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FINDINGS OF FACT
City of Yelm
Site Plan Review Committee
105 Yelm Avenue West
Yelm, WA 98597
Site Plan Review 20170349 T- Mobile Generator Installation
Findings of Fact, Conclusions of Law, and Decision
1. Armando Morales owns Lot 5 & 6, Block 7 of McKenna Irrigated Tracts, known as 16220
Railway Road SE, Yelm, WA, and identified by Assessor's Tax Parcel Number 64300700600.
2. The property is approximately 9.62 acres in area and is identified by the Yelm Zoning Code
as being within an Industrial (1) zoning district. The Industrial zone is listed as a priority
location for Wireless Communication Facilities (WCF).
3. T- Mobile leases a portion of the property that currently contains an existing 150 foot steel
monopole WCF. The existing wireless communication facility was constructed in 2008 as
authorized by the City of Yelm site plan review approval number 20070355, issued in
2007.
4. T- Mobile desires to add a Powergen 7500 APU Generator and 120 gallon propane tank at
the existing wireless communication facility.
5. Wireless Communication Facilities are regulated by Chapter 18.70 YMC. Wireless
Communication Facilities are allowed in priority and secondary locations, including the
Industrial zoning district, through a site plan review process. A ministerial site plan review
approval is required for the modification of an existing wireless communication facility.
6. T- Mobile submitted an application consistent with the requirements of Chapter 18.10
YMC for site plan review approval (20170349). The application included materials
required by Section 18.10.120 YMC for wireless communication facilities.
7. As required by Section 18.12.060 YMC, the Yelm Site Plan Review committee reviewed the
application materials submitted.
8. Chapter 18.16 YMC requires the reviewing authority to determine that required urban
infrastructure is available at the time of development (Concurrency), which is a
determination that the facilities necessary to serve a proposed development are in place
or planned for and properly funded with a reasonable expectation that the facilities will
be in place at the time needed to preserve adopted levels of service.
a. Concurrency with sewer infrastructure is achieved pursuant to Section 18.16.050
(A)(c) YMC when the city's sewer system is operating within the conditions and
parameters of the city's national pollution discharge elimination permit and has
capacity to serve the proposal. The subject property is within the City's sewer service
area but is not currently connected to, nor required to be connected to, the City's
STEP sewer system.
b. Concurrency with water infrastructure is achieved pursuant to Section 18.16.050
(A)(b) YMC when the status of the city's water system annual operating permit with
the Washington Department of Health allows new water system connections. The
subject property is within the water service area but not currently connected to, nor
required to be connected to, the City's water system.
c. Concurrency with transportation infrastructure is achieved pursuant to Section
18.16.050 (A) (a) YMC when frontage improvements have been or will be constructed
prior to building occupancy and all improvement identified as necessary to issue a
finding of concurrency on the underlying development approval have been made or
are fully funded six years from the date of the approval of the underlying development
approval.
The project has frontage along N.P. Road, Rhoton Road, and Railway Road SE.
Frontage improvements for the three roads are currently incomplete and are required
to be constructed to current standards.
Section 46.080 (C) Yelm Development guidelines allows the City to determine when
frontage Improvements are required, and under certain circumstances may permit
deferral of installation of such improvements to a later date.
The unmanned facility requires maintenance or personnel trips about one -time per
month. The applicant requested and received a deferral of frontage improvements
when the existing WCF was constructed. The deferral was signed by the previous
property owner recorded in 2008. A new and updated deferral should be executed.
This satisfies the requirement for concurrency with transportation infrastructure.
e. Concurrency with school infrastructure is achieved pursuant to Section 18.16.090
when the project makes a contribution to the Yelm Community Schools as identified in
the most current version of the capital facilities plan adopted by Yelm Community
Schools and endorsed by resolution of the Yelm City Council. The proposal will have no
impact on the School system as it will not increase the number of students within the
school district.
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f. Concurrency with Fire Protection is achieved pursuant to Section 18.16.090 YMC when
the project makes a contribution to the fire protection facilities as identified in the
most current version of the capital facilities plan adopted by the SE Thurston Regional
Fire Authority and endorsed by resolution of the Yelm City Council. The Council has
waived the fire impact fee by Resolution 533 until the SE Thurston Regional Fire
Authority establishes a region wide impact fee. This fee is subject to change by City
Council resolution and is collected at the time of building permit issuance.
9. All of Yelm is considered a critical aquifer recharge area. Existing development regulations
require the treatment of stormwater prior to infiltration into the ground as well as the
containment of hazardous materials on -site address the potential impacts to this critical
area.
The City Critical Area Maps indicate that the west portion of the property lies within the
100 year FEMA flood zone, however the existing tower lies outside of wetlands, flood
zones, and high ground water buffer areas.
11. The existing wireless communication structure was permitted in 2007. At that time the
site and structure was reviewed for compliance with City of Yelm Design Standards. The
generator and propane tank meet City of Yelm design standards for color with both the
propane tank and generator enclosure being white or off - white. Noise from the
generator does not exceed levels allowed in the industrial zone pursuant to Section
18.51.020 (B).
12. Impervious surfaces create stormwater runoff which, when uncontrolled and untreated
can create health, safety, and environmental hazards. The City of Yelm has adopted the
current Stormwater Management Manual for Western Washington as issued by the
Washington State Department of Ecology, which requires all development to treat and
control stormwater on site. The proposal is not creating any additional impervious
surface. A stormwater report is not required for the proposed project.
CONCLUSIONS OF LAW
A. Section 18.12.060 (B) Yelm Municipal Code allows the Site Plan Review Committee to
approve a proposal when the site plan conforms to the standards, provisions and policies
of the city as expressed in its various adopted plans and ordinances.
B. The applicant has established that the request for site plan review approval satisfies all
criteria set forth in Section 18.12.060 YMC, meets all requirements of the (1) Industrial
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zoning classification, and meets all other requirements of the Yelm Municipal Code.
Therefore, the site plan should be approved subject to the following conditions:
1. Street frontage improvements have been previously deferred by a waiver of protest
recorded with the original wireless communication facility and by a previous property
owner. This deferral shall be updated with the current property owner and date and
recorded.
D. The Site Plan is valid for eighteen (18) months from the date of this approval. The
applicant may request a six -month extension on the approval, if the request is made in
writing prior to the expiration date of this approval. If you need additional information or
assistance, please call the Community Development Department at (360) 458 -3835.
DECISION
The request for site plan review approval is hereby granted subject to the conditions contained
in the conclusions above.
Dated this 12th Day of December 2017
t Beck, Community Development Director
1
john Rowland, Building Inspector
Prepared this 12th day of December, 2017
Tami Merriman, Associate Planner
APPEAL
Chad Bedlington, Public lorks Director
The Site Plan Review Committee's decision in this matter may be appealed, pursuant to Section
18.10.100 (A) YMC, to the City of Yelm Hearing Examiner no later than 21 days from the date of
this decision. An appeal must be in writing, contain specific factual objections, and include the
appeal fee of $1,250.00.
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