80%) The study shows that pollutant removal happens
exponentially in the first 125 feet and decreases to next to
nothing after 200 feet
Based on the collective experience of the Biofiltration
Project team, recommendations were made in the areas of
landscaping, design parameters, installation, maintenance,
and enforcement (please see attachment) The Project team
recommended BMP is to construct a biofiltration swale 200
feet long, 7 to 8 feet wide with slopes between 2 to 4
percent
Page 4
Statement While the intent of the Thurston County Surface
Drainage Manual is to control stormwater runoff and water
quality, they do not follow DOE guidelines and their
requirements for biofiltration are excessive, inefficient
and costly Current studies prove that pollutant removal
occurs primarily in the first 125 feet of the swale and
minimal, if any, removal occurs after 200 feet State
standards will recommend a removal rate of approximately
80% Further, if the designed detention system is
infiltration, additional pollutants will be removed as water
leaches to the aquifer
This study has prompted current revisions to the various
stormwater manuals such as WA Department of Ecology
Stormwater Manual, King County Surface Water Design Manual,
Water Quality Best Management Practices Manual and Water
Quality Design Manual We suggest that the City of Yelm,
take the opportunity to research recent findings and follow
the DOE guidelines an~~'s, not Thurston County's
f6l- ~
b~\{r~
~0DD ·
&" \ ~O 0 y,JoJ V
4. ~ (ADD /4
~lf \V\ l~V u~
'~\~~ ~O1;,~ -()~~
~{v\ /],D I/J! [) iY\
~0'Jf!
~\~
,
, :\
"c. I '. \\
\ \('. 1 f' ',:J ~
. ~\;\) ___ 1. ';\
\ tJ
fro'" the desk of 1B 1BP'W A,.'RPS ..-..~_/ ~
~11l( v-4~3-95
J
J:el ~~ 1
J /7-/ .-E /
~/J /It r c/ P/7 ~
~ . n/Jfr'
~~o/~ .'.
~~~;d ~'
/ '- aft fi/~
~'~. ' _, /$,.b
~ A';/~ r
.~ 7"d
~.~hA
,~ /
/
)~~A ~ '
~d~ ~
~#~rA '
08/03/95 15 05
12057841133
MARY HANNA MURPHY
PAGE 02
~IA_RY HANNA MURPfIY
7350 Alonzo An.':nue X\Y. · Seattle, WA 98117 · (206) 784-1133
August 3, 1.995
Shelly Badger
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm. Washington 98597
RE Supporting Documents and Suggested Changes
Parking and Drainage Title 17
Dear Shelly
Pursuant to Mike Edwardts request, I have researched
national and local studies concerning the provision of
adequate parking stall ratIos for commercial use and Best
Management Practices for water quality biofiltration
systems
Available reports and recommendations were conducted by the
by the Institute of Traffic Engineers for off-street parking
and Washington State Department of Ecology, in conjunction
with King County/METRO and local engineering departments,
for water quality,
It is my understanding that the Yelm Planning Commission is
scheduled for a public hearing to discuss these matters on
August 7th at 4.00 PM Please consider this letter a formal
request to give testimony at the above stated hearing. For
YOUr reference, I have enclosed an essay of explanation and
supporting documents Please distribute copies to the
Commission members for their review
If you should have any questions y'egarding this matter,
please feel free to give me a call at (206) 784-1133 I
look forward to seeing you on Monday
Sincerely,
Mary Hanna Murphy
Land Use Consultant
cc Mike Edwards, Owner
Gary Tusber8, Developer
08/03/95 16 06
12067841133
MARy HANNA MURPHY
PAGE 03
MARY HANNA MURPHY
7350 Alonzo Avenue X.\Y. · Seattle, \VA 98117 · (206) 784-1133
I PARKING
Goals:
1. Communicate the State Legislatures intent to reduce the
number of single occupied vehicles. A reduction. in
available parking is an integral component to solving this
traffic problem
2. Explain that mJxed use developments have unique parking
demand characteristics
3. The Institute of Traffic Engineers (a document the City
uses to calculate trip generation) has conducted several
surveys showing a reduced parking demand for retail centers
4. The City's current language in the code for parking
promotes increased area of asphalt which impacts economic
and aesthetic feasibility.
