Project Review & Correspondence
MEMORANDUM
City of Yelm
Community Development Department
To
From
Date
Subj
Stephanie Conners, Project Manager . / ./
Grant Beck, Director of Community DevelopmenV
December 31, 2003
Stevens Street Drainage - Prairie Park
DUring review of the proposed Stevens Street connector between 1 st Street and West
Road, the issue had been raised as to whether it was possible to handle storm water
generated from the new road section east of the intersection of Stevens and 4h Street
by connecting to the Prairie Park stormwater system This section of roadway is
approximately 300 feet in length and would have a surface wIdth of 28 feet (two travel
lanes a total of 23 feet wide and a 5 foot bike lane)
Jim GIbson, our Development Review Engineer, revIewed the final deSign PraIrie Park
storm system along with the deSign calculations and determined that the system, at full
build-out of the approved Prairie Park planned development, has sufficient excess
capacity to accept the approximately 600 cubic feet of storm water generated by the
Stevens Street project With no Impact to the proposed development.
c. Tim Petersen, Public Works Director
Jim Gibson, Development ReVIew Engineer
./Flle Number PDD-00-8246-YL
City ofYelm
105 Ye/m Avenue West
PO Box 479
Ye/m, Washington 98597
(360) 458-3244
January 17, 2002
Pamela Trevithick
GGLO, LLC
1301 First Ave, Suite 301
Seattle, Washington 98101
RE. Prairie Park Building E - Review No.2
Architectural and Landscaping Plans for Trash Enclosures
COY Project No. PDD-8246-YL
Dear Ms~ Trevithick:
I received your architectural plans for the trash enclosure dated January 14, 2002. The
following review comments are from my review of the above referenced plans
Civil Site Plans
1 The plans are approved as submitted with the following change of the hose bib The
owner would be better served by connecting the hose bib to the existing water meter
service for Building E If you still want to connect to the water main in the area
depicted on the plans you will be required to install another water meter, backflow
prevention device and the associated required fees
Design Review of the Architectural Plans
1 The plans are approved as submitted
Landscape Plans
1 The plans are approved as submitted
If you have any questions, comments or concerns please call me at (360) 458-8438 I have
forwarded the signed approved plans to John Thompson at Prairie Park Development.
Respectfully,
City of Yelm Community Development
2::on[~~
Development Engineer
CC Breanda Toole
Cathie Carlson
........
G 'Community De'/e!opment' PrOject Fries POD Planned De'/eiopment Oistrict\8246 Prairie Park Clapp
POO\8246 BLOGETRASH 011702 doc
City ofYelm
105 Ye/m Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
December 20 2001
Pamela TrevIthick
GGLO, LLC
1301 First Ave, SUIte 301
Seattle, Wasbmgton 98101
RE: Prairie Park Building E
Architectural and Landscaping Plans for Trash Enclosures
COY Project No. PDD-8246-YL
Dear Ms. TrevIthlck:
I receIVed your archItectural plans for the trash enclosure dated December 6, 2001 and the
Landscape plans dated December 13, 2001 The followmg reVIew comments are from my
re~new of the above referenced plans.
ArchItectural SIte Plans
1 Are you gomg to place a hose bib m the trash enclosure? If so please deSIgnate thIS
locatIOn and how the antICIpated connectIOn will take place
2. Is there gomg to be any type of l1ghtmg for thIS area? If so please show on thIS plan.
3 The area drams are approved as shown on the plans However I have been requested
to allow the connectIOn to the storm system III another area. ThIS has been verbally
approved Please show thIS on the revIsed plans I have talked to Brenda Toole and
BIll of Turner Canst. about thIS new deSIgn.
DeSIgn ReVIew of the ArchItectural Plans
1 The metal panel gage and color not shown on the plans
2. The tnm of panel IS not noted
3 The tube steel color IS not noted
4 The fimshes of the concrete surfaces are not noted
ReVIe\\ of the ArchItectural Plans by Le May Inc.
RlC Thompson of Le t,;lay Inc has revIewed the plans The plans have been appro\ cd
by Le May for locatIOn and dImenSIOns of the enclosures Le May has requnccl an
asphalt surface In front of the trash enclo5ure for then truck to clnve on ThiS may
force the lSSUC of comp1etlI1g the pavee! roadway III front of the enclosure
Lanc1<;capc Plan<;
1 The plans are approved as desIgned. When you resubmIt the plans mclude 2 sets of
the Landscape Plans for my approval sIgnature Also please update the enclosure
desIgn to reflect what was submItted on the ArchItectural Plans.
Please reVIse and resubmIt your plans for approval. When you resubmIt the plans, submIt 2
sets to myself at the Commumty Development Department. If you have any questIOns,
comments or concerns please call me at (360) 458-8438
Respectfull y,
9~E...J~
Jrm Gibson
Development Engineer
Cc. Breanda Toole
CathIe Carlson
Invoice No CDD-Ol-008 (B)
'YV\Z') ~~
INVOICE !!!!!!!!
Customer
Name Yelm Prairie Development
Address POBox 5210
City Yelm State WA ZIP 98597
Phone (360) 458-7501
Date
Order No
Rep
FOB
11/5/01
Prairie Park
Bldg E
Qty Description Unit Price TOTAL
1 John Knowles & Associates Invoice #495 $47500 $47500
Engineering services for plan check and review
SubTotal $47500
Payment Details '\ Shipping & Handling $000
0 Cash Taxes WA
0 Check
0 TOTAL $47500
3rd BILLING - PLEASE PAY
IMMEDIATELY
City of Yelm
Community Development Department
POBox 479
Yelm, WA 98597
(360) 458-3835 fax (360) 458-3835
THANK YOU
/)-
City ofYelm
"
105 Ye/m Avenue West
PO Box 479
Yelm, ijTashington 98597
(360) 458-3244
October 25, 2001
Brenda Toole
Olympic AssocIates Co
701 Dexter Ave N #301
Seattle, Washington 98109
RE: Prairie Park Building E
Resubmitted Plans Dated October 19, 2001
City ofYelm Project No. PDD-OO.8246-YL
Dear Brenda,
I receIved a new set of plans for the above referenced project on October 23, 2001 The plans were
submItted from GGLO for our review and approval. It is my understanding tbat the building was
bUIlt 5 feet closer to tbe roadway ThIS error is what facilItated the revised plans to accommodate for
this redesIgn. The following comments need to be addressed before we can approve these plans.
1 When the landscape plans were subffiltted there was no indicatIOn of the reVlSlons that have
taken place. Please submit a letter stating what changes have been made to the landscape
plans. ThIS will expedite the review process.
The following comments are denved from the civil engmeenng reVIew
2. The site lighting needs to be located at least 4 feet from the fire/watermam m the southern
landscape stnp ThIS watermam and vault IS located directly in the mIddle of the landscape
stnp I have discussed this with Bill Lmdgren and he is aware of the conflICt.
The landscape plan also shows landscapmg trees m the proposed refuge area along the access
to the Frame Motel Before thIS locatIon can be approved please submit a design for the
refuge area and the screemng landscape mcluded m the deSign ThIS design should take mto
account the gradmg m thIS area.
'l
:)
Please resubmit the plans WIth the revIsions necessary to address the above concerns
There have been a couple of outstandIng Issues With regard to the constructIOn of the developments
Infrastructure, Yelm Cinemas and BuddIng E. We have not received water and sewer easements
water and sewer bIlls of sale, water and sewer warrantee agreements or nght-oi-way dedications for
West Road and Yelm Ave East. ThiS was overlooked on the ongInal construction phase, however
thIS stIll needs to be submitted to the Community Development Department If there are any
questIons about thIS outstandIng Information please don't heSitate to call me
I have included a copy of a past due bill from engmeering reVIew of the Buildmg E package. Please
submit payment to the City of Yelm. Attn. Commumty Development Dept. PO Box 479 Yelm,
Washmgton 98597
As Buildmg E contmues to be constructed, there have been changes to the desIgn due to conflicts in
the field. As all of us know this is Just part of the construction trade. However some of the changes
do not get recorded on the design documents or the asbuilts because they were forgotten or Just did
not seem important enough to include. The city needs to keep accurate records of the constructIOn
changes for our future mamtenance and operatIon of these utilities. To do this accurately all changes
must be approved by the city before they are constructed m the field. The city is not here to prevent
or hinder your construction schedule however there are certain requirements we must main tam for
our accountability and records. The approved plans should be the only set of plans onsite dunng
construction and should match the CIty'S approved set.
To ensure any changes or deviations from the approved plans are receIved and the proper approvals
are granted all revIsions and questions regarding the building and 5 feet around the building must be
dIrected to the Building OffiCIal, Gary Carlson. I will be the contact for all remaining issues outsIde
the building envelope. For this process to work the City must be assIgned one or two designated
contacts from your team. By doing this we hope to allevIate any misinformation or questIOns of who
to contact. I feel that this process will benefit both of our teams and allow all of us to do our jobs
better
If you have any questions or concerns please call me at (360) 458-8438 or if you prefer to meet we
can set up a meeting to discuss this further
Respectfully,
a r
a Cknvo f --d ..J~_
. Jim Gibson
City of Yelm Development Engineer
Cc: CathIe Carlson, City of Yelm
Gary Carlson, City of Yelm
John Thompson, Prairie Development
Ene- Plan Review InvoIce
Cathie Carlson
From
Sent:
To
Subject:
Beth Dwyer [BDwyer@GGLO com]
Thursday, October 11, 2001 1 :20 PM
carlson@yelmtel com
Prairie Park
Hi Cathy
Hope all is well with you It sounds like prairie Park is moving right
along. I haven't been down there in awhile but I hear its quite nice
The confirmation I am presently looking for is related to the main
street through way at prairie Park. In my recollection and notes, it
says that we revised and got approval for the required right of way to
be as such
II' drive aisle
7' parallel parking stall
II' sidewalk that includes utility ROWand tree grates
for a total of 29'-0" from CL to face of property line
This was in keeping with our more urban design and getting away from a
suburban sidewalk feeling
Please confirm the above and I will pass it on to the building
designers.
Thanks for your time
> Beth A Dwyer
> Project Manager
> GGLO, L.L C.
> mailto:bdwyer@gglo com
> 206 902-5510
>
>
>
1
;t
.~
GGLO. LtC
Architecture and Interior Design
1301 First Avenue, Suite 301
Seattle. Washing!on 98101
TeJephoOQ (208) 467-6828
Facsimile (206) 467-0627
gglo@gglo,com
www gg/o.CQm
-
.
Transmittal
From:
Date;
Project:
Project No:
James Bradley
October 8, 2001
Prairie Park Building E
1999099.40
To:
Margaret Clapp
Prairie Park Limited
Partnership
700 Prairie Park Lane
Yelm, WA 98597
Phone: (360) 458.8300
Fax: (360) 458.8301
Pages:
3 sheets including cover
sheet
f81 Fax 0 Courier 0 Mail
o Hard copy to follow
o Other: Hand delivery
VIA:
Description:
Scheme A and Scheme B for the Redesign of the sidewalk along Prairie Park Street.
Remarks:
Margaret, I have attached drawings showing two options for the sidewalk. Scheme A shows i
the accessible route remaining along the curb but remOVing the planting strip along the ~
building to provide an appropriate clearance.forthe sidewalk. The removal of the planting
strip can be mitigated by the use of planting pots along the face of the building. Scheme B
shows the planting strip remaining but reduced from 4 feet to 3 feet wide to allow dearance
for the sidewalk. This scheme does not have an accessible route along the curb.
GGLO's preference is Scheme A This provides us an accessible route of travel, which m~
help us with this street becoming a public right of way. It also prevents a situation of people
getting out of their car close to a step, whicJ1 could be a tripping hazard. I will call you
tomorrow so that we can discuss these further.
If enclosures are- not as noted, please inform us- immediately..
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City of Yelm
105 Yelm Avenue West
POBox 479
Yelm. Washington 98597
(360) 458-3244
Transmittal Letter
To: Mark SindeIl
Date:
June 26,2001
Company: GGLO, LLC
Re: Prairie Park Building E
Address: 1301 First Ave, Suite 301
File No: PDD-00-8246-YL
City, St Zip Seattle, W A 98101
Name: Prairie Park
Items transmItted for
o Review and comment
o As Requested
[g] For your records
o Other
Land Use Binding Site Subdivision EnvIronmental
Application Civil Plan Review Plan Review Review Review
Remarks.
Enclosed are the approved landscape plans for Prame Park BUIldmg E. Please use these sIgned
plans for copymg and distributIOn to your contractors. A final landscape inspectIOn IS requIred
by the CIty pnor to buildmg occupancy Please contact me at (360) 458-8408 If you have any
questIOns or to schedule a landscape mspectIOn.
SIgned CathIe Carlson
Commumty Development DIrector
cc" Garv Carlson
t
LI
GGLO, LLC
Architecture and Interior Design
1301 First Avenue, Suite 301
Seattle, Washington 98101
Telephone (206) 467-5828
Facsimile (206) 467-0627
gglo@gglo com
www 9910 com
Memo
Date
To
From
May 31,2001
Catherine Carlson
Mark Sindell
Project:
Project No
Subject:
Prairie Park Building E
99099 40
City Comments
Thank you for reviewing the landscape plan for Building E, Prairie Park. You will find the
following revisions in the accompanying drawings
We evaluated the parking area landscaping and added a slightly higher percentage
of evergreen trees. Although the Yelm standards require 40% of the trees to be
evergreen we feel that an increased percentage of deciduous trees will add year
round interest to the design in the form of fall color and summer flower We have
chosen medium size, drought tolerant deciduous trees that appropriately fit the size
and scale of the project.
2 We have substituted the 21 Hebe 'Glaucophylla' with Senecio Greyi per your
suggestion
Please call if you have any questions. Thank you again for your time.
r
~~-
Mark Sindell
Landscape Architecture
Copies:
Brenda Toole
Teresa Burrelsman
Attachments:
Landscape Plans (Bond and Vellum)
e:\99099.40\2-admin\me01-052301-CityComments.doc
~
~
.
GGLO, LLC
Architecture and Interior Design
1301 First Avenue, Suite 301
Seattle, Washington 98101
Telephone (206) 467-5828
Facsimile (206) 467-0627
gglo@gglo com
www gglo com
Transmittal
From
Date
Project:
Project No
Marieke Lacasse
May 31,2001
Prairie Park Building E
1999099.82
To
Ms Catherine Carlson
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, WA 98597
Business [1] (360) 458-
8408
Fax [1] (360) 458-4348
Pages.
VIA.
X including cover sheet
D Fax [gI Courier D Mail
D Hard copy to follow
D Other'
Description
For permit resubmittal
Please find enclosed:
1 velum set of L 1 0.03-L 10 04
1 bond set of L 1 0.03-L 10.04
Remarks
If enclosures are not as noted, please inform us immediately
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
May 10, 2001
Ms. Barbara Oakrock
GGLO
1301 First Avenue, SUIte 301
Seattle, WA 98101-2966
Re Landscapmg Comments for Prame Park BUIlding E
Dear Barbara.
The City's Urban Forester has completed hIS reVIew of the landscape plan for Buildmg E, Praine
Park and has the followmg comments.
1 Yelm Development Standards, Page 4-38 & 39 state that parking area desIgn
requITes a mInImUm of forty percent of the trees shall be evergreen. The plan
submItted IS a ratio of 90 percent decIduous and 10 percent evergreen. The CItY IS
somewhat flexible on thIS requITement, but would lIke you to evaluate the parkmg
area landscapmg to achIeve a slIghtly hIgher percentage of evergreen trees.
2. The 21 Hebe 'Glaucophylla' as shown on the Plant Schedule- LI0 04 IS not cold
hardy for our zone. Suggested substltutIOns mclude SenecIO GrayiI or a moundmg
form of Heath, Heather or a Dwarf Japanese llex 'Green Island', 'Green Thumb'
or 'Hellen.
Please make the recommended changes and return one blue lme copy and one Mylar of the
revIsed plans for final approval and SIgnature Blue lmes can be substltuted for the Mylar,
prOVIded all plan sets dIstributed by you contam the CIty'S approval stamp If you have any
questIOns please contact me at (360) 458-8408
SInCe~elY, /
!?,U;1' ,:J 1/, / ___
UW '):..l.v I----'<-- UI>tr II~
Cathenne Carlson
Commumty Development DlIector
T ..Communitv Developmenr,Projecl Files',POO Planned Development Oistrict'.S246 Prairie Park Clapp POO\8246Ianclscapecomments.wpd
lvlElvl<9'RANVUlvl
cc:
Gary Carlson, Building OfficIal
Catlne Carlson, Commumty Development DIrector
April 26, 2001
Transportation Facility Charge for Prame Park Bldg. E and CInema
Margaret Clapp VIa fax. 458-8501
To:
From:
Date:
Subject:
."
'\ '
Following are the calculations for the Transportation FacilIty Charge (TFC) due at tIme of
buildIng permIt Issuance for BuildIng E. The total fee incorporates the TFC for the CInema,
Library, Retail Space and a credit for the developers financial contributions to the Stage I,
TransportatIOn Improvement Project on Y elm Avenue East.
1;\
USE
SQUARE
FOOTAGE
TRIP RATE
NEW PM TFC
PEAK PER
HOUR TRIP
TRIPS
44 $750.00
30 $75000 .
43 $750 00
TFC
"t;
\. 't
8476 Sq Ft.
. Per Traffic
Study
3.56 trips per
1000 sq ft.
5.59 trips per
1000 sq ft.
$33,000.00
CInema
\:-"\,
Library
$22~500;OO
Retail
7715 Sq Ft.
$32,250 00
, ~
Stage I, Trans.
Imp Project
Credit
<$67,90000>
.;,
1',\,
Total Due at
Building
Permit
$19,850.00
From. Shelly Badger <shelly@yelmtel com>
To: Cathie Carlson <carlson@yelmtel com>
Date: Tuesday, April 24, 2001 11 09 AM
Subject: Margaret's TFC credit
Page 1 of 1
Cathie, well as of today (4-24) Margaret's total TFC credit for the Stage 1 construction project is $67,900 Of course,
the cinema building permit took care of part of that, which I believe is the number you are researching as well as the
traffic fee for building E. Double check with me right before you get ready to issue the building permit on building E
because the credit amount is going to go up a little bit, we just got paperwork from John T re more costs that Margaret
paid at 100% related to the signal that should have been 65%/35% split, which will increase the TFC credit amount.
Please stand by and I will share with you ASAP or if you get ready before I have shared, hunt me down!
Shelly
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'FAX TRANSMISSION
YELM
WASHINGTON
CITY OF YELM
PO BOX 479 - 105 YELM AVE W
YELM WA 98597
360-458-3244
FAX. 360-458-4348
To: rnrLr~a1.e_i
Fax #: 4;;8 - 8 s-6 /
From: ~J111 ~ (1r 1~CY1
Date: 4/2- f.r>! 0 /
Pages: 2..., mc1uding this cover sheet.
Subject:
COMMENTS
P/uoc (Y~tflL t:G CAt! II
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If you do not receIve all copIes or any copy IS not legible, please call (360) 458-3244 as
soon as possible
dSic.\office\fonns'.Jax 3
YELM
WASHINGTON
LITYOli~ YELM
PO BOX 479 - 105 YELM AYE W
YELM WA 9SS97
.360-456-;3 244
I"AX: .3150-458-4345
To: IJiff1ar-L-f
Fax #: 4~8 - [3:;-0 I
From: (!.b"{tl1l~ Gr I~CY/
Date: 1-1Z.~(6 /
Pages: L, including this cover sheet.
Subject:
CO:tvf11ENTS
P!ca>c C/~~C tL &(1 II
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Memo
To: Kathy Canson, Yelm Planning Director
From: Kevin McFanand )~pf\~
cc: [Click here and type name]
Date: 04/26/01
Re: Prairie Park Cinema, Prairie Park Building E Landscape Review
Prairie Park Cinema
Reference to 'Revised Plant Schedule' Drawina Sheet Number L 10.02
1 I recommend not using Prunus Yedoensis as a substitute for Eddie's White Wonder Dogwood.
Currently, there are 10 Prunus scheduled for planting. I fear redundancy Use Fraxinus and or
Crataegus if there is a need for substitution.
2. I recommend not using the Liquidamber cultivar 'Burgundy' for substitution for cultivar
Worpelsdom' The 'Burgundy' cultivar holds it's leaves well into winter Because of late
season leaf retention the tree will be susceptible to wind, snow or ice damage. I prefer
Worpelsdom' Sweetgum.
Location - Question about spacina.
Locate for Planting Plan Drawing Sheet Number L 10 01
Line Locate Q-15, What is the plant grouping that is shown? Are they existing trees, shrubs?
Note question mark beside plant material in question.
2. Revised Plant Schedule Drawing Sheet Number L 10 02 presents two Picea Sitchensis. The
Planting Plan Drawing Sheet Number L 10.01 shows 2 locations with a total of 4 plants.
I do not recommend using Picea Sitchensis in such a tight landscape location. This tree
species can exceed heights of 150 feet and canopy spread of 50 feet.
I recommend substitution: Nursery grown Mountain Hemlock Tsuga mertensiana, Hogan Red
cedar Thuja Plicata 'Hogan', Alaskan Cedar Chamaecyparis nootkatensis.
Missina Trees
Locate for Planting Plan Drawing Sheet Number L 10 01
1 Line Locate M-24 and H-19 there a no trees located. Is this due to the locations of luminaire
poles?
o Page 1
Reference to 'Revised Plant Schedule' Drawino Sheet Number L 10.02
1 I recommend substituting the 41 Hebe 'Glaucophylla' because it is not cold hardy for our zone.
Use the substitute Senecio Grayii or a mounding form of Heath, Heather or a Dwarf Japanese
lIex 'Green Island', 'Green Thumb', 'Hellen'
Prairie Park Building E
Reference to the YMC Transportation Code Paoe 4-38 & 39 Develooment Standards. Parkino area
desion shall indude:
#f3 Landscaping, Line item e A minimum of forty percent of the trees shall be evergreen;
1 I found that there is a 90 percent deciduous tree and 10 percent evergreen tree design for this
plan.
Plant Schedule - L 10.04
2. 1 I recommend substituting the 21 Hebe 'Glaucophylla' because it is not cold hardy for our
zone Use the substitute Senecio Grayii or a mounding form of Heath, Heather or a Dwarf
Japanese lIex 'Green Island', 'Green Thumb', 'Hellen'
. Page 2
'"
SOUND URBAN FORESTRY
Invoice No.
1
1620 Thurston Ave. N E
Olympia, WA 98506
360-236-1028 fax 360-459-3705
INVOICE !!!!!:!
Customer
Name City of Yelm, Planning Dept. Kathy Carlson
Address PO Box 479
City Yelm State WA ZIP 98597
Phone
Date
Order No
Rep
FOB
4/26/01
Page 1
Qty Description Unit Price TOTAL
Landscape Plan Review - Prairie Park Development
1 5 4/25/01 - Begin review of landscape plans (Cinema & $65 00 $97 50
Building E)
3 4/26/01 - Research and develop recommendation or $65 00 $195 00
comments memo Mail out to the city
SubTotal $292.50
Payment Details "\ Shipping & Handling $000
0 Cash Taxes $000
@ Check
0 Credit Card Total $292.50
Name Kevin M McFarland
CC#
Expires
I Office Use Only
Thank You /~ -rV1 7Y1-~/
'"
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
January 24, 2001
Teresa Burre1sman
GGLO, Inc
1301 FIrst Avenue, SUIte 301
Seattle, W A 98101
Re Bui1dmg "B" heIght exemptlon
Dear Ms. Burre1sman.
The CIty has revIewed the drawmgs dated December 5, 2000 and supportmg documents regardmg
bUl1dmg heIght lImItatIOns.
ConsIstent WIth the Ye1m DeSIgn GUIdelmes, Chapter IV, Bui1dmg DeSIgn, the CIty will allow a
maXImum heIght for the central bay of 46'-10 W' at the roof peak slopmg to 42' as Illustrated on the
enclosed drawmg. Any deVIatIOn from thIS deSIgn wIll need CIty approval
If you have any questIOns, please contact me at (360) 458-8408
Smcerely, ~
I'
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utI' tJ... '-<- if.-..fL L.C l( ,~
Cathenne Carlson
Commumty Development DIrector
cc Gary Carlson
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PRAIRIE PARK BUILDING "B"
Schematic Design
Yelm Prairie Development ------yeim, Wa
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1191 Second Avenue, Suile 1650
Seattle, Washington 98101-3426
Telephone (206) 467 5828
i"acsimile (206) 467-0627
www.gglo.com
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ELEVATIONS
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December 5, 2000
PRAIRIE PARK BUILDING "B"
Schematic Design
Yelm Prairie Development Yeim,Wa
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GGLO .LLC
Architecture and interior Design
8 1191 Second Avenue, Sune 1650
Seattle, Washington 98101.3426
Telephone (206) 467 - 5828
Facsimile (206) 467-0627
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SITE PLAN
December 5, 2000
PRAIRIE PARK BUILDING "B"
Schematic Design
Yelm Prairie Development Yelm, Wa
[2]
GGLO ,LLC
ArchilecIUre and Interior Design
1191 Second Avenue, Suite 1650
Seattle, Washington 98101-3426
Telephone (206) 467 . 5828
FBCIllml1e (206) 46Nl627
www.gglo.com
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GGLO, LLC
Architecture and Interior Design
1301 First Avenue, Suite 301
Seattle, Washington 98101
Telephone (206) 467-5828
Facsimile (206) 467-0627
gglo@gglo com
www gglo com
Transmittal
From
Date
Project:
Project No
Teresa Burrelsman To
December 6, 2000
Prairie Park Building B
1999099.30
Cathie Carlson
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, WA 98597
Phone (360)-458-8408
Fax:
Pages
VIA.
8 including cover sheet
D Fax D Courier 1ZI Mail
D Hard copy to follow
D Other'
Description
1 Site plan, sections and elevations, dated 12/5/00
2. Excerpt from Seattle Zoning Code, regarding height exemptions for rooftop features.
Remarks.
Kathi,
Attached is a preliminary section for Building B, showing the central bay where we are
applying for an administrative exception to the 40' height limit. Please review and let me
know if this will be acceptable. I'm also enclosing an excerpt from the Seattle Zoning Code,
as we discussed, as an example of typical height exemptions.
Thank you,
.-r----
-Teresa Burrelsman
\~
If enclosures are not as noted, please inform us immediately
cc: Me transmittal only
e:\project\99099.30\3-agency\zoning\t-120600-kc.doc
3 Outdoor storage;
4 Outdoor sports and recreation;
5 Outdoor loading berths.
H. Outdoor activities shall be screened and land-
scaped according to the provisions of Section 23 47.016.
(Ord. 117411 g 4, 1994,Ord. 117263 g 26, 1994, Ord.
113263 g 10, 1986; Ord. 112777 g 25(part), 1986.)
23.47.012 Structure height and floor area
ratio.
A. Maximum Height. The maximum structure height
for commercial zones shall be thirty (30) feet. forty (40)
feet, sixty-five (65) feet, eighty-five (85) feet. one
hundred twenty-five (125) feet. or one hundred sixty
(160) feet, as designated on the Official Land Use Map,
Chapter 23.32. In addition, mixed use structures located
in commercial zones with a thirty (30) foot or forty (40)
foot height limit may exceed the height limit of the zone
by up to four (4) feet. according to the provisions of
Section 2347.008.
B Floor Area Ratios.
1 Floor area ratios (PARs) are hereby estab-
lished for structures in zones with eighty-five (85) foot,
one hundred twenty-five (125) foot and one hundred
sixty (160) foot maximum height limits according to
Chart C. Structures sixty-five (65) feet in height or less
in these zones shall not be subject to floor area ratio
provisions. For the provisions of this section, a "mixed-
use structure" is a building containing a residential use,
excluding caretaker's quarters, and at least one (1) other
type of use.
CHART C
PERMITTED FLOOR AREA RATIO (FAR)
Structures Higher
than 65 Feet
Height Limit Zones
85' 125' 160'
Mixed-use structure total
Any single use within a
mixed-use structure
Single-purpose structure
6
6
7
4.5
4.5
5
5
5
5
2. Within a mixed-use structure in the First
Hill Urban Village, residential floor area constructed or
substantially rehabilitated for occupancy by households
whose annual incomes do not exceed one hundred twenty
(120) percent of median household income for Seattle,
shall be allowed in addition to residential floor area in
the maximum amount allowed for a single use provided
in Chart C, on the terms set forth below in this subsec-
tion.
a. The mixed-use structure must satisfy the
provisions of Section 23 47.008, Mixed use development,
and, together with any other structures on the lot. may
not exceed the maximum "mixed-use structure total"
FAR provided in Chart C.
b. A dwelling unit shall be considered to
be constructed or substantially rehabilitated for occupan-
cy by an eligible household if the initial sale or rental of
COMMERCIAL
23 47 012
such unit after completion of construction or substantial
rehabilitation is made to an eligible household and such
household occupies the unit.
c. The additional residential floor area
permitted in a mixed-use structure by this subsection B2
includes common areas serving only such dwelling units
and an allocable portion of common areas serving such
dwelling units and other portions of the structure, as
determined by the Director.
C. Exemptions From FAR Calculations. The follow-
ing areas shall be exempted from FAR calculations:
1 All gross floor area below grade;
2. All gross floor area used for accessory
parking.
D Split Zoned Lots. When a lot is subject to more
than one (1) height and FAR limit, the height and FAR
limits for each zone shall apply to the portion of the lot
located in that zone.
E. Sloped Lots. On sloped lots, additional height
shall be permitted along the lower elevation of the
structure footprint, at the rate of one (1) foot for each six
(6) percent of slope, to a maximum additional height of
five (5) feet (Exhibit 23 47.012 A)
F Pitched Roofs. The ridge of pitched roofs may
extend up to five (5) feet above the maximum height
limit in zones with height limits of thirty (30) or forty
(40) feet. All parts of the roof above the height limit
shall be pitched at a rate of not less than three to twelve
(3 12) (Exhibit 23 47.012 B). No portion of a shed roof
shall be permitted to extend beyond the height limit
under this provision.
G. Rooftop Features.
1 Radio and television receiving antennas
excluding dish antennas; ham radio towers; smokestacks,
chimneys; flagpoles; and spires for religious institutions
are exempt from height controls, except as regulated in
Chapter 23.64, Airport Height Overlay District, provided
they are a minimum of ten (10) feet from any side or
rear lot line.
2. Open railings, planters, skylights, cleresto-
ries, greenhouses, parapets and frrewalls may extend up
to four (4) feet above the maximum height limit with
unlimited rooftop coverage.
3 Solar Collectors.
a. In zones with height limits of thirty (30)
or forty (40) feet, solar collectors may extend up to four
(4) feet above the maximum height limit, with unlimited
rooftop coverage.
b. In zones with height limits of sixty-five
(65) feet or more, solar collectors may extend up to
seven (7) feet above the maximum height limit, with
unlimited rooftop coverage.
4 The following rooftop features may extend
up to fifteen (15) feet above the maximum height limit,
so long as the combined total coverage of all features
listed in this subsection does not exceed twenty (20)
percent of the roof area or twenty-five (25) percent of
the roof area if the total includes stair or elevator pent-
houses or screened mechanical equipment:
23-297
(Seattle 6-00)
a. Solar collectors;
b. Stair and elevator penthouses;
c. Mechanical equipment;
d. Play equipment and open-mesh fencing
which encloses it, so long as the fencing is at least
fifteen (15) feet from the roof edge; and
e. Dish antennas, according to the provi-
sions of Chapter 23.57
5 In order to protect solar access for property
to the north, the applicant shall either locate the rooftop
features listed in this subdivision at least ten (10) feet
from the north edge of the roof, or provide shadow
diagrams to demonstrate that the proposed location of
such rooftop features would shade property to the north
on January 21st at noon no more than would a structure
built to maximum permitted bulk:
a. Solar collectors;
b. Planters;
c. Clerestories;
d. Greenhouses;
e. Dish antennas, according to the provi-
sions of Chapter 23.57,
f. Non-frrewall parapets;
g. Play equipment
6. Structures existing prior to May 10, 1986
may add new or replace existing mechanical equipment
up to ftfteen (15) feet above the roof elevation of the
structure and shall comply with the noise standards of
Section 2347.018.
H. Solar Retrofits. The Director may permit the
retrofitting of solar collectors on conforming or noncon-
forming structures existing on June 9, 1986 as a special
exception pursuant to Chapter 23.76, Procedures for
Master Use Permits and Council Land Use Decisions.
Such a retrofit may be permitted even if it exceeds es-
tablished height limits, if the following conditions are
met:
1 There is no feasible alternative solution to
placing the collector(s) on the roof;
2. The positioning of such collector(s) mini-
mizes view blockage and shading of property to the
north, while still providing adequate solar access for the
collectors; and
3 Such collector(s) meet minimum energy
standards administered by the Director
I. Television Receiving Antennas. The maximum
height of television receiving antennas, except for dish
antennas, shall be no more than fifty (50) feet in zones
where the maximum height limit does not exceed fifty
(50) feet. In zones with a maximum height limit which
exceeds ftfty (50) feet the maximum height of the
antenna shall not exceed the maximum height allowed
for all structures.
J Height Exceptions for Public Schools.
1 For new public school construction on new
public school sites, the maximum permitted height shall
be the maximum height permitted in the zone.
2. For new public school construction on
existing public school sites, the maximum permitted
height shall be the maximum height permitted in the
COMMERCIAL
23 47014
zone or thirty-five (35) feet plus fifteen (15) feet for a
pitched roof, whichever is greater
3 For additions to existing public schools on
existing public school sites, the maximum height permit-
ted shall be the maximum height permitted in the zone,
the height of the existing school, or thirty-five (35) feet
plus fifteen (15) feet for a pitched roof, whichever is
greater
4 Development standard departure for struc-
ture height may be granted or required pursuant to the
procedures and criteria set forth in Chapter 23 79 For
construction of new structures on new and existing
public school sites to the extent not otherwise permitted
outright, maximum height which may be granted as a
development standard departure in zones with height
limits of thirty (30) or forty (40) feet shall be thirty-five
(35) feet plus fifteen (15) feet for a pitched roof for
elementary schools and sixty (60) feet plus fifteen (15)
feet for a pitched roof for secondary schools. All height
maximums may be waived by the Director when waiver
would contribute to reduced demolition of residential
structures.
5 To qualify for the pitched roof exception, all
parts of the roof above the height limit must be pitched
at a rate of not less than three to twelve (3 12) No
portion of a shed roof shall extend above the height limit
under this provision.
(Ord. 119837 ~ 2, 2000; Ord. 119370 ~ 2, 1999; Ord.
117430 ~ 54, 1994, Ord. 11350 ~ 4, 1994, Ord. 116295
~ 10, 1992, Ord. 114382 ~ 3, 1989; Ord. 113892 S 4,
1988; Ord. 113263 ~ 11, 1986: Ord. 112777 S 25(part),
1986.)
23.47.014 Setback requirements.
A. For the purposes of this section, portions of
structures shall include those features listed in Section
2347.012 G, Rooftop Features.
B Setbacks for Mixed Use Development, Single-
purpose Residential Structures and Structures Containing
No Residential Uses.
1 A setback shall be required on lots which
abut the intersection of a side and front lot line of a
residentially zoned lot. The required setback shall be a
triangular area. Two (2) sides of the triangle shall extend
fifteen (15) feet from the intersection of the street
property line and the property line abutting the residen-
tially zoned lot. The third side shall connect these two
(2) sides with a diagonal line across the lot (Exhibits
2347.014 A and 2347.014 B).
2. A setback shall be required along any side
lot line which abuts a side lot line of a residentially
zoned lot as follows:
a. Zero (0) feet for portions of structures
thirteen (13) feet in height or lower; and
b Ten (10) feet for portions of structures
above thirteen (13) feet in height to a maximum of sixty-
five (65) feet; and
23-299
(Seattle 6-00)
LAND USE CODE
Exhibit 23 47 012 A
Height LimIts on Sloped Sites
ADt7et:' l1E.l6t~T =
fe J<:t.el-li ~ -Sl..ope
DIVIDE-V e.Y (0
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pe:~t~.D
HE:1GrHT"
UMll
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l'e:~ ITTED
~~\~H l
L\MIT
~A;:oC \ ",",U M
-5jlZ.UC.il.UC.E.
E. ~ VeLPpe.
Exhibit 23.47 012 B
Pitched Roof Height Exception
-it
t-
30' OfC,.:tO'
I
30'OR40
I
(Seattle 6-00)
23-298
\.
I~~ Of THE '~~I
~ ~
FAX TRANSMISSION
CITY OF YELM
PO BOX 479 - 105 YELM AVE W
YELM WA 98597
360-458-3244
FAX. 360-458-4348
".
To: ::fmh (1 ~lOv1A-p>cY\
Fax#: 4~B - 8::;0 J
From: Ctdf7 (~ Gll JJJt\
Date: / II 2-01 OCJ
Pages:.3 , mcluding this cover sheet.
Subject:
COMMENTS
**
If you do not receIve all copies or any copy is not legible, please call (360) 458-3244 as
soon as possible
dslc' \office\forms\fax. 3
~. 11/17/2000 15 50 3504932475
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PAGE 02
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PAGE 01
p
3504932475
seA ENGINEERING
P 0 aax 3485
Lacey, washington 98509-3485
677 woOdland Squal'@ Loop Sf'
(360) 493-6002
(888) 493-600:2 TOLL l=R.~~
(360) 493-2476 FAX
FAX
i::';
'.',
seA PR.OJECT NUMBER,:
00006-1
FAX TO:Tim Peterson
City of Yelm
FAX NO: 458-8417
FAX FR.O"": Marcy Gustafson / Perry Shea
DATE:
November 17, 2000
NUMBER, OF "AGES:
2
RE:
RCllsed Island at Intersection of Prairie pk. Or and SR 507
o A HARD COpy WILL a~
MAILED.
AGENCY PR03ECT NUMBER,
[gI A IWID COPY WILL NOT ae
MAlLED
PROJtCT NJI,MI;I
prairie Park
RI!MARKS:
Tim, Here is our recommendation for the right-in/rlght-out treatt(1ent at the Intersection of
Prairie Park Drive and SR 507. If you have any questions, please ifee' free to call either me or
Perry at 493-6002. Also, Perry wanted me to let you know that Kf>fF is providing certification
of the 'Prairie Park stOrm drainage facilities. Thanks, Tim.
Marcy GustafsOl1
TIt,ANSMllTED 8Y MG b
w perry S~e. ryil-l
This facalmlle may cQntaln (ohl'identlal. pnvlleged lnfur'rmltion Intended only for the Individual or ~i1tlty to whom It 18 addressed. Do not
read, copy or dls5M1inllte tnl5 information unl85S you are the addres6ee (or the person responslb!\i for delivering It). If you have received
this communication In error, please return the ol1glnal oommunlcatlon to SCA consul~11i9 Group vi~ the postal sef'\Jlce. Mal/mg co$~$ WIIIl;le
relmbur5ed. Th~nk you.
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677 Woodland Square Lp SE
Lacey, WA 98503
POBox 3485
Lacey, WA 98509-3485
(360) 493-6002
(888) 493-6002 Toll Free
(360) 493-2476 Fax
CIty of Yelm
POBox 479
Yelm, W A 98597
InvoICe #
Invoice Date
17342
10/20/00
Attention. Cathie Carlson
e-mail sca@scaengrcom
www scaengr com
Project:
Billing Group
00006
001
Yelm Development Review - 2000
Prairie Park Development Review
Professional Services for the Period. 9/18/00 to 10/13/00
This monthly invoice includes charges for attending fiela meeting to review traffic circle test on Van Trump Road.
Professional Services
Pnnclpal
Rate
$13500
Hours
200
Charge
$270 00
Professional Services Totals
Total.
$270.00
Finance Charges.
Retamer Applied
$000
$000
* ** Total Project InvoIce Amount:
$270 00
oved for Payment:
~ Dele: 1012 Z;/ou
Project: ' .;t cr: f'
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DESIGN/BUILD. CIVIL AND TRANSPORTATION ENGINEERING. PLANNING. SURVEYING
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
October 12, 2000
Fern Wright
PO Box 215
Yelm, WA 98597
Dear Ms. Wright:
Since our meeting in early August at the Prairie Hotel, the City has been working with Prairie Park
Development Company to determine the appropriate traffic calming techniques to be used in your
neighborhood The initial choice was to place small traffic circles at the intersections of Van Trump
and Second Street, Van Trump and Third Street and at Jefferson and Third Street. On October 3,
2000 traffic cones were placed at the intersection of Van Trump and Second Street to simulate the
traffic circle The Fire Department and the School District preformed a variety of movements
through the traffic circle with a fire truck and school bus. Neither vehicle could maneuver all
turning movements successfully Therefore the traffic circles are not feasible at these
intersections
After consultation with the parties involved it was decided to use stop signs to calm traffic and to
help reduce vehicle speed in the neighborhood Currently there are stop signs on Second and
Third Streets with Van Trump and Jefferson Streets as the thorough fares The stop signs will be
reversed at these intersections so that Second and Third Streets become the thorough fare
Traffic revisions signs will be placed well before the intersections in addition to traffic bumps to
alert drivers of the change The City will continue to monitor the improvements to ensure they are
calming traffic to an acceptable level
If you have any questions or concerns, please contact me at 458-8408
Sincerely,
CLf-tILt /u j~ c 0/1 f~ ')
Catherine Carlson
Community Development Director
cc Don Miller, Council Member
Shelly Badger, City Administrator
Perry Shea, SCA Engineering
Margaret Clapp Prairie Park Development Company
Mark Steepy, kpff Engineers
Tim Peterson, Public Works Supervisor
Bill Steele, District :ff2. Fire Chief
Jerry Jenkins, Yelm School District Transportation
City ofYelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
October 12, 2000
Allen Gray
PO Box 2490
Yelm WA 98597
Dear Mr Gray.
