Loading...
20080243 Approval  STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-08-0243-YL (Yelm Daycare) Applicant/Owner: Marijke Deutscher 1401 Marvin Rd. Suite 307-254 Lacey, WA 98516 Agent: MC Squared 1235 4th Ave. E Olympia, WA 98506 Request: Development of a 10,000 square foot daycare facility, a 5,000 square foot medical clinic and a 5,000 square foot veterinary clinic on approximately 3.25 acres. Action: Approval of the Site Plan Review with conditions Findings of Fact Site Plan Review The proposal includes construction of a 10,000 square foot daycare facility, a 5,000 square foot medical clinic and a 5,000 square foot veterinary clinic on approximately 3.25 acres. A Notice of Application was mailed to local and state agencies and surrounding property owners on July 24, 2008. 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 at the northeast corner of Tahoma Boulevard and Berry Valley Road SW and is identified by Assessor's tax parcel number 21724131000. The original parcel was divided into two lots through the construction of Tahoma Boulevard. The subject property is bordered by low density residential development to the south across Berry Valley Road SW, which is zoned high density residential (R-14). The property to the west across Tahoma Boulevard is zoned (C-1) Commercial and is currently vacant. The properties to the north and northeast are also zoned (C-1) Commercial and are being used for commercial purposes. The property is identified by the Yelm Comprehensive Plan Map as Commercial (C-1). All commercial uses, including commercial developments are allowed subject to Site Plan Review approval. Setbacks from side property lines in the C-1 zoning district are 10 feet, front property lines 15 feet, and rear property lines 20 feet. The maximum building height is forty (40) feet. The City of Yelm will provide police protection, water service, and sewer service. Fire protection services are provided by The SE Thurston Fire/EMS (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 proposed site is currently located in the City of Yelm’s sewer system service area but is not connected to the sewer system. A 12” sewer force main is installed along Tahoma Boulevard from Yelm Avenue West (SR 510) and will need to be extended onto the site as needed to serve the proposed project. This 12” sewer main has sewer stubs already installed to serve this property. There is currently a moratorium on open cuts in Tahoma Boulevard from five years from the date of completion of the new street. Improvements required to serve the project will be specifically identified during civil plan review. 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. The property is within the water service area as identified in the Yelm Water System Plan. The water system infrastructure has sufficient capacity to provide potable water to the proposed use and the developer will be required to connect to the system. A 10” water main is located along Tahoma Boulevard from Yelm Avenue West (SR 510). The proposed buildings will connect to the existing water mains and extend the water system on the site as needed to support the intended uses and provide adequate fire hydrant coverage for the commercial complex. The 10” water main has water stubs already installed to serve this property. There is currently a moratorium on open cuts in Tahoma Boulevard from five years of the date of completion of the new street. The City will also be responsible for ensuring that the requirements of the adopted Fire Codes are met through the provision of adequate fire flow, or construction methods that reduce the required fire flow. Although water rights are not required to find concurrency, which deals with utility infrastructure, the City has and continues to work towards the acquisition of additional water rights sufficient to serve the entire water service area and has a reasonable expectation that water rights will be in place at the time potable water is required at the time of building permit issuance. This satisfies the requirement for concurrency with water infrastructure. Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c) 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. Frontage improvements are required for all new development within the City. Frontage requirements include improvements to the roadway from the centerline of right-of-way back towards the property. The required frontage improvements along Tahoma Boulevard have been completed as part of the Yelm Avenue West Local Improvement District (LID). The applicant will be responsible for frontage improvements along Berry Valley Road SW. Berry Valley Road is classified as Commercial Collector and required improvements will include utility installation, asphalt widening, curb and gutter, landscape planter, street trees, sidewalk and lighting. The applicant submitted a Transportation Impact Analysis (TIA) dated June 2008. This parcel and project application is a portion of a larger commercial project. Because of the size, timing, and proximity of adjacent projects, the city requested a Transportation Impact Analysis for the full build out of the commercial development to determine impacts to the transportation system. The TIA showed that, with certain improvements, no concurrency intersection would operate at a level of service below the adopted concurrency standards and most of the delays created by the development would be either fully or partially mitigated. The environmental determination posed mitigating measures which fulfill the transportation concurrency requirements and will