Automotive traffic in Washington's metropolitan areas is a
major source of congestion, pollution emissions and
consumption of energy In the attempt to reduce single
occupied vehicles and commute trips, the state has
established a Transportation Demand Management Program [HeW
70 94 521] for those counties experiencing the greatest
automobile related problems. Although Thurston County does
not have the same problems King County has, it is important
to preempt, as much as possible, future transportation
difficulties that may occur in the YellU ar'ea
More specific to parking, the legislation finds that
increased parking availability promotes greater numbers of
single occupied vehicles RCW 70 94.527 (4)(e) states that
"a review of local parking policies and ordinances as they
relate to employers and major work sites and any revisions
necessary to comply with commute trip reduction goals and
guidelines" should be made.
Statement. We believe that by adopting a parking ratio of
1 150 (& 67.1,000), which will require more stalls then the
old code, the City will be implementing a policy that
directly conflicts with the Statels effort to reduce
traffic
The CIty has incorporated many of the Buggested alternati.ve
parking reduction programs into it's new parking regulations
[17 24 140(B)(3)], but failed to consider applicability of
these incentives toward differing uses
08/03/95 16 06
12067841133
MARY HANNA MURPHY
PAGE 04
Page 2
Retail centers for instance usually contain a variety of
uses It is characteristic of mixed USe developments for a
consumer to dl"ive to a center and utilize more then one use
For example, a consumer will plan a visit to the center
intending on conducting banking business, to eat a meal and
go grocery shopping The consumer only needs one p&r~ing
space throughout the duration of the visit
17 24 140 (B) attempts to address this characteristic but
does not specifically state that a credit will be given to
mixed use developments that is under single ownership
Stat~nt: We feel that mixed use developments should
automatically be given a parking credit of 15% This type
of parking credit is commonly used throughout the Puget
Sound area
The Institute of Transportation Engineers 113 recognized as
the cOlDprehensive traffic experts by the majority of
jul"isdictions throughout the nation. Including the City of
Yelm, many jurisdictions use thei~ models and formulas to
evaluate a range of information as it relates to traffic
This includes parking characteristics fOr different uses and
their respective parking demands. Please note on the
attachment that the ITE conducted 141 weekday and 178
Saturday parking surveys for shopping centers. The surveys
indicate that weekday parking demand for shopping centers is
3 23 per 1,000 and weekend is 3 97 per 1,000 The City is
proposing to require over 50% more parking stalls then is
pt'oven to be necessary
Statement Supporting documents indicate that a parking
ratio of 3 5.1.000 square feet is appropriate
It is obvious to say at this point, that increased parking
ratios will increase the amount of parking stalls required
for a commercial project. which will in turn impact the
visual design of the development, let alone the economic
viability
Statement" It is our believe the City does not intend to
imp~ct the aesthetic design of development by replacing
landscaping and viable taxable entities with parking lots
II, Drainage
Goa 1 s
1 Provide documented iuformatlon on the effectiveness of
polLutant removal in biofiltration swales
08/03/95 16 05
12067841133
MARY HANNA MURPHY
PAGE 05
Page 3
2 outline recommendations
In the last twenty years, uncontrolled storm runoff that
accompanies development has posed a substantial and
pervasive threat to the quality of the nation's lakes,
rivers, and streams In order to reduce the impacts of the
relatively dilute pollutant loads carried by urban runoff
COST EFFECTIVELY, stormwater managers have advocated the use
of passive, technically simply, and relatively flexible
methods for treating urban runoff These systems are termed
best manageme.nt practices (BMP's). Wet detention ponds,
infiltration basins constructed wetlands, as well as
bioflltration devices such as filter strips and grassy
swales are some of the BMP's that have been suggested or
required for stormwater quality management, both locally and
nationally
A multi-agency comprehenstve study was conducted to