Since our meeting in early August at the Prairie Hotel, the City has been working with Prairie Park
Development Company to determine the appropriate traffic calming techniques to be used in your
neighborhood The initial choice was to place small traffic circles at the intersections of Van Trump
and Second Street, Van Trump and Third Street and at Jefferson and Third Street. On October 3,
2000 traffic cones were placed at the intersection of Van Trump and Second Street to simulate the
traffic circle The Fire Department and the School District preformed a variety of movements
through the traffic circle with a fire truck and school bus Neither vehicle could maneuver all
turning movements successfully Therefore the traffic circles are not feasible at these
intersections
After consultation with the parties involved it was decided to use stop signs to calm traffic and to
help reduce vehicle speed in the neighborhood Currently there are stop signs on Second and
Third Streets with Van Trump and Jefferson Streets as the thorough fares The stop signs will be
reversed at these intersections so that Second and Third Streets become the thorough fare
Traffic revisions signs will be placed well before the intersections in addition to traffic bumps to
alert drivers of the change The City will continue to monitor the improvements to ensure they are
calming traffic to an acceptable level
If you have any questions or concerns, please contact me at 458-8408
Sincerely,
/J J /1 !
Lit f Llt "-L/iL~./ l_u l ~y~
Catherine Carlson
Community Development Director
cc' Don Miller, Council Member
Shelly Badger, City Administrator
Perry Shea, SCA Engineering
Margaret Clapp, Prairie Park Development Company
Mark Steepy, kpff Engineers
Tim Peterson, Public Works Supervisor
Bill Steele, District tfZ. Fire Chief
Jerry Jenkins, Yelm School District Transportation
City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
October 12, 2000
Ruth Wilson
PO Box 494
Yelm, WA 98597
Dear Ms Wilson
Since our meeting in early August at the Prairie Hotel, the City has been working with Prairie Park
Development Company to determine the appropriate traffic calming techniques to be used in your
neighborhood The initial choice was to place small traffic circles at the intersections of Van Trump
and Second Street, Van Trump and Third Street and at Jefferson and Third Street. On October 3,
2000 traffic cones were placed at the intersection of Van Trump and Second Street to simulate the
traffic circle The Fire Department and the School District preformed a variety of movements
through the traffic circle with a fire truck and school bus Neither vehicle could maneuver all
turning movements successfully Therefore the traffic circles are not feasible at these
intersections
After consultation with the parties involved it was decided to use stop signs to calm traffic and to
help reduce vehicle speed in the neighborhood Currently there are stop signs on Second and
Third Streets with Van Trump and Jefferson Streets as the thorough fares The stop signs will be
reversed at these intersections so that Second and Third Streets become the thorough fare
Traffic revisions signs will be placed well before the intersections in addition to traffic bumps to
alert drivers of the change The City will continue to monitor the improvements to ensure they are
calming traffic to an acceptable level
If you have any questions or concerns, please contact me at 458-8408
Sincerely,
Ctc+u/u'~(~_~H lJl"
I
Catherine Carlson
Community Development Director
cc' Don Miller, Council Member
Shelly Badger, City Administrator
Perry Shea, SCA Engineering
Margaret Clapp, Prairie Park Development Company
Mark Steepy, kpff Engineers
Tim Peterson, Public Works Supervisor
Bill Steele, District tf2. Fire Chief
Jerry Jenkins, Yelm School District Transportation
City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
October 12, 2000
Calvin Gitochlag
PO Box 993
Yelm, WA 98597
Dear Mr Gitochlag
Since our meeting in early August at the Prairie Hotel, the City has been working with Prairie Park
Development Company to determine the appropriate traffic calming techniques to be used in your
neighborhood The initial choice was to place small traffic circles at the intersections of Van Trump
and Second Street, Van Trump and Third Street and at Jefferson and Third Street. On October 3,
2000 traffic cones were placed at the intersection of Van Trump and Second Street to simulate the
traffic circle The Fire Department and the School District preformed a variety of movements
through the traffic circle with a fire truck and school bus. Neither vehicle could maneuver all
turning movements successfully Therefore the traffic circles are not feasible at these
intersections
After consultation with the parties involved it was decided to use stop signs to calm traffic and to
help reduce vehicle speed in the neighborhood Currently there are stop signs on Second and
Third Streets with Van Trump and Jefferson Streets as the thorough fares The stop signs will be
reversed at these intersections so that Second and Third Streets become the thorough fare
Traffic revisions signs will be placed well before the intersections in addition to traffic bumps to
alert drivers of the change The City will continue to monitor the improvements to ensure they are
calming traffic to an acceptable level
If you have any questions or concerns, please contact me at 458-8408
Sincerely,
7 /'
c1t l ~ llli0L-- LL/ l / JV,
Catherine Carlson
Community Development Director
cc' Don Miller, Council Member
Shelly Badger, City Administrator
Perry Shea, SCA Engineering
Margaret Clapp, Prairie Park Development Company
Mark Steepy, kpff Engineers
Tim Peterson, Public Works Supervisor
Bill Steele, District #2. Fire Chief
Jerry Jenkins, Yelm School District Transportation
Enclosed Letter was sent to the followmg"
Fern Wnght
PO Box 215
Yelm, W A 98597
Ms. Wnght
Allen Gray
PO Box 2490
Yelm, W A 98597
Mr Gray
Ruth Wilson
PO Box 494
Yelm, W A 98597
Ms. Wilson
Calvm Gltochlag
PO Box 993
Yelm, W A 98597
Mr Gltochlag
City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm. Washington 98597
(360) 458-3244
October 4, 2000
Mr Mark Steepy, PE
kpff Consulting Engineers
1201 Third Avenue, Suite 900
Seattle, WA 98101
Re: PDD-OO-8246- YL - Prairie Park Village - Amendment to Final Decision
Dear Mr Steepy'
The Site Plan Review Committee (SPRC) has reviewed the proposed amendment to the approved
site plan for Prairie Park. The SPRC finds that the proposed amendments to relocate the 4th
Avenue access and relocation of the existing house are minor and consistent with the approved
project provided the following conditions are meet.
1 The applicant shall construct full frontage improvements along the property frontage on 4th
Avenue This includes the new property incorporated into the site plan (the Drogseth
property) Frontage improvements shall be consistent with Local Access Commercial
standards The applicant shall submit civil plans to the Public Works Department for
review and approval
2. The access will remain an entrance only at this time As agreed the City is willing to re-
evaluate this access in the future as street improvement projects are constructed that
adequately address traffic flow and safety in the area
3 Please provide the Planning Department with a revised landscaping plan for the amended
area for review and approval
4 The house shall be reconnected to the 10" watermain on 4th Street. The existing ERU
(equivalent residential unit) based on 240 gallons of use per day shall be transferable with
the relocation of the house Water consumption shall be monitored for six months to
determine if any additional ERU's need to be purchased by the applicant.
5 The house shall be reconnected to the City sewer system There are two existing STEP
tanks servicing the existing site One of the tanks and equipment shall be removed and
returned to the City The site shall be connected to the remaining on-site system There
will be an inspection fee of $14500 for the removal of one tank and for the connection to
r
the remaining tank. Sewer use shall be monitored for six months to determine if any
additional ERU's need to be purchased by the applicant.
6 The applicant shall secure all necessary building permits for the house relocation Please
contact Gary Carlson, Building Official at 360 458-8407
If I can be of further assistance or if you have any questions please contact me at (360) 458-8408
Sincerely,
rltJi&A00 CoJ;ft-->
Catherine Carlson
Community Development Director
Enclosure
cc. Margaret Clapp
Brenda Toole, Olympic Associates
Shelly Badger
Tim Peterson
Stephanie Conners
Gary Carlson
File
Page 2 of 2
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Consulting Engineers
September 15, 2000
Ms Cathy Carlson
City of Yelm
105 Yelm Avenue W
Yelm, WA 98597
Subject: Prairie Park Village
Traffic Calming Proposal
Dear Cathy'
As we discussed over the telephone, the Prairie Park Development will proceed with the design
of the traffic circle at the following three intersections
3rd Avenue at Van Trump Street
3rd Avenue at Jefferson Street
2nd Avenue at Van Trump Street
Attached please find a sketch of the proposed traffic circle at each intersection The traffic
circles would be 9 0 feet in diameter with a 15 feet outer radii at each return This design slows
passenger vehicles, as much as possible, while still being able to allow for a single unit (SU)
truck to maneuver as well
Each traffic circle will be bermed approximately 6 inches at the center and be planted with
vegetation Each return of the intersection will also be planted to prevent vehicles from cutting
the corner and driving on the neighbor's lawn No curbs will be used to channelize the traffic,
only vegetation and potentially small boulders, if acceptable to the City and the neighbors The
vegetation will consist of drought-tolerant species as recommended by our landscape architect.
We recommend that the School District and Fire Department review this design as they may
have some comments on the circle The fire truck in our simulation program had no difficulties
with this circle However, due to the large variety of fire trucks, it might be a good idea to check
with the Yelm Fire Department to see if the kind of trucks they use will present a problem to this
proposal The School District might have some concerns as well if a bus route runs through
this area
120 I Third Avenue, SUite 900 Seattle, W~ 98101 (206) 622 5822 Fax (206) 622 8130
Seattle Portland San Francisco Los Angeles Irvine San Diego Phoenix
Ms Cathy Carlson
September 15, 2000
Page 2
Cathy, we would like to get your preliminary approval on this prior to starting the detailed
design Please review and comment as quickly as you can, as we would like to proceed with
our design as soon as possible Please call me if you have any questions or need additional
information
~~
Mark R. Steepy, PE
Associate
MRS mrs cjs
Attachment
cc: Brenda Toole - Olympic Associates (w/o attachments)
Margaret Clapp - Prairie Park Development (w/o attachments)
Dallas Lewis - Turner Construction, Special Projects (w/o attachments)
100192 11
19'
TRAFFIC
CIRCLE
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TRAFFIC CIRCLE
PRAIRIE PARK VILLAGE
YELM, WASHINGTON
TRAFFIC CONTROL CONCEPTUAL
Consultmg Engineers
1201 Third Avenue. Suite 900
Sealtle. Washington 98101
(206) 622 5822 Fax (206) 622-8130
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EXHIBIT NO SK-3D
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YELM
WASHINGTON
FAX TRANSMISSION
CITY OF YELM
PO BOX 479 - 105 YELM AVE W
YELM WA 98597
360-458-3244
FAX. 360-458-4348
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To: V tt1i en r Lf Ctfld - '/ S D Date: cr - 1'1- 0 0
Fax #: 13, 11 S~u.Jc:.... r D4S-L Pages: +, includmg tlus cover sheet.
From: Mlf- ~r/~ -- 46g .840B
Subject: Propt> '5e~ t14jJe. (!tfJe..5
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September 5, 2000
Ms Cathy Carlson
City of Yelm
105 Yelm Avenue W
Yelm, WA 98597
Subject: Prairie Park Village
4th Avenue Access @ Van Trump
Dear Cathy.
Prairie Park Development has purchased Tax Parcels 22719340100 and 64303700206, and
intends to move the house from those parcels so that access to the new development can align
with Van Trump We have attached a sketch of the proposed ingress only access for your
review and approval Prairie Park Development will be working with their surveyor to prepare
the boundary line adjustment to accommodate the new lot.
The house will continue to be a residential use If, in the future the historical society decides to
use the building, Prairie Park Development will submit a revision to the City for this request.
Water service will be provided from the 8-inch water main located in 4th Avenue New spread
footings will be constructed for the house prior to its final placement shown on the sketch We
will also submit formal design drawings for the 4th Avenue frontage improvements for permit
approval
Please review this sketch and let me know if this meets with your approval Feel free to call me
if you have any questions or need additional information
~/4-c-
Mark R. Steepy, PE
Associate
MRS mrs cjs
Attachment~
cc Brenda Toole, Olympic Associates
Margaret Clapp, Prairie Park Development
1001924
1201 Third Avenue SUite 900 Seattle WA 98101 (206) 622 5822 Fax (206) 622 8130
Seattle Portland San Francisco Los Angeles Irvine San Diego Phoenix
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To:
From:
Date:
Subject:
SPRC
CathIe Carlson
September 14, 2000
Amendment to Prame Park aecess on 4th & VanTrump
Attached IS the revIsed access plan for Prame Park and a plan for the relocatIOn of the Drogseth
House. I have scheduled It for dIscussIOn on Wednesday September 27,2000 Wntten comments
aren't necessary at thIS tIme, we may be able to decIded If any addItIonal or revIsed condItIons are
appropnate at the meetmg. If you need addItIonal mformatIOn please let me know
d
t:1I'!I:lI Consulting Engineers
September 5, 2000
Ms Cathy Carlson
City of Yelm
105 Yelm Avenue W
Yelm, WA 98597
Subject: Prairie Park Village
4th Avenue Access @ Van Trump
Dear Cathy.
Prairie Park Development has purchased Tax Parcels 22719340100 and 64303700206, and
intends to move the house from those parcels so that access to the new development can align
with Van Trump We have attached a sketch of the proposed ingress only access for your
review and approval Prairie Park Development will be working with their surveyor to prepare
the boundary line adjustment to accommodate the new lot.
The house will continue to be a residential use If, in the future the historical society decides to
use the building, Prairie Park Development will submit a revision to the City for this request.
Water service will be provided from the 8-inch water main located in 4th Avenue New spread
footings will be constructed for the house prior to its final placement shown on the sketch We
will also submit formal design drawings for the 4th Avenue frontage improvements for permit
approval
Please review this sketch and let me know if this meets with your approval Feel free to call me
if you have any questions or need additional information
:?u/~
Mark R. Steepy, PE
Associate
MRS mrs.cjs
Attachment
cc: Brenda Toole, Olympic Associates
Margaret Clapp, Prairie Park Development
100192.4
1207 Third Avenue Suite 900 Seattle, WA 98/07 (206) 622 5822 Fax (206) 622 8130
Seattle Portland San Francisco Los Angeles Irvine San Oiego Phoenix
0:,_
GRAPHIC SCALE
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NOTES:
- TAP INTO 8" WATER IN 4TH AVE FOR HOUSE DOMESTIC USE.
- CONVENTIONAL SPREAD FOOTING WILL BE PROVIDED FOR HOUSE.
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Issue
1201 Third Avenue. Suite 900
Seattle, Washington 98101
(206) 622-5822 Fax (206) 62:4-8130
Title
Date 9/5/00
Drawn RES
Scale 1-=40'
ONE WAY
ENTRANCE
Consulting E:nginee,
Job No. 100134.40
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677 Woodland Square Lp SE
Lacey, WA 98503
POBox 3485
Lacey, WA 98509-3485
(360) 493-6002
(888) 493-6002 Toll Free
(360) 493-2476 Fax
City of Yelm
POBox 479
Yelm, W A 98597
InvOice # 17157
Invoice Date 8/25/00
Attention. Cathie Carlson
e-mail sca@scaengrcom
www.scaengrcom
Project:
Billing Group
00006
001
Yelm Development Review - 2000
Professional Services for the Period 7/17/00 to 8/18/00
This monthly invoice includes charges for attending traffic calming meeting for Prairie Park Development.
i
Professional Services
Principal
Rate
$12500
Hours
200
Charge
$250 00
Professional Services Totals
Total.
$250.00
Reimbursables
Mileage
4000
4000
$0.35
Markup
000%
Charge
Expense
Bill Units
Cost Rate
Mileage
$0.35
000%
$1400
$14 00
Reimbursables Totals
· Total.
$2.8.00
Finance Charges.
Retamer ApplIed
$000
$000
* ** Total Project InvoIce Amount:
$278.00
~,
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% BARS f/!
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DESIGN/BUILD. CIVIL AND TRANSPORTATION ENGINEERING. PLANNING. SURVEYING
City of Yelm
August 9, 2000
105 Yelm Avenue West
PO Box 479
Yelm. Washington 98597
(360) 458-3244
Ken Garmann
POBox 1242
Yelm, W A 98597
RE Letter receIved August 7, 2000 regardmg Jefferson Street NE!Van Trump NE traffic
Dear Ken.
I would like to thank you for your comments and concerns regardmg the mcreased traffic to Jefferson
and Van Trump streets due to the development of the Prame Park Development SIte and other
commercIal actIvIty m the Yelm Ave. E VICImty
As you recall, the reqUIrement for traffic calmmg technIques on Jefferson and Van Trump streets IS to
help alleViate the mcreased traffic until such tIme as the West Road to Stevens connector (Y-4) IS funded
and constructed. The Y -4 project has always been a pnonty for the City and IS shown as such m our
recently adopted 6- Year TransportatiOn Improvement Program.
The potential for a successful grant rankmg for the Y-4 project only Improves WIth the Prame Park
Development project and cmema openmg expected late 2000, espeCIally m lIght of the fact that 1/2
street Improvements will be constructed on West Road from 103rd Ave. to the cmema parkmg lot access
pomt. Without local fundmg available to construct thIS connector, we must rely on a grant for the project
to become a realIty We will contmue to apply for grants as they become avarlable
Thank you so much for your mterest m the Yelm commumty
Smcerely'
'f(~ W4
Kathy Wolf
Mayor, CIty ofYelm
cc Councilmember Adam RIvas
CouncIlmember Velma Curry
Councrlmember Don Miller
Councilmember Glenn Cunnmgham
Councilmember John Thompson
Shelly Badger, CIty AdmmIstrator
CathIe Carlson, Commumty Development DIrector
TIm Peterson, PublIc Works SupervIsor
Agnes Benmck, CIty Clerk-Treasurer
Margaret Clapp, Yelm Prame Development
Joe WIllIams, Yelm Prame Development
..,.
August 4, 2000
The Honorable Mayor Kathy Wolf
CIty ofYelm
P.O Box 597
Yelm, W A 98597
RE Jefferson Street NEN an Trump Avenue NE Traffic
Dear Mayor Wolf,
I was unable to attend the recent "Traffic Calming" "Open House" hosted by Pralne
Development. I do however; have concerns/comments to share with you and others
regarding these issues.
I moved to Yelm in 1992 to live in a rural community away from the urban rat races to
the west and north ofYelm (1 have since [sic] become a part of that problem). Havmg
played a "role" in some of the growth that has occurred on East Yelm Avenue, I
supported and promoted Yelm's becoming an urban center for South County I continue
to endorse this role for our community
I commend the Prairie Development group for therr investment in the community and the
opportunity for the residents of our city to enjoy local entertainment opportunities.
My concerns center on the notIon that Jefferson Street NE and Van Trump Avenue NE
should become pass through access streets handlmg traffic for the proposed activitIes
planned at Prairie Development and other development in the East Y elm Avenue
business district. Any diversion of traffic and traffic calming on these two streets will
only serve to forestall the inevitable issues Yelm faces m solving traffic growth to
support the East Y elm Avenue business community
Approximately four years ago, traffic counts were taken on West Road and varIOUS
locations on Van Trump Avenue NE. The counts indicated approximately 600 trips on
West Road and m excess of 400 trips on Van Trump Avenue NE. The majority of these
tnps were between 6'00AM and lO'OOPM. If memory serves me correctly that equates to
a tnp every forty seconds on Van Trump Avenue NE. Since that time, traffic has
contmued to increase until there is a steady stream of vehicular trips on Van Trump
Avenue NE seven days a week. With the openmg of the cinemas and other proposed
businesses on the Prairie Development sIte and other development on East Y elm Avenue,
it IS mevitable that traffic will continue to escalate.
C:\My Documents\OO-traffic calming. doc
1
The followmg Issues need to be addressed and mItigated in conjunctIon with this growth.
e The curve on West Road at 4th Street IS a serious safety issue for any motorIst,
bIcyclIst or pedestrian who happens to be traveling through this constramed area
e 4th Street at "Gordon's Nursery" is unsafe at any speed/any tune durIng their
hours of operatIOn.
e The 4th Street rIght of way does not meet the CIty'S development standards.
· Ingress/egress from reSIdences and bUSIness in the area will present safety
impacts, which should be mitIgated.
e The use of the Jefferson Street NENan Trump Avenue NE streets as a cut
through by dehvery vehicles to the industrial area continues to deteriate these sub-
standard roads.
· Bicycle, pedestrian and safe student access will be an Issue on all these streets.
· 4th Street, Jefferson Street NE and Van Trump Avenue NE are oil mat roads that
are not Intended even for the traffic currently travelIng these neighborhoods. To
think: these roads will structurally withstand the Increased traffic demands is short
sighted and will put a maintenance burden on city staff and a fInancial burden on
the taxpayers of our commumty
· Traffic capacity, street geometries and safety are a concern.
tl Street hghtIng will have to be unproved.
f) AIr quality, nOISe, roadside garbage and neighborhood securIty will have to be
mitIgated.
· Although "roundabouts" and "traffic CIrcles" are the current "buzz" in the
transportatIon Industry one needs to look at some existing facilIties (Tacoma) that
were installed over the past twenty years. These deVIces require a capital
expendIture to construct as well as a budget for maIntenance if they are to remain
functional and visually pleaSIng. They also require substantial right of ways to
functIon properly, which will be a burden on local property owners.
In the SpirIt ofthe CIty'S growth management transportatIon plan, the rIght thmg to do In
this case IS eIther one or both ofthe followmg'
· Complete the east-west leg of the West Road to Stevens connector (Y-4) by
immedIately constructing the core road nnprovements and storm dramage to
allow all the traffic from the northwest and northeast areas direct access to the
commercial dIstnct. I belIeve traffic counts (four years ago), mdicate
approximately 5000 daily tnps to the First Street SIgnal. Perhaps 2,500 ofthese
trips are bound for the East Yelm A venue business dIstriCt. With the openmg of
additional new facilities these numbers will escalate unless the Y -4 lInk IS
completed.
· Secure necessary right of way and construct the approprIate street nnprovements
to 4th Street, Jefferson Street NE and Van Trump Avenue NE to ensure the traffic
Issues outlined above are resolved.
C:\My Docurnents\OO.traffic calming. doc
2
In regards to any "traffic calmmg" within the Jefferson Street NE and Van Trump
Avenue NE neIghborhoods they should be of an extremely short-term low budget mterim
nature (4 way stops WIth adequate stripping) while the other improvements are being
completed.
In closing, I would request the city seIZe this opportunity to resolve a traffic issue at the
outset rather than addmg it to the eXIsting transportation problem. The Y -4 histOrIcally
has been a mini east-west connector in the city's annual six~year transportation
Improvement program to allevIate some of the traffic congestion on Yelm Avenue and
the NE area of our commumty Now IS as good a time as any to bring it to fruitIOn. Let
the Jefferson Street NEN an Trump Avenue NE neighborhoods mature at therr own pace
while placing the traffic where It belongs, on Y -4 and East Yelm Avenue.
I look forward to your reply
Very Truly Yours,
!L~~
Ken Garmann
308 Van Trump Avenue NE
P.O Box 1242
Yelm, W A 98597
CC: Council Member Adam Revis
Council Member Velma Curry
Council Member Don Miller
Council Member Glenn Cunnmgham
Council Member John Thompson
Shelly Badger, CAO
CathIe Carlson, Development Services Drrector
Tim Peterson, PublIc Works Superintendent
Agnes Benmck, City Clerk
Margaret Clapp, Prarrie Development
Joe WillIams, Prarrie Development
C:\My Documents\OO-traffic calming.doc
3
City ofYelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
June 6, 2000
Beth Dwyer
Project Manager
GGLO, LLC
1191 Second Avenue, suite 1650
Seattle, WA 98101-3426
Re Prairie Park Setbacks
Dear Beth
I h\ave reviewed the approved site plan for the Prairie Park Development. The approval did not
inClude the segregation of property into individual commercial pads, therefore the property is still
legally one parcel The only property lines which would be considered for building setbacks, as
required by Title 17, Zoning, are the property lines around the perimeter of the entire site
For clarification, as building permits are applied for in the future, your interpretation of internal and
external setbacks is correct. All buildings and/or building pads adjacent to other tax parcels would
meet the required Commercial District, C-1, setbacks All buildings and/or building pads that are
adjacent to each other on the Prairie Park site would have setbacks ranging from zero (0) at
internal street facades or adjacent buildings to potentially the required setbacks elsewhere
If you have any questions or concerns please contact me at (360) 458-8408
Sincerely,
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Catherine Carlson
Community Development Director
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Brenda Toole
Gary Carlson
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Thi,s letter will serve as our agreement. regarding' the 'retaining wall and berm between your bac~property
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Bas~d on our conversation yesterday what fo1l9\Vs is ~ha~ I heard you say that we would agre~ to
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You would like to put up the kind ofbamer you waht{a small retainmg w~ll with wrought iron on
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The retaining wall will b,e built on thepropertyJine (we will have th.e slJJYeyofs,flag it for you).
You will build the wall to our specifications and <!llow our superintendent to spot-check it for you.
Tbi,s willmsure ~ere ,wop ';t pe jlJlY probjenJs when "Ye benn L,lp ~~d the walt
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Y au will you supply th~ labor for the footings and wall.
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We will contribute $4,000 (foUr thousand dollars) tow~r~ the eqst of materials to build the waJI.
ThJ~ represents the approximate cost to install ~.woocJ cedar f~nc,:e along the property line. Any ,
cost above that wOlll4 be your responsibility .
In general; we will be responsible for anything 011 our side of the property line (the beml and
associated drainage material) and you wil! be responsible for any thing 01) your,side of the
property line (the labor, footings, re~ainin~,:waJl an4 wr':>ugh~ irQ~). . '"
You plan to start the retaining wall right away ~d be through in l\Pprp~ma~ely two w~eks~
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PLEASE NOTE THAT THE CITY OF YELM WILL NEED TO SEE THIS AGREEMENT AND
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701 Prairie Park Lane NE PO Bpx 5210 Yelm, Washington 98597
Phoqe 360,458;7501 Fctx 360.458.8501
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It is fiu1her agreed that Tom will build an eight-foot step down r~turn on the y.rest end of his property It
will start at the comer oflu~ property and h,e.ad south l!loflg Drogseth's fence line onPrairi~ parl\ property
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Yelm Prairie Development will reimburse T()q1 for the cost of materials to build the eight-foot st~pdoWn
return. The ,reimbursement for t~ese materials will be. ~n a~dition to tj1e $4,000 (four thousan~ dolll!Is) ,
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Phone 360.458.7501 Fax '3()0.458.8501
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Transmittal
From:
Beth Dwyer
206.689.8966
May 12,2000
To:
Date:
Project:
ProJeot No:
Prairie Park
99099.00
Pages:
VIA:
3 including cover sheet
cgj Fax 0 Courier 0 Mail
J:I Hard copy to follow
o Other:
Description:
Plan of Retaining wall and grades @ Parkinson's
Detan of Retaining wall
P 01/03
John Thompson
Velm Prairie Development
Company
700 Prarie Park Lane
PO. Box 5210
Yelm, WA 98597
Home (360) 458-2352
Fax (360) 458.8301
Remarks:
John
Here arEI the revised drawings for the retaining wall. In good conscience, I added a
continuous drain that can be daylit and french drained at the ends. If you have any questions
please give me a call,
Thanks
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If en osures are not as noted, please inform us immediately
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May 22, 2000
Beth Dwyer
GGLO Architects
1191 2nd A venue
Suite 1650
Seattle W A 98101-2966
RECE!VED
Subject:
Prairie Park Village
Lighting Site Plan Changes
MAY 222000
GGLO
Dear Beth:
This letter is written to summarize the changes made to our site lighting plans from last month to
the current drawing.
Our site backgrounds changed. The area of phase one bulid-out was reduced so our current
lighting layout reflects that change. The area of the movie theatre was increased and a trash
enclosure was added. The lighting was adjusted for these site plan changes.
Along the main road through the site, after further discussions with the owner, we decided to
extend the pedestrian lamppost fixtures along the entire roadway In doing that, we also
eliminated the two tall poles at the edges of the park.
If you have any questions about these changes, please feel free to call.
SL
Denise Fong
Principal
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Architectural Lighting Consultants
720 Olive Way Suite l1UO
Seattle, WA 98101-1853
Fax: 206-667-0512
Phone: 206-667-0511
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1191 Second Avenue, Suite 1650
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Facsimile (206) 467-0627
gglo@ggio.com
www.gglo.com
May 18, 2000
Ms Catherine Carlson
City Planner
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, WA
Dear Cathy'
On January 31st, 2000, GGLO submitted a binding site plan to the City of Yelm for
Prairie Park Village In this site plan, we proposed certain property lines around the
potential building pads After reviewing the locations of the property lines in relation to
the revised roads and adjacent building pads on our properties we have determined that
the city required setbacks might be somewhat restrictive We have been refining the
design the past few months and feel that a variety of setback may be more appropriate
for a development this size I would like to get a minor adjustment on the approved
master plan development.
The setbacks I propose should be classified as internal and external All buildings and
or building pads adjacent to other properties would meet the required C1-40 setbacks
All building and/or building pads that were adjacent to each other on the Prairie Park
site would have setback ranging from zero (0) at internal street facades or adjacent
buildings to potentially the required setbacks elsewhere. This would help to create a
stronger urbanistic atmosphere that Yelm Prairie Development is striving for, eliminating
the large front yard that is found in many suburban developments
Please take this under strong consideration I would be happy to discuss this further at
your convieniece
~A1AUY/
Beth DWY';; Vat
Project Manager
GGLO, LLC
CC'
Brenda Toole
Margaret Clapp
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gglo@gglo.com
www.gglo.com
May 18,2000
Ms Catherine Carlson
City Planner
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, WA
Dear Cathy'
Thank you for taking the time to discuss the Prairie Park Development on Tuesday, May
16th I apologize for the oversight of not being more clear with the city of Yelm on any
changes that have occurred on the site development from the submitted building pad to
the revised building pad The following is a synopsis of the changes you and I
discussed
The biggest change occurred when the decision was made to revise the cinema from a
6 screen, 1039 seat theatre to an 8 screen, 990 seat theatre This revision caused some
of the changes you see on the resubmitted building pad set.
The proposed parking number for the original plan was 268 parking stalls for a seat
count of 1039 The breakdown was
. 74 compact stalls
. 80 medium stalls
. 110 large stalls
. 4 ADA stalls
The actual city requirement for parking was 174 parking stalls to be provided
The revised parking count for the 990-seat theatre will be 267 parking stalls The
following is a breakdown of the stalls types
. 78 compacts
. 76 medium stalls
. 113 large stalls
. 4 ADA stalls
The actual city requirement is 165 parking stalls for the 990 seats As you see, we far
exceed what is required by code
The theatre expansion was also of some concern, due to the noted increase of seating
shown on the revised plan The actual theatre expansion has not yet been designed
So as not to complicate the existing approval process, we will revise the potential
expansion to be a maximum of 1250 seats as shown originally in the development
plans This revision should eliminate any requirement for additional traffic studies since
the original traffic study is based on the 1250 seat count.
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Page 2
Shown on the revised drawing set is a temporary gravel parking area to the west of the
cinema. This is revised from an asphalt/curb/ grass area originally shown As you and I
discussed, the city will not allow a gravel parking area, albeit temporary On the 5 18 00
resubmitted horizontal control plan I have shown head-in compact parking with curb and
grass area in what may potentially become the theatre expansion in a few years As we
also discussed, we will not be required to provide irrigation to the grass in this area
since it, to the best of my knowledge, is temporary
The trash enclosure/utility location has also been relocated The initial building pad
submittal shows the trash enclosure just due west of the theatre adjacent to the
sidewalk. The theatre revision caused GGLO to move the trash enclosure to the center
area of the parking lot. We have also moved the gas meter, electrical transformer and
street lighting electrical panels to this area Please see the 5 18 00 horizontal control
plan, which shows the detail of the trash enclosure Per our discussion, you also
mentioned that if we move the trash enclosure to that area then we would need to
incorporate additional space for landscaping I have deleted a parking stall to the south
of the enclosure and will add up to 200 SF of landscaping in that area. This will be
shown on the revised landscape plans
I have also added two landscape areas each 8'6 x 6'-0" with wheel stops at the area
west of the cinema in the "medium" compact aisle The revised landscape plan will also
show that revision
I hope this clears up any confusion you or Tim Peterson may have on the revised
submittal set. If you have any additional questions or items that have not been
addressed in this letter please call me immediately at 206 689 8966 and I can answer
any of your question Thanks for your patience
Sincerely,
&~~
Beth Dwyer
Project Manager
GGLO, LLC
CC
Brenda Toole
Margaret Clapp
~5/15/2000 14'35
.
ENGINEERIHG
3504932476
seA ENGINEERING
P.O. 60)( 3485
Lacey, VVashln~n 98509-3485
677 Woodland Square Loop SE
(300) 493-6002
(8&1) 493-6002 TOll FREE
(360) 493.2476 FAX.
o
FAX To:Tim Peterson, Public Works
City of Yalm
FAX NO: 360-458-8417
FAX FROM: Jim Gibson
RE;
Response Letter for Prairie Park Cinema Plans
ACENCY PROJECT NUMBER:
PROJECT NAME~
Prairie Park
PAGE 01
FAX
SCA PROJECT NUMIilER:
00007.3
pArr;:
May 15, 2000
NUMBER OF PAGES:
3
o A HARD COPY WILL Be
MAILED
t8I A HARD COPY WlLL NOT BE
MAlLED.
REMARKS:
I was just getting ready to mail this response letter to you when you called. I know we discussed most
of this on the phone but here is the letter anyway Please call with any questions
TRANSMITTED BY' jag
cc:
This facalmlle may contain coofidantial. priviloglld Infofmtltlonlntended only for tha individual Of enlily to whom it 1$ Qddrll$$8d, Do not read,
copy or disseminate IhiD information unJ~ YQU Qt'O Ih~ atldrllllSll8 (or the poruon lBaponllible for delivering it). If yOlA hllv(> received 1hls
communication in eJTOr, pltla$$ t'Olllrn the oilglnal communlcailon 10 SeA Engineering via Ihe p~llll $ervl"", Mailing C08~ will be reimbursed.
Thank you.
05/15/2000 14 35
677 Woodland Square l.p SE
Lacey, wA 96503
P,O. Box 3485
Lal;ey, WA 98509-3485
(360) 493-6Q02
(888) 493-6002 Toll free
(360) 493- 2476 Pax
Nnail; sca@Scaengr.rom
3604932476
seA ENGINEERING
PAGE 02
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ENGINEERING
May 1~, 2000
Mr. Tim Peterson
City of Yelm
Public Works
POBox 479
Yefm, Washington 98597
RE; Resubmlttal of PrairIe Park Cinema Pad Plans (Phase 18)
SeA #00007
De.ar Mr Peterson:
This letter is to assist you in reviewing the revised Prairie Park submittal set. SeA has
revised the plans based on John Knowles and Associates review dated May 4, 2000 and a
memorandum from Jon Yanasak dated May 2.2000 The following is an item-by-item
review of the comments and how SCA addressed each of them
John Knowles and Associates Review:
Sheet C3 of 7 - Gradin~ Drainage and Paving Plan
A note has been added to plan sheet C3 to stencil each ca~ch basin with the standard
"Catch Basin Stencil Detail." Also the Mte references the detail located on a separate detail
sheet
Sheet C5 of 7 - Composite Utility Plan
The invert of the cinema sanitary sewer pipe has been revised. The architect's mechanical
engineer has specified a depth of 4".5' below finished floor This equates to an invert
elevation of 342_5 at 5' outside the building. Having completed this revision the remainder
of the sewer system has been revised as necessary
Sheet C6 of 7 - Comp6site Utility Details
A note has been added to the plans, on sheet C5, Step Sewer Construotion Note number 2,
that all electrical materials and ins.tallations must meet Class 1 Div 1 Intrinsically Safe
criteria per Washington State Land I requirements.
John Knowles requ~sted that structural calculations and shop drawings be submitted for the
STEP tank per 7C.040 How@yer the manufacturer denied our request for the calculations
at this time I had Dennis at HD Fowler call Xerxes Corp and the response was they would
be happy to SUPPly the calculations and shOp drawing at the time of ordering the tank. They
do not supply this information before ordering.
CiVlt . TRAJ'lSPORfAIION
fLANNING . SURVEYING
05/15/2000 14 35
3504932476
seA ENGINEERING
PAGE 03
~
Tim Peterson
May 15, 2000
Page 2
Memo from Jon Yanasak, Yelm Sewer Department:
Jon approved the review of the STEP tank at the time of submittal. However the STEP tank
calculation had to be revised by SCA. The number of seats in the cinema has been
changed from 1250 to 4.331 It appears that the same tank size will supply the required
volume necessary with the ~dditional seats
The 6" PVC drain from the trash enclosure has been revised to connect with the sewer line
from the building before entering the tank
A note has been added to the plans requiring toning wire for all sanitary sewer pipe
lnstallations,
The baffle for the tank will be designed by the tank manufacturer at the time of ordering
The City of Yelm will have the opportunity to review this information before it is finaliLed.
This concludes all the comments that were forwarded to SCA-on the cinema pa.d plans If
there are any other comments of concerns about the resubmitted plan please call me at
(360) 493-6002 and I will be happy to address them
Respectfully,
seA Engineering
/i~ [Jd~
Jim Gibson, E,LT
Design Engineer
JG/sw
O:\text\pf\OOOO1\peterson051500.doc
CIVIL ' tRANlfQ~TAI10N . I'LANNING
S 'u R v 6 TIN G
II.
I
I~I
HGHltllllMG
677 Woodland Square Loop SE
POBox 3485
Lacey, Washington 98509-3485
(360) 493-6002
(888) 493-6002 TOLL FREE
(360) 493-2476 FAX
LETTER
OF TRANSMITTAL
DATE: May 12, 2000
SEND TO:
Tim Peterson
City of Yelm
PO Box 479
Yelm, Washington 98597
SCA PROJECT NUMBER:
00007-3
AGENCY PROJECT NUMBER:
PROJECT NAME:
Prairie Park
VIA:
Hand Deliver
j~~ig$))))iIj:j:t)iPAjiIIIIIIIIIIIIIIIIII:j:j:j:jII:j:)j:I: IIII:j=jI=j=jI=j=j:::))))))))))))))jI:j:j:j=j:j:j=j:j=j:j~$POOij~ij))iI:j:j:)j:)))::fj:ff)f))j:j:fj:jI:=:j:fffffffffffffff)))f)fff)j
2 sets 5/12/00 Revised Cinema Pad Plans (Phase 1 B)
1 set 4/14/00 Redline Cinema Pad Plans (Phase 1 B)
THESE ARE TRANSMITTED AS CHECKED BELOW.
o FOR YOUR USE
181 FOR REVIEW & COMMENT
181 FOR YOUR APPROVAL
o AS REQUESTED
o APPROVED AS NOTED
o RETURNED FOR CORRECTIONS
REMARKS:
Enclosed are the revised Cinema Pad plans as per your review dated May 4, 2000 Please review and
approve these plans. If you have any questions please give me a call
TRANSMITTED BY
jeg
cc:
ATTORNEYS
o ~~~n~~ 1\\
n MAY 1 0 2000 tU
L::I
SAMPSON
&WILSON
A PROFESSIONAL
SERVICE CORPORATION
1400 TALBOT ROAD SOUTH . STE. 400
RENTON, WASHINGTON 98055-4282
SUSAN R SAMPSON
DUNCAN C. WILSON
PIERCE COUNTY (253) 863.4363
KING COUNTY (425) 235-4800
FACSIMILE (425) 235-4838
LAURIE J. NORNES
KARA BLYTHE
JANE LAMB
May 9, 2000
City of Yelm
Attn: Shelley Badger
105 Yelm Avenue West
POB 479
Yelm, WA 98507
Re: First Community Bank of WashingtonjYelm prairie Park
Our File No: 00126
Dear Ms. Badger:
I am legal counsel for First Community Bank of Washington and
I am writing this letter on behalf of the Board of Directors of
that organization. We are seeking some assistance from the City in
regards to the recently approved Prairie Park Village site plan
designated as Project No. PDD-00-8246-YL.
In a letter dated April 17, 2000, from Catherine Carlson, City
Planner, condition No. 11 under Transportation required that the
applicant enter into an agreement with First Community Bank
granting a permanent easementjaccess from the Bank's parking lot
onto the Prairie Park site for ingress and egress. To date the
parties involved have not reached a final agreement resolving the
easement issue.
Construction of improvements on Yelm Avenue East (SR 507) at
the intersection with Clark Road Southeast, will necessarily block
"left-injleft-out" access to and from the Yelm Branch of First
Communi ty Ban]-<. on.to Ye~m A~Je:iue East, wl-lict~ lci thE: pr .imaL""Y. castOi1leL~
access.
