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05-0750 Approvalow°~ T"~ A.~ STAFF REPOR T City of Yelm YELM Community Development Department WASHINGTON Case Number: SPR-05-0750-YL Applicant: Tahoma Terra Phase 3 - 8, LLC P.O. Box 627 Rainier, WA 98576 Engineer: KPFF Consulting Engineers 4200 Sixth Avenue SE Suite 309 Lacey, WA 98503 Request: Construct three multi-family residential buildings containing a total of 48 dwelling units Action: Approval of the Site Plan Review with conditions Findings of Fact Site Plan Review The applicant is proposing to construct three multi-family buildings, with a total of 48 dwelling units. A Notice of Application was mailed to local and state agencies, and surrounding property owners on October 23, 2006. Section 17.84.020 (C) 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 including the applicable sections of the shoreline master program for the Thurston Region. Property Characteristics The property is located in the Tahoma Terra Master Planned Community, and is identified as Tahoma Terra Tract 6, Assessor tax parcel number 78640000009. The property to the north and west is designated as open space and community park within the Tahoma Terra Master Planned Community. The property to the east is the Terra Valley Golf & Country Club. The property to the northwest is a newly approved residential subdivision. The property is identified by the Tahoma Terra Master Plan Map as Moderate Density Residential (R6-10). Residential uses, including multi-family dwellings are allowed at a density not to exceed 10 units per acre. The site is approximately 5.04 acres, which allows up to 50 dwelling units. The site is adjacent to a wetland associated with Thompson Creek. A wetland delineation report delineates the wetland as Type II. A mitigation and enhancement plan has been submitted for the final Master Plan, which includes enhancement and buffers. The City of Yelm will provide police protection, water service, and sewer service. Fire protection services are provided by The SE Thurston Fire/EMS District (Thurston County Fire Protection District #2). Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency means the facilities necessary to serve a proposed development are in place or planned for and properly funded with a reasonable expectation that the facilities will be in place at the time needed to preserve adopted levels of service. Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development. The project is within the sewer service area. The Tahoma Terra Master Plan approval required the developer to improve and extend the sewer line located in Longmire Street. This line was then extended into the recently approved Vintage Green subdivision within the public right-of-way of Terra Valley Street SE, and providing a connection point for this project. Improvements required to serve the project will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City prior to final approval. This satisfies the requirement for concurrency with sewer infrastructure. Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted water comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present. December 2006 Page 2 of 15 The project is within Yelm's water service area. The developer will be required to provide a loop connection with the existing water line located in the right-of-way of Terra Valley Street SE, and the existing water line from the Nisqually Meadows subdivision. This loop connection was planned for during the construction of the Nisqually Meadows Subdivision, and a future connection to the line was provided. Improvements required to serve the proposal, including providing fire flows and fire protection to the buildings will be specifically identified during civil plan review and will have to be installed by the developer and approved by the City before final subdivision approval. A requirement of the Tahoma Terra Master Plan Mitigated Determination of Non- Significance is that the developer is to convey water rights to the City of Yelm for development. Water rights have been transferred, which satisfies the requirement for concurrency with water infrastructure. concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (B)(5) YMC when the project: • Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest; • Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet city standards for the safe movement of traffic and pedestrians attributable to the project; • Makes a contribution to the facilities relating to capacity improvements identified in the adopted six-year traffic improvement program, in the form of a transportation facility charge. The requirements of the Tahoma Terra Master Plan MDNS requires off-site traffic improvements based on the number of trips generated by the project. Requirements for improvements which include up to the 512t" pm peak hour trip generated by the project include internal streets, full improvements to Longmire Street from the project to Yelm Avenue West (SR 510), and construction of a center left-turn lane on Yelm Avenue West (SR 510). These improvements are complete. The trips generated from this phase, and the two preliminary plats within Phase I fall under the 512 trip generation. Finally, Traffic Facility Charges are applied at the time of building permit issuance. These conditions satisfy the requirement for concurrency with transportation infrastructure. Fire concurrency is achieved pursuant to Section 15.40.020(8)(6) YMC upon payment of a Fire Impact Fee at the time of building permit issuance. The current impact fee is $0.216 per square foot of gross floor area. This fee is applied at the time of