determine the effectiveness of pollutant removal in
biofiltration swales The report ~as published in 1992
Agencies involved with the study included WA Department of
Ecology, University of Washington, Metro, King County, City
of Redmond, City of Seattle. City of Bellevue and City of
Mountlake Terrace
The study sought to measure effectiveness of t~o swals
configurations differing in length and water residence ti.me
The two configurations are referred to as the 200 foot and
100 foot configuraUon The 200 foot configuration \ias
found to have a hydraulic residence time of approximately 9
minutes, while the 100 foot configuration was 4 6 minutes
Findings from the study sho~ that a hydraulic residence time
of about 9 minutes (at the 200 foot length configuration)
resulted in excellent removal of particulate pollutants, oil
and grease and total petroleum hydrocarbons (approximately
80%) The study shows that pollutant removal happens
exponentIally in the first 125 feet and decreases to next to
nothing after 200 feet
Based on the collective experIence of the Biofiltration
Pro j ec t team, r'ecommenda t ions were made in t he areas of
landscaping, design parameters, installation, maintenance,
and enforcement (please see attachment) The Project team
recommended BMP is to construct a biofiltration swale 200
feet long, 7 to 8 feet wide with slopes between 2 to 4
percent
"
08/03/95 15 05
12057841133
MARY HANNA MURPHY
PAGE 05
Page 4
Statem€mt While the intent of the Thurston County Surface
Drainage Manual is to control stormwater runoff and water
quality, they do not follow DOE guidelines and their
requirements for biofiltration are excessive, inefficient
and costly Current studies prove that pollutant removal
occurs primarily in the first 125 feet of the swale and
minimal, if any, removal occurs after 200 feet State
standards will recommend a removal rate of approximately
80% Further, if the designed detention system is
infiltration, additional pollutants will be removed as water
leaches to the aquifer
This study has prompted current ,evisions to the various
stormwater manuals such as WA Department of Ecology
Stot'lIlwater- Manual, King County Surface Water Design Manual.
Water Quality Best Management Practices Manual and Water
Quality Design Manual We suggest that the City of Yelm.
take the opportunity to research recent findings and follow
the DOE gUidelines and BMP's, not Thurston County's
~
'Ii
Washington State
Department of Transportation
Sid Morrison
Secretary of Transportation
Olympic Region Headquarters
5720 Capitol Boulevard, Tumwater
POBox 47440
Olympia, WA 98504-7440
(360) 357-2600
Fax (360) 357-2601
August 1, 1995
Ms CathIe Carlson
City of Yelm
105 Yelm Avenue West
PO Box479
Yelm,WA 98597
SR 510, MP 1505, Rt Vic
Yelm Retail Center
E C File No 95220-T
Case No SPR-8145
SCA ProJect No 95031
Dear Ms Carlson
We have received and reviewed the above proposal and have the followmg comments
The Department requests the opportumty to reView and comment on the Traffic Impact
AnalySiS (TIA) for this proposed development.
Any permits for pnvate access connectlOns to SR 510 are subJect to the City of Y elm's
JunsdictlOn. With state laws, ReVised Code ofWashmgton (RCW) 47 24 and 4750 and
Washmgton AdmimstratIve Code (WAC) 468-51 and 468-52, the Department has
estabhshed an Access Control ClassificatlOn System to the State Highways to provide and
mamtam a safe and efficient transportatiOn system, The Department has classified this
sectlOn of SR 510 as a Class 4 Controlled Access Facihty (advisory for City streets
deSignated as state highways pursuant to chapter 47 24 RCW where mcorporated cities or
towns are the penmttmg authonty)
Gmdelmes for Pnvate direct access to Class four highways mclude, but are not hmited to
(a) No more than one access shall be provided to an mdlvldual parcel or to contiguous
parcels under the same ownership unless it can be shown that additiOnal access
pomts would not adversely affect the deSired functlOn of the state highway m
accordance With the assIgned access classificatlOn, and would not adversely affect
the safety or operatlOn of the state highway
(b) The rrummum distance to another pubhc or pnvate access connectIon shall be two
hundred fifty feet. Nonconformmg connectiOn perrruts may be issued to proVide
access to parcels whose highway frontage, topography, or 10catlOn would
otherwise preclude issuance of a conformmg connectlOn permit.