For that reason, First Community Bank is respectfully
requesting that the City not authorize the installation of any
improvements upon Yelm Avenue East at or near the intersection with
Clark Road Southeast until such time as the applicant has in fact
provided the necessary easement for our business. We are concerned
that a "right-injright-out" only traffic movement will
substantially impair the ability of our customers to reach the Bank
and may result in a substantial impact on our customer relations.
We are also requesting that the City of Yelm require the Easement
Agreement be executed during Phase 1 of the project, as Yelm Branch
Development Company agreed to that at the hearing before the Yelm
Planning Commission.
A T r 0 R N E Y S
SAMPSON
&WILSON
May 9, 2000
Page 2
It is our understanding that at this point in time the
applicant wishes to construct the street improvements and Phase 1
of their project which does not necessarily include an easement
similar to that presented to the city during the public hearings.
A review of the file will show drawings prepared by the Kirkbride
Group, Inc. of Lacey indicating the type of access necessary for
the Bank to minimize any impacts of this development.
I have had the opportunity to speak with your City Attorney,
Sandy Hackle, who suggested that the City not allow the
construction on Yelm Avenue East until such time as our easement
issues have been settled. We thank you in advance for your
cooperation in this regard and we hope that the city is able to
reach a satisfactory resolution with the applicants prior to the
road construction becoming a significant issue.
Please call should you have any questions or concerns
regarding the above.
Sincel:?'~lY ,
(~.~N & WILSON, INC., P.S.
\~
;
Duncan C. Wilson
DCW:dc
cc: First Community Bank
677 Woodland Square Lp SE
Lacey, WA 98503
P.O. Box 3485
Lacey, WA 98509-3485
(360) 493-6002
(888) 493-6002 Toll Free
(360) 493-2476 Fax
e-mail: sca@scaengr.com
May 8, 2000
Tim Peterson
Public Works Supervisor
City of Yelm
105 Yelm Avenue W
POBox 479
Yelm, WA 98597
RE.
Prairie Park - STEP Tank Sizing For Cinema
SCA #00007-3
Dear Mr Peterson
SCA Engineering has sized a commercial STEP tank for the proposed Cinema at Prairie Park.
This tank was sized in accordance with Section 7C of the July 1999, City of Yelm Development
Guidelines
The daily sewer flows for the Cinema were estimated in accord with Table 2 on page 7-25 of the
guidelines that shows 5 gallons per auditorium seat per day for movie theaters This theater will
have 1,331 seats at full build-out. This results in a daily sewer flow of 6,655 gallons per day
The daily sewer flow of 6,655 gpd exceeds 1,500 gpd, therefore, the minimum required STEP
tank volume is equal to 1.5 x daily sewer flow The minimum required STEP tank size is 9,982
gallons.
*Estimated Daily Sewer Flow'
. (1,331. seats) x (5 gallons per day / seat) = 6,655 gpd
*Minimum STEP Tank Volume
. (15) x (6,655 gpd) = 9,982 gallons
The largest allowable size for a concrete tank is 1,500 gallons, so a fiberglass STEP tank will be
used An eight-foot diameter, 11,000 gallon XERXES fiberglass tank, or approved equivalent,
has been speCified This tank will be separated into two cells by a baffle A detail of the tank is
shown on the engineering plans for the Cinema
An Orenco Systems, Inc. (OSI) triplex pump assembly will be used in this tank. The pumps shall
be Orenco model 20 OSI 05 HHF, or approved equivalent. Float elevations will be set by the
pump distributor, under the direction of the City of Yelm
If you have any questions, please give me a call at (360) 493-6002.
Sincerely,
SCA Engineering
~.~ 2~~~~
~ames Gibson
Design Engineer
JEG/jg
(g:\text\corres\projectfilles\00007\peterson050700 .doc)
C I V I L
TRANSPORTATION
PLANNING
SURVEYING
Transportation Planning & Engineering Consulting Services
heffron
t ran S 0 r tat lon, Inc.
April 20, 2000
Cathie Carlson, City Planner
CIty of Yelm
105 Yelm Avenue West
POBox 479
Yelm, W A 98597
Subject:
Prairie Park, Yelm, Washington
Traffic Impact Analysis Comments
Dear Ms. Carlson,
Heffron Transportation, Inc. has received several requests for revisions and/or addItional analysis for the PraIrie
Park project traffic impact analysis. Among these are the following.
I) A letter from City ofYelm traffic review staff (SCA Engineers) to Brenda Toole (Prairie Park
Project Manager) dated March 14,2000
2) A clarification e-mail from CIty of Yelm traffic review staff (SCA Engmeers) to Heffron Trans-
portation, Inc., dated March 17, 2000
3) A second c1arificatton e-mail from City of Yelm traffic review staff (SCA Engineers) to Brenda
Toole (Prairie Park Project Manager) elated March 24, 2000
4) A comment letter from WSDOT to the City of Yelm, dated March 23, 2000, with an attached
memorandum dated March 2 I , 2000
In addition to the above, we have contacted the City ofYelm traffic review staff to confirm the addItional infor-
matIOn and new analysis required (telephone communication with Perry Shea, Friday, March 31,2000). This
letter and the attached memorandum addresses all of the referenced comments and provides the additional in-
formatIOn and analysis requested.
This letter is organized m the order in whIch the comments were receIved. As directed by the City ofYelm traffic
review staff, we have responded to comments in this letter and the attached memorandum rather than revising and
resubmitting the Traffic Impact Analysis report. ThIS was done to simplifY and expedite the review process.
Responses to City of Yelm Comments (consldenng clanficatlOns)
Comment 1 Remove traffic shown exiting onto 4th A venue Due to recent changes at this access, traffic should
be shown entermg only
Response. For Phase I, the traffic impact analysis assumed 3 PM peak hour project trIpS would exit using the 4th
Avenue driveway With the proposed mitigatIon condition that would limIt this driveway to mbound traffic only,
these three trips would be shifted to the Yelm Avenue driveway as right turns. City ofYelm staff clarified that a
revised figure was not needed. Other than reducing the Impact to the resIdential neIghborhood (along roadways
4133 Interlake Avenue North, Seattle, WA 98103 Phone 206-547-7170 Fax 206-547-7744
Prairie Park - Yelm, Washington
Traffic Impact Analysis Comments
April 20, 2000
Page 2 of3
heffron
t ran S 0 r tat Jon, J n c.
such as Van Trump and Jefferson), this revision would not change the results of the operatIOns analysis nor any of
the conclusions in the traffic analysIs. Therefore, no new analysis was performed as a result of this change
Comment 2. Run analysIs on highest peak generator of proJect (the cinema, on a Saturday afternoon). Distribute
all eXiting traffic to the signal. Clarification. What we are looking for is to have all exiting traffic distributed to
the signal except vehicles that are going to the north or west neighborhoods. All exiting traffic going
west or east on Yelm Avenue should be sent through the signal
Response. The attached memorandum summanzes a Signal warrant analYSIS for the Yelm A venue/Clark
Road/Prairie Park Access intersectIOn and also presents peak Saturday operations analysis. This analYSIS reflects
the revised site plan that would restrict the 4th A venue access to inbound only
Comment 3. Collect existing Saturday traffic volumes on Yelm Avenue. WSDOT may have these already, or
Yelm A venue may have to be counted on Saturday at the same time as the cinema peak.
Response. To support the request for Saturday analysis, new continuous (24-hours/day) machine traffic counts
were taken on Yelm Avenue beginning on the afternoon of Thursday, March 23, and ending on the afternoon of
Monday, March 27,2000 The resultIng traffic data were used to support the operations analysis prepared for the
Saturday peak condition as well as the signal-warrant analysis.
Comment 4. Recommend signal phasing at the Intersection.
Response. The Traffic Impact Analysis evaluated the antiCipated operations of the Yelm Avenue/Clark
Road/Prairie Park Access intersection With a traffic signal. The technIcal appendix to the traffic impact analysis
report Included an operatIOnal analYSIS output with the assumed Signal phasing. ThiS analYSIS indicated that the
intersectIOn would operate at LOS C during the weekday PM peak hour The assumed signal phasing included
concurrent-protected left-turn movements for north-south as well as east-west movements. This provides a
worst-case condition for intersection operations since protected-permissIVe left-turn phaSIng could be employed
to increase time for through movements along Yelm Avenue
Responses to WSDOT Comments
Comment 1 (bullet 4 of comment letter). Regarding the Heffron Transportation, Inc. February 11,2000 Prai-
rie Park TlA, page 24, TranSit and Non-Motorized Facilities. The report indicates that additional bicycle traffic
are expected to be small. Statistics all Indicate that utilitarian bicycle use traffic in increasing at a dramatic pace.
We would also like to call attention to a possible bicycle-pedestrian safety issue. The last sentence implies that
bicyclIsts are to use sidewalks. In nearly every case bicycles on sidewalks are a hazard to both the bicyclist and
the pedestrian. It is highly suggested that bicyclIsts be accommodated in another fashion as we strongly discour-
age them from using Sidewalks.
Response. As described in the Traffic Impact Analysis, page 3, bicycle lanes exist along Yelm Avenue and
I 03rd Avenue near the project site. It is anticipated that cyclists would use these bike lanes, when possible, to
access the site On roadways where bike lanes do not exist, It is expected that cyclists would use vehicular travel
lanes. The Transit and Non-Motorized Facilities section ofthe TIA was not intended to imply that cyclists
should use sidewalks. Instead, the analysis merely concluded that the addItIOnal pedestrian, bicycle, and transit
trips that may be generated by the proposed Prairie Park project would not require new sidewalks or bicycle
lanes other than those that exist today or are proposed as part of other projects or frontage improvements.
Prairie Park ~ Yelm, Washmgton
Traffic Impact Analysis Comments
April 20, 2000
Page 3 of3
heffron
t ran S 0 r tat Ion, Inc.
Comment 2 (memorandum attached to WSDOT letter). Additional informatIOn IS needed to properly deter-
mme the need for a new signal at the proposed access to SR 507 The consultant's traffic impact analysis states
the results but shows no documentation supporting these results. We are requesting the following documenta-
tion. Signal-warrant analysis, and Signalized intersection analysIs for proposed signal. If the above documenta-
tion supports the results as stated in the report then we require that Clark Road be realigned as part of the pro-
posed signal mstallation. We also require that the new signal be mterconnected with the existing signal at Vancil
Road and the existing signal at the SR 507/SR 510 mtersection. We are also requesting analysis of possible Im-
pacts of the proposed signal to these upstream and downstream signals.
Response. The attached memorandum summarIzes a signal warrant analysis for the Yelm Avenue/Clark
Road/Prairie Park Access intersectIOn and also presents peak Saturday operations analysis. ThIS analysis shows
that the traffic signal would be warranted for the full-build project condItion. The new traffic signal could oper-
ate with the same cycle length as the adjacent upstream and downstream SIgnals (Yelm Avenue/Vancil Road and
Yelm A venue/SR 510). At this cycle length, the new signal at Clark Road would require less time for north-
south movements than either ofthe adjacent upstream or downstream mtersections. Therefore, the installation of
a new signal at Clark Road is not anticipated to adversely affect operations at adjacent SIgnals.
Please call us if you have any questions regardmg the above responses or the revIsed analysis.
Best Regards,
Heffron Transportation, Inc.
Y6f~~
Attachment
TSM/tsm
(,()MMFNT RESPONSt LFlTFR.IX)(
T ra n s p 0 r tat ion P I ann i n 9 & En gin e e r i n 9 Con sui tin 9 S e r vie e s
heffron
t ran S 0 r tat Ion Inc.
MEMORANDUM
Date
Apn120,2000
To
Cathie Carlson, City of Yelm
CC
Margaret Clapp, Praine Park limited Partnership
Brenda Toole, Olympic Associates Company
Tod S McBryan, P EJJ11
Prairie Park - Yelm, Washington
Comments from City of Yelm and WSDOT Staff
From
Subject:
The City ofYelm and Washington State Department of Transportation (WSDOT) have requested addItional
infonnation and analysis to support the Traffic Impact Analysis - Prairie Park, (Heffron Transportation, Inc.,
February II, 2000). ThIs memorandum presents new analysis performed to address specific comments that
were not addressed in our response letter
Saturday Peak Conditions
CIty ofYelm traffic review staff requested additional analysis of Saturday peak conditions. Specifically, the
City requested Saturday traffic volumes and the estimated peak Saturday cinema trip generation. As a result, a
new continuous (24-hours/day) machine traffic count was perfonned on Ye]m Avenue at Clark Road beginning
on the afternoon of Thursday, March 23 and ending on the afternoon of Monday Mach 27, 2000 The resultmg
Saturday traffic volumes are summanzed in Figure I
Phase I ofthe proposed Prairie Park project would develop the cinema. Project traffic was estimated for each
hour of the day on Saturday based on using rates developed in Bella Botega Driveway Counts and Trip
Generation, (Heffron Transportation, Inc., October 20, 1997). This report was attached to the Praine Park
Traffic Impact Analysis. Based on the project traffic distribution patterns presented in the Prairie Park traffic
impact analysis (Figure 5, page 13) and on the revised site access plan, Prairie Park Phase 1 traffic was assigned
to the new access driveway on Yelm A venue The Phase I traffic volumes for each hour are also shown in
Figure 1 The existing (year 2000) background traffic volumes along Yelm Avenue were combined with the
Prairie Park volumes to detennine total Saturday traffic volumes with the proposed project (also shown on
Figure 1). As shown, the highest Saturday cinema traffic volumes would occur at approximately 9'00 P M.
However, the highest combined traffic volume would occur at noon.
4133 Interlake Avenue North, Seattle, WA 98103 Phone 206-547-7170 Fax 206-547-7744
Prairie Park - Yelm, Washington
Comments from City ofYelm and WSDOT Staff
Apnl 20, 2000
Page 2 of5
heffron
t ran 5 0 r tat Ion Inc.
Figure 1
1,800.
1,600
1 ,400
1,200
Ql
E 1,000
::::l
(5
>
u
i: 800
III
~
600.
400.
Yelm Avenue & Prairie Park Phase 1 Traffic Volumes - Saturday Year 2000
200
0 -- -
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
<( <( <( <( <( <( <( <( <( <( <( <( n. n. n. n. n. n. n. n. n. n. n. n.
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
~ 0 0 0 0 9 0 0 0 0 0 0 0 0 0 0 0 0 a a 0 0 0 0
N N M <t <0 <0 ,.... ro a, 0 ~ N N M <t Ii) <0 t-.. ro a, 0 ~
~ ~ ~ ~ ~ ~
Time Period Begin
Cinema Traffic
- Yelm Avenue Traffic
L -Combined Traffic
I
L
J
Intersection level of service was performed for the Yelm A venue/Clark Road/Prairie Park Access for two
Saturday hours. 9'00 P.M. when the cinema would generate the most traffic, and noon when the combined traffic
volumes would be highest. For this analysis, the proposed (realigned) geometry was assumed with stop-sign
control on the Clark Road and Prairie Park approaches. Table I summarizes the results of the Saturday LOS
analysis. As shown, all movements would operate at LOS C or better for both Saturday hours.
Table 1 Saturday LOS Analysis - Year 2000 With Phase 1 (Cinema)
Combined Peak (Noon)
Cinema Peak (9'00 P.M.)
Unsiqnalized Intersection LOS Delay LOS Delay
Yelm Avenue/Clark Road
Northbound movements from Clark Road C 15.8 B 10.2
Southbound Movements from Site Driveway C 196 B 12.5
Eastbound left turn from Yelm Avenue A 100 A 8.0
Westbound left turn from Yelm Avenue A 95 A 77
1 Level of service
2. A verage seconds of delay per vehicfe.
3. Volume-to-capacity ratio.
Prairie Park - Yelm, Washington
Comments from City of Yelm and WSDOT Staff
April 20, 2000
Page 3 of5
heffron
t ran S 0 r tat Ion, Inc.
Signal Warrant Analysis
SIgnal warrant analysis was performed for the Yelm A venue/Clark Road/Prairie Park intersectIOn. The Manual
on Uniform Traffic Control Devices for Streets and Highways (MUTCD) states that traffic signals should not be
mstalled unless one or more of the 11 "Warrants for Traffic Signal Installation" in the MUTCD is met. Analysis
of those warrants was performed using existing weekday daily traffic volumes on Yelm Avenue (averaged from
the weekday results of the continuous counts taken from March 23 through March 27, 2000) and estimated daily
traffic volumes anticipated for the Prairie Park Access (based on daily trip generation estimates and hourly
distribution from Trip Generation, Institute of Transportation Engmeers, 6th Edition, 1997). Based on the trip
distribution pattern developed for the project in the traffic impact analysis and the revised site plan, it was
assumed that 85% of the outbound Prairie Park traffic would use the access driveway on Yelm Avenue.
As shown in Table 2, none of the warrants would be met when Phase I (cinema only) traffic is combined with
year 2000 traffic on Yelm Avenue. However, as shown in Table 3, the traffic generated at the Yelm Avenue
access with the full Prairie Park development would meet three of the four volume-related warrants (Warrants
2,9, and 11). Based on this analysis, a Signal would be warranted at the Yelm Avenue/Clark Road/Prairie Park
Access intersectIOn with the full Prairie Park development.
Table 2. Phase 1 Signal Warrant Analysis - Yelm Avenue/Clark Road/Prairie Park Access
2000 Thru Traffic on Yelm Avenue Prairie Park Warrant Requirements Met?
Time EB WB Total Access · Warrant 1 Warrant 2 Warrant 9 Warrant 11
1'00 a.m. 36 48 84 15 N N N N
2:00 a.m. 21 42 63 2 N N N N
3:00 a.m. 20 26 46 2 N N N N
4'00 a.m. 34 36 70 1 N N N N
5'00 a.m. 57 74 131 0 N N N N
6'00 a.m. 162 161 323 1 N N N N
7'00 a.m. 477 258 735 1 N N N N
8:00 a.m. 676 359 1,035 2 N N N N
9'00 a.m. 529 372 901 5 N N N N
10'00 a.m. 606 486 1,092 7 N N N N
11'00 a.m. 640 540 1,180 8 N N N N
12:00 p.m. 652 557 1,209 10 N N N N
1'00 p.m. 717 638 1,355 17 N N N N
2:00 p.m. 751 618 1,369 14 N N N N
3:00 p.m. 746 698 1 ,444 23 N N N N
4'00 p.m. 717 719 1 ,436 23 N N N N
5'00 p.m. 839 806 1,645 18 N N N N
6'00 p m. 712 831 1,543 17 N N N N
7'00 P m. 620 684 1,304 37 N N N N
8'00 p m. 422 503 925 27 N N N N
9'00 p.m. 282 317 599 18 N N N N
10'00 p.m. 193 224 417 55 N N N N
11'00 p.m. 146 160 306 8 N N N N
12:00 a.m. 82 100 182 11 N N N N
Hours Met? 0 0 0 0
Hours Required 8 8 4 1
Warrant Met? No No No No
Prairie Park - Yelm, Washmgton
Comments from City of Yelm and WSDOT Staff
April 20, 2000
Page 4 of 5
heffron
t ran S 0 r tat Ion Inc.
Table 3 Full Project Signal Warrant Analysis - Yelm Avenue/Clark Road/Prairie Park Access
2000 Thru Traffic on Yelm Avenue Prairie Park Warrant Requirements Met?
Time EB WB Total Access' Warrant 1 Warrant 2 Warrant 9 Warrant 11
1'00 a.m. 36 48 97 27 N N N N
2:00 a.m. 21 42 66 8 N N N N
3:00 a.m. 20 26 55 4 N N N N
4'00 a.m. 34 36 70 1 N N N N
5'00 a.m. 57 74 128 0 N N N N
6'00 a.m. 162 161 301 3 N N N N
roo a.m. 477 258 728 11 N N N N
8:00 a.m. 676 359 1,102 19 N N N N
9'00 a.m. 529 372 996 32 N N N N
10'00 a.m. 606 486 1,144 58 N N N N
11'00 a.m. 640 540 1,296 100 N Y N N
12:00 p.m. 652 557 1,306 133 N Y Y N
1'00 p.m. 717 638 1,547 136 N Y Y N
2:00 p.m 751 618 1 ,469 123 N Y Y N
3:00 p.m 746 698 1,566 137 N Y Y N
4'00 p.m. 717 719 1,547 161 N Y Y Y
5:00 p.m. 839 806 1,623 170 N Y Y Y
6'00 p.m. 712 831 1,497 179 N Y Y Y
7'00 p.m. 620 684 1,263 157 N Y Y N
8'00 p.m. 422 503 871 104 N Y N N
9'00 p.m. 282 317 551 80 N N N N
10'00 p.m. 193 224 391 81 N N N N
11'00 P m. 146 160 244 29 N N N N
12:00 a.m. 82 100 135 26 N N N N
Hours Met? 0 10 8 3
Hours Required 8 8 4 1
Warrant Met? No Yes Yes Yes
Signalized Operations
As was described in the Traffic Impact Analysis (page 22), level of service analysis was performed for the
Yelm A venue/Clark Road/Prairie Park Access intersection for signalized conditions with the full project. The
analysis concluded that the intersection would operate at LOS C (Average Delay = 31 8, v/c ratio = 0 84). The
associated LOS calculation sheet was included in the Technical Appendix and is attached to this memorandum.
As part of this additional analYSIS, Saturday peak conditions (combined peak at noon and cinema peak at 9'00
P.M.) LOS analYSIS was also performed. Under these conditions the signalized mtersection would operate at
LOS C or better
Praine Park - Yelm, Washmgton
Comments from City of Yelm and WSDOT Staff
Apn120,2000
Page 5 of5
heffron
t ran S 0 r tat Ion, Inc.
Based on the results of the weekday PM peak hour analysis, the intersection can be operated at the same cycle
length as adjacent upstream and downstream signals (Yelm A venue/V ancil Road and Yelm A venue/SR 510).
At this cycle length, the new signal at Clark Road would require less time for north-south movements than
eIther of the adjacent upstream or downstream intersections. Therefore, the installation of a new signal at Clark
Road is not anticipated to adversely affect operations at adjacent sIgnals. Furthermore, the signal may provide
increased platoon flow between the adjacent signals making it easier for drivers turning from unslgnalized
driveways in the corridor to find acceptable gaps. As suggested by WSDOT, the new signal should be
interconnected to the adjacent signals.
Attachments
TSM/tsm
Comment Response Memo.doc
HCS Unsignalized Intersections Release 3 1c
TVO-VAY STOP CONTROL(TVSC) ANALYSIS
Analyst Heffron Transportation Inc
Intersection Yelm Avenue/Clark Road
Count Date Future 2000 w/ Project
Time Period Sat Noon
Intersection Orientation East-Vest Major St
Vehicle Volume Data
Movements 1 2 3. 4 5 6 7 8 9 10 11 12
-----------------------------------------------------------------------------------------------
Volume 30 698 11 54 836 13 6 2 46 12 1 14
HFR 32 735 12 57 880 14 6 2 48 13 1 15
PHF 0 95 0 95 (j 95 0 95 0 95 0 95 0 95 0 9S 0 95 0 95 0 95 0 95
PHV 0 03 0 03 0 03 0 03 0 03 0 03 0 03 0 03 0 03 0 00 0 00 0 00
Pedestrian Volume Data
Movements
Flow
Lane width
\1alk speed
% Blockage
Median Type
It of vehicles
nITL
5
Flared approach Movements
It of vehicles Northbound 0
It of vehicles Southbound 0
Lane usage for movements 1 2&3 approach
Lane 1 Lane 2
L T R L T R
L
Lane 3
T R
-----------------------------------------------------------------------------------------------
Y N N N Y Y N N N
Channelized N
Grade 0 00
Lane usage for movements 4 5&6 approach
Lane 1 Lane 2 Lane 3
L T R L T R L T R
-----------------------------------------------------------------------------------------------
Y N N N Y Y N N N
Channelized N
Grade 0 00
Lane usage for movements 7 8&9 approach
Lane 1 Lane 2 Lane 3
L T R L T R L T R
Y N N N Y N N N Y
Channelized N
Grade o 00
Lane usage for movements 10 11&12 approach
Lane 1 Lane 2 Lane 3
L T R L T R L T R
Y
Y
Y
N
N
N
N
N
N
Channelized
Grade
N
o 00
Data for Computing Effect of Delay to Major Street Vehicles
Shared In volume maJor th vehicles
Shared In volume major rt vehicles
Sat flow rate major th v~hicles
Sat flow rate major rt vehicles
Number of major street through lanes
Eastbound
o
o
1700
1700
1
Vestbound
o
o
1700
1700
1
Length of study per10d hrs
o 25
Yorksheet 4 Critical Gap and Follow-up time calculation
Critical Gap Calculations
Movement 1 4 7 8 9 10 11 12
-----------------------------------------------------------------------------------------------
t c base 4 1 4 1 7 1 6 5 6 2 7 1 6 5 6 2
t c hv 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0
P hv 0 03 0 03 0 03 0 03 0 03 0 00 0 00 0 00
t c g 0 2 0 2 0 1 0 2 0 2 0 1
G 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00
t 3 It 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
t c T
1 stage 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00
2 stage 0 00 0 00 1 00 1 00 0 00 1 00 1 00 0 00
t c
1 stage 4 1 4 1 7 1 6 5 6 2 7 1 6 5 6 2
2 stage 4 1 4 1 6 1 5 5 6 2 6 1 5 5 6 2
Follow Up Time Calculations
Movement 1 4 7 8 9 10 11 12
-----------------------------------------------------------------------------------------------
t f base 2 2 2 2 3 5 4 0 3 3 3 5 4 0 3 3
t f HV 0 9 0 9 0 9 0 9 0 9 0 9 0 9 0 9
P hv 0 03 0 03 0 03 0 03 0 03 0 00 0 00 0 00
t f 2 2 2 2 3 5 4 0 3 3 3 5 4 0 3 3
-----------------------------------------------------------------------------------------------
Yorksheet 6 Impedance and capacity equations
Step 1 RT from Minor St
9
12
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Movement Capacity
Probability of Queue free St
741
415
1 00
415
o 88
887
346
1 00
346
o 96
Step 2 LT from Major St
4
1
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Movement Capacity
Probability of Queue free St
746
857
1 00
857
o 93
894
755
1 00
755
o 96
Yorksheet 7a - Computation of the effect of Two-stage gap acceptance
Step 3 TH from Minor St
Part 1- First Stage
8
11
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
Probability of Queue free St
804
394
1 00
o 96
378
o 99
1001
323
1 00
o 93
302
1 00
Part 2- Second Stage
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
1007
317
1 00
o 93
296
809
396
1 00
o 96
380
Part 3- Single Stage
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
1811
78
1 00
o 89
70
1810
80
1 00
o 89
71
Result for 2 stage process
-----------------------------------------------------------------------------------------------
a
y
C t
Probability of Queue free St
o 98
1 58
252
o 99
o 98
o 92
267
1 00
Yorksheet 7b - Computation of the effect of Two-stage gap acceptance
Step 4 LT from Minor St
Part 1- First Stage
7
10
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
804
375
1 00
o 96
360
1001
295
1 00
o 93
276
Part 2- Second Stage
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
1008
289
1 00
o 89
257
829
368
1 00
o 84
309
Part 3- Single Stage
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Maj L Min T Impedance factor
Maj L Min T Adj Imp Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
1812
60
1 00
o 89
o 92
o 88
53
1829
60
1 00
o 89
o 91
o 81
48
Result for 2 stage process
a
y
C t
o 98
1 78
217
o 98
1 11
223
Vorksheet 8 Shared Lane Calculations
Shared Lane Calculations
Movement
7
8
9
10
11
12
1------
1 -------
1
v(vph)
Movement Capacity
Shared Lane Capacity
6 2
217 252
11-------------------1
" I
------1 1 1
48 13 1 15
415 223 267 346
275
Vorksheet 10 delay queue length and LOS
Movement
1
4
7
8
9
10
11
12
1------
I
I
11-------------------1
II I
------11 1
48
415
o 12
28
275
o 10
v(vph)
C m(vph)
v/c
95% queue length
Control Delay
LOS
Approach Delay
Approach LOS
32
755
o 04
10 0
A
57
857
o 07
9 5
A
6
217
o 03
22 1
C
2
252
o 01
19 4
C
15 8
C
14 8 19 6
B C
19 6
C
HCS Unsignalized Intersections Release 3 1c
TWO-WAY STOP CONTROL(TWSC) ANALYSIS
Analyst Heft ron Transportation Inc
Intersection Yelm Avenue/Clark Road
Count Date Future 2000 w/ Project
Time Period Sat Peak
Intersection Orientation East-West Major St
Vehicle Volume Data
Movements 1 2 3 4 5 6 7 8 9 10 11 12
-----------------------------------------------------------------------------------------------
Volume 52 200 3 14 220 43 1 5 13 76 9 93
HFR 57 217 3 15 239 47 1 5 14 83 10 101
PHF 0 92 0 92 0 92 0 92 0 92 0 92 0 92 0 92 0 92 0 92 0 92 0 92
PHV 0 03 0 03 0 03 0 03 0 03 0 03 0 03 0 03 0 03 0 00 0 00 0 00
Pedestrian Volume Data
Movements
Flow
Lane width
T.Jalk speed
% Blockage
Median Type
It of vehicles
TWLTL
5
Flared approach Movements
It of vehicles Northbound 0
It of vehicles Southbound 0
Lane usage for movements 1 2&3 approach
Lane 1
L T R L
Lane 2
T
R
L
Lane 3
T
R
Y N N N Y Y N N N
Channelized N
Grade o 00
Lane usage for movements 4 5&6 approach
Lane 1 Lane 2 Lane 3
L T R L T R L T R
Y N N N Y Y N N N
Channelized N
Grade 0 00
Lane usage for movements 7 8&9 approach
Lane 1 Lane 2 Lane 3
L T R L T R L T R
y N N N y N N N Y
Channelized N
Grade 0 00
Lane usage for movements 10 11&12 approach
Lane 1 Lane 2 Lane 3
L T R L T R L T R
y
y
y
N
N
N
N
N
N
Channelized
Grade
N
o 00
Data for Computing Effect of Delay to Major Street Vehicles
Shared In volume major th vehicles
Shared In volume maJor rt vehicles
Sat flow rate major th vehicles
Sat flow rate major rt vehicles
Number of major street through lanes
Eastbound
o
o
1700
1700
1
T.Jestbound
o
o
1700
1700
1
Length of study period hrs
o 25
-----------------------------------------------------------------------------------------------
1Jorksheet 4 Critical Gap and Follow-up time calculation
Critical Gap Calculations
Movement 1 4 7 8 9 10 11 12
-----------------------------------------------------------------------------------------------
t c base 4 1 4 1 7 1 6 5 6 2 7 1 6 5 6 2
t c hv 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0
P hv 0 03 0 03 0 03 0 03 0 03 0 00 0 00 0 00
t c g 0 2 0 2 0 1 0 2 0 2 0 1
G 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00
t 3 It 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
t c T
1 stage 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00
2 stage 0 00 0 00 1 00 1 00 0 00 1 00 1 00 0 00
t c
1 stage 4 1 4 1 7 1 6 5 6 2 7 1 6 5 6 2
2 stage 4 1 4 1 6 1 5 5 6 2 6 1 5 5 6 2
Follow Up Time Calculations
Movement 1 4 7 8 9 10 11 12
-----------------------------------------------------------------------------------------------
t f base 2 2 2 2 3 5 4 0 3 3 3 5 4 0 3 3
t f HV 0 9 0 9 0 9 0 9 0 9 0 9 0 9 0 9
P hv 0 03 0 03 0 03 0 03 0 03 0 00 0 00 0 00
t f 2 2 2 2 3 5 4 0 3 3 3 5 4 0 3 3
-----------------------------------------------------------------------------------------------
Vorksheet 6 Impedance and capacity equations
Step 1 RT from Minor St
9
12
-----------------------------------------------------------------------------------------------
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Movement Capacity
Probability of Queue free St
219
818
1 00
818
o 98
263
781
1 00
781
o 87
-----------------------------------------------------------------------------------------------
Step 2 IT from Major St
4
1
-----------------------------------------------------------------------------------------------
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Movement Capacity
Probability of Queue free St
221
1343
1 00
1343
o 99
286
1271
1 00
1271
o 96
-----------------------------------------------------------------------------------------------
Vorksheet 7a - Computation of the effect of Two-stage gap acceptance
Step 3 TH from Minor St
Part 1- First Stage
8
11
-----------------------------------------------------------------------------------------------
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
Probability of Queue free St
332
643
1 00
o 96
614
o 99
293
674
1 00
o 99
666
o 99
-----------------------------------------------------------------------------------------------
Part 2- Second Stage
-----------------------------------------------------------------------------------------------
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
316
653
1 00
o 99
646
334
647
1 00
o 96
618
-----------------------------------------------------------------------------------------------
Part 3- Single Stage
-----------------------------------------------------------------------------------------------
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
648
388
1 00
o 94
366
627
403
1 00
o 94
381
-----------------------------------------------------------------------------------------------
Result for 2 stage process
-----------------------------------------------------------------------------------------------
a
y
C t
Probability of Queue free St
o 98
1 11
551
o 99
o 98
1 29
575
o 98
-----------------------------------------------------------------------------------------------
Vorksheet 7b - Computation of the effect of Two-stage gap acceptance
Step 4 IT from Minor St
Part 1- First Stage
7
10
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
332
679
1 00
o 96
649
293
720
1 00
o 99
711
Part 2- Second Stage
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
348
666
1 00
o 85
565
342
677
1 00
o 93
630
Part 3- Single Stage
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor
Maj 1 Min T Impedance factor
Maj 1 Min T Adj Imp Factor
Cap Adj factor due to Impeding mvmnt
Movement Capacity
680
363
1 00
o 93
o 95
o 82
299
635
394
1 00
o 94
o 95
o 93
368
Result for 2 stage process
a
y
C t
o 98
1 67
493
o 98
1 39
589
Vorksheet 8 Shared Lane Calculations
Shared Lane Calculations
Movement
7
8
9
10
11
12
1------
1
I
11-------------------1
------- II 1
------11 1
5 14 83 10 101
551 818 589 575 781
675
v(vph)
Movement Capacity
Shared Lane Capacity
1
493
Vorksheet 10 delay queue length and LOS
Movement
1
4
7
8
9
10
11
12
v(vph)
C m(vph)
v/c
95% queue length
Control Delay
LOS
Approach Delay
Approach LOS
1------
I -------
I
57 15 1 5
1271 1343 493 551
o 04 o 01 o 00 o 01
8 0 7 7 12 3 11 6
A A B B
10 2
B
11-------------------1
II 1
------11 I
14 193
818 675
o 02 0 29
9 5 12 5
A B
12 5
B
Prairie Park, Ye1m
Yelm Avenue/Clark Road
2005 With Project ,,^1'f\~TU) [}I1Tl-1 ~/l.I~~
02/02/00
15.24.44
SXGNAL97/TEAPAC[Ver 1.00] - Capacity Analysis Summary
Intersection Averages for Int # 1 - Yelm Avenue/Clark Road
Degree of Saturation (v/c) 0.84 Vehicle Delay 31.8 Level of Service C
-------------------------------------------------
Sq 44
**/**
Phase 1
Phase 2
Phase 3
Phase 4
-------------------------------------------------
/1'
I
I
North
I
* I * * I I ^ I
* 1 * * I I ****1
*> 1<* * I I <****1
I v I ^ ++++1 I
I ^ 1**** v I I
<+ 1 + +>1 1++++> I
+ I + + I 1++++ I
+ I + + I I v I
-------------------------------------------------
G/C=0.073
G= 6.6"
Y+R= 4.0"
OFF= 0.0%
G/C=0.094
G= 8.5"
Y+R= 4.0"
OFF=11.8%
G/C=0.097
G= 8.7"
Y+R= 4.0"
OFF=25.6%
G/C=0.558
G= 50.2"
Y+R= 4.0"
OFF=39.7%
-------------------------------------------------
C= 90 sec
G= 74.0 sec = 82.2% Y=16.0 sec = 17.8% ped= 0.0 sec - 0.0%
-------------------------------------------------------------------------------
I HCM I L 190% Maxi
vIe I Delay I S I Queue I
I Lane I Width/ I g/C 1 Service Rate 1 Adj I
Group I Lanes I Reqd Used I @C (vph) @E I Volume I
-------------------------------------------------------------------------------
N Approach
~~
:..;a =- -=-- :.
47.7
D
~ =~ [ -= = ==
'-'
::: :.:== -:-:-<'!:!: =-
TH+RTI 12/1 10.156 10.094
LT 1 12/1 10 146 10.073
-------------------------------------------------------------------------------
1
1
136
113
97 10.630
80 10.606
47.3 I*D I 110 ftl
48.2 I*D I 93 ftl
S Approach
=- -:- =
RT
TH
LT
I 12/1 10.145 10.094
I 12/1 10.121 10.094
I 12/1 10.120 10.073
1
1
1
129
155
109
64 10.435
9 10.052
5 10.039
40.1 D+
'- -'"
40.6 D+I
37.2 D+I
38.9 D+I
74 ftl
25 ftl
25 ftl
-------------------------------------------------------------------------------
E Approach
--" = ......
=--=-- --=~-
TH+RTI 12/1 10.541 10.558 I
LT I 12/1 10.137 10.097 I
29.9
C
.....