become a condition of this approval. Concurrency with school infrastructure is achieved pursuant to Section 15.40.020 (B)(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 proposed development will have no impact on the School system as it will not increase the number of students within the school district. Concurrency with Fire Protection is achieved pursuant to Section 15.40.020 (6) YMC when the developer makes a contribution to the fire protection facilities as identified in the most current version of the capital facilities plan adopted by the Yelm Fire District (SE Thurston Fire/EMS) and endorsed by resolution of the Yelm City Council. A fire impact fee will be assessed at the time of building permit issuance, based on the square footage of the building. State Environmental Policy Act The City of Yelm SEPA Responsible Official issued a Determination of Non-significance based on WAC 197-11-340 (2) on October 7, 2008. 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 Determination of Non-significance included the following mitigating measures to address the impacts to the transportation system: 1. The developer 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 specific uses, and the time of tenant improvement. 2. The developer shall contribute a total of $212,934 towards the installation of a traffic signal at Longmire Street and Yelm Avenue (SR 510). This contribution will be in the form of a mitigation fee of $137.20 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance any building permit within the entire development which would generate the 330th peak PM trip. If the improvement has not been completed by the City of Yelm, the developer may construct the improvement and would be reimbursed mitigation fee’s already paid towards the project and would be eligible for Transportation Facilities Charge credit. 3. The developer shall contribute a total of $500,807 to the realignment of 93rd Avenue/Burnett Road and Yelm Avenue (SR 510), improvement to full City standards including curb gutter, planter strips, and sidewalks, and the installation of a traffic signal at the realigned intersection. This contribution will be in the form of a mitigation fee of $322.68 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance of any building permit within the entire development which would generate the 740th peak PM trip. If the improvement has not been completed by the City of Yelm at the time building permits are ready to be issued, the developer may construct the improvement and will be reimbursed any mitigation fee’s paid towards the project from previous phases of the development and would be eligible for Transportation Facilities Charge credit for the improvement. 4. The developer shall contribute a total of $97,873 to the construction of the Coates Road extension from Cullens Road to Killion Road. This contribution will be in the form of a mitigation fee of $63.06 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance of any building permit within the entire development which would generate the 1,190th peak PM trip. If the improvement has not been completed by the City of Yelm, the developer may construct the improvement and would be reimbursed mitigation fee’s already paid towards the project and would be eligible for Transportation Facilities Charge credit. 5. Prior to the issuance of any building permit for ‘Viewmont Place’ that includes a road access on Mountain View Road, the developer shall reconstruct Mountain View Road from the northern property line of the ‘Viewmont Place’ development to the intersection of Mountain View Road and Yelm Avenue (SR 510). The improvement shall be to the Yelm commercial collector standard and shall include two travel lanes, two bike lanes, curb and gutter on both sides of the street, stormwater, and a planter strip and sidewalk on the east side of the roadway. 6. Access to Tahoma Boulevard shall be limited to the following locations: Directly across from Berry Valley Road. The existing accesses located on the easement between the ‘Westmont Place’ and ‘Ritter Commercial’. The existing approach located between the ‘Golden Dragon’ property (tax parcel 21724130700) and tax parcel 21724130800.\ Stormwater treatment shall meet or exceed the 1992 DOE Stormwater Manual. Design Review The property lies within a (C-1) Commercial zone and the Village Retail design guideline area. All development on the site is required to meet the City of Yelm’s design guidelines for the Village Retail district. The guidelines are intended to supplement the standards in the Zoning Code. Guidelines include provisions, requirements or considerations that are in addition to the Zoning Code standards. Pedestrian Circulation The following elements must be provided as part of the site plan for new developments: All pedestrian paths must comply with the ADA. Adequate lighting must be provided for pedestrian access. Walkways should be integrated with the required parking lot landscaping. Provide pathways through parking lots Integrate transit stops into the planning of site improvements Provide weather protection such as a canopy to create a covered pedestrian open space. Provide at least 200 square feet of landscaping at or near the entry. Provide pedestrian facilities such as benches, kiosks, or bicycle racks. Provide pedestrian scaled lighting. Provide adjacent window displays. Provide artwork or special pedestrian scaled signs. The applicant is providing pedestrian facilities by incorporating a picnic table and bicycle rack to accommodate pedestrian traffic. Pedestrian pathways have been proposed