City of Yelm
August 1, 1995
Page 2
The Washmgton State Department of TransportatlOn will only accept surface water runoff
equal m quahty and quantity to that of the predeveloped sIte Any additional surface
water runoff generated will reqUIre appropnate stormwater mitigatlOn m accordance wIth
the Department of Ecology's Stormwater Management Manual In additlOn, the
Department requests the opportumty to reView the dramage plans and supportmg
calculatlOns pnor to issuance of any site development permit
AdvertlSlng signs visible from an adJacent State Highway must comply with the State
Scemc Vistas Act of 1971, wmch is admimstered by the Department. For mformatlOn
regardmg the sigmng regulatlOns, contact Jack Smith m the Olympic ReglOn Traffic
operatlOns office at (360) 357-2620
The Department will not be responsible for nOise attenuation. The proponent bears
responsibihty of nOise and land use compatibihty The development should be planned,
designed and constructed m such a way that nOise impacts are mimmized.
Thank you for the opportumty to reView the above proposal. If there are any questiOns
regardmg our comments, please contact Forest SutmIller at (360) 357-2623
oB CKMAN, P.E
TransportatiOn Planmng Engmeer
TDR. FDS
cc C Hornbuckle
N Wilhams
Armada/LagerqUIst Company/2001 6th Avenue, SUIte 3202/Seattle, WA 98121
Mike EdwardslPrame Secunty Bank/608 Yelm Hwy Southeast/Yelm, W A 98597
S Chamberlam & Assoc.l677 Woodlawn Square Loop SEIP 0 Box 3485/Lacey,
W A 98503
Mary Hanna Murphy17350 Alonzo Avenue Northwest/Seattle, W A 98117
HIGHWAY ACCESS MANAGEMENT
ACCESS CONTROL CLASSIFICATION
ACCESs AVE. APPROACHES
SRNo. BEG.MP END MP SECTION DESCRIPTION CLASS/CONTROL SPEED LIMIT LAND USE TERRAIN TYPE PER MilE
507 23.31 27.95 Rainier to Yelm Class 2 55 Res/Farm level 111mile
507 27.95 28.07 YElM - SCl to Mosman Avenue Class 4 30/55 Res/comrri level 25/mile
507 28.07 2848 YElM - Mosman Avenue to Fourth Streel Class 5 30 Commercial level 5O/mile
507 28.48 29.23 YElM - Fourth Street to ECl Class 4 40 Commercial level 25/mile
507 29.23 30.67 Yelm to Pierce Countv Line Class 2 35/40150 ReslFarmlComm level 20fT otal
SR 507 - Pierce County
507 30.67 31.26 McKenna Community - Pierce Co line 10 Vie SR 702 Class 4 35 Res.lComm. level 40/mile
507 31.26 35.19 Vie SR 702 to Rov Class 2 50 Res.lComm, level 121mile
507 3519 35.97 ROY - SCl to NCl Class 4 35f30 Res. level 3O/mile
507 35,97 43.57 Roy 10 Jel SR 7 Class 2 45/55 Res,/Fann level 10/mile
SR 509 - Pierce County
509 0,00 0:94 TACOMA - Jct Sr 5 10 Vie S 17th St Class 4 30/35 Commercial level 40+/mile
509 0.94 0,16 TACOMA - Vie 171h Slto Vie 12th St (EQ 1 15Bk = O.OAhd) Class 5 25 Commercial level 40+/mile
509 0.16 5.70 TACOMA - Vie s 12th Stto District 3 Boundary Class 4 30/35 Commercial level 2O/mile
SR 509 - Couplet 11th St.