~
:a.... ';C
!!.= = ~ -=
"""~
961
1
1018 I
152 I
924 10.908
53 10.312
29.4 I*C 1 520 ftl
38.9 I D+I 61 ftl
-------------------------------------------------------------------------------
-
W Approach
TH+RTI 12/1 10.536 10.558
LT 1 12/1 10.157 10.097
30.2
C
== -----
~
~-:.~
.b. 4"W"'"
-------------------------------------------------------------------------------
970 I 1027
1 I 152
923 10.899
109 10.641
28.3 I C I 519 ftl
47.1 I*D I 125 ftl
Prairie Park, Yelm 02/02/00
Yelm Avenue/Clark Road 15.25.48
2005 With Project
SIGNAL97/TEAPAC[Ver 1. 00] - Summary of Parameter Values
Intersection Parameters for Int It 1 - Ye1m Avenue/Clark Road
METROAREA NONCBD
SIMULATION PERIOD 15
LEVELOFSERVICE C S
NODELOCATION 0 0
Approach Parameters
APPLABELS N E S W
GRADES 0.0 0 0 0.0 0.0
PEDLEVELS 0 0 0 0
PARKINGSIDES NONE NONE NONE NONE
PARKVOLUMES 20 20 20 20
BUSVOLUMES 0 0 0 0
RIGHTTURNONREDS 0 0 0 0
Movement Parameters
MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT
VOLUMES 83 8 75 66 803 50 60 8 5 15 853 102
WIDTHS 0.0 12.0 12.0 o 0 12.0 12.0 12.0 12.0 12.0 0.0 12.0 12.0
LANES 0 1 1 0 1 1 1 1 1 0 1 1
UTILIZATIONS 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
TRUCKPERCENTS 0.0 0.0 0.0 3 0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
PEAKHOURFACTORS 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94
ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3
ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES
REQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0
MINIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0
IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
FACTORS 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
DELAYFACTORS 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
NSTOPFACTORS 1. 00 1. 00 1. 00 1 00 1. 00 1. 00 1. 00 1. 00 1. 00 1.00 1. 00 1.00
GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM
SATURATIONFLOWS o 1641 1805 o 1824 1752 1568 1845 1752 o 1840 1752
Phasing Parameters
SEQUENCES 44
PERMISSIVES NO NO NO NO LEADLAGS NONE NONE
OVERLAPS NO NO NO NO OFFSET 0.00 1
CYCLES 90 90 30 PEDTIME 0.0 0
GREENTIMES 6.58 8.46 8.73 50 23
YELLOWTIMES 4.00 4.00 4.00 4 00
CRITICALS 3 2 12 5
EXCESS 0
Prairie Park, Yelm
Yelm Avenue/Clark Road
2000 With Phase 1 - Saturday Cinema Noon
03/31/00
10 31:27
SIGNAL97/TEAPAC[Ver 1 00] - Capacity Analysis Summary
Intersection Averages for Int # 1 - Yelm Avenue/Clark Road
Degree of Saturation (v/c) 0 70 Vehicle Delay 17 8 Level of Service B
Sq 44
**/**
/1\
I
I
North
I
Phase 1
Phase 2
Phase 3
Phase 4
* I * * I 1 ^ I
* I * * I I ****1
*> 1<* * I I <****1
I v I ^ ****1 I
I ^ 1++++ v I I
<+ I + +>1 1++++> I
+ I + + I 1++++ I
+ I + + I I v I
G/C=O 070
G= 6 3"
Y+R= 4 0"
OFF= 0 0%
G/C=0.612
G= 55.0"
Y+R= 4.0"
OFF=34.4%
G/C=0.070
G= 6 3"
Y+R= 4 0"
OFF=l1. 5%
G/C=0.070
G= 6.3"
Y+R= 4.0"
OFF=22 9%
C= 90 sec
G= 74.0 sec = 82.2% Y=16 0 sec = 17.8% Ped= 0.0 sec = 0.0%
'-
I Lane I Width/ I g/C I Service Rate I Adj I
Group I Lanes I Reqd Used I @C (vph) @E I Volume 1
N Approach
I HCM 1 L 190% Maxi
v/c I Delay I S I Queue 1
39.7
D+
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
S Approach
TH+RTI 12/1 10.125 10 070 I
LT I 12/1 10.123 10 070 I
16 10.139 I
13 10.102 I
1 I
1 I
97 1
108 I
39.8 I*D+I
39.5 I*D+I
25 ftl
25 ftl
42.4
D+
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
E Approach
RT
TH
LT
I 12/1 10.138 10.070 I
1 12/1 10.119 10.070 I
1 12/1 10.120 10 070 I
57 ftl
25 ftl
25 ftl
92 I
111 I
104 I
1 I
1 I
1 1
48 10.436 1
2 10.015 I
6 10.049 I
42 9 I D+I
39.0 I D+I
39 2 I D+I
18.8
B
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
TH+RTI 12/1 10 523 10.612 I 1085 I 1126 I
LT I 12/1 10 139 10.070 I 1 I 104 1
W Approach
896 10 796 I
57 10.463 I
17.3 I*B I 443 ftl
43 0 I*D+I 67 ftl
14 1
B+
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
TH+RTI 12/1 10.453 10 612 I 1083 I 1125 I
LT I 12/1 10.130 10 070 I 1 I 104 1
747 10.664 I
32 10 260 1
12.9 I B+I 369 ftl
40 8 I D+I 38 ftl
Prairie Park, Yelm
Yelm Avenue/Clark Road
2000 With Phase 1 - Saturday Cinema Noon
03/31/00
10.32:03
SIGNAL97/TEAPAC[Ver 1.00] - Summary of Parameter Values
1 - Yelm Avenue/Clark Road
Intersection Parameters for Int #
METROAREA
SIMULATION PERIOD
LEVELOFSERVICE
NODELOCATION
Approach Parameters
APPLABELS
GRADES
PEDLEVELS
PARKINGSIDES
PARKVOLUMES
BUSVOLUMES
RIGHTTURNONREDS
Movement Parameters
NONCBD
15
C S
o 0
N
o 0
o
NONE
20
o
o
E
o 0
o
NONE
20
o
o
S
0.0
o
NONE
20
o
o
W
0.0
o
NONE
20
o
o
MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT
VOLUMES 14 1 12 . 13 838 54 46 2 6 11 698 30
WIDTHS 0.0 12.0 12.0 o 0 12.0 12.0 12.0 12 0 12.0 o 0 12.0 12.0
LANES 0 1 1 0 1 1 1 1 1 0 1 1
UTILIZATIONS 0.00 0.00 0.00 o 00 0.00 o 00 0.00 0.00 0.00 o 00 0.00 0.00
TRUCKPERCENTS 0.0 0.0 0.0 3.0 3.0 3 0 3.0 3.0 3.0 3 0 3 0 3.0
PEAKHOURFACTORS 0.95 0.95 o 95 0.95 o 95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3
ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES
REQCLEARANCES 4 0 4.0 4.0 4 0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4 0
MINIMUMS 5.0 5 0 5 0 5 0 5 0 5 0 5.0 5.0 5 0 5.0 5.0 5.0
IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
FACTORS 1.00 1.00 1.00 1.00 1 00 1 00 1.00 1.00 1.00 1.00 1.00 1.00
DELAYFACTORS 1.00 1. 00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1 00 1 00 1.00
NSTOPFACTORS 1. 00 1 00 1. 00 1 00 1 00 1. 00 1. 00 1. 00 1. 00 1. 00 1 00 1 00
GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM
SATURATIONFLOWS o 1633 1805 o 1840 1752 1568 1845 1752 o 1840 1752
Phasing Parameters
SEQUENCES 44
PERMISSIVES NO NO NO NO LEADLAGS NONE NONE
OVERLAPS NO NO NO NO OFFSET o 00 1
CYCLES 90 90 30 PEDTIME o 0 0
GREENTIMES 6 32 6 32 6 32 55 04
YELLOWTIMES 4 00 4 00 4 00 4.00
CRITICALS 3 2 6 5
EXCESS 0
Prairie Park, Yelm
Yelm Avenue/Clark Road
2000 With Phase 1 - Saturday Cinema Peak (9-10 PM)
03/29/00
13:54 48
SIGNAL97/TEAPAC[Ver 1.00] - Capacity Analysis Summary
Intersection Averages for Int # 1 - Yelm Avenue/Clark Road
Degree of Saturation (v/c) 0 41 Vehicle Delay 29.3 Level of Service C
Sq 44
**/**
Phase 1
Phase 2
Phase 3
Phase 4
/1\
I
I
North
I
* I * * I I ^ I
* I * * I I ****1
*> 1<* * I I <****1
I v I ^ ++++1 I
I ^ 1**** v I 1
<+ I + +>1 1++++> I
+ 1 + + I 1++++ I
+ I + + I I v I
-------------------------------------------------
G/C=0.176
G= 15.9"
Y+R= 4.0"
OFF= 0 0%
G/C=O 194
G= 17.4"
Y+R= 4.0"
OFF=22.1%
G/C=0.166
G= 15 0"
Y+R= 4.0"
OFF=45.9%
G/C=0.286
G= 25.7"
Y+R= 4 0"
OFF=67.0%
C= 90 sec
G= 74.0 sec = 82 2% Y=16.0 sec = 17.8% Ped= 0 0 sec = 0.0%
I Lane I Width/ 1 g/C I Service Rate I Adj I
Group I Lanes 1 Reqd Used I @C (vph) @E I Volume I
N Approach
1 HCM I L 190% Maxi
v/c I Delay I S I Queue I
32 2
C
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
S Approach
TH+RTI 12/1 10 162 10.194 I
LT I 12/1 10.147 10.176 I
178 I
164 I
311 I
310 I
111 10 349 1
83 10 261 I
32.0 I*C I 112 ftl
32.4 I*C I 85 ftl
29 6
C
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
E Approach
RT
TH
LT
I 12/1 10.124 10.194 I
I 12/1 10.120 10.194 I
I 12/1 10.118 10 176 I
169 I
204 I
159 I
296 I
354 I
300 I
14 10.046 I
5 10.014 I
1 10 003 I
29 6 I C I
29 3 I C I
30.5 I C I
25 ftl
25 ftl
25 ftl
28 8
C
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
TH+RTI 12/1 10 238 10 286 I 383 I 514 I
LT I 12/1 10 124 10 166 I 135 I 282 I
W Approach
286 10.556 I 28.6 I*C I 260 ftl
15 10.051 I 31 6 I C I 25 ftl
27 9
C
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
TH+RTI 12/1 10.202 10 286 I
LT I 12/1 10 139 10 166 I
393 I 526 I
135 I 282 I
220 10.418 I
57 10 195 I
26 6 I C+I 200 ftl
32.6 I*C I 60 ftl
Prairie Park, Yelm
Yelm Avenue/Clark Road
2000 with Phase 1 - Saturday Cinema Peak (9-10 PM)
03/29/00
14 09 52
SIGNAL97/TEAPAC[Ver 1.00] - Summary of Parameter Values
Intersection Parameters for Int # 1 - Yelm Avenue/Clark Road
METROAREA NONCBD
SIMULATION PERIOD 15
LEVELOFSERVICE C S
NODELOCATION 0 0
Approach Parameters
APPLABELS N E S W
GRADES 0.0 0.0 0 0 0.0
PEDLEVELS 0 0 0 0
PARKINGSIDES NONE NONE NONE NONE
PARKVOLUMES 20 20 20 20
BUSVOLUMES 0 0 0 0
RIGHTTURNONREDS 0 0 0 0
Movement Parameters
MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT
VOLUMES 93 9 76 43 220 14 13 5 1 3 200 52
WIDTHS 0.0 12.0 12 0 o 0 12 0 12.0 12.0 12.0 12.0 0.0 12.0 12 0
LANES 0 1 1 0 1 1 1 1 1 0 1 1
UTILIZATIONS 0.00 0.00 0.00 o 00 o 00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
TRUCKPERCENTS o 0 0.0 0.0 3.0 3.0 3 0 3 0 3 0 3 0 3 0 3.0 3.0
PEAKHOURFACTORS o 92 0.92 o 92 0.92 o 92 0.92 0.92 o 92 o 92 o 92 o 92 o 92
ARRIVAL TYPES 3 3 3 3 3 3 3 3 3 3 3 3
ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES
REQCLEARANCES 4.0 4 0 4.0 4.0 4 0 4 0 4 0 4 0 4.0 4 0 4.0 4.0
MINIMUMS 5.0 5 0 5.0 5 0 5 0 5.0 5.0 5.0 5.0 5.0 5 0 5 0
IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
FACTORS 1.00 1.00 1.00 1 00 1 00 1 00 1 00 1.00 1.00 1.00 1.00 1.00
DELAY FAC TORS 1.00 1 00 1.00 1 00 1 00 1.00 1.00 1 00 1.00 1.00 1.00 1.00
NSTOPFACTORS 1. 00 1. 00 1. 00 1 00 1 00 1. 00 1. 00 1 00 1 00 1. 00 1 00 1 00
GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM
SATURATIONFLOWS o 1641 1805 o 1799 1752 1568 1845 1752 o 1841 1752
Phasing Parameters
SEQUENCES 44
PERMISSIVES NO NO NO NO LEADLAGS NONE NONE
OVERLAPS NO NO NO NO OFFSET o 00 1
CYCLES 90 90 30 PEDTIME o 0 0
GREENTIMES 15 87 17 44 14 98 25 71
YELLOWTIMES 4 00 4 00 4 00 4.00
CRITICALS 3 2 12 5
EXCESS 0
r
e:
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
April 17, 2000
Margaret Clapp
Prairie Park Limited Partnership
PO Box 5210
Yelm, WA 98597
Re PDD-OO-8246-YL - Prairie Park Village - Notice of Final Decision
Dear Ms. Clapp
On April 12, 2000, the Yelm City Council considered your application for the above referenced project.
After review of the Planning Commission's recommendation, pubic hearing comments and the staff
report dated March 29, 2000, the City Council finds the project, as conditioned below, to be consistent
with the Yelm Comprehensive Plan and all applicable City policy's and development standards.
Pursuant to Chapter 15 49, Integrated Project Review Process, a Mixed Use Planned Development is a
Type IV Permit and can be appealed in Superior Court as set forth in RCW 36 70C , JUDICIAL REVIEW
OF LAND USE DECISION The affected property owners may request a change in property tax
valuation from the Thurston County Tax Assessor's Office
The project is approved subject to the following conditions of approval
Environmental
A Mitigated Determination of NonSignificance was issued on March 9, 2000 Prior to issuance of
building permits all final mitigation measures identified in the Mitigated Determination of NonSignificance
shall be met.
Transportation
1 The City of Yelm and the Washington State Department of Transportation are currently
partnering a major roadway improvement project on East Yelm Avenue Although funding for
this project is federal funds, the Prairie Park project will pay a percentage match for their share of
the frontage improvement.
2 The on-site internal roadway section is "Local Access Commercial" As shown on the site plan
the road standard has been modified through the curve to reflect wider driving lanes needed to
accommodate the reduced radius. Modifications have also been made to the road section
between buildings C & D deleting the on-street parking lane, increasing the planter strip width
from 6' to 11' and the sidewalk width from 5' to 10' (placing the sidewalk in the utility easement)
The remainder of the internal road has been modified from the "Local Access Commercial"
section combining the 6' planter strip and 5' sidewalk into a more pedestrian friendly 11' sidewalk
with street tree grates
3 The applicant shall be responsible for half-street improvements along the site's frontage on
West Road The roadway section is "Commercial Collector" The frontage improvements
include lane improvements, curb, planter strip, sidewalk, landscape and storm drainage The
applicant shall dedicate sufficient right of way on which to construct the half-street
improvements These improvements shall be constructed with Phase I
4 Access will include the following ingress/egress
a. One 36-foot full service entrance to align with Clark Road on East Yelm Avenue,
b One one-way only entrance on 4th Avenue (the City will re-evaluate the access
restriction in the future as street improvements occur in the area),
c. A Phase 1 full service access on West Road
d A Phase 1 parking lot access on West Road
e A Phase II full service access on West Road, exact location to be determined at Phase
II
f A Phase II parking lot access on West Road, exact location to be determined at Phase
II
5 A traffic calming technique will be utilized at the West Road access to discourage left turn
movements onto West Road The City will approve final technique and design of the traffic
calming device
6 Street lighting shall be installed per the City's Development Guidelines
7 Storm Drainage shall be installed per the City's Development Guidelines
8 Site grading and fill placed on the proposed site shall be completed to 95% density per the
City's Development Guidelines
9 A grading permit is required from the Public Works Department prior to any grading on site
10 Parking lots shall be designed per the City's Development Guidelines to meet American
Disabilities Act (ADA) requirements
11 The applicant shall enter into an agreement with First Community Sank granting a permanent
easement/access from their parking lot onto the Prairie Park site for ingress and egress
Water
1 The applicant shall connect each new building to the City water system The cost of
connection is established by City resolution and is payable at building permit. The meter fee
shall be per the City fee schedule
2 The onsite water line installation shall be looped to afford maximum fire protection as per the
Uniform Fire Code At a minimum, the loop will include connections on East Yelm Avenue,
1 03rd Avenue, West Rd and at the intersections of Jefferson and Van Trump along 4th
Avenue
3 The 8" main which runs along the northwest West Road parking lot access shall be continued
northwest on West Road, continuing south on 4th Avenue and connecting to the Van Trump
and Jefferson St. tees Water line and hydrants shall be installed as per City of Yelm
Page 2 of 4
Development Guidelines
4 At Phase II or any proposed development on the north side of West Road (whichever comes
first) , the applicant and the City will re-examine water usage requirements and determine pro-
rata share (if any to this project) and various installation strategies (LID, etc) of the water
main extension on West Road from the project's northwest parking lot access running
southeasterly to 1 03rd Avenue
5 To ensure compliance with the City's 1995 water comprehensive plan, the applicant shall
connect to and install 8-inch mains throughout the project as per the preliminary water plan
6 As per City of Yelm "Development Guidelines", minimum hydrant spacing for building
coverage shall be a minimum of 150 linear feet radius Hydrants shall be a minimum of 50
feet from any structure
7 Upon completion of on site water installation, per the City's Development Guidelines, the lines
shall be deeded to the City
8 Existing water customers whose service is disconnected by the project will be reconnected in
a manner approved by the City
9 Existing on-site wells shall be abandoned per Department of Ecology regulations Any water
rights available on-site shall be transferred to the City of Yelm
Sewer
1 The applicant shall connect to the City STEP sewer system This project is located in LID #1
and requires a portion of the connection fee to be paid at the time of building permit. The cost
of connection is established by City resolution An Equivalent Residential Unit (ERU) equals
240 gallons of water consumption per day Inspection fees shall be per the City Fee
Schedule
2. Upon completion of collection lines and onsite STEP installations, per the City's Development
Guidelines, the collection lines and STEP sewer equipment shall be deeded to the City
3 To ensure compliance with the City's 1998 sewer comprehensive plan, the applicant shall
connect to a 4-inch main at the intersection of Clark Road Internal collector lines shall be 4-
inch diameter with two-inch service lines Proposed buildings H and I will connect to the
existing line on West Road
4 Septic system abandonment will be per the Thurston County Health Department.
Stormwater
1 The applicant shall design and construct all storm water facilities in accordance with the DOE
Storm Water Manual, as adopted by the City of Yelm Best Management Practices (BMP's)
are required during construction of the storm water facilities
2 The applicant shall compile a final storm water report along with construction drawings
3 The applicant shall submit a storm water operation and maintenance plan to the Public Works
Department for approval prior to final plat approval
Page 3 of 4
\
4 As part of the final storm water report, the applicant shall conduct hydrological testing to ensure
the site is not subject to unusual high groundwater The applicant will identify areas of potential
effects associated with planned cuts and fills
Desiqn Standards
The applicant shall utilize the City's Development Guidelines as a guide to develop project civil drawings
Landscaping
Prior to occupancy of Building A, the applicant shall submit a final landscape and irrigation plan,
including refuge area, to the Planning Department for approval Installation of the improvements
approved in the plan must occur prior to issuance of a Certificate of Occupancy for Building A
Parkinq
The applicant shall provide for loading areas as required by Chapter 17 72. Loading area design and
placement shall be approved by the Planning Department.
Desiqn Guidelines
The applicant shall submit building plans with elevations to the Planning Department no later than at time
of building permit submittal
If you have any questions or if I can be of further assistance please contact me at (360) 458-8408
Sincerely,
/J _ H , ". If I
LtJ..A ~~ lYir7?'~
Catherine Carlson
City Planner
cc' Brenda Toole, Olympic Associates
Marcy Gustafson, SCA
Dale Severson, WSDOT
David Asher
Ron & Bonnie Simmons
Frank Kirkbride, The Kirkbride Group, Inc.
Larry Schorno
Nancy Parkinson
Donna Edwards
Gordon Kampfer
Kellie Peterson
Shelly Badger
Tim Peterson
Gary Carlson
File
Page 4 of 4
.,.
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CitY of,Yelm ;,' ',I' , . , .00
~~:6. <Box 479 '~Y:~' , ,',' ,.,;' . "I
'Yelri1W~ "98597' j{JCI/if "~' '{j:Y"- tz~ "
'RE:Mast~rPI.ari:. . 0 "~;' :1f-~ '271v7;~0ff,-,\. '~;. 'I(~((!?,,:A;~ .' .'
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"'Our team from'VPDe thoLight'tJiat thePlamling Com'mission :meetl'ng:went
well' an~, we very much ;appr~ci~te th~ ,manner in which-city staff has-
wprk~d with lis orf ourp'roj~ct., ,~ , ,', r
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, ~YELM Pk'AlRIE DEVELOPMENT COi\1,Pf,\.~Y
Aprll~'1,O,2000
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"three, amei1dm~hts' were. a~dedby tl1~' PlanniQg, Commis,sionatthaf
, rheeting. Two'raise coneernsfor us and th~J third w~.very much support.,
i l -;.' I" -4i \ ,- v r- - - '7 ';
,. I' O~r fin~tc_oncern :regat{Js the Teql,lirement to'-'niak~roa~. ft;o'1tage,
\'"in:Jprqv~mer1ts,aloog our eiH:ire West road .bo~ndary af.pha.~e' 1. Thoqgh- i)
this is ,probab~y'a goo.c;lid~~"frorn'a ~~de~trjan 'P9ih~: of view wewQn5terif
; i,.theha'Hr.npro~ed r,oael will ,e'1~9.urag~,ael~itional~(I1~n-Pra,!rie<PClrk) traffic to,
LIse West Road and'do so "aHncreased $p~ecJ oriIY,~tQmeet th~ce~istir:ig road,
sectiQn west pfoufptopeity_, A 1110re ,substantial traffit~l~ming t~chniq,ue i
,l1)ay be .requ'~r:eddr' perhapsa'2 way stppwhere Fourth, me~t,sjlVest We
will' dq, as ,the, Clty_ directsbut;:Jtahkly, only w~nt to be :t>,'amed for traff!c'w~
''-'''l _, c.r~ate. J ,{ , f. /, (,'"
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''rhese~ond \conc~rn reg~rds!he"requir~i'';~nt for a,ne~serpen~ wit" first
COrr'lmimity l3ank. Jt i's-our lmd~rStanding:.thafthei,.npr9ved~Y~lm Av~nue
and' Clark ;Road r~alignment, "~s de~ig,!~d by the sf~t~, is the cause of
reduced access toFCB~s>west:tlrive: We inItiated the offer to the bank to:
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, make., accommodation for their access and 'will continue to work with them.
"Wedon't~nowjf the Planning'Col1imission can tethni~al~y.tequir~ ~n "
':'.easiementpe~,^!e~~priv~te'parties as "a condition of master 'plan approval
~. but be tHat, cis it 'may;' we Clo int~l1d ito proyid~~this a,cce$s.6yrC?on~ei"n (,
wltha. permanent fli(ed:'easern~nt 'before' ol;lrdevelopment: is,'bulltout i~ that
there'!!Iay.~e'time~iwlien we n~e~.t()\bl()ck o~~lt~r,the a~~ess durin~<" ,
coli$thjc~ipn_ We will,as"stated !l.bC?v~j conti'n,lI~lO work, wi!~tthe BankJ>n
this. . ,\ I _ ' ~ '-I,,,., < '
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- La~tly,. we de;)' very much appreci~te' the opport\uni'ty to revisit the en~rance-
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701 Prairi~ P~n:k Lan~ NE po Bo~ 5glO Y~hn, Washington 98527
'" "-,Phone36().458.750i 'iF ax 360.458.8501 .r
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",. only ;desig~ation 'for-oLJ{F()lIrth,Av~nue~cce~s 'som~time ;in:the,'futur;e. ,
\. Ollr,:posltiOh h~st;)een, that al,owiAQ cars a~.~es~)toFo,urth;W9l:1id,keep .tt~em
,~ off the ,Fou.rttilWesf. ii1ter:s~.ctipn'., "We d,p hop~ tl)at ,our ,project '<tges "
'someh()vI :help tpimprov,e th~,chanc~s for(the,SteverislWe~l funding.
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" Sincerely, . ' ~' : .,
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"!V!.argaretClapp ,
Yelm,:Prairie'Oevelopmenl9o.
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YELM PRAIRIE DEVELOPMENT COMPANY
April 10, 2000
cOpy
RECEIVED
APR 1 0 2000
~f . ~-3~!Y~ ~Or
7ttOl'dl ?c ~6!r( 1k!-t-7wlj
To follow up on our discussion regarding access through Prairie Park, we
are not opposed to an eventual dedicated easement for First Community
Bank through our developmenL Our concern regards the fact that we will
be building improvement$ and buildings for several years. A pennanent
fixed position easement would not be desirable until buildings are
complete as there could be times during construction when that access
would be blocked. Having to provide unfettered access or having to have
"flaggers" controlling any traffic could add considerable expense and time
to our construction. It would be more straightforward fOf us to have an
access agreement that doesn't specify by surveyed legal description
language where that access occurs until our development Is substantially
complete.
The Kirkbride Group, Inc.
4406 7"' Avel1ue SE
Suite 301
lacey WA 98503
Dear Frank,
We propose a second access along our eastem boundary or, depending on
the timing of buildings, a temporary access somewhere around your
employee parking area (as Larry suggested). The timing for the "0" and
"E" buildings around the preferred and agreed access between the bank
and us is a bit unknown but we expect it to be in the next few years. We
can roughly build this preferred access with our Phase 1 and it would be
available if and until construction would be hampered by traffie through
this area. We would expect the bank to pay its portion of the cost.
We have not yet thoroughly researched this point but we don't believe that
the city can require that one party gives an easement to another party
because of issues beyond the giving part's control. (At least not without
an eminent domain proces$ or some other substantive argument) Be that
as it may. we are not willing at this time to guarantee that the access we've
agreed upon would never be unavailable. By the way, would you consider
this to be a reciprocal agreement?
We would like to reiterate our position that it is the state Department of
Transportation that designed Yelm Avenue improvements that may cause
701 Prairie Park Lane NE PO Box 5210 Yelm, Washington 9859i
Q
~
the reduced access to your west driveway. This access is obviously
valuable to you. We offered you "access" not an "easement". We have not
asked for monetary compensation to date though, as stated above, would
expect that you pay for your costs. We hope that you will be flexible
regarding our concerns and we can come to a final agreement.
Sincerely,
Margaret A. Clapp
Yelrn Prairie Development Company
CC: CIty of Yelm
Brenda Toole
677 Woodland Square Loop SE
POBox 3485
Lacey, Washington 98509-3485
(360) 493-6002
(888) 493-6002 TOLL FREE
(360) 493-2476 FAX
LETTER
OF TRANSMITTAL
. RECEI\lED
APR 6 2000
DATE. '{.. (, -07) /0 al7L-
To
SCA PROJECT NUMBER:
SEND TO:
CJ;t+11J e &11" (~
Cf"J r5f iel111 P/~f1nII1J ])epti
ODDO 7- J-
AGENCY PROJECT NUMBER:
PROJECT NAME:
VIA. I -
cell v<e/
fJJ~{y/ e ;/qr 0
cJctir/flfJ arId 6; Mt-{j)'1J tll/f15
COPIES
DATE
DESCRIPTION
THESE ARE TRANSMITTED AS CHECKED BELOW'
o FOR YOUR USE
o FOR REVIEW & COMMENT
~FOR YOUR APPROVAL
o AS REQUESTED
o APPROVED AS NOTED
o RETURNED FOR CORRECTIONS
REMARKS.
TRANSMmEDay kilWKd ~ ~
CC
\
City of Yelm
105 Yelm Avenue West
POBox 479
Yelm, Washington 98597
(360) 458-3244
Date April 5, 2000
To Mayor Wolf and City Council Members
From Cathie Carlson, City Planner
Re Mixed Use Planned Development, Case No CUP-00-8246-YL
LIST OF EXHIBITS. Exhibit I - Site Plan
Exhibit II - Vicinity Map
Exhibit III - Public Hearing Notice
Exhibit IV - Determination of NonSignificance
Exhibit V - Comment Letters
STAFF REPORT - SUMMARY STATEMENT AND DEPARTMENT RECOMMENDATION.
Staff recommends the City Council approve the above referenced project as forwarded by the Yelm
Planning Commission which is based on the following
Based on the facts of findings presented in the Planning Commission staff report dated March 29,
2000, the public testimony received at the Public Hearing, April 3, 2000, and as conditioned below, the
Planning Commission has determined the proposal meets all land use codes and development
requirements of the City of Yelm and is consistent with the Yelm Comprehensive Plan
Environmental
Prior to issuance of building permits all final mitigation measures identified in the Mitigated
Determination of NonSignificance shall be met.
Transportation
1 The City of Yelm and the Washington State Department of Transportation are currently
partnering a major roadway improvement project on East Yelm Avenue Although funding for
this project is federal funds, the Prairie Park project will pay a percentage match for their share
of the frontage improvement.
2 The on-site internal roadway section is "Local Access Commercial" As shown on the site plan
the road standard has been modified through the curve to reflect wider driving lanes needed to
accommodate the reduced radius Modifications have also been made to the road section
between buildings C & D deleting the on-street parking lane, increasing the planter strip width
from 6' to 11' and the sidewalk width from 5' to 10' (placing the sidewalk in the utility easement)
The remainder of the internal road has been modified from the "Local Access Commercial"
section combining the 6' planter strip and 5' sidewalk into a more pedestrian friendly 11'
sidewalk with street tree grates
3 The applicant shall be responsible for half-street Improvements along the site's frontage on
West Road The roadway section is "Commercial Collector" The frontage improvements
include lane improvements, curb, planter strip, sidewalk, landscape and storm drainage The
applicant shall dedicate sufficient right of way on which to construct the half-street
4
5
6
7
8
9
10
11
Water
1
2
3
4
improvements These improvements shall be constructed with Phase I
Access will include the following ingress/egress
a One 36-foot full service entrance to align with Clark Road on East Yelm Avenue,
b One one-way only entrance on 4th Avenue (the City will re-evaluate the access
restriction in the future as street improvements occur in the area),
c A Phase 1 full service access on West Road
d A Phase 1 parking lot access on West Road
e A Phase II full service access on West Road, exact location to be determined at Phase
II
A Phase II parking lot access on West Road, exact location to be determined at Phase II
A traffic calming technique will be utilized at the West Road access to discourage left turn
movements onto West Road The City will approve final technique and design of the traffic
calming device
Street lighting shall be installed per the City's Development Guidelines
Storm Drainage shall be installed per the City's Development Guidelines
Site grading and fill placed on the proposed site shall be completed to 95% density per the
City's Development Guidelines
A grading permit is required from the Public Works Department prior to any grading on site
Parking lots shall be designed per the City's Development Guidelines to meet American
Disabilities Act (ADA) requirements
The applicant shall enter into an agreement with First Community Bank granting a permanent
easement/access from their parking lot onto the Prairie Park site for ingress and egress
The applicant shall connect each new building to the City water system The cost of connection
is established by City resolution and is payable at building permit. The meter fee shall be per
the City fee schedule
The onsite water line installation shall be looped to afford maximum fire protection as per the
Uniform Fire Code At a minimum, the loop will include connections on East Yelm Avenue,
103rd Avenue, West Rd and at the intersections of Jefferson and Van Trump along 4th Avenue
The 8" main which runs along the northwest West Road parking lot access shall be continued
northwest on West Road, continuing south on 4th Avenue and connecting to the Van Trump and
Jefferson St. tees Water line and hydrants shall be installed as per City of Yelm Development
Guidelines
At Phase II or any proposed development on the north Side of West Road (whichever comes
first) , the applicant and the City will re-examine water usage requirements and determine pro-
rata share (if any to this project) and various installation strategies (LID, etc.) of the water main
extension on West Road from the project's northwest parking lot access running southeasterly
to 103rd Avenue
5 To ensure compliance with the City's 1995 water comprehensive plan, the applicant shall
connect to and install 8-inch mains throughout the project as per the preliminary water plan
6 As per City of Yelm "Development Guidelines", minimum hydrant spacing for building coverage
shall be a minimum of 150 linear feet radius Hydrants shall be a minimum of 50 feet from any
structure
7 Upon completion of on site water installation, per the City's Development Guidelines, the lines
shall be deeded to the City
8 Existing water customers whose service is disconnected by the project will be reconnected in a
manner approved by the City
9 Existing on-site wells shall be abandoned per Department of Ecology regulations Any water
rights available on-site shall be transferred to the City of Yelm
Sewer
1 The applicant shall connect to the City STEP sewer system This project is located in LID #1
and requires a portion of the connection fee to be paid at the time of building permit. The cost
of connection is established by City resolution An Equivalent Residential Unit (ERU) equals
240 gallons of water consumption per day Inspection fees shall be per the City Fee Schedule
2 Upon completion of collection lines and onsite STEP installations, per the City's Development
Guidelines, the collection lines and STEP sewer equipment shall be deeded to the City
3 To ensure compliance with the City's 1998 sewer comprehensive plan, the applicant shall
connect to a 4-inch main at the intersection of Clark Road Internal collector lines shall be 4-
inch diameter with two-inch service lines Proposed buildings H and I will connect to the
existing line on West Road
4 Septic system abandonment will be per the Thurston County Health Department.
Stormwater
1 The applicant shall design and construct all storm water facilities in accordance with the DOE
Storm Water Manual, as adopted by the City of Yelm Best Management Practices (BMP's) are
required during construction of the storm water facilities
2 The applicant shall compile a final storm water report along with construction drawings
3 The applicant shall submit a storm water operation and maintenance plan to the Public Works
Department for approval prior to final plat approval
4 As part of the final storm water report, the applicant shall conduct hydrological testing to ensure
the site is not subject to unusual high groundwater The applicant will identify areas of potential
effects associated with planned cuts and fills
Desiqn Standards
1 The applicant shall utilize the City's Development Guidelines as a guide to develop project civil
drawings
Landscaping
Prior to occupancy of Building A, the applicant shall submit a final landscape and irrigation plan,
including refuge area, to the Planning Department for approval Installation of the improvements
approved in the plan must occur prior to issuance of a Certificate of Occupancy for Building A
Parking
The applicant shall provide for loading areas as required by Chapter 17 72. Loading area design and
placement shall be approved by the Planning Department.
Desiqn Guidelines
The applicant shall submit building plans with elevations to the Planning Department no later than at
time of building permit submittal
A. PROPOSAL
Project Applicant: Yelm Prairie Development Company
Proposal Two-phased Mixed Use Commercial Development including the demolition of 2 - 4
residential units on approximately 19 acres Phase I includes the construction of a 6 screen cinema
with infrastructure improvements Phase II includes infrastructure improvements, the addition of 2
screens to the cinema, 13,500 sq ft. of retail space, 10,000 sq ft. restaurant, 19,500 sq ft. of office
space, 6,000 sq ft. Library (optional retail), 48 room addition to the Prairie Hotel, 20,000 sq ft. fitness
center, 6,000 sq ft. conference center and an option for up to 20 dwelling units in place of office space
Location The project site is bound by Yelm Avenue East, 103rd Avenue SE and West Road SE
B. PLANNING COMMISSION ACTION
The Yelm Planning Commission held a Public Hearing regarding the proposal on April 3, 2000 After
review of the staff report, public testimony and discussion, the Planning Commission recommended
the City Council approve the project with the conditions of approval as listed above
C. COUNCIL ACTION
The City Council may take on of the following actions approve the Prairie Park Mixed Use Planned
Development as forwarded by the Planning Commission, approve the project with modifications to the
conditions of approval, return the application to the Planning Commission for further review, or deny the
land use application
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Exhibit 11I- Public Hearing Notice
City of Yelm
MPO-o0-8246- YL
March 22, 2000
NOTICE OF PUBLIC HEARING
YELM PLANNING COMMISSION
DATE:
PLACE:
PURPOSE:
Monday, April 3, 2000, at 4:00 p.m.
Council Chambers, City Hall, 105 Yelm Ave W., Yelm W A
Public Hearing to receive comments on a Commercial Development of 19 acres.
APPLICANT: Yelm Prairie Development Company
PROJECT LOCATION: Yelm Avenue E, 103rd Avenue SE and West Road SE.
The Yelm Planning Commission will hold a public hearing to receive comments on the construction of an 8
screen cinema, infrastructure improvements, retail space, restaurant, office space, Library (optional), 48
room addition to the Hotel, fitness center, conference center and an option for up to 20 dwelling units.
Testimony may be given at the hearing or through any written comments on the proposal received by
the close of the public hearing on April 3, 2000. Such written comments may be submitted to the City
of Yelm at the address shown above.
Any related documents are available for public review during normalb\lsiness hours at the City ofYelm,
105 Y elm Ave W., Yelm W A. For additional information, please contact Cathie Carlson at 458-8408.
The City of Yelm provides reasonable accommodations to persons with disabilities. If you need special
accommodations to attend or participate, call the City Clerk, Agnes Bennick, at (360) 458-8404, at least 72
hours before the meeting.
ATTEST.
City ofYelm
~f' xJ ~Mw(d
Agnes ,enmck, City Clerk
DO NOT PUBLISH BELOW THIS LINE
Published in the Nisqually Valley News: Fnday, March 24, 2000
Posted in Public Areas Wednesday, March 22,2000
Mailed to Adjacent Property Owners. Wednesday, March 22,2000
~
Exhibit IV - Mitigated Determination of NonSignificance
City ofYelm
MPD-00-8246-YL
March 22, 251ep
:)'
SEPA NO' 8246
MmGATED
DETERMINATION OF NONSIGNIFICANCE
Proponent:
GGLO ArchitectsIYelm Prairie Development Company
Description of Proposal:
Two Phased Mixed Use Commercial Development including the demolition of 2 - 4
residential units on approximately 19 acres. Phase I includes the construction of a
6 screen cinema with infrastructure improvements. Phase II includes infrastructure
improvements, the addition of 2 screens to the cinema, 13,500 sq. ft. of retail space,
10,000 sq. ft. restaurant, 19,500 sq. ft. of office space, 6,000 sq. ft. Ubrary (optional
retail), 48 room addition to the Prairie Hotel, 20,000 sq. ft. fitness center, 6,000 sq.
ft. conference center and an option for up to 20 dwelling units in place of office space.
Location ofthe Proposal:
The project site is bound byYelm Avenue East, 103'" Avenue SE and West Road SE.
SectionITownship/Range:
SE 1/4 Section 19, Township 17N Range 2E, Tax Parcel 64303700100,
64303700101, 64303700302, 64303700301, 64303700205, 64303700204,
64303700200.
Threshold Determination:
The City of Yelm as lead agency for this action has determined that this proposal
does not have a probable significant adverse impact on the environment. Therefore,
an environmental impact statement (EIS) will not be required under RCW
43.21C.030(2Xc). This decision was made after review of a completed
environmental cQecklist and other information on file with the lead agency This
information is available to the public on request.
.-
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Conditions/Mitigating Measures:
SEE ATTACHED
Lead agency'
Responsible Official:
City of Yelm
Shelly Badger, City Administrator
Date of Issue:
Comment Deadline:
March 9, 2000
5:00 pm, March 22, 2000.
This Determination of NonSignificance is issued pursuant to Washington Administrative Code 197-11-340(2). The City ofYelm
will not act on this proposal prior to 5:00 p.m., April 3, 2000. Comments must be submitted to Catherine Carlson, City Planner,
at City of Yelm, 105 Yelm Ave. W., POBox 479, Yelm, WA 98597, by 5:00 p.m., March 22, 2000.
You may appeal this determination to the Yelm City Council, at above address, by submitting a written appeal no later than 5:00
p.m., March 29, 2000. You should be prepared to make specific factual objections. Contact Cathie Carlson, City Planner, to
learn more about the procedures for SEPA appeals. This MONS is not a permit and does not by itself constitute project
approval. The applicant must comply with all applicable requirements of the City ofYelm prior to receiving construction permits
which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance
(14,08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy
Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program.
DO NOT PUBLISH BELOW THIS LINE
Published Nisqually Valley News, Friday March 17,2000,
Posted in public areas. Thursday March 9, 2000
Copies to: Thursday March 9, 2000 - Dept. of Ecology w/checklist
All agencies/citizens on SEPA mailing list and adjacent property owners.
,-~.,
Exhibit IV - Mitigated Determination of NonSignificance
City of Yelm
MPD-Q0-8246-Yl
March 22, 200C
ATTACHMENT
SEPA CASE #8241
This Mitigated Determination of NonSignificance is based on the project as proposed and impacts and mitigation
reflected in the following:
.
Environmental Checklist, prepared by SCA Engineering, dated January 2000.
Traffic Impact Analysis, prepared by heffron transportation, inc., dated February 11, 2000.
Preliminary Drainage Report, prepared by scA Engineering, dated January 2000.
Tree Retention Plan, prepared by Sound Urban Forestry, dated February 14, 2000.
And the following conditions:
.
.
.
1 The applicant shall submit a demolition plan for all structures on the project site. The demolition plans
shall address the presence of asbestos and lead paint Demolition of any buildings containing asbestos
and/or lead paint shall require a permit from the Olympic Air Pollution Control Authority.
2. Yelm Avenue Site Entrance/Clark Road Intersection - Following the completion of Phase 1 (6-plex
cinema), the intersection level of service (LOS) will degrade to LOS F during the evening peak traffic
period. The installation of a traffic signal system will improve operations to acceptable conditions. The
following improvements will be installed by the project developer
.-
A. The applicant shall install a complete traffic Signal system to operate the new site access
and Clark Road intersection with Yelm Avenue. The project is not solely responsible for
the cost of the signal system. The project will be responsible to construct the signal for the
Phase 1 development and will be credited approximately 3040% of the cost towards the
Transportation Facility Charge (TFC). The actual credit will be determined by the City
B. The project developer will be required to coordinate with the Washington State
Department of Transportation (WSDOT) to obtain approval for the new signal installation.
A signal permit application will need to be completed and approved by WSDOT
C. If the City improvement project to Yelm Avenue East is not constructed prior to the
completion of Phase 1, the project developer will be responsible to add left-turn lanes on
Yelm Avenue and realign Clark Road. The left-turn channelization on Yelm Avenue will
be built to a .core" road standard. The Clark Road realignment will also be constructed to
a "core" road standard and will align with the proposed project site entrance. The
improvements will be constructed in accordance with the design drawings prepared by
WSDOT The cost of these improvements will be credited against the project's TFC
contribution.
3 Site Entrance at 4th Avenue - Currently the site plan shows a full access to 4th Avenue from the primary
cinema parking lot. During peak show times (Friday evening and Saturday matinee), the primary exit for
movie patrons will be the 4th Avenue access, This will cause a significant amount of new traffic to use the
local residential streets when exiting the site. To reduce the potential of high traffic usage during these
peak periods. the site access at 4lh Avenue will be restricted to in-bound movements only No exit will be
allowed. The following provisions will be required:
A. Design 4th Avenue entrance to restrict out-bound movements, The project developer will
Exhibit IV - Mitigated Determination of NonSignificance
City of Yelm
MPD-00-8246-YL
March 22, 2Q.OO
f. ~,~
be required to submit a driveway access plan that delineates the signing and striping
treatments, curbing and/or other traffic devices that will preclude the use of this entrance
as an exit.
B. Reconstruct the portion of4'" Avenue along the site entrance frontage. This will include
replacing the deteriorated graveVoil pavement with a new asphalt pavement section. The
pavement will be designed in accordance with the Yelm Development Guidelines. The
pavement width will follow the residential neighborhood collector standard. A sidewalk
and/or pedestrian path will be installed at the entrance to allow a continuous pedestrian
facility fonn 4'" Avenue to the cinema parking lot.
4 Traffic calming to Van Trump and Jefferson Streets - Umiting the 4'" Avenue driveway to entrance only
will reduce the level of traffic using the local residential streets. However, even with the access restriction
to 4'" Avenue, the in-bound traffic to the project site will impact these local streets. To mitigate this
impact, the project developer will be required to install traffic calming devices on the neighborhood
streets. The Improvements will include: \
A. Design and install two traffic-calming devices on Van Trump and one device on Jefferson
Street to reduce vehicle speed on the roadways and to discourage the use of these streets
\:.,
Cis destination routes to the project site. .-
B. Provide detailed design plans of traffic calming device options that will provide the most
benefit. The project developer will work with the neighbors and the City in selecting the
final design and location of the traffic-calming devices.