throughout the site providing safe onsite pedestrian circulation and connecting all businesses and entries of multiple buildings on the same development. Additionally, adequate lighting adjacent to the building entryways and within the parking lots has been proposed to promote safe pedestrian access. Although not specified in the preliminary site plan, pedestrian paths should be of a different material than the parking lot and not rely solely on striping asphalt for distinguishing the paths. Parking Lot Design Detail Standards All parking areas and driveways must be lighted to a level of at least .5 foot candle average as measured on the ground. Parking lot light fixtures shall be non-glare and mounted no more than 20 feet above the ground to minimize the impact onto adjacent properties. All parking areas shall be combined and provide for clear internal vehicular circulation patterns to serve all proposed businesses on site. Side and Rear Yards The design guidelines indicate that service areas and outdoor storage be located away from neighboring properties to reduce conflicts, and require screening of refuse containers located behind the building. The refuse area must be large enough to accommodate a dumpster and recycle bin. Refuse areas must be screened with an enclosure of a material and design compatible with the overall architectural theme. A six foot wall or fence shall enclose any outdoor refuse collection point. The fence shall be a solid material such as wood or masonry. The following describes the intent in siting service areas based on the Design Guidelines: To “reduce the visibility of unsightly uses”. To minimize the visibility of “backs” of buildings where service areas are located. To “encourage more thoughtful siting of trash containers and siting areas by screening its negative aspects”. To reduce the noise impacts of service areas. The proposed location of the refuse containers is acceptable, provided that they are fully screened from adjacent public ways in a manner that is consistent with the design theme of the proposed development. Building Design and Details To encourage buildings that are comfortable at a human scale, at least three of the following features must be incorporated into the building design: Balconies in upper stories Bay windows Pedestrian oriented space Individual windows Gable or hipped roof Porch or covered entry Spatially defining building elements that define an occupied space Upper story setbacks Composing smaller building elements near the entry or pedestrian oriented street fronts To ensure new development is compatible with Yelm’s architectural size and character, at least two of the following features must be incorporated into the building design: Upper story setback Horizontal building modulation Modulated roof line Building articulation To encourage unique identifiable architectural features at intersections, at least one of the following features must be included on a façade facing a public street: Decorated roofline Decorative treatment of windows and doors Decorative railings, grill work, or landscape guards Landscape trellises Decorative light fixtures Decorative building materials (masonry, wood details or patterns) To incorporate human scale building elements, the applicant is proposing hipped roofs for the buildings and extensive covered entry ways. To reduce the scale of the proposed building, the applicant has proposed a modulated roof line and horizontal modulation is achieved with the projection of the entry. The use of decorative building materials and decorative window treatment has also been incorporated to enhance the building facades. Metal roofing must be of high quality with a standing seam and cannot be brightly colored. Blank walls must be treated with trellis and plantings, landscaping beds or other methods. Materials and Color To encourage the use of high-quality compatible materials and create design unity by upgrading the visual qualities of new development. The preliminary site plan illustrates a fence in play area for the proposed Daycare facility. The type or style of this fence is not specified on the preliminary site plan, but chain link fencing is prohibited in prominent locations that are visible from frontage streets. Street Corners Developments on corner lots must enhance the property’s visual qualities by installing substantial landscaping, a decorative screen wall, providing pedestrian access, and architectural cover treatments. The preliminary landscape plan includes a landscaped area at the corner of Tahoma Boulevard and Berry Valley Road SW which includes a picnic table and bicycle rack. The project also proposes to locate two buildings within 15 feet of the property line along the frontages of Tahoma Boulevard. The proposed landscaping for the corner enhancement must be substantial and be consistent with all uses on the site.  Critical Areas 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 property is located outside of wetlands, flood zones, and high ground water buffer areas. 