509-C 0.20 0.42 11th St. to 13th SUSR 509 - Tacoma Class 5 25 Commercial level
SR 510 - Thurston County
510 0.00 0.15 LACEY - SR 5 lie 10 Vie Quinault Dr NE Full Control 35 Commercial level
510 0.15 2.85 LACEY - Vie Quinault Dr NE to lacey SCl Class 4 35 Commercial Level 1910tal
510 2.85 14.41 lacey 10 Yelm Class 2 35150155 Res/For IComm LeveVRolling 121mile
510 1441 15.20 YELM - WCl to Cullens Street Class 4 35 Res/Comm Level 20/mile
510 15.20 15.67 YELM - Cullens Street 10 Jet. SR 507 Class 5 30 Commercial Level 20/mile
-
SR 512 - Pierce County
512 0.00 12.06 Beain to end route Full Control 55
SR 702 - Pierce County
702 0.00 9.32 Jet Sr 507 to Jet Sr 7 Class 2 55 Res./Comm. level
SR 705 - Pierce County
705 0.00 1.50 TACOMA - Jet SR 510 Shuster Parkway Full Control
SR 706 - Pierce County
706 000 13.64 Jet SR 7 I Elbe 10 MI Rainier Nalional Park lEnd Rt Class 2 35150/55 ForesURes/Comm leveVRollinQ 121mile
CLASS.xlS
Page 11
5/11/95
I
(I'
Ernestine Gray
1007 Yelm Avenue W.
Yelm, WA 98597
July 27, 1995
r -~:+-- r:::"~:;;_.'
I \ ; r \ ..-..
Yelm City Council
Yelm Planning Commission
Yelm City Hall
PO Box 479
Yelm, WA 98597
'JUL 3 I 1985
Dear City Council and Planning Commission Members,
I recently received information concerning a COIT~ercial
project being planned on Yelm Avenue, across from Killion Road that
will share a boundary with my home. This project, located on
slightly less than 5 1/2 acres, will provide just under 60,000
square feet of retail space.
While I have never objected to any property owner uSlng their
property to the fullest advantage possible, I am very concerned
about my peace of mind and privacy if this project is approved as
shown in the city's recent mailing.
I have lived in my home for 36 years and plan to remaln here
during the remaining years of my retirement. I hope my retirement
years will not become a nightmare of noise, lights, trash and loss
of privacy. To reduce the impact of this project on my life, I am
requesting that as part of the approval of this project City
Council and Planning Commission members require the developer to
erect and maintain a 6' solid wood fence, in addition to the trees
and shrubs shown on the conceptual plan, along the full length of
our neighboring properties.
Thank you for your consideration and assistance ln this
matter.
dncere~: ~
~~~ .
Ernestine Gray
cc: Armada/Lagerquist Company
2001 6th Avenue, Suite 3202
Seattle, WA 98121
Mike Edwards
Pralrle Securlty Bank
608 Yelm Hlghway SE
Yelm, WA 98597
Ernestine Gray
1007 Yelm Avenue W.
Yelm, WA 98597
July 27, 1995
Yelm City Council
Yelm Planning Commission
Yelm City Hall
PO Box 479
Yelm, WA 98597
Dear City Council and Planning Commission Members,
I recently received information concerning a commercial
project being planned on Yelm Avenue, across from Killion Road that
will share a boundary with my home. This project, located on
slightly less than 5 1/2 acres, will provide just under 60,000
square feet of retail space.
While I have never objected to any property owner uSlng their
property to the fullest advantage possible, I am very concerned
about my peace of mind and privacy if this project is approved as
shown in the city's recent mailing.
I have lived in my home for 36 years and plan to remaln here
during the remaining years of my retirement. I hope my retirement
years will not become a nightmare of noise, lights, trash and loss
of privacy. To reduce the impact of this project on my life, I am
requesting that as part of the approval of this project City
Council and Planning Commission members require the developer to
erect and maintain a 6' solid wood fence, in addition to the trees
and shrubs shown on the conceptual plan, along the full length of
our neighboring properties.