5. TFC Contributions -In compliance with the City of Yelm Concurrency Ordinance, the project developer
must contribute $750.00 per new p.m. peak hour trip generated-by the project. Based on the new 307
trips associated with the total project (Phase 1 & 2), the developer will be responsible for a TFC of
$230,250.00 This TFC is calculated based on the best estimate of the commercial users for the project.
The TFC will change if the commercial land-uses are modified during project development. In addition,
the project developer will be entitled to economic benefit as provided for in the TFC Ordinance. The
project developer shall provide the City with the required infonnation necessary for the City to detennine
the actual credit.
Exhibit V- Comment Letters
City of Yelm
MPD-00-8246-YL
March 22, 2000
David Asher
404 West Rd.
Yelm, Wa. 98597
-
1 RECEIVED I
MAR 2 2 ZOOO
l1<<:.=-p-
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Dear Y elm City Planners,
This letter is a concern about traffic on West Road. The road as it is today isn't adequate
to handle two lanes at once with out one lane having to hit holes on the side of the road.
If,the traffic includes a truck or bus then the other lane has to stop and let the larger
vehicle have the middle of the road. This is common knowledge for those that are using
the road now. With this in mind Yelm should be very concerned about additional traffic
that will come when the movies bring in more traffic to the area.
You have indicated there will be more traffic so I would sugge.s.t limiting the new traffic
in the area between Van Trump and West Rd intersection and the other side of the Wolf
residence. This section is the worst due to the narrow road, telephone poles, holes on the
side of the road, tree roots causing uneven road, the sharp bend at the comer of West and
4th street I suggest only having an exit on the West Road going right from the movie to
103rd Street. This would limit any concerns about the most dangerous part of the West
Road. I have not thought about the 4th Street traffic but since that road is short and
narrow it isn't much for letting more traffic on it either. Yelm has a long ways to go
before the town can seek more traffic without preparing the roads for the growth. This
responsibility has to be a serious one and a planned one. Plans are not enough without
the resources to carry out the plans. We are all aware of the large traffic problem that
takes place each weekday morning and evening. Yes there is a planned by pass but with
out resources it doesn't help the hundreds of people that are in the traffic each day.
Please do not let West Road handle any more traffic than it now has without
actually doing something for the road.
Sincerely,
/)J~
David Asher
Exhibit V- Comment Letters
City ofVelm
MPO-Q0-8246-VL
March 22, 2000
-~
Ronald and Bonnie Simmons
410 West Road
Yehn, Washington 98597
March 22, 2000
Dear City ofYelm Planners,
I would like to address the issue of increased traffic on West road due to the entrance and
exit that is planned with the new theater complex. The idea of further development in
Yelm is very exciting. I have been a resident here since 1968, and I have watched the
little town grow to a nice sized city. The problem with growth is you have to have proper
planning. I know you are aware of this and are doing the best you can. We must use good
judgment in our decisions.
West road is not built to city standards. Any further development on this road will make
matters worse. I am concerned about the safety of the 4th street comer. Also the traffic in
front of Gordon's nursery is very dangerous for pedestrian traffic. Ifwe add any more
traffic to this area we are inevitablr asking for an accident. We~oad should be brought
up to standards before any extra traffic be added.
c~
}~
I also would like to address the issue of city sewer and water along West road. I feel it is
very important to develop these utilities as growth occurs. If this is not done at this time
we would be amiss in good future plannine.
In summation, I would like to say please look at the safety of the local residents in the
area surrounding this development. I know you would not like to see anyone injured due
to sub standard city development.
Thank you,
Honnie Simmons
,r{~ (~~~
J3-e~A~
Ron Simmons
-Exhibit V- Comment Letters
City ofYelm
MPD-00-8246-YL
March 22, 2000
....
.,. Washington state
'IfII/f" Department of Transportation
SlclllorrIson
Secrelary 0/ T rlll1sporlalion
March 23, 2000
Ms. Cathie Carlson. City Planner
City ofYe1m
PO. Box 479
YeJrn, WA 98597
SR 507, MP 28.57 Left VicinIty
Yelm Prairie Development
He File No. 2000020- T
Olympto Regfon Headquarters
5720 Capitol Bou1cll:lrd. Tumwato:
P.Q, Oox 4-'''40
Olympia. WA 96504.7440
(360) 35".'600
Fax (360) 357,2601
Dear Ms. Carlson:
We have received and reviewed the subject proposal and have the following comments:
. We understand that the City and WSDOT have discussed the realignment of Clark Road. According to Neil
Campbell. WSDOT Tumwater PR;lject Office P .B. the WSDOT may no longer be in a position to financiaUy
participate in the ~ Roadreali.tnmettt. Regardless of our participation. Clark Road is to be designed to be
in direct a1ignrntnt With the entrance to P1'a1rie ParkDevelopment as a conditIOn of any new signal. TIns design
would facilitate Clark Road entering SR 507 at 90 degrees.
. WSDOT signal plan approval at proposed locations will remain contingent on the review of additional
materials as requested in the attached WSDOT memorandum. .-
. We require signal interconnect with the adjacent SR 510/507 and VaAcil Rd. signal systemS be included m the
project
. Regarding the Heffron Transportation, Tnc. February 11,2000 Prairie }lark 11A, page 24, Transit and Non-
Motorized Facilities. The report indicates that additional bicycle traffic arc expected to be small. StatIStics all
indicate that utilitanan bicycle use traffic is increasing at a dramatic pace. We would also like to call attention
to a possible bicycle-pedestrian safety issue. The la.~ sentence implies that bicyclists are to use sidewalks. In
nearly every case bicycles on sidewall<s are a hazard to both the bicyclist and the pedestrian. It is highly
suggested that bicyclists be accommodated in another fasbiou as we strongly discouraged them from usmg
sidewalks.
Thanl< you for the opportunity to review tlus proposal. If you have any questions n.-garding l1x."Sc comments, please
call TJ Nedrow at (360) 357-2728.
Sincerely,
cP~ C ~~~
DALE C. SEVERSON, P .E.
Development Services Engineer
WSDOT, Olympic Region
DS:tjn
Attachment
ce. Neil Campbell MS 4-7446
Steve Kim
Exhibit V- Comment Letters
City ofYelm
MPO-o0-8246-YL
March 22, 2000
:-\
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~,,- Washington State
..",~ Department of Transportatlan
Memorandum
,;'
March 21, 2000
TO:
THRU:
Dale Severson
47440
Steve Kim 5 ~ .
FROM:
Jim Nonnan
2633
SUBJEer: SR S07
Prairie Park
Developer Review Traffic Analysis
Additional infonnation is needed to properly detennine the need for a new signal at the
proposed access to SR 507. The consultant's traffic impact analysis states the results but
shows no documentation supporting these results. We are1'equesting the following
documentation:
:}
. Signal warrant analysis
· Signalized intersection analysis for proposed signal
-"
If the above documentation supports the results as stated in the report then we require that
Clark Road be realigned as part of the proposed signal installation. We also require that
the new signal be interconnected with the existing signal at Vancil Road and the existing
signal at the SR 507/SR 510 intersection. We are also requesting analysis of pOssible
Impacts of the proposed signal to these existing upstream and downstream signals.
If you have any questions please call mc.
r--
Exhibit V- Comment Letters
City of Yelm
MPD-00-8246-YL
March 22, 2000
THE KIRKBRIDE GROUP, Inc.
4405 Seventh Avenue Southeast, Suite 301
Lacey, Washington 98503
(360) 491-6900 Fax (360)461-6904
MEMORANDUM
TO' Cathy Carlson, City Planner
City ofYelm
FROM. Frank Kirkbride
DATE: March 31, 2000
SUBJECf YELM PRAIRIE PARK - FIRST COMMUNITY BANK - ACCESS
First Conununity Bank has been given the opportunity by the Yelm Prairie Park developers to review the
proposed access revisions on Yelm Avenue as it impacts the bank. We have developed a proposed
solution that should reduce vehicular conflicts and continue to provide full access to the bank's
customers. Our proposed solution is shown On the enclosed drawing.
The access changes create a separated drive to and from the proposed development The location will
result in a net loss of one stall from the proposed development and one from the bank. Without the
benefit of proposed elevations we asswne that the grades will be satisfactory for the improvements.
The bank's records have been reviewed and fmd no underground utilities in the location of the new
access dnves. However, the records can not be verified as complete Or "as built'" thus, First Community
Bank does not guarantee the underground situation. An independent locate is recommended.
First Community Bank is excited about the new opportunities that the pro,posed Yelm Prairie Park
development will bring to the Yelm community and wish the developer the best success. However, it is
critically important that our customers are not inconvenienced because of the plans or construction
acbvines nor loose convenient access to the bank.
The new access and traffic signal at Clarke Road and Yelm Avenue is supported ONLY if the proposed
new access to and from First Community Bank's property is included in the initial approvals and
construction activities. Because the bank will rely On the continued existence and use of the access, we
request that a permanent easement for ingress and egress to the bank's property from the new intersection
at Clarke Road and Y elm Avenue be granted by the developer.
We ask that the City require the new access from the bank to the Clarke Road intersection be built when
the changes to Yelm Avenue in the vicinity of the bank's existing access are constructed so that our
customers will have continuous, convenient access to the bank.
Thank you for your assistance and understanding the need to resolve forthcoming access problem for First
Community Bank.
cc: Patty Graves, FeB
Margaret Clapp
Enclosure:
THE KIRKBRIDE GROUP, Inc.
4405 Seventh Avenue Southeast, Suite 301
Lacey, Washington 98503
(360) 491-6900 Fax (360)461-6904
MEMORANDUM
TO' Cathy Carlson, City Planner
City of Yelm
FROM. Frank Klrkbnde
DATE: March 31, 2000
SUBJECT YELM PRAIRIE PARK - FIRST COMMUNITY BANK - ACCESS
First Cornrmmity Bank has been given the opporturuty by the Yelm Prairie Park developers to review the
proposed access revIsions on Yelm A venue as it impacts the bank. We have developed a proposed
solutIOn that should reduce vehicular conflicts and continue to provide full access to the bank's
customers. Our proposed solution IS shown on the enclosed drawing.
The access changes create a separated drive to and from the proposed development. The location will
result in a net loss of one stall from the proposed development and one from the bank. Without the
benefit of proposed elevauons we asswne that the grades will be satisfactory for the improvements.
The bank's records have been reviewed and fmd no underground utilities in the location of the new
access dnves. However, the records can not be verified as complete or "as built", thus, First Community
Bank does not guarantee the underground situation. An independent locate is recommended.
First Community Bank is excIted about the new opportunItles that the proposed Yelm Prairie Park
development will bring to the Yelm community and wish the developer the best SUccess. However, it is
cntIca11y important that our customers are not inconvenienced because of the plans or construction
actlVitles nor loose convenient access to the bank.
The new access and traffic signal at Clarke Road and Yelm Avenue IS supported ONLY if the proposed
new access to and from First Commuruty Bank's property is included m the initial approvals and
constructIOn activitIes. Because the bank will rely on the contInued existence and use of the access, we
request that a pennanent easement for ingress and egress to the bank's property from the new intersection
at Clarke Road and Yelm Avenue be granted by the developer.
We ask that the City reqUIre the new access from the bank to the Clarke Road intersection be built when
the changes to Yelm Avenue in the vicInity of the bank's existing access are constructed so that our
customers will have continuous, convenient access to the bank.
Thank you for your assistance and understanding the need to resolve forthcoming access problem for First
Community Bank.
ce' Patty Graves, FCB
Margaret Clapp
\
Enclosure'
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.:1"S O'c:/O~ )\~'<{1
677 Woodland Square Lp SE
Lacey, WA 98503
P. 0 Box 3485
Lacey, WA 98509,3485
(360) 493-6002
(888) 493-6002 Toll Free
(360) 493-2476 Fax
e-mail: sca@scaengr.com
,
jyi~ ~vJ.
City ofYelm
POBox 479
Yelm, W A 98597
Invoice # 16752
Invoice Date: 3/31/00
Attention. Cathie Carlson
Project:...
Billing Group'
00006
001
Yelm Development Review - 2000
Professional Services for the Period 2/12/00 to 3/17/00
,
This invoice includes charges for coordination with Heffron Transportation during TIA preparation, reviewing scoping
letter, review of formal TIA, preparation of comment review letter and meetings with city staff
Professional Services
Principal
Clerical
Rate Hours Charge
$12500 10.50 $1,312.50
$45 00 0.25 $11.25
Total. $1,323.75
Professional Services Totals
Reimbursables
Expense
Markup
000%
Charge
Bill Units
Cost Rate
Mileage
$0.35
$ I 9.25
5500
Reimbursables Totals
Total.
$19.25
Finance Charges
$000
$000
Retainer Applied,
* ** Total Project InVOIce Amount:
$1,343.00
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C I V I L
TRANSPORTATION
PLANNING
SURVEYING
~
City of Yelm
105 Ye/m Avenue West
PO Box 479
Ye/m, Washington 98597
(360) 458-3244
Date March 29, 2000
To. Planning Commission
From. Cathie Carlson, City Planner
Re: Mixed Use Planned Development Approval, MPD 00-8246-YL
LIST OF EXHIBITS: Exhibit I - Site Plan
Exhibit" - Vicinity Map
Exhibit 11\ - Public Hearing Notice
Exhibit IV - Mitigated Determination of Non-Significance
Exhibit V - Comment Letters
PUBLIC HEARING OBJECTIVE:
The Planning Commission must determine if the proposed project is consistent with the
_ City of Yelm's Comprehensive Plan and applicable Municitfal Code(s). After cO'1sideration
of the facts and public testimony the Planning Commission must take one of thefollowihg"". I
actions request additional information from the applicant and/or staff, continue the public ";-
hearing or make a recommendation of action to the City Council c'" ;e""
PROPOSAL.
'!J~~~~?~~!S;~<
Two-phased Mixed Use Commercial Development including the demolition of 2 - 4
residential units on approximately 19 acres. Phase I includes the construction of a 6
screen cinema with infrastructure improvements. Phase II includes infrastructure
improvements, the addition of 2 screens to the cinema, 13,500 sq ft. of retail space,
10,000 sq ft. restaurant, 19,500 sq ft. of office space, 6,000 sq ft. Library (optional retail),
48 room addition to the Prairie Hotel, 20,000 sq ft. fitness center, 6,000 sq ft conference
center and an option for up to 20 dwelling units in place of office space
FINDINGS and CONCLUSIONS:
1 Proponent Yelm Prairie Development Company
2 Location The project site IS bound by Yelm Avenue East, 103rd Avenue SE
and West Road SE
3
Public Notice. Notice of the Public Hearing was published in the Nisqually
Valley News on March 24, 2000, and posted in public areas on March 22,
2000 The notice was mailed to adjacent property owners and the
applicant on March 22, 2000
4 Existing Land Use Prairie hotel, residential with the majority of the site
vacant.
5 Adiacent Land Uses. Commercial, residential and vacant property
6 Zoning. The site is zoned C-1 Commercial District, Chapter17.26 All
adjacent properties are zoned C-1 Commercial District, Chapter 17.26
7 Transportation and Site Access. The site has road frontage on E. Yelm
Avenue, 103rd Street, 4th Avenue and West Road The existing access to
the site is on 103rd Street. The applicant proposes a full access at E. Yelm
Avenue which aligns with the new alignment of Clark Road, an access from
4th Avenue, two full accesses and two driveway accesses on West Road
The City of Yelm has designed and funded a street improvement project on
E. Yelm Avenue Those improvements include the realignment of Clark
Road, a center turn lane on E. Yelm Avenue, planter strip and sidewalk.
While the City has funded the projeqt it is unl<nown at thistime when the
improvements will be complete
Traffic using the 4th Avenue access will be traveling to the site via Van
Trump and Jefferson Streets NeitherVan Trump or Jefferson Streetare
built to City standards. It is estimated that with a full access at 4th Avenue
this will increase neighborhood traffic during the Saturday peak hour (7'00
to 8'00 pm.) to 42 trips and a Monday thru Thursday average of 450 daily
trips. By limiting the 4th Street access to an entrance only, those trips would
be reduced to approximately 19 trips and a Monday thru Thursday average
of 285 daily trips
Traffic using the West Road access will be traveling to the site from 103rd
Avenue West Road is not built to City standards The Traffic Impact
Analysis estimates approximately 16 (8 in and 8 out) new trips during the
peak hour and 160 daily trips
The City's Concurrency Ordinance, requires all development to mitigate
impacts to the City transportation system The Traffic Impact Analysis
Page 2 of 9
;
~
c 1f~~,&i~~~1~
estimates at full build out the project will generate 307 new p m peak hour
trips.
7 Parking. Chapter 17 72, Off-Street Parking and Loading, requires minimum
parking ratios and loading areas. The variety of uses have different parking
ratios. Staff has reviewed the parking plan and finds that the project meets
minimum standards. At this time no loading areas have been proposed. As
building plans are submitted staff will review each plan to ensure minimum
loading areas are provided
8 Wastewater The project site is served by the City's pUblic STEP system
The lines that serve the site are located on Yelm Avenue, 103rd Street and
West Road
9 Water Supply The project site is served by the City's public water system
The line that currently serves the site comes from 4th Avenue and runs
"cross country" to the Prairie Hotel Gordon's Nursery and A-1 Rentals are
also served from this line. The water system map shows the water line on
Yelm Avenue and the existing line on-site as the service lines for the site.
Sufficient fire flow is not present for the project without the extension of the
8" main from the northwest West Road parking lot access northwest on
West Road, continuing south on 4th Avenue and connecting to the Van
Trump and Jefferson Street 8" tees.
l:::
The West Road wate[lT)(3in from the project's West Road northwest parking
lot access southeasterly to 103rd Avenue is not necessary for Phase 1 of the
project. Further,analysis needs to be,conducted as to the requirement of
-Phase lJ's needfprthisextension Preliminary analysis shows that buildout
.ofpoth Phase larjdIL,doh'ot require the extension of this main. '~9Y ...
v~riations i9 the~!te.,plag or uses proposed could ch~nge this and~WOl.llc:l p~
taken into consideration at the time of Phase IJ or any oevelopment on the
North side of West Road (whichever comes first).
There ;s one water connection to a private residence from the 4th Avenue
water main This connection also runs "cross country' and is in the
approximate location of the proposed site access on 4th Avenue.
10 DrainaQe/Storm water The completed project will increase impervious
surfaces on the site and adjacent streets Impervious surfaces create storm
water runoff When uncontrolled and untreated storm water runoff can
create health and safety hazards
Page 3 of 9
!::;'.,-' ~~~-.--..,...~
.;"'-~-'-.;- "'-
The applicant has submitted a Preliminary Stormwater Report that
estimates the impervious surface, infiltration rates of the runoff, and a
conceptual design for treatment and storage of the stormwater
Following land use approval, the City Stormwater Manual requires the
developer to submit a final plan consistent with the final impervious
calculations for the site
11 Fire Protection. Fire protection is provided by the Thurston County Fire
District t:f2.. As development occurs there will be additional demands for fire
service.
12. Police Protection. Police protection is provided by the City of Yelm As
development occurs there will be additional demands for police service.
13 Landscaoing. Landscaping and screening are necessary to promote
safety, to provide screening between compatible land uses, to safeguard
privacy and to protect the aesthetic assets of the City Chapter 17 80,
Landscaping, requires the applicant to provide on-site landscaping for all
development proposals.
~
. .~
"~
The project developer has submitted a conceptual landscape plan that
adequately identifies the type and location of landscaping as required by the '9.
code In addition the project developer has :J5een working with a residential '- ,j'!
neighbor to the northwest of the site on specific landscaping plans
Chapter 17 80 requires that prior to building occupancy the applicarit
prgyide the_Planning,DepartIT!ent with <:Ifinallandsq?pe and irrigatiqnJ)laE!..c
ir}cluqing1~fugear~a,Jor approval Installation of the improvemeht~(rnU~! '.
also occur prior to issuance ot-Certificate of Occupancy
14 Design Guidelines. The project site is designated as Mixed Use in the
City's Design Guidelines. The Design Guidelines require developers to
consider.
1 Site Planning - the location, orientation and relationships of
buildings, parking lots and other features
2. Pedestrian Access - pedestrian circulation, safety and comfort.
3 Vehicular Access and Parking - location and size of driveways,
access roads and parking lot.
4 Building Design - design elements and character of built structures
5 Site Design and Landscaping - character and qualities of
landscaping, open space and other site features
Page 4 of 9
Design review is an administrative process performed by staff Staff has
reviewed the proposal and finds that the site planning, pedestrian access
and vehicular access and parking meet the intent of the Design Guidelines
No later than at the time of building plan submittals, Staff will review
building design and final landscape plans to ensure the intent of the Design
Guidelines are met.
15 Environmental Review After review of the environmental checklist, a
Mitigated Determination of NonSignificance (MDNS) was issued on March
9, 2000 The comment period expired on March 22, 2000 The MDNS is
attached as Exhibit IV
16 Comprehensive Plan and Development Standards. As conditioned, the
proposal complies with the City of Yelm Comprehensive Plan and all known
applicable development regulations.
Staff Recommendation:
Staff recommends the project be approved with the following conditions of approval and
that the Planning Commission forward the proposal to the City Council for review and
approval
Environmental ," ,,,'
Prior to issuance of building permits all final mitigation measures identified in the Mitigated
Determination of NonSignificance shall be met. ." .
I
;~
-~7:_~;'~'
Transportation ";~~~~#i~?k~)~~', ',,'
1 The City of Yelm and the Washington State Department of Transportaiion"a'r~::~~r~~'T,;rf~:~';e;;,~;.~;~",,,;,
currently partnering a major roadway improvement project on East Yelm Avenue
Although funding for this project is federal funds, the Prairie Park project will pay a
percentage match for their share of the frontage improvement.
2. The on-site internal roadway section is "Local Access Commercial" As shown on
the site plan the road standard has been modified through the curve to reflect wider
driving lanes needed to accommodate the reduced radiUS Modifications have also
been made to the road section between buildings C & D deleting the on-street
parking lane, increasing the planter strip width from 6' to 11' and the sidewalk width
from 5' to 10' (placing the sidewalk in the utility easement) The remainder of the
internal road has been modified from the "Local Access Commercial" section
combining the 6' planter strip and 5' sidewalk into a more pedestrian friendly 11'
sidewalk with street tree grates
Page 5 of 9
3
The applicant shall be responsible for half-street improvements along the site's
frontage on West Road The roadway section is "Commercial Collector" The
frontage improvements include lane improvements, curb, planter strip, sidewalk,
landscape and storm drainage. The applicant shall dedicate sufficient right of way
on which to construct the half-street improvements. These improvements shall be
constructed in two phases. Phase I shall include approximately 400 linear feet on
West Road for the new theater complex. Phase II shall include the remainder of
roadway within the project limits on West Road Phase II improvements will be
triggered by 150 net PM peak trips, or the development of either buildings H and I,
whichever comes first.
)
<
"
4
Access will include the following ingress/egress.
a. One 36-foot full service entrance to align with Clark Road on East Yelm
Avenue,
b One one-way only entrance on 4th Avenue,
c. A Phase 1 full service access on West Road
d A Phase 1 parking lot access on West Road
e. A Phase II full service access on West Road, exact location to be
determined at Phase II
f A Phase II parking lot access on West Road, exact location to be
determined at Phase II
7
--
A traffic calming technique will be utilized at the West Road access to discourage, i.i;9..;fc.~~Y;Jnc(;j
left turn movements onto West Road The City will approve final techniqUe arld;'f;:';:~S't.ttfH~,~7:~;lf;{;'fll~
design of the traffic calming device. ~~';{,s:nr~;T~~;~'-';;::
,;
~6
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':o:t;'>:";'':,,:-.~.,';,\ _'~~'-'--'" ".. ' ,~:7.:,,-~_~,- 2f~'~~"::- .' ,,- .-'~"
__Street lighting shall be installed per the City's DevelopmentGuidelin(;lsr5;,;,~~-(;j?;:ft!:~~~~~h;1tj}SI)~~!i';
7
Storm Drainage shall be installed per the City's Development Guidelines.
8
Site grading and fill placed on the proposed site shall be completed to 95% density
per the City's Development Guidelines,
9
A grading permit is required from the Public Works Department prior to any grading
on site
10
Parking lots shall be designed per the City's Development Guidelines to meet
American Disabilities Act (ADA) requirements.
Page 6 of 9
Water
1
The applicant shall connect each new building to the City water system The cost
of connection is established by City resolution and is payable at building permit.
The meter fee shall be per the City fee schedule.
2.
The onsite water line installation shall be looped to afford maximum fire protection
as per the Uniform Fire Code. At a minimum, the loop will include connections on
East Yelm Avenue, 103rd Avenue, West Rd and at the intersections of Jefferson
and Van Trump along 4th Avenue.
3
The 8" main which runs along the northwest West Road parking lot access shall be
continued northwest on West Road, continuing south on 4th Avenue and connecting
to the Van Trump and Jefferson St. tees. Water line and hydrants shall be installed
as per City of Yelm Development Guidelines.
4
At Phase II or any proposed development on the north side of West Road
(whichever comes first) , the applicant and the City will re-examine watl?r usage
requirements and determine pro-rata share (if any to this project) and various
installation strategies (LID, etc.) of the water main extension on West Road from
the project's northwest parking lot access running southeasterly to 103rd Avenue
To ensure compliance with the City's 1995 water comprehensive plan, the
applicant shall connect to and install 8-inch mains tfWoughout the project as per the
preliminary water plan
f
- Asper:City of Yelm"Development Guidelines", minimumhydrant spacingforof;':~", '~~Ff;';.""'~iO';
buildiQg coverage shall bea minimum of 150 linear feet radius Hydrants sha!l:2pe~c:i'rt>':i,:,~},0,\:>:c
minimum of 50 feet from any structure :';ft\:l,:>'J~f~:'!" i.{"i~ft
7 Upon completion of on site water installation, per the City's Development
Guidelines, the lines shall be deeded to the City
3. Existing water customers whose service is disconnected by the project will be
reconnected in a manner approved by the City
9 Existing on-site wells shall be abandoned per Department of Ecology regulations
Any water rights available on-site shall be transferred to the City of Yefm
Page 7 of 9
Sewer
1 The applicant shall connect to the City STEP sewer system This project is located
in LID #I and requires a portion of the connection fee to be paid at the time of
building permit. The cost of connection is established by City resolution An
Equivalent Residential Unit (ERU) equals 240 gallons of water consumption per
day Inspection fees shall be per the City Fee Schedule.
2. Upon completion of collection lines and onsite STEP installations, per the City's
Development Guidelines, the collection lines and STEP sewer equipment shall be
deeded to the City
3 To ensure compliance with the City's 1998 sewer comprehensive plan, the
applicant shall connect to a 4-inch main at the intersection of Clark Road. Internal
collector lines shall be 4-inch diameter with two-inch service lines. Proposed
buildings H and I will connect to the existing line on West Road
4 Septic system abandonment will be per the Thurston County Health Department.
Stormwater
1 The applicant shall design and construct all storm water facilities in accordance with
the DOE Storm Water Manual, as adopted by the City of Yelm Best Management
Practices (BMP's) are required during construction,2f the storm water facilities.
"-
.~
(f
2.
The applicant shall compile a final storm water report along with construction ,:
drawings
"'::>1'I..~:::q,.ll
3
The applicant shall submit a storm water operation and maintenance plan to the
Public Works Department for approval prior to final plat approval
'~:::,1,~:: /;ic r-'
4 As part of the final storm water report, the applicant shall conduct hydrological
testing to ensure the site is not subject to unusual high groundwater The applicant
will identify areas of potential effects associated with planned cuts and fills
Design Standards
1 The applicant shall utilize the City's Development Guidelines as a guide to develop
project civil drawings.
Landscaping
Prior to occupancy of Building A. the applicant shall submit a final landscape and irrigation
plan, including refuge area, to the Planning Department for approval Installation of the
Page 8 of 9
~.:
improvements approved in the plan must occur prior to issuance of a Certificate of
Occupancy for Building A.
Parking
The applicant shall provide for loading areas as required by Chapter 17 72. Loading area
design and placement shall be approved by the Planning Department.
Design Guidelines
The applicant shall submit building plans with elevations to the Planning Department no
later than at time of building permit submittal
-
-
Page 9 of 9
-.,J
City of Yelm -Permit Fees
Site Address. Buildmg E, 106 PraHie Park St. NE(future Library)
Permit # Fee List Fees Due Receipt # Comment
805 Sewer Inspection Fee $145.00 $
(Single Family)
805 Sewer Inspection Fee $145.00+
(MultiFamily /CommJInd ustrial) $35.00/hr
Sewer Latecomers
802 Sewer ERU approved under $2480.00 $ ERU"s?
1994 Sewer Capacity
Sewer ERU in the LID+LID $2480.00
Assessment
Sewer ERU lots outside the $4850.00
LID boundaries
Site Plan
Water Latecomers
712 Water Meter $300.00 $ Meter size & fee
Water Meter LR.R.
760 Water ERU's $1000.00 $ ERU"'s?
(inside city limits)
760 Water ERU's $1200.00
(outside city limits)
740 wtr Consumer Deposit $90.00 $
742 swr
100 Plan Review $
032 Building Permit 6565 $
160 W A Building Code Fee $4.50 $ 4.50
032 Mechanical Permit 5775 $
032 Plumbing Permit 5662 $
030 Yelm Business License#
Total
420 Transportation Facility Charge "7
School Mitigation Fee $650.00 $ ?
410 Open Space Fee N/A ?
DUE AND PAYABLE AT TIME OF PERMIT ISSUANCE!
A.\6565(Bldg. E).doc
FU:-
City ofYelm -Permit Fees
Site Address Theater 201 Prame Park St. NE
Pennit # Fee List Fees Due Receiot # Comment
805 Sewer Inspection Fee $14500
(Single Familv)
805 Sewer Inspection Fee $ 145fERU $2992,80 ,
(MultiFamily/Comm./Industrial) !
Sewer Latecomers
802 Sewer ERU approved under $2480 001 $51187.20 20 64 ERU
1994 Sewer Capacity ERU
Sewer ERU in the LID+LID $2480 00
Assessment
Sewer ERU lots outside the $485000
LID boundaries
Site Plan $317500
Water Latecomers
112 Water Meter $300 00 $300 00
Water Meter LR.R.
760 WaterERU's $1000 00/ $20640 00 20 64 ERU
(inside city limits) ERU
760 Water ERU's $120000
(outside city limits)
740 wtr Consumer Deposit $90 00 $9000
742 SWT
100 Plan Review $1194943
032 Building Permit 6472 $18383 75
160 W A Building Code Fee $450 $450
032 Mechanical Pennit 5725 $ 216 50
032 Plumbmg Pencit 5614 $ 389 00
030 Yelm Business License#
Total $109328 18
420 Transportation Facility Charge
School Mitigation Fee
410 Open Space Fee
{~ r/'l/f""
~5N t l,
DUE AND PAYABLE AT TIME OF PERMIT ISSUANCE!
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Mar 29 00 08:27a
Ski 11 ings-Connoll~:h Inc,
(360l 491-3857
p.1
MEMO
City of Yelm
Attn: Shelly Badger
RE: Prairie Park Water System
Shelly,
Enclosed is a sketch of the recommendations I have for connections to the City's water
system The anticipated fire flows, if connected in this manner should be approximately
1,500 gpm, based on the measured flows in the pipes on the surrounding network. I will
run the computer model to verify my conclusions
The existing water line that goes through the middle of the proposed site IS shown on our
map as a 6" line That should be field verified by the developer If it is to be
disconnected and abandoned as proposed, I recommend that the line be connected to
the new Interior pipe network in either of the two locations shown on the sketch
I recommend the water line be extended on West Road to connect to the existing on Van
Trump and at Jefferson, With an 8" line That would eliminate the need to connect the 8"
line at the one-way entrance off of 4th as shown on the developer's site plan Fire
hydrants should be installed on West Road per the City's Development Guidelines
The Phase II connections appear to work as shown, I do question the hydrant spacing,
however The hydrant spacing should be reviewed by your building official
~n11
New 8" line
>End phase I water line
Yan Trurn-p
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2.0 Water Development Guidelines
2.010 General
Any extension of the Yelm Water System must be approved by the Department of Public Works
and all extensions must conform to the City of Yelm Water System Plan and Fire District
requirements.
In designing and planning for any development, it is the developers responsibility to see that
adequate water for both domestic use and fire protection is attainable. The developer must show,
in the proposed plans, how water will be supplied and whether adequate water pressure will be
attaIned m case of fire. An analysis of the system may be required if it appears that the system
might be inadequate.
Anyone who wishes to extend or connect to the City's water system should contact the
Department of Public Works for a water extension/connection fee estimate. This fee estimate is
an estimate of the costs due the City for a water line extension or connection.
Prior to the release of any water meters, all Public Works improvements must be completed and
approved including granting of Right-of-Way or easements, and all applicable fees must be paid.
Issuance of building permits for new construction of single family subdivisions shall not occur
until final Public Works approval is given. For commercial projects, building permits may be
issued upon completion and acceptance of the required fire protection facilities. A construction
bond, will be required for the remaining public works improvements. Certificate of occupancy
will not be issued until final Public Works approval is given for all improvements.
2.020 Design Standards
-
The design of any water extension/connection shall conform to City Standards.
[The layout ofexteifSions-sh-all proviCleforiliefiiture continuation: 'and/or -"looping" 'Of thp
. ~X1sting system as de~ine4J~Y th~-9ity! r------ ---' .-- -, "
~_- ;I'
The General Notes shown below shall be included on any plans dealing with water system
design.
GENERAL NOTES (WATER MAIN INSTALLATION)
1 All workmanship and material shall be in accordance with City of Yelm standards and the most
current copy of the State of Washington Standard Specifications for Road, Bndge and Mumcipal
Construction.
2. A preconstruction meeting shall be held with the City prior to the start of construction.
3 Water mains shall be PVC Class 20, ASTM D 2241 SDR21 with rubber gaskets ASTM D 1869, or
A WW A C900 Class 200, C905 Class 235, or ductile iron cement mortar lined thickness Class 50.
SkilliNGs" CONNOlly, INC.
CoNsulTiNG ENGiNEERS
53
City of Yelm
Comprehensive Water Plan
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CITY OF YELM
DEPT. OF PUBLIC WORKS
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APPROVED
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105 Yelm Avenue W / PO Box 479/ Yelm, WA 98597
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Fax
To:
Tom Skillings
From: Stephanie
Fax: 360-491-3857
Pages: 2
Phone:
Date: 03/28/00
Re:
Fireflows
cc:
o Urgent 0 For Review 0 Please Comment 0 Please Reply
o Please Recycle
. Comments:
Tom,
Following are the fire flows requested from Shelly thiS a.m These are current as of
today early a.m
If you have any further questions, don't hesitate to call
Steph
March 28, 2000
4TH & V AN TRUMP
3/28/00
5/1/98
608 YELM AVE. E
3/28/00
5/1/98
STOCK MARKET
103RD / MR. DOUG'S
3/28/00
5/8/98
103RD / SLEEPY HOLLOW
3/28/00
5/7/98
PLAZA DRIVE OFF / 103RD
3/28/00
5/11/98
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TRANSMISSION VERIFICATION REPORT
TIME 03/28/2000 12 38
DATE,TIME
FAX NO INAME
DURATION
PAGE(S)
RESULT
MODE
03/28 12 37
94913857
00 00 23
02
OK
STANDARD
ECM
City of Yelm
LIST OF EXHIBITS,
Exhibit I - Site Pia
Exhibit II - Vicin' y Map
Exhibit III - P lic Hearing Notice
Exhibit IV itigated Determination of Non-Signi11\;i:lIl\;~
Exhibit - Comment Letters
105 Yelm Avenue West
POBox 479
Yel,!", Washington 98597
JO) 458 244
Date
To
From
Re
March 24, 2000
Planning Commission
Cathie Carlson, City Planner
Mixed Use Planned Development App
fn vaf Q/
'roa~
l!)W1h W1 ?
PUBLIC HEARING OBJ
The Planning Commis . n must determine if the proposed project is consistent with the
City of Yelm's Compr. hensive Plan and applicable Municipal Code(s) After consideration
of the facts and pu ic testimony the Planning Commission must take one of the following
actions request tlditional information from the applicant and/or staff, continue the public
hearing or mak a recommendation of action to the City Council
PROPOS]
TWO-R ased Mixed Use Commercial Development including the demolition of 2 - 4
resi ntial units on approximately 19 acres Phase I includes the construction of a 6
sc en cinema with infrastructure improvements Phase II includes infrastructure
i provements, the addition of 2 screens to the cinema, 13,500 sq ft of retail space,
10,000 sq ft restaurant, 19,500 sq ft of office space, 6,000 sq ft Library (optional retail),
48 room addition to the Prairie Hotel, 20,000 sq ft fitness center, 6,000 sq ft conference
center and an option for up to 20 dwelling units in place of office space
FINDINGS and CONCLUSIONS.
1 Proponent Yelm Prairie Development Company
2 Location The project site is bound by Yelm Avenue East, 103rd Avenue SE
and West Road SE
3 Public Notice Notice of the Public Hearing was published in the Nisqually
Valley News on March 24, 2000, and posted in public areas on March 22,
2000 The notice was mailed to adjacent property owners and the
applicant on March 22, 2000
4 Existing Land Use Prairie hotel, residential with the majority of the site
vacant
5 Adjacent Land Uses Commercial, residential and vacant property
6 Zoning The site is zoned C-1 Commercial District, Chapter17 26 All
adjacent properties are zoned C-1 Commercial District, Chapter 17 26
6 Transportation and Site Access, The site has road frontage on E Yelm
Avenue, 103rd Street, 4th Avenue and West Road The existing access to
the site is on 103rd Street The applicant proposes a full access at E Yelm
Avenue which aligns with the new alignment of Clark Road, an access from
4th Avenue and an access from West Road
The City of Yelm has designed and funded a street improvement project on
E. Yelm Avenue Those improvements include the realignment of Clark
Road, a center turn lane on E Yelm Avenue, planter strip and sidewalk.
While the City has funded the project it is unknown at this time when the
improvements will be complete
Traffic using the 4th Avenue access will be traveling to the site via Van
Trump and Jefferson Streets Neither Van Trump or Jefferson Street are
built to City standards It is estimated that with a full access at 4th Avenue
this will increase neighborhood traffic during the Saturday peak hour (7 00
to 8 00 pm) to 42 trips and a Monday thru Thursday average of 450 daily
trips By limiting the 4th Street access to an entrance only, those trips would
be reduced to approximately 19 trips and a Monday thru Thursday average
of 285 daily trips
Traffic using the West Road access will be traveling to the site from 103rd
Avenue West Road is not built to City standards The Traffic Impact
Analysis estimates approximately 16 (8 in and 8 out) new trips during the
peak hour and 160 daily trips
The City's Concurrency Ordinance, requires all development to mitigate
impacts to the City transportation system The Traffic Impact Analysis
Page 2 of 8
estimates at full build out the project will generate 307 new p m peak hour
trips
7 Parking, Chapter 17 72, Off-Street Parking and Loading, requires minimum
parking ratio's and loading areas The variety of uses have different parking
ratios Staff has reviewed the parking plan and finds that the project meets
minimum standards At this time no loading areas have been proposed As
building plans are submitted staff will review each plan to ensure minimum
loading areas are provided
8 Wastewater The project site is served by the City's public STEP system
The lines that serve the site are located on Yelm Avenue, 103rd Street and
West Road
9 Water Supply The project site is served by the City's public water system
The line that currently serves the site comes from 4th Avenue and runs
"cross country" to the Prairie Hotel Gordon's Nursery and A-1 Rentals are
also served from this line The water system map shows the water line on
Yelm Avenue and the existing line on-site as the service lines for the site
The future West Road water main is not planned as a service line for the
site However, if the project can not meet fire flow requirements using the
E Yelm Avenue main and the 4th Avenue main it may be necessary for the
project to extend the West Road main
There are also three water connections to private residences from the 4th
Avenue water main These connections also run "cross country' and are in
the approximate location of the proposed site access on 4th Avenue
10 Drainaae/Storm water The completed project will increase impervious
surfaces on the site and adjacent streets Impervious surfaces create storm
water runoff When uncontrolled and untreated storm water runoff can
create health and safety hazards
The applicant has submitted a Preliminary Stormwater Report that
estimates the impervious surface, infiltration rates of the runoff, and a
conceptual design for treatment and storage of the stormwater
Following land use approval, the City Stormwater Manual requires the
developer to submit a final plan consistent with the final impervious
calculations for the site
Page 3 of 8
11 Fire Protection Fire protection is provided by the Thurston County Fire
District #2. As development occurs there will be additional demands for fire
service
12. Police Protection Police protection is provided by the City of Yelm As
development occurs there will be additional demands for police service
13 Landscaping. Landscaping and screening are necessary to promote
safety, to provide screening between compatible land uses, to safeguard
privacy and to protect the aesthetic assets of the City Chapter 17 80,
Landscaping, requires the applicant to provide on-site landscaping for all
development proposals
The project developer has submitted a conceptual landscape plan that
adequately identifies the type and location of landscaping as required by the
code In addition the project developer has been working with a residential
neighbor to the northwest of the site on specific landscaping plans
Chapter 17 80 requires that at the time of civil plan review and approval the
applicant provide the Planning Department with a final landscape plan,
including refuge area, for approval
14 Design Guidelines The project site is designated as Mixed Use in the
City's Design Guidelines The Design Guidelines require developers to
consider'
1 Site Planning - the location, orientation and relationships of
buildings, parking lots and other features
2 Pedestrian Access - pedestrian circulation, safety and comfort,
3 Vehicular Access and Parking - location and size of driveways,
access roads and parking lot.