building permit issuance and satisfies the requirement for concurrency with fire system improvements. December 2006 Page 3 of 15 Concurrency with school infrastructure is achieved pursuant to Section 15.40.020(6)(4) YMC when the developer provides a letter from the local school district that the school facilities impacted by the proposed development are present, or are on an approved and funded plan, to assure that facilities will be available to meet the needs and impacts of the proposed development. The applicant has a signed and recorded agreement with Yelm Community Schools for single-family and multi-family dwellings within Tahoma Terra. The fee is paid directly to the Yelm School District, and proof of payment is required prior to building permit issuance. This satisfies the requirement for concurrency with school infrastructure. State Environmental Policy Act The City of Yelm SEPA Responsible Official issued a Mitigated Determination of Non- significance based on WAC 197-11-158 on May 24, 2005. This determination is final and fulfils the City's responsibility for disclosure of potential, significant environmental impacts. The Hearing Examiner may take action to deny or condition the proposal based on impacts identified in the environmental checklist or other environmental documents. The Mitigated Determination of Non-significance included the following findings of fact: 1. This Mitigated Determination of Non-Significance is based on the project as proposed and the impacts and potential mitigation measures reflected in the applicant's environmental documents. In addition, per WAC 197-11-754, the following documents are directly applicable to the subject proposal and are hereby adopted by reference: / Final Environmental Impact Statement, January 1995, City of Yelm Comprehensive Plan and Joint Plan with Thurston County. / Final Environmental Impact Statement, March 1993, Southwest Yelm Annexation. / Addendum to the Final Environmental Impact Statement for the Southwest Yelm Annexation, July 1994, Thurston Highlands Master Plan Application. / Environmental Checklist and Mitigated Determination of Non-Significance, September 1999, Prairie View Master Plan. / Critical Areas Study, December 1997, IES Associates Environmental documents submitted as part of the application include: / Expanded Environmental Checklist, March 2005, SCA Consulting Group / Updated Wetlands Analysis, March 2005, The Coot Company / Preliminary Drainage and Erosion Control Report, March 2005, SCA Consulting Group December 2006 Page 4 of 15 / Transportation Impact Analysis, February 2005, Transportation Engineering NW 2. The environmental documents indicate that the property is composed of soils and substrates that are suitable for building and for stormwater infiltration. These soils will be managed on-site to provide a source of base material needed for roadway and building construction. Approximately 250,000 cubic yards of material has been identified that will be screened and processed to balance the earthwork needs on the site. Potential geologic hazard areas located on the site will be protected through the requirement of a geotechnical report prior to final Master Site Plan approval which only allows activities which: will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; will not adversely impact other critical areas; and are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions; and are certified as safe as designed by a qualified engineer or geologist. 3. There is no indication in any of the environmental documents that there will be any potential long term significant impacts to air quality from the proposed development. Short term impacts will be related to heavy equipment exhaust and dust generated from grading and rock processing activities. The use of best management practices for air control will be required. 4. The City of Yelm's Critical Areas Code requires the identification and protection of surface and ground waters. The project proposal is on the site of the former Dragt Family Dairy that was an active dairy farm for many years and which ceased operation in 1993. The environmental documents indicate that surface waters have been identified on the site and include Thompson Creek, a seasonal Type 5 stream, and wetlands associated with this stream. The former and ongoing agricultural activities have caused degradation to the site's surface water systems and an enhancement plan has been prepared to improve the described surface waters and the wetland functions and values. 5. The City of Yelm is identified as a Critical Aquifer Recharge Area, a designated environmentally sensitive area. Potential impacts to groundwater quality and quantity will be mitigated through the implementation of standards that are technically equivalent to the Department of Ecology stormwater manual as adopted by the City of Yelm. The City has adopted the Department of Ecology Drainage Design Manual, which requires that stormwater generated from roadways and parking facilities be treated for oils, sediments, and heavy metals before infiltration. The neighborhood commercial element of the Master Plan allows uses that could potentially generate hazardous materials and/or fats, oil, and greases. Existing regulations require grease interceptors and hazardous material containment facilities where appropriate. 