Thank you for your consideration and assistance ln this
matter.
Sincerely,
~J;/L"- ~t
Ernestine Gray
cc: Armada/Lagerquist Company
2001 6th Avenue, Suite 3202
Seattle, WA 98121
Mike Edwards
Prairie Security Bank
608 Yelm Highway SE
Yelm, WA 98597
Yelrn lelephone
-Cbrnpany
Communications for today & tomorrow
r:-- ;:;- ('
I r"'
\ '
i
i i
i' AUG - I 1995
!
~'"-~- -
July 26,1995
Department of Commnunity Development
Cathie Carlson, planner
PO Box 479
Yelm WA. 98597
RE: Case Number: SPR-8145
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 will 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.
ljJQY'ld,
Wally w.(purdun
Faciliti~~ Engineer
106 Second Street S.E. 0 Po. Box 593
Yelm, WA 0 98597 0 (206) 458-2171
A subsidiary of COMERCO, INC. ~
U...U "'4~1 .L,J...J I UU ~U
....J\Jt"""I L..1",UI''-'l
r--,,,,,,,~ U...J
;; .'
r
<I
"
, ,
..
-
4
. '
j
..
s
~
R/W
10'
m
?;;c
M::! I~' 5' ,,'
3!::;C
g]:< ~ 22 ~
-4
0 ^
~ 11"1 ~
r- ."
)> ". 0
r-
:;os;: Z
fTl r-
..
G.
"
<t
I R/W
90' 10'
fTI
>c
" , G' G' ,,' 11' 5' JJ./ -' ~::!
!;::c
__I 2~
~ 1;;-1 ;:l ;j Q;/ \.!J -I
..,~ ^ 0
~ ~ ~ 1"1 fTl
-I .:s
~~ ." r- ARIES
n 0 (') ~ I~
;;I;l-< r- r- ^
r- Z rt1
)> ):. ):.
Z r- Z
(T1 ~ (T1 (T1
MI
10%
MAX.
~2%
'- CEMENT CONC.
BARRIER CURB
AND GUTTER
27..
VARIES
(")
)0-
-4
o
:r:
'1;l
o
Z
-l
CITY OF YELM
DEPT OF PUBLIC WORKS
GENERAL NOTES
1. NO "ON STREET" PARKING PERMITTED
2. REFER TO RELEVANT SECTIONS OF THE
DEVELOPMENT GUIDELINES FOR ADDITIONAL
INFORMA liON ON STORM DRAINAGE, STREET
LIGHTING, PAVEMENT STRUCTUR~, ECT
MAJOR ARTERIAL
APPROVED
DWG. NO
PUBLIC WORKS DIRECTOR
WN
DATE
4-2BREV,OWG
DA TE:
00+-28.0WG
(4 C 1.1 ~ -. , 4 '7 1 ~ ~ l.1\ P (4 I
f
..
. .
....
..
.'
.
.
.. .
..'
.'
i
~
R/W
10'
M
~~
s::t=
~~
-I
_ /'2..'
"'*
11'-22' 4'
Q2
^
......
r
)>-
Z
......
(f.
o
fTl .
:lE
~
--1
;;lJ
)>
....,
....,
o
r
~
M
VI
:c
g
r
CJ
('11
;;0
VARIES
~
n
l>'
-I
()
:r:
"U
o
Z
-I
~O%
MA.X,
CEMENT CONC.
BARRIER CURe
"'''' 1" WITH 1 LANE
22' WITH 2 LANES
... ... ...
... ...
... ... ...
... ...
... ... ...
...
... ... ...
... ... ...
... ... '"
... ... J... : ...
...
... ... '"
... ... ...
... ...
... ...
... ...
... ...
... ...
... ...