4 Building Design - design elements and character of built structures
5 Site Design and Landscaping - character and qualities of
landscaping, open space and other site features
Design review is an administrative process performed by staff Staff has
reviewed the proposal and finds that the site planning, pedestrian access
and vehicular access and parking meet the intent of the Design Guidelines
No later than at the time of building plan submittals, Staff will review
building design and tinallandscape plans to ensure the intent ot the Design
Guidelines are met.
Page 4 ot 8
15 Environmental Review After review of the environmental checklist, a
Mitigated Determination of NonSignificance (MDNS) was issued on March
9,2000 The comment period expired on March 22,2000 The MDNS is
attached as Exhibit IV
16 Comprehensive Plan and Development Standards, As conditioned, the
proposal complies with the City of Yelm Comprehensive Plan and all known
applicable development regulations.
Staff Recommendation.
Staff recommends the project be approved with the following conditions of approval and
that the Planning Commission forward the proposal to the City Council for review and
approval
Environmental
Prior to issuance of building permits all final mitigation measures identified in the Mitigated
Determination of NonSignificance shall be met.
Transportation
1 The City of Yelm and the Washington State Department of Transportation are
currently partnering a major roadway improvement project on East Yelm Avenue
Although funding for this project is federal funds, the Prairie Park project will pay a
percentage match for their share of the frontage improvement.
2 The on-site internal roadway section is "Local Access Residential" As shown on
the site plan the road standard has been modified through the curve to reflect wider
driving lanes needed to accommodate the reduced radius
3 The applicant shall be responsible for half-street improvements along the site's
frontage on West Road The roadway section is "Commercial Collector" The
frontage improvements include lane improvements, curb, planter strip, sidewalk,
landscape and storm drainage The applicant shall dedicate sufficient right of way
on which to construct the half-street improvements These improvements shall be
constructed in two phases Phase I shall include approximately 400 linear feet on
West Road for the new theater complex, Phase II shall include the remainder of
roadway within the project limits on West Road Phase II improvements will be
triggered by 150 net PM peak trips, or the development of either buildings H and I,
whichever comes first.
3
4
Access will include the following ingress/egress
a Four entrances approaches per preliminary plan,
Page 5 of 8
5
6
7
8
9
10
Water
1
2,
3
5
bOne 36-foot full service entrance to align with Clark Road on East Yelm
Avenue,
c One one-way only entrance on 4th Avenue,
d Full service entrance on West Road, and
e A parking lot access on West Road
A traffic calming technique will be utilized at the West Road access to discourage
left turn movements onto West Road The City will approve final technique and
design of the traffic calming device
Street lighting shall be installed per the City's Development Guidelines
Storm Drainage shall be installed per the City's Development Guidelines
Site grading and fill placed on the proposed site shall be completed to 95% density
per the City's Development Guidelines
A grading permit is required from the Public Works Department prior to any grading
on site
Parking lots shall be designed per the City's Development Guidelines to meet
American Disadvantaged Act (ADA) requirements
The applicant shall connect each new building to the City water system The cost
of connection is established by City resolution and is payable at building permit
The meter fee shall be per the City fee schedule
The onsite water line installation shall be looped to afford maximum fire protection
as per the Uniform Plumbing Code At a minimum, the loop will include
connections on East Yelm Avenue, 103rd Avenue and at the intersection of
Jefferson and 4th Avenue
To ensure compliance with the City's 1995 water comprehensive plan, the
applicant shall connect to and install 8-inch mains throughout the project as per the
preliminary water plan
As per City of Yelm "Development Guidelines", minimum hydrant spacing for
building coverage shall be a minimum of 150 linear feet radius Hydrants shall be a
minimum of 50 feet from any structure
Page 6 of 8
6 Upon completion of on site water installation, per the City's Development
Guidelines, the lines shall be deeded to the City
7 Existing water customers whose service is disconnected by the project will be
reconnected in a manner approved by the City
8 Existing on-site well's shall be abandoned per Department of Ecology regulations
Water rights shall be transferred to the City of Yelm
Sewer
1 The applicant shall connect to the City STEP sewer system This project is located
in LID #1 and requires a portion of the connection fee to be paid at the time of
building permit The cost of connection is established by City resolution An
Equivalent Residential Unit (ERU) equals 240 gallons of water consumption per
day Inspection fees shall be per the City Fee Schedule
2 Upon completion of collection lines and onsite STEP installations, per the City's
Development Guidelines, the collection lines and STEP sewer equipment shall be
deeded to the City
3 To ensure compliance with the City's 1998-sewer comprehensive plan, the
applicant shall connect to a 4 inch main at the intersection of Clark Road Internal
collector lines shall be 4-inch diameter with two-inch service lines Proposed
buildings H and I will connect to the existing line on West Road
4 Septic abandonment will be per the Uniform Plumbing Code
Stormwater
1 The applicant shall design and construct all storm water facilities in accordance with
the DOE Storm Water Manual, as adopted by the City of Yelm Best Management
Practices (BMP's) are required during construction of the storm water facilities
2, The applicant shall compile a final storm water report along with construction
drawings
3 The applicant shall submit a storm water operation and maintenance plan to the
Public Works Department for approval prior to final plat approval
4 As part of the final storm water report, the applicant shall conduct hydrological
testing to ensure the site is not subject to unusual high groundwater The applicant
will identify areas of potential effects associated with planned cuts and fills
Page 7 of 8
..
Design Standards
1 The applicant shall utilize the City's Development Guidelines as a guide to develop
project civil drawings
Landscaping
The applicant shall submit a final landscape plan, including refuge area, to the Planning
Department for approval No building permits will be issued until the landscape plan is
approved
Parking
The applicant shall provide for loading areas as required by Chapter 17 72 Loading area
design and placement shall be approved by the Planning Department.
Design Guidelines
The applicant shall submit building plans with elevations to the Planning Department no
later than at time of building permit submittal
Page 8 of 8
o
CITY OF YELM
STREET TREE LIST
FOR
CITY RIGHTS-OF-WAY
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Pedestrian Oriented Streets - except for Management Phase Areas (below)
Queen Elizabeth Maple Acer campestre 'Evelyn' 35' 30' oval 6'
Pyramidal European Carpinus betulus 'Fastigiata' 35' 25' oval 4'
Hornbeam
Autumn Applause Ash Fraxinus american a 'Autumn 45' 40' round 6'
Applause'
Tschonoskii Crabapple Malus transitoria 'Tschonoskii' 30' 14' pyramidal 6'
Amanogawa Cherry Prunus serrulata 20' 6' columnar 5'
Skyrocket Oak Quercus robur 'Fastigiata' 45' 15' columnar 6'
Red Cascade Mountain Ash Sorb us tianshanica 20' 10' uprighU 6'
, Dwarfcrown' oval
Accent Trees for Pedestrian Oriented Streets - except for Management Phase Areas - Table 1
Yoshino Cherry Prunus x yedoensis 30' 30' round 6'
Chanticleer Pear Pyrus calleryana 'Chanticleer' 40' 15' pyramidal 6'
Ivory Silk Japanese Tree Syringia reticulata 'Ivory silk' 20' 15' upright, 6'
Lilac spreading
Street Tree Requirements for Management Phase Areas I, II, III, IV and IV - see Table 1 attached
Y-1, 93rd Ave./Thurston Highlands Connector
Rocky Mountain Glow Acer grandidentatum 25' 15' oval 6'
Maple 'Schmidt'
Autumn Applause Ash Fraxinus american a 'Autumn 45' 40' round 6'
Applause'
Krauter Vesuvius Plum Prunus cerasifera 20' 15' upright 6'
English Oak Quercus robur 50' 40' round 6' - 8'
Village Green Zelkova Ze/kova serrata 'Village 40' 36' rounded 6'
Green'
Accent Trees - Y -1, 93rd Ave./Thurston Highlands Connector
Golden Raindrops Malus transitoria 20' 15' vase 4'
Crabapple 'Schmidtcutleaf'
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Sentinel Crabapple Malus baccata 'Sentinel' 20' 12' upright 6'
Red Cascade Mountain Ash Sorbus tianshanica 20' 10' upright! 6'
'Dwarfcrown' oval
Y -3 Canal Road North Loop
Green Mt Sugar Maple Acer saccharum 45' 35' oval 6'
Tartarian Maple Acer tataricum 25' 20' oval 6'
Pacific Sunset Maple Acer truncatum x A 30' 25' round 6'
platanoides
Red Oak Quercus rubra 50' 45' round 6' - 8'
Accent Tree - Y-3 Canal Road North Loop
Red Cascade Mountain Ash Sorbus tianshanica 20' 10' upright! 6'
'Dwarfcrown' oval
Y -4 Coates-Stevens-103rd Connector - Edwards Street Improvements
Crimson Sentry Maple Acer platanoides 25' 15' pyramidal 6'
Summit Ash Fraxinus pennsylvanica 45' 25' oval 6'
'Summit'
Urbanite Ash Fraxinus pennsylvanica 50' 40' pyramidal 6' - 8'
'Urbanite'
Shade Master Honey Locust Gleditsia triacanthos 'Shade 45' 35' vase 8'
Master'
Snow Goose Cherry Prunus 20' 20' round 6'
Accent Trees - Y-4 Coates-Stevens-103rd Connector - Edwards Street Improvements
Eddie's White Wonder Comus f10rida x nuttalli 25' 20' pyramidal 6'
Dogwood
Chinese Kousa Dogwood Com us kousa chinensis 20' 20' vase 6'
Y-7 SW Access
Parkway Maple Acer platanoides 40' 25' oval 6'
Scarlet Sentinel Maple Acer rub rum 40' 20' columnar 6'
Autumn Gold Ginkgo Ginkgo biloba 'Autumn Gold' 45' 35' pyramidal 6'
Canada Red Chokecherry Prunus virginiana 'Canada 25' 20' upright 6'
Red'
Page 2
Japanese Snowbell Styrax japonicus 25' 25' round 6'
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Accent Tree - Y-7 SW Access
Yoshino Cherry Prunus x yedoensis 30' 30' round 6'
Y -8 Mossman Street Improvements
Burgundy Sweet gum Liquidambar styraciflua 40' 25' pyramidal 8'
'Burgundy'
Accent Tree - Y-8 Mossman Street Improvements
Ivory Silk Japanese Tree Syringia reticulata 'Ivory silk' 20' 15' upright, 6'
Lilac spreading
Small Trees
Rocky Mountain Glow Acer grandidentatum 25' 15' oval 6'
Maple 'Schmidt'
Crimson Sentry Maple Acer platanoides 25' 15' pyramidal 6'
Tartarian Maple Acer tataricum 25' 20' oval 6'
Pacific Sunset Maple Acer truncatum x A 30' 25' round 6'
platanoides
Eddie's White Wonder Com us f10rida x nuttalli 25' 20' pyramidal 6'
Dogwood
Chinese Kousa Dogwood Com us kousa chinensis 20' 20' vase 6'
Thornless Cocks pur Crataegus crus-galli'lnermis' 25' 25' round 6'
Hawthorn
Crimson Cloud Hawthorn Crataegus laevigata 'Crimson 22' 20' oval 6'
Cloud'
Lavalle Hawthorn Crataegus x lavallei 26' 20' vase 6'
Princeton Sentry Hawthorn Crataegus phaenopyrum 20' 12' upright 6'
'Princeton Sentry'
T oba Hawthorn Crataegus x mordenensis 20' 20' upright 6'
'T oba' round
Washington Hawthorn Crataegus phaenopyrum 25' 20' oval 6'
Golden Raindrops Malus transitoria 20' 15' vase 4'
Crabapple 'Schmidtcutleaf'
Sentinel Crabapple Malus baccata 'Sentinel' 20' 12' upright 6'
Page 3
Krauter Vesuvius Plum Prunus cerasifera 20' 15' upright 6'
Amanogawa Cherry Prunus serrulata 20' 6' columnar 5'
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Snow Goose Cherry Prunus 20' 20' round 6'
Canada Red Chokecherry Prunus virginiana 'Canada 25' 20' upright 6'
Red'
Red Cascade Mountain Ash Sorb us tianshanica 20' 10' upright! 6'
'Dwarfcrown' oval
Accent Trees - Small
Paperbark Maple Acer griseum 25' 20' round 6'
Japanese Snowbell Styrax japonicus 25' 25' round 6'
Ivory Silk Japanese Tree Syringia reticulata 'Ivory silk' 20' 15' upright, 6'
Lilac spreading
Medium Trees
Queen Elizabeth Maple Acer campestre 'Evelyn' 35' 30' oval 6'
Cleveland Maple Acer platanoides 40' 30' oval 6'
Columnar Norway Maple Acer platanoides 35' 15' columnar 6'
Parkway Maple Acer platanoides 40' 25' oval 6'
Bowhall Maple Acer rubrum 40' 15' columnar 6'
Red Sunset Maple Acer rubrum 45' 35' oval 6'
Scarlet Sentinel Maple Acer rubrum 40' 20' columnar 6'
Green Mt Sugar Maple Acer saccharum 45' 35' oval 6'
Sweet Shadow Maple Acer saccharum 45' 30' vase 6'
Norwegian Sunset Maple Acer truncatum x A 35' 25' oval 6'
platanoides
Pyramidal European Carpinus betulus 'Fastigiata' 35' 25' oval 4'
Hornbeam
Hackberry Celtis occidentalis 40' 30' columnar 6'
Autumn Purple Ash Fraxinus americana 'Autumn 45' 40' round 6'
Purple'
Patmore Ash P P Fraxinus pennsylvanica 45' 35' oval 6'
'Patmore'
C'\myfiles\tree\streettrees wpd)
Page 4
Summit Ash Fraxinus pennsylvanica 45' 25' oval 6'
'Summit'
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Autumn Gold Ginkgo Ginkgo biloba 'Autumn Gold' 45' 35' pyramidal 6'
Tschonoskii Crabapple Malus transitoria 'Tschonoskii' 30' 14' pyramidal 6'
Sargent Cherry Prunus sargentii 30' 30' round 6'
Columnar Sargent Cherry Prunus sargentii 'Columnaris' 35' 15' columnar 6'
Crimson Spire Oak Quercus alba x robur 45' 15' columnar 6'
'Crimschmidt' fastigiate
Skyrocket Oak Quercus robur 'Fastigiata' 45' 15' columnar 6'
Redmond Linden Tilia americana 'Redmond' 35' 25' pyramidal 6'
Greenspire Linden Tilia cordata 'Greenspire' 40' 30' pyramidal 6'
Sterling Silver Linden Tilia tomentosa 'Sterling' 45' 3' pyramidal 6'
Village Green Zelkova Zelko va serrata 'Village 40' 36' rounded 6'
Green'
Accent Trees - Medium
Katsuratree Cercidiphyllum japonicum 35' 30' upright 8'
pyramidal
Yoshino Cherry Prunus x yedoensis 30' 30' round 6'
Chanticleer Pear Pyrus calleryana 'Chanticleer' 40' 15' pyramidal 6'
Large Trees
Autumn Blaze Maple Acer freemanii 'Jeffersred' 50' 40' oval 6' - 8'
Emerald Queen Maple Acer platanoides 'Emerald 50' 40' oval 6' - 8'
Queen'
Deborah Maple Acer platanoides 'Deborah' 45' 40' oval 6' - 8'
Superform Maple Acer platanoides 'Superform' 45' 40' oval 6' - 8'
Morgan Maple Acer rubrum 'Morgan' 45' 40' oval 6' - 8'
Legacy Maple Acer saccharum 50' 35' oval 6' - 8'
Bonfire Maple Acer saccharum 'Bonfire' 50' 40' oval 6' - 8'
Commemoration Maple Acer saccharum 50' 35' oval 6' - 8'
'Commemoration'
! C'\myfiles\tree\streettrees,Wpd)
Page 5
European Beech Fagus sylvatica 50' 35' pyramidal 6' - 8'
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Urbanite Ash Fraxinus pennsylvanica 50' 40' pyramidal 6' - 8'
'Urbanite'
Shade Master Honey Locust Gleditsia triacanthos 'Shade 45' 35' vase 8'
Master'
Burgundy Sweet gum Liquidambar styraciflua 40' 25' pyramidal 8'
'Burgundy'
Festival Sweet Gum Liquidambar styraciflua 40' 20' columnar 8'
'Festival'
Palo Alto Sweet gum Liquidambar styraciflua 'Palo 45' 25' pyramidal 8'
Alto'
Worpelsdon Sweet Gum Liquidambar styraciflua 40' 25' pyramidal 8'
'Worpelsdon'
Red Oak Quercus rubra 50' 45' round 6' - 8'
English Oak Quercus robur 50' 40' round 6' - 8'
Bur Oak Quercus macrocarpa 55' 45' oval 6' - 8'
Scarlet Oak Quercus coccinea 50' 40' oval 6' - 8'
Forest Green Oak Quercus frainetto 'Schmidt' 50' 30' oval 6' - 8'
Bloodgood London Platanus x acerifolia 50' 40' pyramidal 6' - 8'
Planetree 'Bloodgood'
Frontier Elm Ulmus parvifolia x carpinifolia 45' 30' oval 6'
'Frontier'
Accent Trees - Large
Crimson King Maple Acer platanoides 'Crimson 40' 35' oval 6' - 8'
King' round
Tuliptree Liriodendron tulipifera 60' 30' oval 6' - 8'
Black Tupelo Nyssa sylvatica 50' 30' pyramidal 6 - 8'
C' \myfi les \tree \streettrees. wpd)
Page 6
TABLE I Management Areas 1 - V
Required Street Trees
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Management Area I - Soleberg Street SE to Railroad Street SE
Crimson Cloud Hawthorn (10 Crataegus laevigata 'Crimson 22' 20' oval 6'
trees) Cloud'
Management Area II - Railroad Street SE to First Street
Princeton Sentry Hawthorn Crataegus phaenopyrum 20' 12' upright 6'
(3 trees) 'Princeton Sentry'
Management Area II - First Street to Second S1-
Pyramidal European Carpinus betulus 'Fastigiata' 35' 25' oval 4'
Hornbeam (2 trees)
Management Area II - Second Street & Third Avenue Intersection
Ivory Silk Japanese Tree Syringia reticulata 'Ivory silk' 20' 15' upright, 6'
Lilac (4 trees) spreading
Management Area II - Second Street & Third Avenue
Thornless Cockspur Crataegus crus-galli 'Inermis' 25' 25' round 6'
Hawthorn (6 trees)
Management Area III - Third Avenue to Fourth Avenue
Toba Hawthorn (5 trees) Crataegus x mordenensis 20' 20' upright 6'
'T oba' round
Management Area III - Fourth Avenue to Clark Road SE
Lavalle Hawthorn (8 trees) Crataegus x lavallei 26' 20' vase 6'
Management Area III - Fourth AvenueNelm Avenue and Clark RoadNelm Avenue Intersections
Japanese Snowbell (2 trees) Styrax japonicus 25' 25' round 6'
Management Area IV - NW Killion Road to NW Cullens Road
Princeton Sentry Hawthorn Crataegus phaenopyrum 20' 12' upright 6'
(26 trees) 'Princeton Sentry'
Chinese Kousa Dogwood (24 Comus kousa chinensis 20' 20' vase 6'
trees)
C .Imyfilesltreelstreettrees. wpd)
Page 7
Common Name Scientific Name Height Width Shape Minimum
Planting
Strip Width
Management Area IV - NE Cullens Road to Soleberg Street SE
Thornless Cockspur Crataegus crus-galli 'Inermis' 25' 25' round 6'
Hawthorn (34 trees)
Canada Red Chokecherry Prunus virginiana 'Canada 25' 20' upright 6'
(30 trees) Red'
Management Area V - East Gateway (Morris Road SE & SR 507 intersection)
Lavalle Hawthorn (2 trees) Crataegus x lavallei 26' 20' vase 6'
Princeton Sentry Hawthorn Crataegus phaenopyrum 20' 12' upright 6'
(2 trees) 'Princeton Sentry'
Management Area V - Southern Gateway (SR507 & Mossman Street Intersection)
Lavalle Hawthorn (2 trees) Crataegus x lavallei 26' 20' vase 6'
Princeton Sentry Hawthorn Crataegus phaenopyrum 20' 12' upright 6'
(2 trees) 'Princeton Sentry'
C -\myfiles\tree\streettrees_ wpd)
Page 8
FAX TRANSMISSION
CITY OF YELM
PO BOX 479 - 105 YELM AVE W
YELM WA 98597
360-458-3244
FAX, 360-458-4348
To: '];-lA~~ It:-
Fax#: (zD&) z,8)' ~ 1-3 dO
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From: ~fh(L- Gr{SQr-
Date: 3/2--+/ () 0
Pages: , including this cover sheet.
Subject:
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COMMENTS /l-Iter rCsewruh .5hrAj cI-- -:r. &/fie.- -h
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If you do no~ receIve all copies or any copy is not legible, please call (360) 458-3244 as
soon as possIble.
dslc :\office\fonns\fax, 3
.c
~1
/ City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
IiU(F ie.) (~fiJ( '624{p pw 1'1YYIf/l~
te. March 24, 2000
(io: Planning Commission
" ro: Cathie Carlson, City Planner
e. Mixed se Planned Development Approval, MPD 00-8246.YL
Exhibit I . Site Plan
Exhibit II . Vicinity Map
Exhibit III . Public Hearing Notice
Exhibit IV. Mitigated Determination of Non-Significance
Exhibit V . Comment Letters
PUBLIC HEARING OBJECTIVE:
The Planning Commission must determine if the proposed project is consistent with the
City ofYelm's Comprehensive Plan and applicable Municipal Code(s). After consideration
of the facts and public testimony the Planning Commission must take one of the following
actions. request additional information from the applicant and/or staff, continue the public
hearing or make a recommendation of action to the City Council
PROPOSAL:
Two-phased Mixed Use Commercial Development including the demolition of 2 - 4
residential units on approximately 19 acres Phase I includes the construction of a 6
screen cinema with infrastructure improvements. Phase II includes infrastructure
improvements, the addition of 2 screens to the cinema, 13,500 sq ft. of retail space,
10,000 sq ft. restaurant, 19,500 sq ft, of office space, 6,000 sq ft. Library (optional retail),
48 room addition to the Prairie Hotel, 20,000 sq ft, fitness center, 6,000 sq ft, conference
center and an option for up to 20 dwelling units in place of office space
FINDINGS and CONCLUSIONS.
1 Proponent Yelm Prairie Development Company
2. Location. The project site is bound by Yelm Avenue East, 103rd Avenue SE
and West Road SE
""
3 Public Notice Notice of the Public Hearing was published in the Nisqually
Valley News on March 24, 2000, and posted in public areas on March 22,
2000 The notice was mailed to adjacent property owners and the
applicant on March 22, 2000
4 Existing land Use Prairie hotel, residential with the majority of the site
vacant.
5 Adiacent land Uses. Commercial, residential and vacant property
6 Zoning. The site is zoned C-1 Commercial District, Chapter17.26 All
adjacent properties are zoned C-1 Commercial District, Chapter 17.26
6 Transportation and Site Access. The site has road frontage on E. Yelm
Avenue, 103rd Street, 4th Avenue and West Road. The existing access to
the site is on 103rd Street. The applicant proposes a full access at E. Yelm
Avenue which aligns with the new alignment of Clark Road, an access from
4th Avenue and an access from West Road.
The City of Yelm has designed and funded a street improvement project on
E. Yelm Avenue Those improvements include the realignment of Clark
Road, a center turn lane on E. Yelm Avenue, planter strip and sidewalk.
While the City has funded the project it is Lifiknown at this time when the
improvements will be complete.
Traffic using the 4th Avenue access will be traveling to the site via Van
Trump and Jefferson Streets. Neither Van Trump or Jefferson Street are
built to City standards. It is estimated that with a full access at 4th Avenue
this will increase neighborhood traffic during the Saturday peak hour (7'00
to 8'00 pm) to 42 trips and a Monday thru Thursday average of 450 daily
trips. By limiting the 4th Street access to an entrance only, those trips would
be reduced to approximately 19 trips and a Monday thru Thursday average
of 285 daily trips
Traffic using the West Road access will be traveling to the site from 103rd
Avenue West Road is not built to City standards. The Traffic Impact
Analysis estimates approximately 16 (8 in and 8 out) new trips during the
peak hour and 160 daily trips
The City's Concurrency Ordinance, requires all development to mitigate
impacts to the City transportation system The Traffic Impact Analysis
Page 2 of 8
estimates at full build out the project will generate 307 new p m peak hour
trips.
7 Parking. Chapter 17 72, Off-Street Parking and Loading, requires minimum
parking ratio's and loading areas. The variety of uses have different parking
ratios. Staff has reviewed the parking plan and finds that the project meets
minimum standards. At this time no loading areas have been proposed As
building plans are submitted staff will review each plan to ensure minimum
loading areas are provided
8. Wastewater The project site is served by the City's public STEP system.
The lines that serve the site are located on Yelm Avenue, 103rd Street and
West Road
9 Water Supply The project site is served by the City's public water system
The line that currently serves the site comes from 4th Avenue and runs
"cross country" to the Prairie Hotel Gordon's Nursery and A-1 Rentals are
also served from this line fThe water system map shows the water'line'on/"
rel~~~_and th,e existing ~~---:-~m,""stte as the servi~ li~es ~or the site. .
The-future West Road water main IS not planned as a service line for the
l~ite. Hbwe~r: if th~J~roj~ct can not meet fire fIqw requirements-using-the~
IE:=-~elm-Ave~ue ~ain ~!::,d the 4th Av~nue main it may- be lJecess~ry for th~
pr0Jec~t0"'extena-tne-West-Road-m'aln.
There are also thr:Jwater connections to ~vate residences from the 4th
Avenue water ~~. These connections also run "cross country' and are in
the approximate location of the proposed site access on 4th Avenue.
10 Drainage/Storm water The completed project will increase impervious
surfaces on the site and adjacent streets. Impervious surfaces create storm
water runoff When uncontrolled and untreated storm water runoff can
create health and safety hazards.
The applicant has submitted a Preliminary Stormwater Report that
estimates the impervious surface, infiltration rates of the runoff, and a
conceptual design for treatment and storage of the stormwater
Following land use approval, the City Stormwater Manual requires the
developer to submit a final plan consistent with the final impervious
calculations for the site
Page 3 of 8
11 Fire Protection. Fire protection is provided by the Thurston County Fire
District #2., As development occurs there will be additional demands for fire
service
12. Police Protection Police protection is provided by the City of Yelm As
development occurs there will be additional demands for police service.
13 Landscaping. Landscaping and screening are necessary to promote
safety, to provide screening between compatible land uses, to safeguard
privacy and to protect the aesthetic assets of the City Chapter 17 80,
Landscaping, requires the applicant to provide on-site landscaping for all
development proposals.
The project developer has submitted a conceptual landscape plan that
adequately identifies the type and location of landscaping as required by the
code. In addition the project developer has been working with a residential
neighbor to the northwest of the site on specific landscaping plans.
Chapter 17 80 requires that at the time of civil plan review and approval the
applicant provide the Planning Department with a final landscape plan,
including refuge area, for approval
14 Design Guidelines The project site is designated as Mixed Use in the
City's Design Guidelines. The Design Guid'~ines require developers to
consider'
1 Site Planning - the location, orientation and relationships of
buildings, parking lots and other features.
2. Pedestrian Access - pedestrian circulation, safety and comfort.
3 Vehicular Access and Parking -location and size of driveways,
access roads and parking lot.
4 Building Design - design elements and character of built structures.
5 Site Design and Landscaping - character and qualities of
landscaping, open space and other site features.
Design review is an administrative process performed by staff Staff has
reviewed the proposal and finds that the site planning, pedestrian access
and vehicular access and parking meet the intent of the Design Guidelines
No later than at the time of building plan submittals, Staff will review
building design and final landscape plans to ensure the intent of the Design
GUidelines are met
Page 4 of 8
15 Environmental Review After review of the environmental checklist, a
Mitigated Determination of NonSignificance (MDNS) was issued on March
9, 2000 The comment period expired on March 22, 2000 The MDNS is
attached as Exhibit IV
16 Comprehensive Plan and Development Standards. As conditioned, the
proposal complies with the City ofYelm Comprehensive Plan and all known
applicable development regulations.
Staff Recommendation:
Staff recommends the project be approved with the following conditions of approval and
that the Planning Commission forward the proposal to the City Council for review and
approval
Environmental
Prior to issuance of building permits all final mitigation measures identified in the Mitigated
Determination of NonSignificance shall be met.
tr
2. The on-site internal roadway section is "Local Access Residential" As shown on
~ ille site plan the road standard has been modified through the curve to reflect wider
OGlcJ d~ving lanes needed to accommodate the reduced radius.
~ \loft; 3( The applicant shall be responsible for half-street improvements along the site's
.fJf'\\ frontage on West Road The roadway section is "Commercial Cpllector" The
\ frontage improvements include lane improvements, curb, planter strip, ,sidewalk,
landscape and storm drainage. The applicant shall dedicate sufficient right of way
on which to construct the half-street improvements. These improvements shall be
constructed in two phases. Phase I shall include approximately 400 linear feet on
West Road for the new theater complex. Phase II shall include the remainder of
roadway within the project limits on West Road Phase II improvements will be
triggered by 150 net PM peak trips, or the development of either buildings H and I,
whichever comes first.
Transportation
1 The City of Yelm and the Washington State Department of Transportation are
currently partnering a major roadway improvement project on East Yelm Avenue.
Although funding for this project is federal funds, the Prairie Park project will pay a
percentage match for their share of the frontage illJE.rovement.
~
4
Access will include the following ingress/egress,
a Four entrances approaches per preliminary plan,
PQge 5 of 8
i if!> ~cLJ '\
flit
5
6
7
8
9
10
Water
1
bOne 36-foot full service entrance to align with Clark Road on East Yelm
Avenue,
c. One one-way only entrance on 4th Avenue,
d Full service entrance on West Road, and
e A parking lot access on West Road.
A traffic calming technique will be utilized at the West Road access to discourage
left turn movements onto West Road The City will approve final technique and
design of the traffic calming device.
Street lighting shall be installed per the City's Development Guidelines.
Storm Drainage shall be installed per the City's Development Guidelines.
Site grading and fill placed on the proposed site shall be completed to 95% density
per the City's Development Guidelines.
A grading permit is required from the Public Works Department prior to any grading
on site.
Parking lots shall be designed per the City's Development Guidelines to meet
American Disadvantaged Act (ADA) requirements.:.:::-
The applicant shall connect each new building to the City water system. The cost
of connection is established by City resolution and is payable at building permit.
The meter fee shall be per the City fee schedule
ater lin . . n shall be looped to afford maximum fire protection
as per the U. m Plumbing Co . At a minimum, the loop will include
connections venue, 103rd Avenue and at the intersection of
Jefferson and 4th Avenue k.c,~~ .
3
5
To ensure compliance with the City's 1995 water comprehensive plan, the
applicant shall connect to and install 8-inch mains throughout the project as per the
preliminary water plan.
As per City of Yelm "Development Guidelines", minimum hydrant spacing for
building coverage shall be a minimum of 150 linear feet radius. Hydrants shall be a
minimum of 50 feet from any structure
Page 6 of 8
6
Upon completion of on site water installation, per the City's Development
Guidelines, the lines shall be deeded to the City
7
Existing water customers whose service is disconnected by the project will be T' /
reconnected in a manner approved by the City ~
Existing on-site W~hall be abandoned per Department of Ecology regulations.
Water rights shall be transferred to the City of Yelm.
8
Sewer
1 The applicant shall connect to the City STEP sewer system. This project is located
in LID #I and requires a portion of the connection fee to be paid at the time of
building permit. The cost of connection is established by City resolution. An
Equivalent Residential Unit (ERU) equals 240 gallons of water consumption per
day Inspection fees shall be per the City Fee Schedule.
2. Upon completion of collection lines and onsite STEP installations, per the City's
Development Guidelines, the collection lines and STEP sewer equipment shall be
deeded to the City
3 To ensure compliance with the City's 199!1ewer comprehensive plan, the
applicant shall connect to a 4 inch main a~e intersection of Clark Road Internal
collector lines shall be 4-inch diameter with two-in~b.. service lines Proposed
buildings H and I will connect to the existing line onWest Road
4 Septic abandonment will be per the Uniform Plumbing Code.
Stormwater
1 The applicant shall design and construct all storm water facilities in accordance with
the DOE Storm Water Manual, as adopted by the City of Yelm Best Management
Practices (BMP's) are required during construction of the storm water facilities.
2. The applicant shall compile a final storm water report along with construction
drawings.
3 The applicant shall submit a storm water operation and maintenance plan to the
Public Works Department for approval prior to final plat approval
4 As part of the final storm water report, the applicant shall conduct hydrological
testing to ensure the site is not subject to unusual high groundwater The applicant
will identify areas of potential effects associated with planned cuts and fills
Page 7 of 8
! if
Design Standards
1 The applicant shall utilize the City's Development Guidelines as a guide to develop
project civil drawings
Landscaping
The applicant shall submit a final landscape plan, including refuge area, to the Planning
Department for approval No building permits will be issued until the landscape plan is
approved ~. '&- () C[L-f I )(;(;1/\ Cr
Parking
The applicant shall provide for loading areas as required by Chapter 17 72. Loading area
design and placement shall be approved by the Planning Department.
Design Guidelines
The applicant shall submit building plans with elevations to the Planning Department no
later than at time of building permit submittal
..,..
Page 8 of 8
------------- - - -~---------:::
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March 22, 2000
,xhibit \\- Vicinity MaP
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- Exhibit 11I- Public Hearing Notice
City of Yelm
MPO-o0-8246- YL
March 22, 2000
NOTICEOFPUBUCHEAroNG
YELM PLANNING COMMISSION
DATE:
PLACE:
PURPOSE:
Monday, April 3, 2000, at 4:00 p.m.
Council Chambers, City Hall, 105 Y elm Ave W., Yelm W A
Public Hearing to receive comments on a Commercial Development of 19 acres.
APPLICANT: Yelm Prairie Development Company
PROJECT LOCATION: Yelm Avenue E, 103rd Avenue SE and West Road SE.
The Yelm Planning Commission will hold a public hearing to receive comments on the construction of an 8
screen cinema, infrastructure improvements, retail space, restaurant, office space, Library (optional), 48
room addition to the Hotel, fitness center, conference center and an option for up to 20 dwelling units.
Testimony may be given at the hearing or through any written comments on the proposal received by
the close of the public hearing on April 3, 2000. Such written comments may be submitted to the City
of Yelm at the address shown above.
Any related documents are available for pubhc review dunng nol1ll31 business hours at the City of Yelm,
105 Y elm Ave W., Yelm W A. For additional mformation, please contact Cathie Carlson at 458-8408.
The City of Yelm provides reasonable accommodations to persons with dIsabilities. If you need special
accommodations to attend or participate, call the CIty Clerk, Agnes Bennick, at (360) 458-8404, at least 72
hours before the meeting.
A 1TEST
CIty ofYelm
~f; 0 e6j/ln1<d
Agnes ,enmck, CIty Clerk
DO NOT PUBLISH BELOW THIS LINE
PublIshed 10 the Nisqually Valley News: Fnday, March 24, 2000
Posted 10 PublIc Areas Wednesday, March 22, 2000
Mailed to Adjacent Property Owners, Wednesday, March 22,2000
Exlhibit IV - Mitigated Determination of NonSignificance
City of Yelm
MPD-00-8246-YL
March 22, 2000
SEPA NO' 8246
MITIGATED
DETERMINATION OF NONSIGNIFICANCE
Proponent:
GGLO ArchitectsIYelm Prairie Development Company
Description of Proposal:
Two Phased Mixed Use Commercial Development including the demolition of 2 - 4
residential units on approximately 19 acres. Phase I includes the construction of a
6 screen cinema with infrastructure improvements. Phase II includes infrastructure
Improvements, the addition of 2 screens to the cinema, 13,500 sq. ft. of retail space,
10,000 sq. ft. restaurant, 19,500 sq. ft. of office space, 6,000 sq. ft. Ubrary {optional
retail}, 48 room addition to the Prairie Hotel, 20,000 sq. ft. fitness center, 6,000 sq.
ft. conference center and an option for up to 20 dwelling units in place of office space.
Location of the Proposal:
The project site is bound by Yelm Avenue East, 10301 Avenue SE and West Road SE.
SectionITownship/Range:
SE 1/4 Section 19, Township 17N Range 2E, Tax Parcel 64303700100,
64303700101, 64303700302, 64303700301, 64303700205, 64303700204,
64303700200.
Threshold Determination:
The City of Yelm as lead agency for this action has determined that this proposal
does not have a probable significant adverse impact on the environment. Therefore,
an environmental impact statement (EIS) will not be required under RCW
43.21C.030(2Xc}. This decision was made after review of a completed
environmental cl}ecklist and other information on file with the lead agency This
information is available to the public on request.
:4;tt:
Conditions/Mitigating Measures:
SEE ATTACHED
Lead agency'
Responsible Official:
City of Yelm
Shelly Badger, City Administrator
Date of Issue:
Comment Deadline:
March 9, 2000
5:00 pm, March 22, 2000.
This Determination of NonSignificance is issued pursuant to Washington Administrative Code 197 -11-340(2}. The City ofYelm
will not act on this proposal prior to 5:00 p.m., April 3, 2000. Comments must be submitted to Catherine Carlson, City Planner,
at City of Yelm, 105 Yelm Ave. W., PO Box 479, Yelm, WA 98597, by 5:00 p.m., March 22, 2000.
You may appeal this determination to the Yelm City Council, at above address, by submitting a wrillen appeal no later than 5:00
p.m., March 29, 2000. You should be prepared to make specific factual objections. Contact Cathie Carlson, City Planner, to
learn more about the procedures for SEPA appeals. This MONS is not a permit and does not by itself constitute project
approval. The applicant must comply with all applicable requirements of the City of Yelm prior to receiving construction permits
which may include but are not limited to the City of Yelm Comprehensive Plan, Zoning Tille (17), Critical Areas Ordinance
(14 08), Storm water Drainage Design and Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy
Act (SEPA) Title (14), Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program,
DO NOT PUBLISH BELOW THIS LINE
Published Nisqually Valley News Friday March 17, 2000
Posted in public areas. Thursday March 9, 2000
Copies to Thursday March 9, 2000 - Depl. of Ecology w/checl<list
All agencies/citizens on SEPA mailing list and adjacent property owners.
Exhibit IV - Mitigated Determination of NonSignificance
City ofYelm
MPD-Q0-8246-YL
March 22, 2000
ATTACHMENT
SEPA CASE #8241
This Mitigated Detennination of NonSignificance is based on the project as proposed and impacts and mitigation
reflected in the following:
.
Environmental Checklist, prepared by SCA Engineering, dated January 2000.
.
Traffic Impact Analysis, prepared by heffron transportation, inc., dated February 11, 2000.
.
Preliminary Drainage Report, prepared by SCA Engineering, dated January 2000.
Tree Retention Plan, prepared by Sound Urban Foresby, dated February 14, 2000.
And the following conditions:
.
1. The applicant shall submit a demolition plan for all structures on the project site. The demolition plans
shall address the presence of asbestos and lead paint Demolition of any buildings containing asbestos
and/or lead paint shall require a pennit from the Olympic Air Pollution Control Authority
2. Yelm Avenue Site Entrance/Clark Road Intersection - Following the completion of Phase 1 (6-plex
cinema), the intersection level of service (LOS) will degrade to LOS F during the evening peak traffic
period. The installation of a traffic signal system will improve operations to acceptable conditions. The
following improvements will be installed by the project developer
.-
A. The applicant shall install a complete traffic signal system to operate the new site access
and Clark Road intersection with Yelm Avenue. The project is not solely responsible for
the cost of the signal system. The project will be responsible to construct the signal for the
Phase 1 development and will be credited approximately 30-40% of the cost towards the
Transportation Facility Charge (TFC). The actual credit will be detennined by the City
B. The project developer will be required to coordinate with the Washington State
Department of Transportation (WSDOT) to obtain approval for the new signal installation.
A signal pennit application will need to be completed and approved by WSDOT
C. If the City improvement project to Yelm Avenue East is not constructed prior to the
completion of Phase 1, the project developer will be responsible to add left-turn lanes on
Yelm Avenue and realign Clark Road. The left-turn channelization on Yelm Avenue will
be built to a "core" road standard. The Clark Road realignment will also be constructed to
a .core" road standard and will align with the proposed project site entrance, The
improvements will be constructed in accordance with the design drawings prepared by
WSDOT The cost of these improvements will be credited against the project's TFC
contribution.