6. The environmental documents indicate that there are some plant/animal priority species and habitats in the vicinity of the project site. The predominant Oak December 2006 Page 5 of 15 Woodland and Shore Pine plant communities are located along the Thompson Creek corridor and associated wetlands, which are areas being enhanced for open space preservation. The animal species have been determined to only frequent the area for occasional feeding and do not use the site for breeding or nesting. The project proposal is not expected to have a significant impact on priority plant or animal species and habitats. 7. The environmental documents do not identify any potential significant impact related to the use of energy or natural resources not typical of an urban development. 8. The environmental checklist indicates temporary noise and dust would be generated from construction vehicles throughout the construction phases of this project. Construction related activity shall comply with all current State and local statutes and best management practices. 9. The environmental checklist indicates that roadways and pedestrian paths will be lit to provide safe driving and walking conditions. The expected light is not anticipated to exceed typical urban standards and therefore, is not expected to have a significant impact on surrounding areas. 10. The addition of up to 1,200 new residential units will create additional demand on the City's parks and recreational amenities. The proposed master plan will be required to provide recreational opportunities for the residents of the City of Yelm. Improvements generally include but are not limited to soccer fields, play structures, seating areas, picnic tables, restroom facilities, rock wall, bike paths, foot paths and an open water boardwalk. 11. The environmental documents have not identified any areas of historical or cultural significance. Research of the City's historic resources (1935 aerial photograph, 1918 map of the Yelm Irrigation District and Thurston County's map of Historic places, and the database of historic properties maintained by the Thurston Regional Planning Council) did not reveal any structures or locations on the subject site that have any historic or cultural significance. 12.The traffic impact analysis (TIA) submitted as part of the application indicates that upon full build out, the project could potentially generate between 13,300 - 15,300 vehicle trips per day, with a minimum PM peak of 1,400 vehicles per hour. The TIA indicates that, with average growth: The proposal will have a significant adverse impact on specific road corridors and traffic movements at various intersections in the City, including Longmire Street and Berry Valley Road. The proposal will lower the level of service and increase wait times at the intersection of 1st Avenue (SR-507) and Mosman Avenue, 1st Avenue (SR-507) and Yelm Avenue (SR-510) and other intersections along Yelm Avenue. The TIA proposed specific mitigation measures for many of the identified impacts and has outlined the necessary improvements tied to specific development phases of the project. December 2006 Page 6 of 15 13. The environmental checklist indicates that the proposal will require police and fire protection. The Yelm Police Department provides police services to all City residents and businesses. The construction of Tahoma Terra will create additional demand on the Yelm Police Department. The Yelm Police Department is currently located in a facility that is substandard and beyond its useful life. The Yelm Capital Facilities Plan identifies a need to replace this facility. SE Thurston Fire/EMS provides Fire and Basic Life Support services to City of Yelm residents and businesses. The Tahoma Terra project will create additional demand on the Yelm Fire District. 14. Impacts to fire protection services will be mitigated through the provision of fire flow and emergency vehicle access, and structures which will be built to current building and fire codes. 15. The City of Yelm has adopted comprehensive Water and Sewer System Plans and a Reclaimed Water Facilities Plan to guide orderly extension of the City's infrastructure improvements. These system plans anticipated the build out of the southwest Yelm annexation area. Upgrades and extension of these utilities, consistent with the adopted system plans, will be necessary to provide adequate levels of water and sewer service to the subject site. 16. The Environmental Impact Statement for the southwest Yelm annexation indicated that development within the annexation area, including the subject property, would be required to provide water rights to the City sufficient to serve the subsequent development of the properties. The property has recorded water rights that the applicant intends to transfer to the City of Yelm to provide for the development of the property. The property has been assessed through the City's sewer local improvement district, which includes a commitment by the City to provide water and sewer service for no more than 89 single family residential units prior to any water rights transfer. If the Washington Department of Ecology does not approve a transfer of water rights, or the transfer does not include sufficient water to serve the proposed development, final subdivision approval of any phase beyond the 89 lots could not be approved. 17. The City of Yelm has adopted a concurrency management system as required by the Growth Management Act. Chapter 15.40 YMC (concurrency Management) is designed to ensure that the improvements required to support development are available at the time of development. A concurrency determination may be issued for a proposal as it relates to transportation issues when: the development provides on-site frontage improvements; the project makes off-site improvements as necessary to provide for the safe movement of traffic; and the project makes a contribution to projects identified in the six year transportation improvement program in the form of a Transportation Facilities Charge. The Growth Management Act at Section 36.70.070 (6)(b) RCW states that a finding of concurrency can be issued when required improvements are in place at December 2006 Page 7 of 15 the time of development or that a financial commitment is in place to complete the improvements or strategies within six years. 