... ...
ct
I
qo' I
10' 10'
-I VI -It/)
:::0-1 :::0-1
('110 ('110
~~ )>~
-1-
~~ !::~
~:x> ("11>
Z-I
-tr;:l -IfTl
VIAl VI;;Q
~ ~
f?- )>-
M f;i
GENERAL NOTES
1 NO "ON STREET" PARKING PERMITTED
2. REFER TO RELEVANT SECTIONS OF THE
DEVELOPMENT GUIDELINES FOR ADDITIONAL
INFORMATION ON STORM DRAINAGE, STREET
UGHTING, PAVEMENT STRUCTURE, EeT
OC4-1A.DWO
"-
.
..
'.
. .
.'
.
.
..
I
.. '
. .
4' ...
11'-22' s'
VI :a ro
:r: ~
0 "..
C ...., M
r 'T\ r
CJ (1 ~
M
~ r M
".
z
M
R/W
10'
M
>c
12.' ~::!
if.:C
......-1
<II z-<
5 -I
fT1
~
. :to ARIES
r
^
()
)>-
-I
()
:c
i;I
o
Z
-I
I
SHOULDER BALLAST
CI TY OF YELM
DEPT OF PUBLIC WORKS
BOULEVARD
WITH SWALE
APPROVED
DWG, NO.
PUBLIC WORKS OIRECTOR
S, OWN
._IA~V.DWO
DATE
K
DATE
t 1 r: I 4 r~ ., r '""7 1 0 ,. '.A f I (t
* OUTLINE *
1. THE THURSTON COUNTY MANUAL INSURES CONTINUITY WITH
THE REGIONAL DRAINAGE PLAN
2. INSURES CONTINUED PROTECTION OF THE YELM
AQUIFER
2a. CITY OF YELM REUSE STUDY SETS HIGH WATER QUALITY
STANDARDS. THE CITY IS THE LEADING PROPONENT IN
THE STATE.
3. CONSULTANTS RECOMMEND CONTINUATION OF THE THURSTON
COUNTY MANUAL
4 . WHEN BALANCED OUT THE D.O. E. MANUAL AND THE
THURSTON COUNTY MANUALS ARE SIMILAR IN INTENT.
THE D.O.E. MANUAL REQUIRES A HIGH STANDARD OF
WATER QUALITY
OTHER MANUALS MUST MEET OR EXCEED THE D.O.E.
MANUAL
THE THURSTON CO. MANUAL IS "USER" FRIENDLY /
EASIER FOR CONSULTANTS TO USE.
PIERCE COUNTY IS PUBLISHING THEIR MANUAL WHICH
CONTAINS MANY COMPONENTS OF THE THURSTON COUNTY
MANUAL .
5. KEY ELEMENTS OF DRAINAGE
A. COLLECTION
1. CATCHBASIN
2. SWALE
3. SWALE/POND
o
,.
PAGE 2
B . CONVEYANCE
1. TIGHTLINE PIPE
2. SWALES
C. TREATMENT
1. SWALES
2. WET POND
3. DETENTION POND
4. COMPOST FILTER
5. CONSTRUCTED WETLANDS
6. BIO FILTER STRIPS
7. SAND FILTERS
8. OIL/WATER SEPARATORS
D. DISCHARGE/RECHARGE
1. GALLERY
2. RELEASE TO EXISTING WATER COURSE
- LAKE, STREAM, CREEK
3. LAND APPLY
6. STAFF RECOMMENDATION -
ADOPT THE 1994 THURSTON COUNTY MANUAL AND
ALLOW A 25% REDUCTION IN SWALE
REQUIREMENTS WHEN DEMONSTRATED BY THE
PROPONENTS THAT WATER QUALITY STANDARDS
ARE NOT COMPROMISED.
'" ...