3 Site Entrance a14lt1 Avenue - Currently the site plan shows a full access to 4th Avenue from the primary
cinema parking lot. During peak show times (Friday evening and Saturday matinee), the primary exit for
movie patrons will be the 4tl1 Avenue access This will cause a significant amount of new traffic to use the
local residential streets when eXiting the site, To reduce the potential of high traffic usage during these
peak periods, the site access at 4th Avenue will be restricted to in-bound movements only No exit will be
allowed The following provisions will be required:
A. DeSign 4"' Avenue entrance to restrict out-bound movements The project developer will
Exhibit IV - Mitigated Determination of NonSignificance
City of Yelm
MPD.Q0-8246- YL
March 22, 2000
be required to submit a driveway access plan that delineates the signing and striping
treatments, curbing and/or other traffic devices that will preclude the use of this entrance
as an exit.
B Reconstruct the portion of 4th Avenue along the site entrance frontage. This will include
replacing the deteriorated graveVoil pavement with a new asphalt pavement section. The
pavement will be designed in accordance with the Yelm Development Guidelines. The
pavement width will follow the residential neighborhood collector standard. A sidewalk
and/or pedestrian path will be installed at the entrance to allow a continuous pedestrian
facility form 4'" Avenue to the cinema parking lot.
4 Traffic calming to Van Trump and Jefferson Streets - Umiting the 4'" Avenue driveway to entrance only
will reduce the level of traffic using the local residential streets. However, even with the access restriction
to 4th Avenue, the in-bound traffic to the project site will impact these local streets. To mitigate this
impact, the project developer will be required to install traffic calming devices on the neighborhood
streets. The improvements will include:
A. Design and install two traffic-calming devices on Van Trump and one device on Jefferson
Street to reduce vehicle speed on the roadways and to discourage the use of these streets
as destination routes to the project site.
B Provide detailed design plans of traffic calming device options that will provide the most
benefit. The project developer will work with the neighbors and the City in selecting the
final design and location of the traffic-calming devices.
5. TFC Contributions -In compliance with the City of Yelm Concurrency Ordinance, the project developer
must contribute $750.00 per new p.m. peak hour trip generated-by the project. Based on the new 307
trips associated with the total project (Phase 1 & 2), the developer will be responsible for a TFC of
$230,250.00 This TFC is calculated based on the best estimate of the commercial users for the project.
The TFC will change if the commercial land-uses are modified during project development. In addition,
the project developer will be entitled to economic benefit as provided for in the TFC Ordinance. The
project developer shall provide the City with the required information necessary for the City to determine
the actual credit.
'~' ...
I Exhibit V- Comment Letters
City of Yelm
MPD-00-8246- YL
March 22, 2000
David Asher
404 West Rd.
Yelm, Wa. 98597
I RECEIVED
MAR 2 2 2000
U<<~-=- p-
Dear Yelm City Planners,
This letter is a concern about traffic on West Road. The road as it is today isn't adequate
to handle two lanes at once with out one lane having to hit holes on the side of the road.
If-the traffic includes a truck or bus then the other lane has to stop and let the larger
vehicle have the middle of the road. This is common knowledge for those that are using
the road now. With this in mind Yelm should be very concerned about additional traffic
that will come when the movies bring in more traffic to the area.
You have indicated there will be more traffic so I would sugg~ limiting the new traffic
in the area between Van Trump and West Rd intersection and the other side of the Wolf
residence. This section is the worst due to the narrow road, telephone poles, holes on the
side ofthe road, tree roots causing uneven road, the sharp bend at the comer of West and
4th street. I suggest only having an exit on the West Road going right from the movie to
103rd Street. This would limit any concerns about the most dangerous part of the West
Road. I have not thought about the 4th Street traffic but since that road is short and
narrow it isn't much for letting more traffic on it either. Yelm has a long ways to go
before the town can seek more traffic without preparing the roads for the growth. This
responsibility has to be a serious one and a planned one. Plans are not enough without
the resources to carry out the plans. We are all aware of the large traffic problem that
takes place each weekday morning and evening. Yes there is a planned by pass but with
out resources it doesn't help the hundreds of people that are in the traffic each day.
Please do not let West Road handle any more traffic than it now has without
actually doing something for the road.
Sincerely,
DJ~
DaVId Asher
I
II
. . . ~
Exhibit V- Comment Letters
City of Yelm
MPD-00-8246-YL
March 22, 2000
Ronald and Bonnie Simmons
410 West Road
Y e~ Washington, 98597
March 22, 2000
Dear City ofYelm Planners,
I would like to address the issue of increased traffic on West road due to the entrance and
exit that is planned with the new theater complex. The idea of further development in
Yelm is very exciting. I have been a resident here since 1968, and I have watched the
little town grow to a nice sized city. The problem with growth is you have to have proper
planning. I know you are aware of this and are doing the best you can. We must use good
judgment in our decisions.
West road is not built to city standards. Any further development on this road will make
matters worse. I am concerned about the safety of the 4th street comer. Also the traffic in
front of Gordon's nursery is very dangerous for pedestrian traffic. Ifwe add any more
traffic to this area we are inevitably asking for an accident. WesProad should be brought
up to standards before any extra traffic be added.
I also would like to address the issue of city sewer and water along West road. I feel it is
very important to develop these utilities as growth occurs. If this is not done at this time
we would be amiss in good future planning.
In summation, I would like to say please look at the safety of the local residents in the
area surrounding this development. I know you would not like to see anyone injured due
to sub standard city development.
Thank you,
BonnieSunmons
) -'
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~~A--=--
Ron Simmons
--,-..,----:- -~,--,--..,--_.-, -
l Exhibit V- Comment Letters
City of Yelm
MPO-o0-8246-YL
March 22, 2000
...
..
WashIngton state
Department of TranSPOrtation
8lclllontson
Secretary 01 T rlll1sp<Ktati(.lll
March 23, 2000
OIlfmpfc Region Headquarters
S720CapltoC Boulov:ud. TumwalOt
P,Q, Oox 47"40
Olyrr:plll. WA, 98504.7440
(360) 357'.'600
Fax (360) 357,2601
Ms. Cathie Carlson, City Planner
City ofYclm
PO. Box 479
YeJm, WA 98597
SR S07, MP 28.57 Left VicinIty
Ye1m Prairie Development
fiC File No. 2000020- T
Dear Ms, Carlson:
We have received and reviewed the subject proposal and have the following comments:
. We understand that the City and WSDOT have discussed the realignment of Clark Road. According to Neil
Campbell, WSDOT Tumwater Project Office P .E. the WSDOT may no longer be in a position to financiaUy
participate in the Clark Roadrealigncnetlt Regardless of our participation, Clark Road is to be designed to be
in direct alignment With the entrance to Prauie ParkDevelopment as a condition of any nCW signal. TIns design
would facilitate Clark Road entering SR 507 at 90 degrees.
. WSDOT signal plan approval at proposed locations will remain coattnsent on the review of additional
materials as requested in the attached WSDOT memorandum. .-
. We require signal interconnect with the adjacent SR 510/507 and VaAcil Rd. signal systemS be included in the
project.
. Regarding the Heffron Transportation, Inc. February 11,2000 Prairie Park 11A, page 24, Transit and Non-
Motorized Facilitics. The report indicates that additional bicycle traffic arc expected to be small. StatlStlCS all
1I1dicate that utilitanan bicycle use traffic is increasing at a dramatic pace. We would also like to call attention
to a possible bicycle-pedestrian safety issue, The last sentence impUes that bicyclists are to use sidewalks. In
nearly every case bicycles on sidewalks are a hazard to both the bicyclist and the pedestrian. 1t is highly
suggested that bicyclists be accommodated in another fasllJOU as we strongly discouraged them from USIng
sidewalks.
Thank you for the opportunity to review tlus proposal. If you have any questions n,-garding lm:sc comments, please
call T.J Nedrow at (360) 357-2728
SlIlcercly,
~~ C ~~~
DALE C SEVERSON, P ,E.
Development Services Engllleer
WSDOT, Olympic Region
DS:tjn
Attachment
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cc Neil Campbell MS 4-7446
Steve Kim
Exhibit V- Comment Letters
City of Yelm
MPO-o0-8246-YL
March 22, 2000
.....
"'II ==~::t~~~ansportatlon Memorandum
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~\j\:\\ ,~Q March 21. 2000 V\\CV\~ ' (h C(/" {If} t 'Vf ~\ r/
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~~'ll ,\ TO: Dale Severson l' \~\ \ .,:f() ~ ' Q I ^ ,-0 ~, ~t! e
\~0 ~J \"'~\I, 47440 ,9 I 0,\1 \) IU~ - l\ ,.<\/l v ~ J0'f/ ,'vi
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(f ~~ ~ THRU: Steve Kim 5 f- ~<J \~' \l\J x'\J\ ~tJ) (\ \ _ y \ YrC rt
,~~ i ~ \\\/\J\;" ~ ~,(\ \ ~ -<\ OJ 6V;){{ kJ ( ~ t
. ~"WI ~ (~'1 FROM: Jim Nonnan \j' i\ L.,' ,&V " IJ', V, ~ \1' '~' II CS\ VV " ~\ r~ I
r \\ \ lJ' 1, \llY 2633 v ~ \) ,~(,.~ ~ 11\ V~ \~~\ 0\ ~r \}); [U~~
{U,~ A ,-,\\)J SUWI!CT: SR507 , ~ \ ~ lJ \\1f' nJ \ . ~ r V ~l'"
1\ ~ ~ J(t) V\i Prairie Park ~\ ~ ~ .~ V \U \; A. yv\i \1) \,
cr~ I( \. \ ~U 0.-.\ Y\ v Developer Review Ttaffic Analysis AQ~ Si,' ~Y-I ).,J~\'-~' \ ~;'Jrt ~ \
, (\\ \V ~ J U ~ X~ ~'<I\\ U ~ w 11/
\ \1 ~~. \Q'\) y ~ 't Additional infonnation is needed to properly determine the need for a new signal at the )? J'B'\ V(!J
f\ ~ \,\ (,\ proposed access to SR 507. The consultant's traffic impact analysis states the results but \It ~N 0
rr \I ~O- 1'&" shows no documentation supporting these results. We a~'fequesting the follOWin~ ,,4 I \ \J
v\ ~\ -'\' documentatton: l}\J~ U \ ~ \;\
F:J\ j( \. C, · (~'l wauant analysis t-0:lJ\ \ '-, \ hit'-'-::'J ,~~ II- 1j1' ~ \ ,
(l 1/-, 0- ~ \ ~~ Signalized intersection analysis for proposed signal I V " ~\\\)(\ \l ,& 0' { ~J ~< '
~\- \ ,I' (f. (\ (}."'/\. '\- \ \~
t'>.\\t :.\ ., ~" If the above documentation supports the results as stated in the report then we rcquire~that ~O /\ \'-1 j t~' ,
~ - ,\:l'\ c;\ ~ Clark Road be realigned as part of the proposed signalinstallation. We also require that .~ \ \~ ((\J\J '
\'\_ \)., the new signal be interconnected with the existing signal at Vancil Road and the existing ~\ S rP\' 0j
(R~'-J. ~ ~ J( signal atthe SR S07/S~ 510 intersection. We are also requeshng analYSIS of possible U' ~\J"\) ~ ~ '\
. I ~ 'f"\~ tirnpacts of the proposed signal to these existing upstream and downstream signals. \J' l C ~
1i0l\.VJ CJ U' \jJ\f\ \} , (y
\Qt\J~\~ 1-\ ~ \ \ Q,lf you baJY questions please call me, '^ ~(~ ~
vI Vi I { \j\J , .~ A (f;n Yn!II(Y "\ ' \
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Washington State
Department of Transportation
Sid Morrison
Secretary of Transportation
Olympic Region Headquarters
5720 Capitol Boulevard Tumwater
POBox 47440
Olympia, W,A 98504-7440
March 23, 2000
(360) 357,2600
Fax (360) 357,2601
Ms CathIe Carlson, CIty Planner
CIty ofYelm
PO Box 479
Yelm, WA 98597
SR 507, MP 28 57 Left VicmIty
Yelm Prame Development
EC File No 2000020- T
Dear Ms Carlson
We have receIved and reviewed the subject proposal and have the followmg comments
. We understand that the CIty and WSDOT have dIscussed the realIgnnlent of Clark Road. Accordmg to NeIl
Campbell, WSDOT Tumwater Project Office P ,E the WSDOT may no longer be m a pOSItIon to financially
partIcIpate m the Clark Road realIgnment. Regardless of our partICIpatIOn, Clark Road IS to be deSIgned to be
m dIrect alIgnment WIth the entrance to Prame Park Development as a condItIon of any new SIgnal ThIS deSIgn
would faCIlItate Clark Road entenng SR 507 at 90 degrees
. WSDOT SIgnal plan approval at proposed locatIOns wIll remam contmgent on the reVIew of addItIOnal
matenals as requested m the attached WSDOT memorandum.
. We reqUire SIgnal mterconnect WIth the adjacent SR 510/507 and VancIl Rd. SIgnal systems be mcluded m the
project
. Regardmg the Heffron TransportatIOn, Inc February 1], 2000 Prame Park TIA, page 24 TranSIt and Non-
Motonzed FacilItIes The report mdIcates that addItIOnal bIcycle traffic are expected to be small StatIstICS all
mdIcate that utIlItanan bIcycle use traffic IS lllcreaslllg at a dramatIC pace We would also like to call attentIOn
to a possible bIcycle-pedestnan safety Issue The last sentence ImplIes that bIcyclIsts are to use SIdewalks In
nearly every case bIcycles on SIdewalks are a hazard to both the bIcyclIst and the pedestnan It IS hIghly
suggested that bIcyclIsts be accommodated m another fashIOn as we strongly dIscouraged them from usmg
SIdewalks
Thank you for the opportumty to reVIew thIS proposal If you have any questIOns regardUIg these comments, please
call TJ Nedrow at (360) 357-2728
Slllcerely
'~ /- ()
~~ L__ ~,~
DALE C SEVERSON, P,E
Development ServIces Engmeer
WSDOT OlympIC RegIOn
DS'tJn
Attachment
cc NeIl Campbell MS 4-7446
Steve KIm
E=C 2000Z0
"
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Washington State
Department of Transportation
Memorandum
,/
March 21, 2000
TO
Dale Severson
47440
THRU
Steve Knn 5 F:-
FROM
Jun Nonnan
2633
SUBJECT
SR 507
Prame Park
Developer Review Traffic Analysis
AddItIOnal mfonnatIOn IS needed to properly detenmne the need for a new sIgnal at the
proposed access to SR 507 The consultant's traffic Impact analysIs states the results but
shows no documentatIOn supportmg these results We are requestmg the followmg
documentatIon
. SIgnal warrant analYSIS
CI SIgnalIzed mtersectIOn analysIs for proposed SIgnal
If the above documentatIOn suppOlis the results as stated m the report then we reqUIre that
Clark Road be realIgned as part of the proposed Signal mstallatIOn We also reqUIre that
the new SIgnal be mterconnected WIth the eXIstmg SIgnal at VancIl Road and the eXIstmg
SIgnal at the SR 507/SR 510 mtersectIOn We are also requestmg analysIs of pOSSIble
Impacts of the proposed SIgnal to these eXIstmg upstream and downstream SIgnals.
If you have any questIOns please call me
DOT Form 700-008 EF
Re.vi~p.rl ~199
17 04
MAR-23-2000
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PAGE 2
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Washington State
Department of TranSportation
Sid Morrison
SecrC'lary of TrcUlsportatic'lfl
Olympic Region Headquarters
5720 Capitol Boulevard Turrwator
PO [lox 4f440
Olyrr:pli;\. WA 98fj04-7440
March 23, 2000
(~,nn) 35i'-;?60Cl
Fax (360) 3572601
Ms. Cathie Carlson, City Planner
City ofYelm
PO Box479
Yelm, W A 98597
SR 507, MP 28.57 Left ViCinIty
Yelm Prame Development
Be File No 2000020-T
Dear Ms Carlson
We have received and reviewed the subject proposal and have the Ibllowing comments.
. We undcrstand that thc CIty and WSDOT have discussed the reahgnment of Clark Road Accordmg to Neil
Campbell, WSDOT Tumwater PrOject Office P.E the WSDOT may no longer be In a positIon to financially
particIpate In the Clark Road reahgnment. Regardless of our partlclpatlon, Clark Road IS to be designed to be
111 direct alignment WIth the entrance to Prame Park Development as a condition of any new signal ThiS design
would facilitate Clark Road entering SR 507 at 90 degrees
· WSDOT Signal plan approval at proposed locations WIll remain contmgent on the review of addmonal
matenals as requested In the attached WSDOT memorandum.
. We require signallllterconnect with the adjacent SR 510/507 and Vancil Rd. signal systems be lOcluded In the
proJect.
. Regarding the Heffron TransportatIOn, Tnc February 11, 2000 Prame Park TrA, page 24, TranSit and Non-
Motorized FacilitIes. The report indicates that additional bicycle traffic arc expectcd to be smalL Statlsues all
lU(i!eate that utlhtanan bicycle use traffic IS Increasing at a dramatic pace We would also lIke to call attention
to a possible blcycle-pedestnan safety Issue. The last sentence Implies that bicyclists are to use Sidewalks. In
nearly every case bicycles on Sidewalks are a hazard to both the bicyclist and the pedestnan. It IS highly
suggested that bIcyclists be accommodated In a.nother fasbJon as WI,; strongly dIscouraged them from usmg
Sidewalks.
Thank you for the opportumty to review tlus proposal. [fyou have any questions n;gardmg these comments, please
call T J Nedrow at (360) 357-2728
Smccrcly,
_~G-~:2d.e C' 0 :.>cr---
C'~ ~
DALE C SEVERSON, P E.
Development Services Engmeer
WSDOT, Olympic Region
DS .tJI1
Attaclunent
cc Ndl Campbell MS 4-7446
Steve Kim
MAR-23-00 THU 03 29 PM
~
U
WSDOTt-pLANNING
FAX 3603572748
PAGE 3
/:Fe 2t:x>aZO
Washington State
Department of Transportation
Memorandum
r
March 21) 2000
TO
Dale Severson
47440
Steve Kim ;; f:-
THRU
FROM
Jim Nonnan
2633
SUBJECT
SR 507
Prairie Park
Developer Review Traffic AnalysIs
AdditiOnal mformatlOn IS needed to properly determmc the need for a new stgnal at thc
proposed access to SR 507 The consultant's traffic impact analysis states the results but
shows no documentatIOn supportmg these results. We are requestmg the followmg
documentation
. SIgnal wau8nt analysIs
· Slgnahzed mtersectIon analysIs for proposed sIgnal
If the above documentatIOn supports the results as stated In the report then we reqUIre that
Clark Road be realigned as part of the proposed sIgnal Installation. We also requIre that
the new SIgnal be Interconnected WIth the eXlstmg sIgnal at Vancil Road and the eXlstmg
signal at the SR 507/SR 510 mterscctton We are also requeshng analySIS of possible
Impacts of the proposed sIgnal to these eXlstll1g upstream and downstream sIgnals.
If you have any questIons please call me
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106_461-SI\2S phO"~
].06_461-0621 fax
March 23.2000
'tRANSMl't't ;\L
'fo~ Maraget C\a?P'
Catherine Carlson,
Brenda 1co1e
Date~
praine ratK
9909900
l'Toied~
project ~O~
AndreW LaIn (206)'149-6f!J1
Vrolll~
WE ~S}dl'f~
VIA:.
S\\eet(s) iucjuding co'l<< s\1eet 131.0 accordaocc wi\b Joe< request
~Fax
o Courter
o Mall
o Other fEDEX
If eoclosore< are not as ,.,red. please mfot""'s \",..,ediateIy, If checI<e<l betow. ptease:
o j\C\a1Owledge receipt of eoc\OSCfes
o Retutn enclosures to us
'fllE "fOLLOWING' l3Il'rU'ts 0 ShOP {)I?wlnllS 0 samPles 0 Other
" site plan of Prairie par1< site plan wUb re.ised lIS' ",diuS toad atouud the plaza. \he scale fur
this \lll< is I" = tOO'..o" scale on a 11,,\1 pape' ThankS,
Please call with anY 'lUestiOJlS 0' co""""ntS,
Si.ncete\y
^l1drew L3ll1
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Ronald and Bonrue Snnmons
410 West Road
Yehn, Washwngton 98597
March 22, 2000
Dear CIty of Yehn Planners,
J
I would like to address the Issue ofmcreased traffic on West road due to the entrance and
eXIt that IS planned wIth the new theater complex. The Idea of further development m
Yelm IS very excItmg. I have been a resIdent here smce 1968, and I have watched the
lIttle town grow to a lice sIZed CIty The problem wIth growth IS you have to have proper
planmng. I know you are aware oftlus and are domg the best you can. We must use good
Judgment m our deCISIons.
West road IS not built to CIty standards. Any further development on tlus road will make
matters worse I am concerned about the safety of the 4th street comer Also the traffic m
front of Gordon's nursery IS very dangerous for pedestnan traffic Ifwe add any more
traffic to tlus area we are mevItablyaskmg for an aCCIdent. West road should be brought
up to standards before any extra traffic be added.
I also would like to address the Issue of CIty sewer and water along West road. I feel It IS
very nnportant to develop these utilihes as growth occurs. If tlus IS not done at tlus tnne
we would be aIlliSS m good future planmng.
In summahon, I would like to say please look at the safety of the local reSIdents m the
area surroundmg tlus development. I know you would not like to see anyone mJured due
to sub standard CIty development.
Thank you,
Bonme Snnmons
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Ron Snnmons
DavId Asher
404 West Rd.
Yelm, Wa. 98597
RECEIVED
MAR 2 2 2000
'W(::~-" ' -=- =
Dear Yelm City Planners,
ThIS letter IS a concern about traffic on West Road. The road as It IS today Isn't adequate
to handle two lanes at once wIth out one lane havmg to hIt holes on the side of the road.
If the traffic mcludes a truck or bus then the other lane has to stop and let the larger
vehIcle have the mIddle of the road. ThIS IS common knowledge for those that are usmg
the road now With thIS m mmd Yelm should be very concerned about addItIonal traffic
that will come when the mOVIes brmg m more traffic to the area.
You have mdIcated there will be more traffic so I would suggest hmItmg the new traffic
in the area between Van Trump and West Rd mtersectIon and the other SIde ofthe Wolf
residence. ThIS sectIon IS the worst due to the narrow road, telephone poles, holes on the
SIde of the road, tree roots causmg uneven road, the sharp bend at the comer of West and
4th street. I suggest only havmg an eXIt on the West Road gomg nght from the mOVIe to
103rd Street. ThIS would hmIt any concerns about the most dangerous part of the West
Road. I have not thought about the 4th Street traffic but smce that road is short and
narrow It Isn't much for lettmg more traffic on It eIther Yelm has a long ways to go
before the town can seek more traffic WIthout preparmg the roads for the growth. ThIs
responsibihty has to be a senous one and a planned one. Plans are not enough WIthout
the resources to carry out the plans. We are all aware of the large traffic problem that
takes place each weekday mornmg and evenmg. Yes there IS a planned by pass but WIth
out resources It doesn't help the hundreds of people that are m the traffic each day
Please do not let West Road handle any more traffic than It now has WIthout
actually domg somethmg for the road.
Smcerely,
DJ~
DaVId Asher
t.
~
John Knowles & Associates, Inc.
PO. Box 1328
Puyallup, WA 98371-0197 ~
f'-l3-~-e \ \ Y
c:; t.o
March 22, 2000 .1 / ~ '1 Y <~ ,A.
Mr Tim Peterson
City of Yelm Public Works
P 0 Box479
Yelm, WA 98597
(253) 539-1400
FAX 539-1500
jkacivil@nwrain.com
Re. Prairie Park
Initial Review of Master Plan and Rough GradinglDemolition Plans
JKA Project #0006a
Dear Mr Peterson.
John Knowles & Associates, Inc. has completed the initial review of the Prairie Park project documents
thus far provided by Ken Garmann. We have reviewed the following documents:
. Prairie Park Village Master Plan, Preliminary Erosion Control and Storm Drainage Plan,
and Preliminary Composite Utility Plan.
· Prairie Park Erosion Control and Demolition Plan, Clearing, Grading, and Tree Retention
Plan, and details sheets,
· Prairie Park Commercial Development Preliminary Drainage Report
We have reviewed the design for compliance with City of Yelm Development Guidelines, DOE
Stormwater Management Manual, and general standards of civil engineering practice. Based on the
level of completion (preliminary) of the submitted documents relative to the City of Yelm Development
Guidelines, we consider the design documents to be preliminary; Le" the submitted plans should not
be considered final construction documents at this time However, if allowed by the City of Yelm, the
erosion control, demolition plan, and clearing, grading, and tree retention plan set could be considered
for permitting
Our comments are described below'
General Project Conditions of Approvalper the Site Plan Review (SPR) Process -
The project engineer shall review the conditions of approval contained in the SPR approval letter As
of this writing, conditions of approval have not been provided to JKA
Master Plan and Preliminary Documents Dated January 2000 .
Sheet C1 of 4 - Preliminary Erosion Control and Storm Drainaoe Plan
More soil logs will be required in the retention area during final design to ensure three-foot separation
between the infiltration surface and high groundwater
A single-cell wetpond is proposed for treatment of runoff The DOE Stormwater Manual requires at
least a two-cell wetpond, cells are to be separated by a gravel filter window
Soil log locations must be shown on the final storm or grading plan sheets as part of the final design
approval submittal.
Civil Engineering
Project Management
Construction Management
Mr Tim Peterson
March 22, 2000
Page 2
In review of the Drainage Report and the preliminary plans, it is uncertain as to whether roof drains will
be tightlined to the site storm system with ultimate discharge to the wetpond or will be directed to
individual roof drain infiltration trenches adjacent to the buildings, Final design will need to clarify this.
In discussing the project with Ken Garmann, he noted that at least "half-streer improvements will be
required for West Road. Such improvements are not depicted on the preliminary plans.
Sheet C3 - Preliminary Composite Utility Plan
Project engineer should clarify how the existing buildings (hotel, office, and conference center) are
currently served or shall be served by the City STEP system.
We suggest the project engineer review hydrant locations and access with the fire department
In discussing the project with Ken Garmann, he noted that the City will need the water system looped
into an upgraded West Road water line, He felt the existing watermain in West Road was inadequate
and needed to be upgraded as part of this project This issue will need to be addressed during final
design or addressed as a condition of project approval.
It is unclear as to how the existing City watermain that traverses the site shall be handled, Le"
removed, abandoned in place, etc.
Plans dated March, 2000 -
Sheet CL 1 - Erosion Control and ROUQh Gradina Plan Cover Sheet
All sheets submitted for permitting need City approval block,
Sheet CL2 - Erosion Control and Demolition Plan
Erosion control and demolition note number one should be amended to add the City of Yelm Public
Works as a contact for relocation coordination associated with the existing water line that traverses the
site, as well as any STEP lines that may be extended onsite to currently serve the hotel, office, and
conference center buildings,
Construction sequence note number six covers the stabilization of exposed surfaces during May
through October 31 st A note should be added that addresses how stabilization will occur for the
remaining portion of the year
Proposal includes only one construction access (off West Road) We are concerned that a clearing
and rough grading operation of this magnitude has potential for tracking significant amounts of
sediment onto all streets for which access may be proposed. In addition, there is concern with tracking
sediment onto the existing paving associated with the parking lot and driveway for the existing hotel,
office, and conference center buildings, Additional construction entrances should be considered.
Plans should be revised to address locations for stockpiling of topsoil; appropriate stockpile notes
directing the contractor to protect said stockpile should be added.
Mr Tim Peterson
March 22, 2000
Page 3
Sheet CL3 - ClearinQ, GradinQ, and Tree Retention Plan
We suggest excavating the infiltration pond bottom to a depth one foot above the final bottom
elevation, This will allow protection of the future infiltration surface.
Preliminary Drainage Report
We reviewed the report for compliance with the City of Yelm Development Guidelines and the DOE
Manual for preliminary drainage proposals. Our comments are relatively minor and are noted in red
within the Report.
If you have any questions, please contact me at (253) 539-1400
Sincerely,
JOHN KNOWLES & ASSOCIATES, INC.
~
John Knowles, P E.
President
ene, (Drainage Report and invoice)
(c:lwinword\JEKfilesI0006a322,ltr)
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MEMORANDUM
DATE.
TO'
FROM:
SUBJECT
March 14, 2000
Brenda Toole
Marcy Gustafsonryf) fs..
Prairie Park . 1
Revisions to TIA
Because of site plan/access modifications and because a signal will be installed during phase 1
construction, the following revisions need to be made to the TIA report. (The City of Yelm may
have additional revisions based on their review of the TIA)
Remove traffic shown exiting onto 4th A,enue Due to recent changes at this access, traffic
should be shown entering only
\
2. Run analysis on highest peak generator Of]\ reject (the cinema, on a Saturday afternoon)
Distribute all exiting traffic to the signal
3 Collect existing Saturday traffic volumes 0 ' Yelm Avenue WSDOT may have these
already, or Yelm Avenue may have to be ounted on a Saturday at the same time as the
cinema peak.
1
4 Recommend signal phasing at the inte section.
Please feel free to contact me or Perry ea at (888)493-6002 if you have any questions about
the above revisions.
Cc: Margaret Clapp
(g.\texl\corres\mar-00\OOO~{)314.mmo )
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Transportation
Prairie Park
Public Works Comments
~\&o
March 8, 2000
(/~w
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Conditions of Approval
I
The applicant shall be responsible for half-street improvements along the site's
frontage on West Road. The off-sIte roadway section is "Commercial Collector"
(detail attached). The frontage improvements inclqde lane improvements, curb,
planter strip, sidewalk, landscape and storm drainage, The City ofYelm and the
Washington State Department of Transportation are currently partnering a major
improvement to East Y elm Avenue. Although funding for this project is from
federal funds, the Prairie Park project will pay a percen~e match for their share
of the frontage improvement. The on-site internal roadway section is "Local t6
Access Residential" (detail attached) \? --f
\1V \ '7\1
The applicant shall dedicate sufficient right of way on which to construct the half- 'J'v it ~
) street improvements. These improvements shall be constructed in two phases. ^ ~~, -~ J\ J
Phase 1 shall include approximately 400 liner feet on West Road for the new , ~ ~\ I ,,\~,r{ \"
theatre complex. Phase 2 shall mclude the remainder of roadway within the '\ v 1# \ W ,l~
project limits on West Road. \ A\, N't 1!lrd~
Access will include the following ingress/egress V ~ . {y
a. Four entrances approaches on West Road per preliminary plan ,~x\ '\ q;V
b. One 36 foot full service entrance to align with Clark Road on East '\A ~j\J \~J; v t5-
Yelm Avenue. ()J0 ~\r- ,C
c. One one-way entrance on 4th Avenue. \!j
('
2.
3.
4.
Road design shall meet the intent ofthe City's Development Guidelines.
Qur\~ '
5.
Street lighting shall be installed per the City's Development Guidelines.
6
Sidewalks shall be installed per the City's Development Guidelines.
7.
Storm Drainage shall be installed per the City's Development Guidelines.
8.
Site ~rading and ~ll placed on the prop?se~ site sRall_~ compacted to 95% (~
d:nsIty per the City's Dev.eJopment Gwdelmes.1T D/fa. d [r. 5 ~fM mvr
Vi {V21V\1U{ ~1)1 +:WO?-r V'IOf 11' CW\~
ur\oJvrl'~ ~--tu srr~
I. (' ( {.Qc"--- -' \
f 101\ V"" ,r , /kY
l) /;tfl~ 7) \ tJ l C c!(l ()- ~ cJ( 'J C \\J \
ct \; (0 r}~C \[lJ!J \ .1\1\ \\\~- / /
4 t \ {\ty ^ \. rf)J\~ r/ ~ \II ~ )X~" ~ v
Water I 0'1 \ jb\ , P If jG \)l-- ;;LV ~
Conditions of t\pproval ;1 L? \iJ \vjl..;; VV Ir ~ \ 6 O}XV\ ~ If 1
1 The applicant shall connect each new building to the City w\ter system. TlIe'~ ~ (
cu;?enf cost to connect-shall ~~de-a-f~=-~$J.OO~~r EguivalenLResidential t; ri,
Urnt (each ERU eqW;ls 240 gallons of water consumptIon per day). The meter fee c V-c,/
shall be as per the attached schedule. ' {J ,Y G y
The onsite water line installation shall be looped to afford maximum fIre 1~ ~) ~?' -
protection as per the Uniform Plumbmg Code. At a minimum the loop will II V \
include connections on East Yelm Avenue, 103rd Avenue, West Road and at the \t10c..}
intersection of Jefferson and 4th Avenue. V t ../
2.
3.
All water connection fees for each building are due at time of building permit
Issuance.
4
To insure compliance with the city's 1995 water comprehensive plan, the
applicant shall connect to and installS-inch mains throughout the project as per
the preliminary water plan. An 8..inch water main on West Road will be required
withPhase2 SJ-rutv 1~,(~0~ tILt; fJ4rf1MNl /AJ/fafl5
((}rl) r-fUZ/'--S ~~ a P praYu,f . . .
As per CIty ofYeIm "Dryelopment GUldelmes" InInImUm hydrant spacmg for
building coverage shall be a mmunum of 150 lmear feet radIUS, Hydrants shall be
a minimum of 50 feet from any structure.
5
Upon completion of onsite water installation, per the City's Development
Guidelines, the lines shall be deeded to the CIty
With the consent of the. City Council, a latecomer's a~eement will be, entered intc;)__t___-.()') Buf/
fur applicabl~ tenefl! properties, " a, W 1,/ ctbM'dOYl vrf2\ II r I
~ W iIii Jd1 /.t[ Wr't{PlIlllL:) . \
(0 ~1P_'t - L I ()-*
Conditions of Approval k~~ n~o oo"..\-v, IS (V\L-Gvded L". , j
I IV r J{)~ 0 L(,x-/;J
The apph~t.shall conne~t to th~Ity STEP s~~er Sy~t91L~The~~J /fr~ \\oot' /
~nn ~sfiall-mclude<,~f~f.-$4,8-?<1Q.Q;ner~EqUlvalent ResldentIalIJ:rnt t:eacli -/f~tva, 'w"
)/ ..!..~ ~~ ~.F--~Z....0~ . \: "'~\.. '1--D
equals 240 gallons of water consumptIon-per'oay). InspectIon fees shall,of'! f [e. ,CJ1.....
per the City Fee Schedule " \Nf ( ()-1'
i/AfO
Upon completion ofthe onsite mstallation, per the City's Development ~C \ ~
Guidelmes, the STEP sewer equipment sha~ be deeded to the CIty by easement. ,t\ vnt- ~V'- L r
~\\V1t? ~\J1 ~1~
(). <, ~e [ yS-1'
~~-
6.
7
1
2.
'I(\fG~te,\\~{D'vliJ \ I 'l\f ~ \ryv~~ '
All sewer connectionl~h building are duVat t~ of building permit
issuance. j
3
4 To insure compliance with the city's 1998-sewer comprehensive plan, the
applicant shall connect to a 4 inch main at the mtersection of Clark Road. Internal
collector lines shall be 4-inch diameter with two-inch service lines. Proposed 1 /
/: buildings H and I will connect to the eXIsting l~~ on West road. 1, \ ~ ,! IVl ~\r\^ I C -VI r '
Yj I f7u \ V\P Ii tOY1_{ 1* I,C-1Wlr'l, Gi~Vrv't/lv$)1r-,/1 ~v f I' ~,\ v~ . i II\Y
Storm W~t~r [ ~I l' I&Ii /Ii. ; ~li' f1r 11M v "
COnditIOUS Qf Approval ~ j: .,. U .
1. The applicant shall design and construct all storm water facilities in accordance
wIth the DOE Storm Water Manual, as adopted by the City ofYelm. Best
Management Practices (BMP's) are required during construction of the storm
water facilIties.
2. The applicant shall compile a final storm water report along with construction
drawings.
3. The applIcant shall submit a storm water operation and maintenance plan to the
Public Works Department for approval prior to fmal plat approval.
/--.
~ -
/ Y A\ . / The applicant shall conduct hydrological testing to ensure the site is not subject to
\1: un, usu~l high gr~~dw~ter. T~e applicant will identify areas o:t:p0ndin,' g..and
/\~ _;;:I.__JlOtentmh:ffects=~~1t. Gc>L, vWnY~
"J J>Jeslgn Standards ['
,Uu '\
r Conditions of Approval
\i i$ l. The applicant shall utilize the City's Development Guidelines as a guide to
develop project civil drawings.
~'";.:::.'\ ~ ---
Prairie Park
Public Works Comments
March 8, 2000
Conditions of Approval
D~4~
".,
Transportation
1 The applicant shall be responsible for half-street improvements along the site's
frontage on West Road. The off-site roadway section is ''Commercial Collector"
(detail attached). The frontage improvements include lane improvements, curb,
planter strip, sidewalk, landscape and storm drainage, The CityofYelm and the
Washington State Department of Transportation are currently partnering a major
improvement to East Y elm Avenue. Although funding for this project is from
federal funds, the Prairie Park project will pay a percentage match for their share
of the frontage improvement. The on-site internal roadway section is "Local
Access Residential" (detail attached).
2. The applicant shall dedicate sufficient right of way on which to construct the half-
street improvements. These improvements shall be constructed in two phases.
Phase 1 shall include approximately 400 liner feet on West Road for the new
theatre complex.1Phase 2 shall include the remainder of roadway within the
project limits on West Road.
3. Access will mclude the following ingress/egress
a. Four entrances approaches on West Road per preliminary plan
b. One 36 foot full service entrance to align With Clark Road on East
Y elm Avenue.
c. One one-way entrance on 4th Avenue.
4. Road design shall meet the intent of the City's Development Guidelines.
5. Street lighting shall be installed per the City's Development Guidelines.
6 Sidewalks shall be installed per the City's Development Guidelines.
7. Storm Drainage shall be installed per the City's Development Guidelines.
8. Site grading and fill placed on the proposed site shall be compacted to 95%
density per the City's Development Guidelines.
at
@
Water
Conditions of Approval
1. The apphcant shall connect each new building to the City water system. The
current cost to connect shall include a fee of$1,000 00 per Equivalent Residential
Unit (each ERU equals 240 gallons of water consumption per day). The meter fee
shall be as per the attached schedule.
2. The onsite water line installation shall be looped to afford maximum frre
protection as per the Uniform Plumbmg Code. At a minimum the loop will
include connections on East Yelm Avenue, 103rd Avenue, West Road and atthe
intersection of Jefferson and 4th Avenue.
3. All water connection fees for each building are due at time of building permit
issuance.
4 To insure compliance with the city's 1995 water comprehensive plan, the
applicant shall connect to and installS-inch mains throughout the project as per
the preliminary water plan. An 8..mch water main on West Road will be required
with Phase 2 ~ S{:r &bt ("'^"P(O u e.1~,&J/
5 As per City ofYelm "Development Guidelines" minimum hydrant spacing for
building coverage shall be a mmimum of 150 lmear feet radIUS. Hydrants shall be
a mmimum of 50 feet from any structure.
6. Upon completion of onsite water installation, per the CIty'S Development
Guidelines, the lines shall be deeded to the CIty
7 With the consent ofthe City Council, a latecomer's agreement will be entered into
k for app. Heable benefit properties.
- ~L~fLL~ LV~u( -- '(J)) '0
~ S"';OuJl &/')#"-10-- {~ / (J9Jl~~UJ4JPr
Con'ibtlOns of Approval / j 0 1'/
1 The applIcant shall connect to the City STEP sewer system. The current cost to
connect shall include a fee of $4,850.00 per Equivalent ReSIdential Unit (each
ERU equals 240 gallons of water consumption per day). Inspection fees shall be
per the City Fee Schedule
2 Upon completion of the onsite mstallation, per the City's Development
Guidelines, the STEP sewer equipment .shall be deeded to the CIty by easement.
. J .-
V-- Lvtv.G
3 All sewer connection fees for each building are due at time of building permit
issuance.
,-;:~
~)
C2/
4 To InSure complianee with the city's 1998..sewer comprehensive plan, the
applIcant shall connect to a 4 ineh main at the intersectIon of Clark Road. Internal
eollector lines shall be 4..inch dIameter with two-inch service lines. Proposed
__. . buildings H,~ I ~ill c0111!ect to the eXIst~ lin~ ?n We~ R~ad~
d-'t..UI\'0~ --/~ 0vl1v p.Lf/v ~~JJf1IU--\j
Storm Wat.... Ie, 1'1' " 'I' Olli.
ConditIOns of ApproV\l1 ~ Ii l'
1. The applicant shall design and construct all storm water facilities in aecordance
wrth the DOE Storm Water Manual, as adopted by the City ofYelm. Best
Management Practices (BMP's) are required during construction of the storm
water facilities.
2. The applicant shall compile a fmal storm water report along with construction
drawings.
3 The applicant shall submit a storm water operation and maintenance plan to the
PublIc Works Department for approval prior to fmal plat approval.