18.This threshold determination and adoption of previous environmental documents will be used for all future development permits and approvals within the Conceptual Master Site Plan of Tahoma Terra provided that those permits and approvals are consistent with the application and approval for the Conceptual Master Site Plan. Mitigation Measures 1. The developer shall mitigate transportation impacts through the payment of a transportation facility charge (TFC) pursuant to Chapter 15.40 YMC. The fee shall be paid at the time of building permit issuance. 2. The applicant shall be responsible for the following transportation improvements: / Prior to the final subdivision approval of any lots the applicant shall reconstruct Longmire Street to a modified collector standard from the project entry to Yelm Avenue West (SR 510). / Prior to the approval of any development permit (including a final subdivision) which includes the 90th peak P.M. trip generated from the project, the applicant shall construct a center left-turn lane on Yelm Avenue West (SR- 510) at the Longmire Street intersection with sufficient storage to serve the anticipated traffic volumes generated by the project. / Prior to the approval of any development permit (including a final subdivision) which includes the 513th peak P.M. trip generated from the project, construction of the Killion Road Boulevard extension from the property to Yelm Avenue West (SR-510) along with the realignment of Killion Road, a traffic signal, and left turn lanes on all four legs of the intersection with sufficient storage to serve the anticipated traffic volumes generated by the project. / Prior to the approval of any development permit (including a final subdivision) which includes the 1,100th peak P. M. trip generated from the project, reconstruct Mosman Avenue to modified collector standards from Longmire Street to 1st Avenue (SR-507) and the Mosman Avenue/1st Avenue intersection to include realignment and a center left-turn lane on 1st Avenue (SR-507) with sufficient storage to serve the anticipated traffic volumes generated by the project. / Prior to the approval of any development permit (including a final subdivision) which includes the 1,301st peak P.M. trip generated from the project, define and construct the Mosman Avenue connector between Longmire Street and Solberg Street OR; continue the Boulevard to SR 507 through the Thurston Highlands property. Plans for approval of all transportation improvements associated with Yelm Avenue (SR 510) and 1st Avenue (SR 507) shall be submitted to the Washington Department of Transportation and the City of Yelm for review and approval and December 2006 Page 8 of 15 all required improvements shall be constructed by the applicant pursuant to approved plans, and inspected and approved by the City of Yelm and Washington Department of Transportation. 3. To mitigate previous impacts from agricultural activities to surface waters, plant communities and animal communities along the Thompson Creek corridor and its associated wetlands, the applicant has prepared a mitigation and enhancement plan to improve the surface water features of the site for both habitat and recreation purposes. Each Final Master Site Plan shall include a schedule for implementing improvements tied to the number of dwelling units of each subdivision within the Master Planned Community. 4. The developer shall enter into an agreement with Yelm Community Schools to mitigate project impacts to the School District. 5. Prior to the approval of any development permit (including a final subdivision) beyond the 89th lot, the applicant shall convey water rights to the City of Yelm sufficient to serve the proposed use within that area of the final master site plan and the first 89 lots. The conveyance shall be made to the City through a water rights agreement between Tahoma Terra, LLC and the City of Yelm. This condition is not applicable if the City obtains water rights through the Department of Ecology which are sufficient to serve the projected density of the City, its urban growth area, and the subject property. 6. Prior to disturbance of any identified geologic hazard area, the applicant shall submit to the City of Yelm Community Development Department a geotechnical report that identifies established best management practices for all activity within the geologic hazard areas and only allows activities which: / will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; / will not adversely impact other critical areas; / are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than pre-development conditions; / are certified as safe as designed by a qualified engineer or geologist. 