:NIARY HANNA ~IURPHY
7350 Alonzo Avenue X\V · Seattle, \YA 98117 · (206) 784-1133
APPLICATION FOR CONDITIONAL USE PERMIT OR SITE PLAN REVIEW
NAME OF PRO,JECT
YELM RETAIL CENTER
APPLICANT
Mailing Address
City, State Zip
Telephone
Armada/Lagerquist Company
2001 6th Avenue, Suite 3202
Seattle, Washington 98121
(206) 443-1940
OWNER
Mailing Address
City, State, Zip
Hike Edwards
Prairie Security
608 Yelm Highway
Yelm Washington
(260) 458-2265
Bank
Southeast
98597
Telephone
ENGINEER/ARCHITECT/OTHER
Mailing Address
City, State, Zip
S Chamberlain & Assoc
677 Woodlawn Square Loop SE
POBox 3485
Lacey, Washington Y8503
(206) 49..:\-6002
Telephone
Freiheit & Ho Architects, Inc , P S
Evergreen One, Suite 202
10940 Northeast 33rd Place
Belle\ue, Washington 98004
(206) 827-2100
CONTACT
Mary Hanna Murphv
7350 Alonzo Avenue Northwest
Seattle, Washington 98117
(206) 784-1133
SUMMARY OF REQUEST The proponent is requesting for Site
Plan Review approval from the City of Yelm The scope of the
project includes construction of a commercial retail/office
center totalling 61 000 square feet (see Environmental Checklist
for details)
PROPERTY DESCRIPTION See Attached Vicinity Map
Land Area 6 86 Acr'es
STR S24 T17 R1E
Tax Parcel No 21724130500, 21724130602,
21724130600
Full Legal See Attached Legal DeSC1~ i pt ion
./ '"
Site Plan Review Application
Yelm Retail Center
Page 2
1 Does the design minimize conflicts with neighboring land
uses? Explain
No The subject site is zoned commercial All surrounding
parcels are also zoned commercial Office and retail uses
are permitted outright
2 Is the site ~~ithin 300 fee of an "critical area" such as
wetlands or streams?
Yes The site is located above and underlying critical
aquifer
3 What provisions will be made for stormwater and/or flood
control?
Erosion control. stormwater conveyance, treatment and
detention are incorporated into the design
4 What provisions will be made for water supply and sewage
disposal?
Water supply and sewage disposal are available to service
the site The purveyors for both utilities is the City of
Yelm
5 What provisions will be made for electrical power natural
gas, telephone and other utilities0
All necessary utilities are available to the site
see Environmental Checklist for more details
Please
6 What provisions will be made for streets access, and/or
buses0
The proposal includes interim frontage street improvements
along Killion Road In addition, the proponent will
participate in a newly formed LID for future improvements
to Killion Road
7 What provisions, if any, will be made for open space and/or
recreation?
The landscape design will exceed requirements as outlined by
the City of Yelm Zoning Code Further, the design will
incorporate several small biofiltration swales distributed
throughout the site
,I ""
Site Plan Review Application
Yelm Retail Center
Page 3
8 What provisions will be made for schools and school
children?
Not Applicable
I affirm that all answers, statements and information above and
submitted with this application are complete and accurate to the
best of my knowledge I also affirm that I am the owner of the
subject site or am duly authorized by the owner to act with
respect to this application Further, I grant permission from
the owner to any and all employees and representatives of the
City of Yelm and other governmental agencies to enter upon and
inspect said property as reasonable necessary to process this
application I agree to pa} all fees of the city which apply to
this application
SIGNED ~JeUl/1t<< ~
DATE
~/1/C[~
I (
"
\,
II
\
'"
City of YelDl
105 Yelm Avenue West
POBox 479
Y elm, Washington 98597
206-458-3244
May 9, 1991
Mike Edwards
P.O. Box G
YeJm, WA 98597
RE: Binding Site Plan review - YeJm West Professional Center
Dear Mike:
Via this letter, the City of YeJm gives conceptual approval to the binding
site plan for the "YeJm West Professional Center", as prepared by Keyes &
Associates. This approval is subject to compliance with applicable
Thurston County & State of Washington health code regulations and City
requirements pertaining to commercial development.
If necessary, the property owner rray submit a revised site plan for reV1.ew
and approval if there are rrodifications made of lot lines, lot uses or
structural square footage and/or configuration revisions.
Please contact me if you have any questions.
Sincerely, r ~
Gene Borges
Planning & Construction
cc: Jim Keyes