4 The appheant shall conduct hydrological testing to ensure the site is not subject to
unusual high groundwater The applicant will identify areas of pondmg and
potential effects associated WIth planned fills.
Design Standards
Conditions of Approval
1. The applicant shall utilize the CIty'S Development Guidehnes as a guide to
develop project civil drawings.
t";.::;.,\ ~ q..
03/07/2000 11 00 3504932475
II
ENGINEERING
677 Woodland Square Lp SE
Lac~y, WA 98503
EO Box 3485
Lacey, WA 98509-3'l65
(360) 493-6002
(888) 493-6002 Toll Free
(360) 493-2476 p~x
e-m<\il: 8ca@~caeng(,com
seA ENGINEERING
PAGE 01
March 7, 200p
Cathie Carlson
City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm, WA 98597
(360) 458-4348 Fax
Re. Prairie Park Commercial Development - Traffie Study Review Comments
SeA #00006.001
Dear Cathie
I have reviewed the Traffic Impact Analysis (TIA) report for the proposed Prairie Park
Commercial Development prepared by Heffron Transportation, dated February 11, 2000 In
general, the TIA provides a comprehensive analysis of site impacts and driveway access
operations On the adjacent roadways and intersections. The traffic study was prepared in
accordance with the City's TIA guidelines and Traffic Facility Charge (TFC) ordinance and
incorporated our comments from the scooping process
The proposed mitigation measures Identified In the TIA are acceptable except for the revisions,
additions and clarifications described below
1 Yelm Ave Site Entrance/Clark Road Intersection - Following the completion of
Phase 1 (cinema), the intersection level of service (LOS) will degrade to LOS F
during the evening peak traffic period The installation of a traffic signal system will
improve operations to acceptable conditions The following improvements will be
installed by the project developer'
· Install a complete traffic signal system to operate the new site access and Clark
Road intersection with Yelm Avenue The project is not solely responsible for
the cost of the signal system The project will be responsible to construct the
signal for the Phase 1 development and will be credite,d approxlm~tely 30-40%
of the cost towards the TFC amount The actual credit will be determined by
the City
· The project developer will be required to coordinate with the Washington State
Department of Transportation (WSDOT) to obtain approval for the new signal
CIVIL . !~ANSronrATION , PLANNINr.
I:; IT 1J " ~ V I '" "..
03/07/2000 11 00
~
3504932475
seA ENGINEERING
PAGE 02
Cathie Carl$On '
March 7, 2000
Page 2
installation, A signal permit application will need to be competed and approved
by WSDOT
. If the Yelm Avenue East Improvements are not constructed pnor to the
completion of Phase 1, the project developer will be responsible to add left~turn
lanes on Yelm Avenue and realign Clark Road The left-turn channelization on
Yelm Avenue will be built to a "core" road stand~rd. The Clark Road
realignment will also be constructed to a .corf road standard and will align with
the proposed project site entrance The improvements will be constructed in
accordance with the design drawings prepared by WSDOT The cost of these
Improvements will be credited against the project's TFC contribution,
, 2. SIte Entrance to 4t~ Avenue - Currently the site plan shows a full access to 4th
Avenue from the primary cinema parking lot. During peak show times (Friday
evenIng and Saturday matin'ee), the primary eXit for movie patrons will be the
entrance to 4th Avenue This will cause a significant amount of new traffic to use
the local residential streets when exiting the site, To reduce the potential of high
traffic usage during these peak periods', the site entrance to 4t~ Avenue will be
restricted to in-bound movements only No exit will be allowed. The following
provisions will be required
. Design 4t~ Avenue entrance to restrict out"bound movements The project
developer will be required to submit a driveway access plan that delineates the
sigrllng and striping treatments, curbIng and/or other traffic devices that will
preclude the .use of this entrance as an exit
. Reconstruct the portion of 4th Avenue along the site entrance frontage This will
include replacing the deteriorated gravel/oil pavement with a new asphalt
pavemeril section, The pavement will be designed in accordance with the Yelm
Development Guidelines The pavement width will follow the residential
neighborhood collector standard A sidewalk and/or pedestrian path will be
installed at the entrance to allow a continuous pedestrian facility from 41~
Avenue to the cinema parking lot.
3 Traffic Calming to Van Trump and Jefferson Stre6ts - Limiting the 4th Avenue
driveway to entrance only will reduce the level of traffic using the local residential
streets However, even with the access restriction to 4th Avenue, the in-bound
traffic to the project site will impact these local streets To mitigate this Impact, the
project developer will be required to install traffic calming devices on the
neighborhood streets The improvements will include
-
i r tr 1 1
T n A ~ ~ " ~ ~ ~
03/07/2000 11 00
,.
3504932475
seA ENGINEERING
PAGE 03
Cathie Carlson
March 7, 2000
Page 3
. Design and install two traffic-calming devices on Van Trump ~nd one device on
Jefferson Street to reduce vehicle speed on the roadw~ys and to discourage
the use of these streets as destination route~ to the project site
I
. Provide detailed desIgn plans of traffic calming davice options that will provIde
the most benefit. The exact location of these devices will depend on the type of
device selected The City will review the options and select the preferred
choice for installation
4 TFC Contributions - In compliance with the City of Yelm TFC ordinance, the project
developer must Gontribute $750 per new peak hour tnp Based on the net new 307
trips associated with the total prOject (phase 1 & 2), the developer will be
responsible for a TFC of $230,250 This traffic facility charge is calculated based
on the best estimate of the commercial users for the project The TFC wilL change if
the commercial land-uses are modified during project development. In addition,
the project developer will be entitled to an economic benefit credit because the size
'*'the project exceeds the applicable thresholds outlined in the TFC ordinance The
actual credit Will be determined by the City ofYelm
ThiS concludes my review of the TIA and my recommendations for traffic access, safety and
roadway improvements to accommodate the increase in site traffic associated with this
proposal If you have any questions or need additional information, please call me at (360)
493-6002
Sincerely,
SeA Engineering
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Yk, Department of Transportation
------
SR 507
MP 27.32 TO BALD HILL ROAD
CH
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CHANNELIZATION
SHr
Praine Park
Preliminary Traffic Findings
1 New traffic entering/exItmg the sIte via the 4th Street driveway will sIgmficantly mcrease traffic
and nOIse m the neIghborhood.
2. Peak use of the 4th Street access (42 trips) would likely occur on Saturday's, between 7'00 p.m.
and 8'00 p.m as a full access to the SIte. Traffic nOSIe would be a sIgmficant Impact to the
neighborhood at tlus time of day
A. LImIting the dnve way access to an entrance only would result m fewer tnps a day
and would occur earlIer in the day This would reduce the impact to the
neIghborhood by occumng dunng a time when higher nOIse levels in the
neIghborhood would be expected and acceptable (probably no later than 7'00 p.m.)
3 Van Trump Street and Jefferson Street are not designed to accommodate all of the increased
traffic volumes generated by the project WIthout some safety Improvements and driveway access
control ( to reduce number of new trips within the neighborhood.)
A LimIt dnve way access on 4th Street to an entrance only thIS will reduce the use of
local streets by project traffic.
B Construct two traffic calming structures on Van Trump Street and one traffic
calmmg structure on Jefferson Street to reduce speedmg.
4 The Clark RoadIY elm Avenue access will create a new left hand turnmg movement on Yelm
Avenue. Without road Improvements thIS new movement will cause back-ups on Yelm Avenue,
whIch result m the mabilIty to perform left turn movements from Clark Road to Y elm Avenue.
A. Y elm Avenue shall be Improved to proVIde a left had Que lane for access to the SIte.
B A traffic SIgnal shall be mstalled to ensure left turn movements from Clark Road to
Y elm Avenue.
C. The need for the traffic SIgnal IS not solely generated by the proposed project. The
City will contribute approximately 30 - 40 percent of the cost.
D If the CIty has not completed IS realIgnment project of Clark Road and frontage
Improvements along Yelm A venue at tIme of the cmema constructIon, the applIcant
shall at a mimmum construct the core road realIgnment of Clark Road. Costs
mcurred by the applIcant shall be credIted agamst the projects TFC
677 Woodland Square Lp SE
Lacey, WA 98503,
PO Box 3485
Lacey, WA 98509-3485
(360) 493-6002
(888) 493-6002 Toll Free
(360) 493-2476 Fax
March 3, 2000
Cathie Carlson
City of Yelm
POBox 479
Yelm, WA 98597
e-mail: sca@scaengr.com
RE.
Prairie Park
SeA #00007
Dear Cathie
'!Je are writing in response to some of the questions you raised in regard to the environmental
checklist we submitted for Prairie Park.' We are pleased'to provide clarification and additional
information as follows
Site Acreage
Total area of the site is 19 3 acres
\
2, Retail Space
The total amount of retail space will be 13,500 square feet
3 Approved Fill Site
According to Dale Wood of WE&B, the soil will be stockpiled at 15708 - 123rd Avenue,
Yelm It will then be sifted and reused, either on the project site or other sites needing
additional topsoil. '
4 Purpose, type and approximate quantities of filling or grading
Preliminary calculations show approximately 30,000 cubic yards of cut, but this will be
determined f.ollowing completion of the grading plan Final cut quantities have not yet
been determined because depth oftopsoil across the site is not known at this time
5 Interim Planting Plan
Following grading and clearing of the area in.Phase 1-B of the development, the site,will
be hydroseeded When the storm water ponds have been constructed, they will be
hydroseeded with awildflower mix.
C I V I L
TRANSPORTATION
PLANNING
SURVEYING
Cathie Carlson
March 3, 2000
Page 2
Phase 1-A, the cinema area, will be landscaped immediately following construction of
the cinema Screening requirements associated with the cinema construction will be
complied with
6 Housing units to be demolished
Currently there are four houses 'on the site The two small houses adjacent to Yelm
Avenue will be rlemolished or may be burned by the Yelm Fire Department as part of a
training program The house at 514 Yelm Avenue will either be moved to another site or
demolished The house at 411 West Road may be left in place and incorporated into
the development or may be relocated offsite ~equired demolition or moving permits will
be obtained from the City of Yelm once it is determined what will be done with these
houses
If you need any additional information or have any questions, please donJ hesitate to call me at
I
493-6002.
Sincerely,
SeA Engineering
/~'1:t&/ &p/lt'iu)
I~ean Carr ,
J-:; Manager - Urban Planning
\
JAC/sm
cc Brenda Toole, Olympic Associates
(f' \text\co rres \F eb-OO\0007 0225 ,Itr)
C I V I l
T RAN spa R T.A T ION
PLANNING
SURVEYING
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FEB-14-00 12 51PM FROM-WPH ARCHITECTURE PC
503-827-0506
T-474 P 01/01 F-771
WPII ARCHITECTURE ,lie
MEMORANDUM
D,,~
February 11 . 200!}
Yelm Building Dl;=partment
To,
Cathy Carlson, Planner
Prolscr N"rnber
Greg Good
Y elm Prairie De\relopment Co. - Prairie Park Cinema
99144
From.
Prol'..<;f
Sub,cer
C\TEMP\Canson 00 )2 11mern,doc
Brenda Toole I OAe DJS I WPH; file
Planning RevIew
F,It;
D.sm/:luf,on
Cathy,
It IS my understa.nding that you nave requeStedlntormat,on regarding ttle tneater building and any
possible vanances from the City of '{elm design gUidelines.
We are now In the very prehmlnary deSign stages for me theater bUIldIng. !W~ have studied the
gUIdelines and foresee no areas of conflict Wltn tMe possible exceptIon of tt\8\~ntiY lobpy roof
I \j
The cinema buildings are I)y nature massive and fairly even 10 he,gtlt ranging from 30 to 35 feet.
We have tradlllonally maCle me IOI:>by area somewhat taUer, creatIng a variegated fa~acle and
draWing auentlon to me entry, wtll,e ~reaklng down the scale of the building_as a whole Tnls
approactl IS consistent Wltt'l Yelm dl~slgngu,deline IV B. (reduce scale of large bUllcMgs)
)
As me building IS Cleveloped, It may be necessary to place me_roof somewhat above me 40'
limitatiOn to achieve me variety of ctlaracter called for In the the gUldeljnes and remain conSIStant
with the project aeslgn goals,
I hope tnlS lener fully adClresses your neeas conc8rnlng me Theater proJect. Please fell free to
contact WPH or OlympIC ASSOCiates (project managers) If further InformatiOn is reqUited.
,/'
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513 NW 13TH AvENUE 300
PORTLAND OREGON 97209
TEL 503 827 0505
FAA 503 8270506
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YELM
WASHINGTON
_ Washington State
., Department of Transportation
OLYMPIC REGION DEVELOPMENT SERVICES
~ ~x?:NB-~OMMENT
Y m WA 985Ot. ~D c>v--;-r-
36 -4fJB-8244 ~
DatI: ~? /7/C."O----- 1 U I
~.
,
-
NOTICE OF APPLICATION ~ r ~i:"'rC- .,(,1 ,'",2/'-<7;::
Mailed on. Februarv 2.2000 J{lftf'--"- .A-I-p~:t,<-,!i:; tC--t./
Yfp-v1.,.- wo.:!7..f_- 3'r",;p~,);d!-:-
f:..LSfJ ('<:"0 (~c:eq_'u;.dkr
PROJECT NAME AND LOCATION Prairie Park Village, 701 Prairie Park Lane, Yelm, WA 98597
LAND USE CASE: PDD-Q0-8246-YL
An application submitted by Kirk Hallstrand, GGLO Architects, for the above referenced project was
received by the City of Yelm on January 31, 2000 The City has determined the application to be complete
on February 2, 2000 The application and any related documents are available for public review during
normal business hours at the City ofYelm, 105 Yelm Avenue W , Yelm WA. For additional information,
please contact Cathie Carlson at 458-8408.
PROJECT DESCRIPTION: Demolition of 3 existing residential units with small out buildings and
construction of a phased commercial development. Commercial uses will include an 8-plex cinema (6
screens - Phase I), 26,000 sq ft. of retail/commercial, 10,000 sq ft. of restaurant, 20,OOOsq ft. fitness
center, 19,500 sq ft. of office space, 48 room hotel expansion. and an option for 20 dwelling units.
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION: An
environmental checklist was submitted with the project application.
Additional Information or Project Studies Requested by the City. The City has requested a Traffic
Impact Analysis, Tree and Vegetation Preservation Plan and a preliminary grading plan.
No preliminary ~etermination of consistency with City development regulations has been made. At
minimum, this project will be subject to the following plans and regulations: City of Yelm
Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (1408), Storm water Drainage Design and
Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14),
Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program.
The City of Yelm invites your comments early in the review of this proposal. Comments should be directed
to Cathie Carlson at Yelm City Hall, PO Box 479, Yelm WA 98597
THE 15-DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON FEBRUARY 17, 2000.
This notice has been provided to appropriate local and state agencies, and property owners within 300 feet
of the project site. These recipients, and any others who submit a written request to be placed on the
mailing list, will also receive the following items when available or if applicable. Environmental Threshold
Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City
Council decision, it will be mailed to all those who participate in the public hearing and to anyone else
requesting the decision in writing Additionally, there will be a 15-day public comment period when the
environmental determination is issued Opportunities for appeal occur within twenty one (21) days after the
date the environmental determination is issued City Council decision can be appealed through Superior
Court.
RECEiVED
FES 0 3 2000
OLYMPIL KtblUN
I~~~o' THE p~P'''1
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CITY OF YELM
PO Box 479
Yelm WA 98597
360-458-3244
YELM
WASHINGTON
NOTICE OF APPLICATION
Mailed on. February 2. 2000
PROJECT NAME AND LOCATION Prairie Park Village, 701 Prairie Park Lane, Yelm, WA 98597
LAND USE CASE: PDD-oQ-8246-YL
An application submitted by Kirk Hallstrand, GGLO Architects, for the above referenced project was
received by the City of Yelm on January 31,2000. The City has determined the application to be complete
on February 2, 2000 The application and any related documents are available for public review during
normal business hours at the City of Yelm, 105 Yelm Avenue W., Yelm WA. For additional information,
please contact Cathie Carlson at 458-8408.
PROJECT DESCRIPTION: Demolition of 3 existing residential units with small out buildings and
construction of a phased commercial development. Commercial uses will include an 8-plex cinema (6
screens.. Phase I), 26,000 sq ft. of retail/commercial, 10,000 sq ft. of restaurant, 20,000 sq ft. fitness
center, 19,500 sq ft. of office space, 48 room hotel expansion and an option for 20 dwelling units.
ENVIRONMENTAL and OTHER DOCUMENTS SUBMITTED WITH THE APPLICATION An
environmental checklist was submitted with the project application.
Additional Information or Project Studies Requested by the City. The City has requested a Traffic
Impact Analysis, Tree and Vegetation Preservation Plan and a preliminary grading plan.
No preliminary ~etermination of consistency with City development regulations has been made. At
minimum, this project will be subject to the following plans and regulations: City of Yelm
Comprehensive Plan, Zoning Title (17), Critical Areas Ordinance (14 08), Storm water Drainage Design and
Erosion Control Manual (DOE), Uniform Building Code, State Environmental Policy Act (SEPA) Title (14),
Road Design Standards, Platting and Subdivision Title (16), and the Shoreline Master Program.
The City of Yelm invites your comments early in the review of this proposal Comments should be directed
to Cathie Carlson at Yelm City Hall, PO Box 479, Yelm WA 98597
THE 15..DAY PUBLIC COMMENT PERIOD ENDS AT 5:00 PM ON FEBRUARY 17, 2000.
This notice has been provided to appropriate local and state agencies, and property owners within 300 feet
of the project site. These recipients, and any others who submit a written request to be placed on the
mailing list, will also receive the following items when available or if applicable, Environmental Threshold
Determination, Notice of Public Hearing and Notice of Final Decision. If the proposed project requires a City
Council decision, it will be mailed to all those who participate in the public hearing and to anyone else
requesting the decision in writing Additionally, there will be a 15-day public comment period when the
environmental determination is issued Opportunities for appeal occur within twenty one (21) days after the
date the environmental determination is issued City Council decision can be appealed through Superior
Court.
G
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Vi.ainity Map
Context Plan
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PARKING REQUIRED
PARKING NOTES
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1',500 SF
111.500 SF
10,000 SF
20,000 SF
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1.000 SF
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100
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TOTAl.P_ REQUIRED
TOTAl. PARlONG PRO\/lOEll
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BUILDING LEGEND
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(1.250_)
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-... 1.000 or
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PRAIRIE PARK VIllAGE _ MASTER PLAN IKlRTH
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MASTER PlAN
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City of Yelm
105 Yelm Avenue West
PO Box 479
Yelm, Washington 98597
(360) 458-3244
February 2,2000
GGLO ArchItects
KIrk Hallstrand
1191 2nd Ave. #1650
Seattle, W A 98101
Re PDD-00-8246- YL, Prame Park Village
Dear Mr Hallstrand.
I have completed my reVIew of the applIcatIOn packet for the above referenced project. Pursuant to
YMC, Chapter 1549 120, I have determmed the applIcatIOn complete for the purpose ofbegmnmg
the notIficatIOn and reVIew process. However, I will need the followmg mformatIOn by February 15,
2000, to contmue the reVIew process by the CIty
The TransportatIOn Impact AnalYSIS,
2. A Tree and VegetatIOn PreservatIon Plan, Chapter 14 161 110; and
3 A prelImmary gradmg plan.
If you have any questIOns, please contact me at (360) 458-8408
Smcerely,
1 " (')
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Cathenne Carlson r
CIty Planner
-----
PARKING REQUIRED
Planned use Est Gross SF $\ails Req'd,
8 screen Cinema 1,250 seals 208
Retail 14,500 SF 58
office 19.500 SF 56
RestaUrant . 10,000 SF 50
FttnesS kv \~ 20.000 SF 100
Ubf3r'J L V 6,000 SF 10
conferenf~ 6.000 SF 40
Hotel Expansion 24 rooms 26
NeW Hotel 24 rooms 30
..:.:::---:::: -
TOTAL p,6.RKlNG REQUIRED 518
vs.
TOTAL pARKING PROVIDED 581
(total 01 circled numberS on the plan)
Existing Home to remain prior
to full bui\dout of Cinema
NEWPRlVA"IE s'(llEET BUII.T'TO
crtY srANQAADS FoR "\..OCAL
ACCESS C(lMMERC\Al. sTREET
NO"fE:
"THIS smEE1 W\I.I- BE AIJGl'lEl>
W1rtl '!HE RE'J\SEO ClAAK RO.
INTERSECTlON WIlH yaM
A'o/ENUE ~O lIE BUll ~ IN TIlE
NEAR FUTURE
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PARKiNG NOTES
1) Parldng counts are estlmated based on the layout shoWn. The
numbers are conservative 10 allOW for landscaping IslandS and
pedestrian clrculatiOO routes.
2) EJdstlng buildings and par\<ing are oot included In this table.
3) On street par\<io9 (361otal stalls) Is included In the total par\<ing
pfQ'lided count
4) The shared par\<ing prov\Slon~ 01 the zoning code allOW and
encourage a reduCedtotal par\<\n9 count The actual reduction
alloWed Is oot calculated with this analySis due 10 its dependence on
specific building design and the phasing of the project
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To:
From:
Date:
Subject:
SPRC
CathIe Carlson
February 2,2000
PDD-00-8246- YL - Project reVIew schedule
Attached IS the ,apphcatIOn packet for the above referenced project. The Traffic Impact AnalYSIS,
prehmmary gradmg plan and tree and vegetation preservatIOn plan were not mcluded m the ongmal
packet, but have been requested. They should be available wIthm the next 7 - 10 days. After you
mItIal reVIew of the mformatIon submItted, If you need addItional mformatIOn from the apphcant,
please let me know as soon as possible. The followmg IS the tentative reVIew schedule for Prame
Park Village.
February 2 - Notice of ApphcatIon dIstributed - begm 15 day comment penod.
February 16 - In house SPRC reVIew
February 23 - Staffmeetmg WIth project manager, If needed to dISCUSS Issues or addItional
mformatIOn reqUIred by the City
February 25 - Department comments/mItigatIOn reqUIrements for EnVIronmental ReVIew
February 28 - EnVIronmental DetermmatIon Issued by Planmng Department
March 1 - In house SPRC reVIew
March 8 - In house SPRC reVIew (if needed.)
March 10 - Department comments/condItions of approval for staff report.
March 20 - Pubhc Heanng
March 22 - City Council reVIew and deCISIOn.
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PRAIRfE PARK
Project Contact List (Revised)
February 2000
SeA #00007
Co Btact Company I Address Phone Fax email
Owner Margaret Clapp Prairie Park Limited Partnership (360)458--0834 (360)458-8501 willgrpjgt@aol.com
Joe Williams PO Box 5210 (360)458-8533
John Thompson Yelm, WA 98597
Project
Manage r Brenda Toole Olympic Associates Co {206)285-4300 (206)285-4371 btoole@oac-intl C()m
701 Dexter Ave N #301
Seattle, WA 96109
Project
Architect Kirk HalJstrand (project. Mgr.) GGLO, LlC (206)467 -5828 (206)467 -0627 kh allstrand@gglo.com
Architecture and I nterior Design
1191 Second Ave., Suite 1650
Seattle, WA 98101-3426
Jim Moore (206}689-8927 imoore@gglo.oom
Projec1
Engineer Perry A. Shea, PE (project Mgr) SCA Engineering (888)493-6002 (360)493-2476 passca@scaengr com
PO Box 3485 (360)493-6002
Lacey, VVA 98509-3485
Marcy J. Gustafson, PE (Project Engr) mjgsca@scaengrco]
Jim Gibson (Design Engineer)
Jean CalT (Senior Planner) jacsca@scaengr 00 .
Candace Cramer (Assistant Planner) I
!
!
Cinema I
Architect Dave Schrom WPH Architecture (503)827..0505 (503)827-0506 dschrom@wphpc.con
513 NW 13th Ave, Suite 300
Portland, OR 97209
Traffic
Engineer Tad S McBlYan, PE Heffron Transportation, Inc. (206)527 -8410 (200)527-3108 tod@hefflrans.com
4133 Interlake Ave. North j
Seattle, WA 98103 I
Tree !
Specialist Kevin McFarland 1620 Thu rston Ave NE (360)236-1028
Olympia, WA 98506
Reviewing I
Age ncy Cathie Carlson (planner) City of Yelm (360)458-8408 (350)458-4348
PO Box 479
Yelm, WA 98597 l
~ 1
Tim Peterson /'Public VVorks) (360)458-8410 (350)458-8417 !
g '\teld\x1diJta\f'9 t 87 .xis
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YELM PLANNING DEPARTMENT
(x) PW Dir
(x) City Admin,
(x) City Planner
(x) PW Supervisor
(x) Building Insp
(x) Mayor
(x) Applicant (x) Posted
THE FOllOWING CASES Will BE CONSIDERED AT YElM CITY HAll, 105
YElM AVE WEST, IN COUNCil CHAMBERS
MEETING DATE Wednesday. November 24. 1999
::"~l'",. ~. ..
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1.00 .m.
130 .m
2:00 .m
2.30 .m
3'00 p.m
330 .m
Margaret Clapp property - mixed use development
~: '
Pre-submission meetings: Applicants and/or representatives are required to attend meeting
Environmental Review/Site Plan Review: Staff review only, applicants and/or representatives are
not required to attend. If you plan to attend, please notify the Planning Department at 458-8408.
Kirk Hallstrand
=
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GGLO, LLC
Architecture and Interior Design
1191 Second Avenue, Suite 1650
Seattle, Washington 98101 3426
Telephone (206) 467-5828
Facsimile (206) 467-0627
khallstrand@gglo.com
Direct (206) 749-6603
=
=
C \MyFiles\PLANDEPT CC\WEEKSPR
=
Presubmission Meeting
Request Form
Fee: None
Apresubmission conference Is un opportunftyfor applioonts. developor(s) andfor~uIlaots to meet
with city staff to discuss prelimmary studl~ or Slc.etchM of a proposed project. At the conference the
staff WIll make available in1'<mnaUon relating to the proposed devetopment.. The Intent is to tdenlify and
efiminate 8S many potential problems as possible lr\ ordM for the pruject to be processed without delay
The conference should take p1ac:e pl10t to detailed work by an engineer or surveyor, however a site
drawing must be submitted that haS cufficient InformatJOl'l to allow for evaluation. Oisalsston topics wtll
indude sud'l things 8$ YeIm's ComprehensNe Plan. street design, storm runoff and retention, Shorerlt1e
Master Program. zoning, avaHablll~ of sewer ,.nd water. development COfldtpt&. other requlmment$
and permits, and the envlronmental impact. staff notes ore prepared and 8\fa11able to f8\IIew. Them It
no charge for this meeting. Meetings 3re held ead1 Wednesday. This request form should be
submitted by 5:00 p.m. at least one week befom Ule prefened meeting date.
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CITY OF YELM
PO 80)(479
Yt:!lm WA 98597
360-458..3244
0fFJaAL USE OHL Y
Fee N1A
O&te ~
By
Fill) No.
MEETING DATE REQUESTED H{)v Z~Cf1q
(a Wed" y)
2. :o~~.
TlfT1e (aft n only)
APPUOANT ~c.L.D AACH~ OWNe~ ~l~~ DEY. (;O.
ADDRESS ADORESS<l1A~AJUeT" CLA~::>
TELEPHONE TELEPHONE (~) +~e -l.~es2-
RePRESENTATIVE (1f any~ HA~TJtANO OCCUPATION AjU.,I1~i 7 ~tt~
ADDRESS 11412~ Ave.. '#1~O/~~~ WA. ~~I{)I
TELEPHONE (i-(X,.) 74~- ~~ (tJl€:G~) FAX: ('WG.) $47- ~2..7
Gonerallocatlon of the project . ~~r OP t'Xhl~towN - ~t;: A T'TUtH~
Section Township Range
Assesso"'s 6ex Parcel NumbClr ,
Type of ProJoot (SubdMaton. Annexation. Zone Change, etc..) eI Not NCt 51~ F'l.AN
Total acreage +,.t: Ie::, J.c.. ~sed Denalty ~ ~
PropoB8d Land US9: Singl&-fal\'1lly OUpIex ~. Mobile Home Paltt ~ lI\dustnal
8riefdescrlptlon ofproJect-YlIXED ~ti': r<E:rAILJ 0Ff'I0I;;'1 ~iAltJM~JJ1';"
l...otX;l..x1 t. COMMVUrrY <E.St=..Vla;-. ~et-l' .
~Hr::" U~I_.,... UJ\JJt1S':, Al..~_
p~ attach five ooptes of 8 site plan drawing not larger then 11" X 17" and forward to Yelm City Hall.
CITY OF YELM Post.i~ Fax Note 7671 Date l 3
d&'c:'<lfflolJ~ept~~'i't8tub.IlpP To CArHl~ C.. From Nl
CoJDept.IJ:U1 fUtN#J1 ll..
Q
PhOne #
Fax ~~ 4s>>- ~te> Fax #
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Pre-Application Meeting
November 23, 1999
***These comments are preliminary in nature and are not intended to represent final comments and or
requirements for the City of Yelm. Until a complete application is made, the planning and/or public works
department can only attempt to inform the applicant of general requirements as they appear in the form
presented by the applicant at the time of pre-submission.
Proponent: Yelm Prairie Development Company
Representative GGLO Architects
Project Proposal Mixed use Retail, office, entertainment, lodging & community service
Possibly some housing units
Project Location Yelm Ave, 103rd Ave and West Road
Zoning
Commercial District (C-1), Chapter 17 26, Mixed Use Planned Development,
Chapter 17 45
Minimum Lot Size - waived
Maximum Building Height - waived
Setbacks waived
Parking
Chapter 17 72 Parking requirements vary depending on use Minimum parking
requirements can be reduced up to 25%, see 17 72 090, Incentives for reducing
the number of parking stalls
Section 17 72 060 provides requirements for off-street loading requirements
Pad's Band J will likely require loading areas Loading area requirements for
other pads will be determined based on occupancy
Landscaping Chapter 17 80, Type II, III, IV and V
Type II landscaping is used to provide visual separation of compatible uses Type II
landscaping is required around the perimeter of a site, which has compatible zoning
and adjacent to buildings to provide visual separation of compatible use and soften the
appearance of streets, parking areas and building elevation
Type III landscaping provides visual relief where clear sight is desired This
landscaping includes street trees and vegetation required with frontage improvements
and along pedestnan walks for separation of pedestrians from streets and parking
areas
Type IV landscaping is needed to provide visual relief and shade in parking areas
Type V landscaping is required for all above ground storm water facilities
A conceptual landscaping plan is required with land use application Finallandscaping
and irrigation plan are required as an element of cIvil drawings
Traffic
A Traffip Impact Analysis (TIA) is required per the Yelm Comprehensive
SEPA.
Application
and Process
Other.
Transportation Plan The TIA is an element of the environmental review and
must be submitted with the environmental checklist. A scoping meeting will be
necessary to determine the content of the TIA.
The City has adopted a Transportation Facility Charge (TFC) of $750 00 per pm
peak trip The TFC is in addition to any needed transportation improvements
identified in the TIA. The Ordinance provides a default table that the applicant
can use to determine new pm trips generated To determine the projects
impact and fee use the following formula for the use proposed
New Trip Generation Rate x gross floor area + 1,000 x $750 00 = TFC
The TFC is payable at time of building permit. A credit may be given for
projects which generate an excess of five hundred trips per day The size of the
credit is measured at an appropriate percentage of the anticipated annual tax
revenue increase to the community and available for capital contribution to
transportation facilities on the approved plan
If the applicant feels the proposed use would not generate the default number
of trips as designated in the TFC Ordinance an analysis prepared by a
Washington State Licensed Engineer can be submitted to the City for review
and consideration
Environmental checklist including a TIA.
Combination of Binding Site Plan, Chapter 16 32, and Zoning Code
Amendments, Chapter 17 96 The Permit is a Category IV - Quasi-Judicial,
which requires a public hearing held by the Planning Commission with the final
decision by the City Council Requirements for an application packet can be
located on the Application for Site Plan Review
In addition the application packet should include building elevations and
drawings which depict the techniques used to satisfy guidelines from the Design
Guidelines Manual (see page 54, Design Guidelines)
Review and approval of a project with this complexity could be completed
between 12 - 18 weeks Binding Site Plan approval is valid for 5 years
Following land use approval the applicant is required to submit final civil
drawings to the Public Works Department for review and approval and satisfy all
conditions of approval Upon satisfactory completion of all conditions the
applicant can submit building plans for approval
Tree & Vegetation Plan
Design GUidelines - attached checklist
DESIGN GUIDELINES - Clapp Property Guidelines Guidelines
Project Review Checklist - Mixed Use District Applicable Met
I.A.(l ) Relate development to pedestnan oriented street frontage.
I. A. (2) Relate development to street fronts (other than pedestrian-oriented X
streets ).
I 8.(1) Minimize vIsibility and Impacts of servIce areas. X
I C.(l) Take advantage of special opportunities and mitigate Impacts of large X
developments.
10.(1) Reduce impact of service areas and mechanical eqUIpment. X
I E.(l) Integrate biofiltratlOn swales and ponds mto the overall sIte design. X
I.F.(I) Enhance the visual qualIty of development on corners. X
IF (2) Provide a paved pedestrian walkway from the street comer to the X
buildmg entrance
II.A.( I) All pedestnan paths must correspond with federal, state and local X
codes for handicapped access, and the Americans WIth Disabilities Act.
II.A.(2) ProVIde adequate lIghting at the building entrIeS and all walkways and X
paths through parking lots.
II.A.(3) Develop an on-sIte pedestnan cIrculatIOn concept. X
118.(1) ProVIde a pedestrian path at least 60" wide (preferably 96" wide) from X
the street Sidewalk to the mam entry
11.8.(2) ProVide pedestrian paths or walkways connecting all businesses and X
the entries of multiple buildmgs on the same development sIte.
II B.(3) Provide pathways through parking lots X
II C.( I ) Where street ROW is insuffiCIent to provide adequate sidewalks X
buildings and other site features must be set back. from the public ROW
to achieve at least minimum Sidewalk WIdths.
II C.(2) Where new streets are developed, provide sidewalks according to X
minimum standards.
II 0 (I) ProVIde, where feasible, pedestrian circulatIOn routes to adjacent uses X
and transit.
11.0.(2) Integrate nearby transit stops into the plannmg of adjacent sIte X
Improvements,
II 0,(3) Encourage pedestnan paths from all transIt stops through commercial X
areas to residential areas within 1200 feet
II E.(l) Enhance buildmg entry access. X
I1F(l) ProVIde pedestrian-oriented open space at key locations. X
III.A.(I) ProVide access roads through large lots WIth more than one street X
frontage,
III 8.(1) Mimmize driveway impacts. X
III C.(l) Meet reqUIrements for locatIOn of park.mg lots on pedestnan-onented X
streets,
DESIGN GUIDELINES Guidelines Guidelines
Project Review Checklist Applicable Met
III C (2) Meet reqUIrements for parking lot deSIgn detail standards. X
11I0(1) Mmlmlze parkmg areas through Jomt use and management X
I1I.D (2) Encourage structured parkmg. X
III.D.(3) Reduce impacts of parking garages. X
IVA(I) Incorporate human-scale buildmg elements. X
IV 8.(1) Reduce scale of large buildings. X
IV C (I) Architecturally accentuate buildmg comers at street mtersectlOns. X
IV 0,(1) Enhance buildings With appropriate details. X
IV E.(I) Retain ongmal facades.
IV E.(2) Use compatible building materials. (See Building Material Summary X
Matnx, pg 53)
IV f.(I) Treat blank walls that are VIsible from the street parking or adjacent X
lot
IV G,(I) Locate and/or screen roof-mounted mechamcal equipment so as not to X
be visible from the street or from the ground-level of adjacent
propertIes.
IV G.(2) Where practIcal, locate and/or screen utility meters, electncal conduit X
and other service and utilItIes apparatus so as not to be visible from the
street
V,f,(I ) Use plant matenals that are approved for use in downtown Yelm. X
Proponents may use other plant materials approved by the City
V G (I) Develop a sIte landscape design concept X
V.H (I) Provide substantIal sIte landscaping, X
V.H.(2) Protect and enhance natural features. X
V 1.(1) Screen all parking lots as reqUIred by Chapter 17 80, Landscaping. X
V.I.(2) An alternative to the required perimeter parking area landscaping plan X
may be submitted.
V 1.(3) ProVIde mternal parkmg lot landscaping. X
V.J.(I) Consider alternative building and parking siting strategies to preserve X
eXIsting trees.
V.J.(2) Consider the integration of pedestrian and bicycle paths with stands of X
mature trees where feasible to connect adjacent uses.
"
;- \",
PRE-SUBMISSION MEETING
Date November 23rd, 1999
Applicant: Yelm Prame Development Co
RepresentatIve Kirk Hallstrand
From.
PublIc Works Department
RE
Proposed Mixed Use Development
West Road & 103rd
The PublIc Works Department has the followmg comments relatIve to the
proposed SIte development located on West Road and 103rd
WATER:
The SIte IS currently served by a 6" lIne located m the vacant field and an
8" lIne connectmg at the motel. There are also eXIstmg water lInes located
on Y elm Avenue. The CIty would reqUIre that an engmeer reVIew eXIstmg
water lInes and servIces and asSISt the CIty m determmmg the most
effiCIent way to servIce thIS at each phase of development.
Water ERU's (eqUIvalent reSIdentIal umts) are based on a consumptIOn
rate of 240 gallons per day and are charged at a current rate of
$l,OOO/ERU (fee subject to change) mSIde CIty limIts. ThIS fee IS payable
at tIme of bUIldmg permIt Issuance ApplIcant wIll need to proVIde water
calculatIOns of antICIpated usage for each phase of development to
determme the number of ERU's reqUIred for each phase.
IRRIGATION METER:
An addItIonal water meter may be mstalled for the purpose of ImgatIon.
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SEWER:
The proposed SIte IS currently servIced by the CIty'S STEP sewer system.
There IS a 4" connectIOn lIne avaIlable on West Y elm Avenue The CIty
would reqUIre that an engmeer reVIew eXIstmg sewer lInes and servIces
and asSISt the CIty m determmmg the most effiCIent way to servIce thIS at
each phase of development.
The proposed development IS located wIthm the West Road LID DIstnct.
Sewer ERU's (eqUIvalent reSIdential umts) are based on dIscharge of 240
gallons per day and are charged a hookup fee of $4,480/ERU The ERU
fee of $2,480 (fee subject to change) IS payable at time of bui1dmg permit
Issuance ThIS fee IS m addItion to the LID assessment, whIch IS paid on an
annual baSIS for 15 years. Each proposed phase of development wIll
reqUIre analYSIS of possible consumptIOn and the number of reqUIred
ERU's for that phase wIll be determmed at that time. The CIty is currently
establIshmg LID bankmg polIcy detaIls.
FIRE:
Fire protectIOn to the bUIldmgs must be proVIded per the Umform Fire
Code. ReVIew of CIVIl plans wIll determme appropnate placement of
hydrants and reqUIred fire flows.
STORM DRAINAGE:
The proposed development is over 5,000 square feet of ImpervIOUS surface
and there are stormwater treatment requIrements per the D O.E
Stormwater Manual. A prelImmary stormwater report and conceptual
layout IS reqUIred WIth the land-use applIcatIOn. Fmal report and layout IS
submItted WIth final CIvIl plans.
STREET FRONT AGE:
Per the CIty of Yelm's Development GUIdelmes, frontage Improvements
are reqUIred for thIS proJect. Frontage Improvements for West Road and
103rd shall be conSIstent WIth the sectIOn "commercial collector" (detaIls
attached). Timmg of improvements wIll be conSIstent WIth the traffic
study
'.
INTERIOR STREET DESIGN:
There IS a questIOn regardmg the westerly connectIOn/alIgnment to 4th
Street? Regardmg the second access on 103rd, IS It m the same locatIOn as
the eXIstmg curb cuts?
The CIty IS assummg, for the purpose of thIS meetmg, that the mtenor
roads wIll be "publIc" The reqUIred standard, per the CIty'S development
gUIdelInes, IS "local access commercial" (details attached)
Per the CIty'S Development GUIdelmes, "the layout of streets shall provIde
for the contmuatIOn of eXlstmg pnncIpal streets m adjOInIng subdIvISIOn or
oftheIr proper projectIOn when adjOInIng property IS not subdIvided"
STREET LIGHTING:
Per the CIty of Y elm's Development GUIdelInes.
ADA REQUIREMENTS:
ReqUIrements wIll be determmed upon reVIew of CIvIl plans.
OTHER:
CIty of Yelm Busmess LIcense
These comments are preliminary in nature and are not intended to represent fmal
comments and or requirements for the City of Yelm. Until a complete application is
made, the planning and/or public works department can only attempt to inform the
applicant of general requirements as they appear m the form presented by the
applIcant at the time of pre-submISSIOn.
cc: SPR Committee
File
C:\My Documents\pre-subs\I12399.clappprop.doc
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GENERAL NOTES:
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OEvaOPMENT GUIOEUNES FOR AODI110NAL
INFORMA TlON ON STORM DRAINAGE, STREET
UGHllNG. PAVEMENT STRUClURE. ECT.
CITY OF YELM
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