7. Prior to building permit issuance, the applicant shall enter into a mitigation agreement with the City of Yelm which includes a mitigation fee toward the replacement of a police station required to be expanded in order to serve the proposed development. The mitigation fee shall be based on the applicant's aliquot impact on the need for replacement police station, which is $310 per housing unit. Critical Areas Surface waters have been identified on the site and include Thompson Creek, a seasonal Type 5 stream, wetlands associated with this stream, and flood zone. The former and ongoing agricultural activities have caused degradation to the site's surface December 2006 Page 9 of 15 water systems and an enhancement plan has been prepared to improve the described surface waters and the wetland functions and values. To mitigate the previous impacts from the dairy farm, the applicant has prepared a mitigation and enhancement plan to improve the surface water features. This plan shows the setbacks from the wetlands and flood zones to be fifty (50) feet. There is a stand of Oregon White Oak (quercus garryana) located on the property. The Oregon White Oak is a priority habitat species identified by the state Department of Fish and Wildlife. Priority habitats require protective measures for their perpetuation. The intrusion of Douglas fir trees in oak tree habitat weakens the oak stands by the competition for sunlight, nutrition and water. Education is crucial to protect the critical areas and priority species. Interpretive signage describing the wetland or species provides education and protection. Transportation Yelm is a small compact community most directly affected by two state highways, SR 510 and SR 507, which bisect the community. These state routes are used by local residents for transportation throughout the City, and for access to commercial and residential areas throughout the community as well as serving regional traffic. The updated Transportation element of the Yelm Comprehensive Plan identifies a number of improvements designed to avoid the need to significantly widen existing streets, and particularly Yelm Avenue. New development impacts the transportation system in Yelm and, unless the improvements identified in the transportation plan are constructed, the City would need to require developers to pay the cost of internal street widening. The City has adopted a Transportation Facility Charge (TFC) of $750.00 per pm peak trip. The concurrency chapter of the Municipal Code provides a default table that is used to determine new peak PM trips generated by a proposed use. Amulti-family dwelling unit creates .60 new pm peak hour trips. The project is proposing a private drive entering from Terra Valley Street SE. Off site improvements are completed as required in the MDNS. Water Supply The City's Water Comprehensive Plan identifies the property as being within the water service area The developer will be required to provide a loop connection with the existing water line located in the right-of-way of Terra Valley Street SE, and the existing water line from the Nisqually Meadows subdivision. December 2006 Page 10 of 15 The current fee to connect to the City water system is $1,500.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). This fee is subject to change. The City of Yelm is dedicated to providing the best quality water possible to its consumers. Section 246-290-490, WAC, requires that the City take measures to ensure that contamination does not occur as a result of cross contamination. An irrigation meter may be installed for the purpose of irrigation. A backflow prevention device will be required for all landscape irrigation connections between the irrigation system and the water meter. Sewer System The City's Sewer Comprehensive Plan identifies the property as being within the sewer service area. The current fee to connect to the City sewer system is $5,569.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month). This fee is subject to change. The Tahoma Terra Master Plan approval required the developer to improve and extend the sewer line located in Longmire Street. This line was then extended into the recently approved Vintage Green subdivision within the public right-of-way of Terra Valley Street SE, and providing a connection point for this project. Stormwater Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual, which requires all development to treat and control stormwater on site. The applicant has submitted a preliminary stormwater plan which includes a conceptual design for the treatment and infiltration of the stormwater. This project will be incorporating pervious surfaces for the project road ways. This "Low Impact Development" (LID) approach allows water to infiltrate into the ground through the roadway, with treatment occurring beneath the roadway. The applicant has also provided land area for a traditional stormwater treatment facility, in the event the LID approach is inadequate. A final stormwater plan is required as part of civil plan application submission. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. December 2006 Page 11 of 15 Parking The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to the design of lots, the number of stalls required, pedestrian pathways within lots, and safety. The requirements of off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement is in excess of the minimum set forth. Residential dwelling units require two stalls per unit. A total of 96 parking stalls are required. Fire Fire protection to the buildings must be provided per the International Fire Code. The specific requirements for installation of additional fire hydrants and fire lanes will be determined during civil plan review. The International Building Code (IBC) provides occupancy ratings for different types of uses. The fire coverage and sprinkler system for the proposed use must meet IBC requirements. Open Space The Growth Management Act establishes a goal for open space and recreation that states "encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks" [RCW 36.70A.020(9)]. The Master Planned Community approval requires a minimum of 55 acres to be developed into permanent open space, and also a "pocket park" to be provided for every 50 residential units. The applicant proposes to create walking paths around the complex, and throughout the land area around the White Oaks. To meet the intent and requirements of the MDNS, the pathway around the multi-family units should connect to the pathways provided throughout the large open space, as well as a "pocket park" at the complex. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets December 2006 Page 12 of 15 of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas, and building elevation. This landscaping is used around the perimeter of a site, and adjacent to buildings. The preservation of the oak trees and wetland buffer meet the intent of the Type II perimeter landscape. The final landscape plan shall depict the landscaping adjacent to the buildings. Type IV landscaping is intended to provide visual relief and shade in parking areas. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provides guidance for refuse storage and screening. Refuse areas are required to be assessable by LeMay, screened with a material and design compatible with the overall architectural theme of the associated structure, at least as high as the refuse container, and must be a minimum of six-feet in height with a gate enclosure. No refuse container is allowed between a public street and the front of a building. Refuse collection areas must be designed to contain all refuse generated on site and deposited between collections and refuse should not be visible from outside the refuse enclosure. Conclusions of Law A. The Site Plan Review Committee has jurisdiction to consider and decide the issues presented by this request. B. The applicant has established that the request for site plan review approval satisfies all criteria set forth in Section 17.84.020 (C) YMC, meets all requirements of the Moderate Density Residential 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. The conditions of the Mitigated Determination of Nonsignificance are hereby referenced and considered conditions of this approval. 2. The applicant shall mitigate transportation impacts based on the new P.M. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on amulti-family dwelling which creates .60 new pm peak hour trips. 3. Each dwelling unit shall connect to City water service. The connection fee and meter fee will be established at the time of building permit issuance. All December 2006 Page 13 of 15 conditions for cross connection control as required in Section 246-290-490 WAC. 4. Each dwelling unit shall connect to City sewer service. The connection fee will be established at the time of building permit issuance. 5. The applicant shall pay a fire protection impact fee pursuant to Section 15.40.020(8)(6) YMC. The impact fee for 2006 is $0.216 per square foot of new development, and is payable at building permit issuance. (fee subject to change) 6. The final stormwater plan shall be submitted with civil engineering plans and shall include an operation and maintenance plan. The stormwater system shall be held in common bye the homeowners association. This agreement shall include provisions for the assessment of fees for the maintenance and repair for the stormwater facilities. Best Management Practices are required during construction. 7. A minimum fifty (50) foot buffer shall be provided for the wetland associated with Thompson Creek. Interpretive signage shall be created to describe the wetland and its function. 8. The applicant shall retain the Oregon White Oak Trees located in the proposed open spaces. During construction, protective chain link fencing shall be installed around the tree drip line. Oak trees shall not be removed for the pathways. Small fir trees within the oak stand shall be removed. Interpretive signage shall be created to describe the oak stand and its function. 9. The pathway proposed around the multi-family units shall be connected to the pathways provided throughout the large open space. A "pocket park" shall be provided at the complex. 10. Parking shall be provided in accordance with the City of Yelm Development Guideline standards. A minimum of two stall per dwelling unit is required. Accessible spaces shall be provided pursuant to the ADA. 11. Fire protection shall be provided in accordance with the International Fire Code, as adopted by the City of Yelm, and may include FDC's, fire hydrants, and/or fire lanes. 12. Landscaping of the site is required. a. Type II landscaping is required adjacent to buildings. Natural vegetation in the wetland buffer and the area of the White Oaks to remain undisturbed. b. Type IV landscaping is required in all parking areas. A final detailed landscape plan is required as part of civil plan review and approval. December 2006 Page 14 of 15 13. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. Screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container. C. The Site Plan is valid for eighteen (18) months from the date of this approval. The applicant may request asix-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. Prepared this day of December, 2006 Tami Merriman, Associate Planner APPROVED this day of December, 2006. Grant Beck, Director of Community Development Site Plan Review Committee City of Yelm Appeal Site Plan Approval is a Type II Administrative land use approval. An appeal of this decision can be filed within 14 days from the date of this approval, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing, contain specific factual objections, and include the appeal fee of $50.00. December 2006 Page 15 of 15