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 of Yelm has formed a Local Improvement District (LID) for the realignment of Killion Road, and installation of a traffic signal, as well as reconstruction of Yelm Avenue West (SR 510) from Cullens Road to 93rd Street. This site is part of the LID improvement area, and required frontage improvements on Tahoma Boulevard have been completed as part of the LID. While the TIA submitted for the proposed development includes a trip generate rate for daycare facilities based on the size of the facility and a certain pass-by rate, the applicant may choose to submitted an updated generation report at any time prior to issuance of a building permit that supports an alternate rate. The report must be stamped by a licensed engineering with expertise in traffic generation and must include support for any trip generation that differs from the TIA. The location of the proposed entrance from Tahoma Boulevard is unacceptable and must be moved to the north to conincide with an existing access easementt. This entrance shall be designed as a common entrance for the subject property as well as property to the north and northeast of the subject property, but may be constructed as an access solely to the proposed site at this time. Berry Valley Road is identified as a commercial collector, but does not currently meet collector standards. Frontage improvements will be required to include the reconstruction of Berry Valley Road from Tahoma Boulevard to the eastern property boundary including two travel lanes, curb and gutter, a planter strip, and a sidewalk. Water Supply The City’s Water Comprehensive Plan identifies the property as being within the water service area. The proposed site is not currently connected to the City’s water system. The project will be required to connect to the existing water main located in Tahoma Boulevard and extend the water system as needed to support the intended uses. The State Building Code at Section 19.27.097 RCW requires evidence of water availability and the issuance of a building permit by the City of Yelm is the City’s commitment to serve a proposal with potable water. An engineers estimate for additional water usage will be required as part of the civil plan submission. Any wells located on the property must be decommissioned per Department of Ecology standards. 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. Water connections are based on a consumption rate of 900 cubic feet a month and are charged at a rate of $1,500 per a connection (fee subject to change). The fees will be calculated utilizing the water consumption calculations provided by the civil engineer as part of the civil plan review process. These fees are payable at building permit issuance. The City of Yelm promotes water conservation and provides additional elements for conservation in the landscaping requirements. An irrigation meter shall be installed for the purpose of irrigation. A backflow prevention device is required for all landscape irrigation connections between the irrigation system and the water meter. Identified in the 2002 City of Yelm Water Comprehensive Plan is a requirement to install fire hydrant locks as part of the City’s water conservation and accountability program. Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area and the site is not currently connected to the City’s STEP sewer system. The project will be required to connect to the existing sewer main located Tahoma Boulevard and extend the sewer system as needed to support the intended uses. Improvements required to serve the project will be specifically identified during civil plan review to determine tank size based on water consumption. A grease interceptor is required pursuant to Chapter 7 of the Development Guidelines when it is likely that grease can enter the City’s STEP sewer system. If the proposed daycare is required to provide a three compartment sink by the Thurston County Health Department, a grease interceptor will be required. The current fee to connect to the City sewer system is $5,885.00 per Equivalent Residential Unit (each ERU equals 900 cubic feet of water consumption per month, fee subject to change). 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. The applicant has submitted a stormwater plan which utilizes a Contech Storm filter system and underground infiltration galleries located underneath the parking areas. The proposed stormwater treatment is not a method of treatment approved by the 1992 manual. In addition, if the infiltration system meets the definition of an underground injection control well for stormwater control, the applicant must register the UIC stormwater well with the Washington State Department of Ecology and the system must be designed entirely to the 2005 Stormwater Management Manual for Western Washington. If designed to the 2005 manual, the treatment element must be prescriptive in the manual or an emerging technology that has received a general use level designation for basic treatment by the Department of Ecology. Emerging technology with conditional approval will not be permitted in Yelm. The City of Yelm requires that stormwater be treated and disposed of on-site and be located outside City right-of-way. A final stormwater plan that either utilizes approved methods of treatment in the 1992 manual or conforms entirely with the 2005 manual is required as part of civil plan application submission. 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. Chapter 17.72 YMC requires daycare facilities to provide one (1) parking stall per employee based on the greatest number of employees on a single shift, plus a loading and unloading area with storage for 3 cars. Medical clinics are required to provide one and one-half parking stall per patient treatment room/area, plus one space per employee based on the greatest number of employees on a single shift. A standard stall is 9 feet by 20 feet while a compact stall is 8 by 16. The Washington State Amendments to the Building Codes requires handicap accessible stalls. At least one (1) handicap stall is required for every 25 stalls. The parking lot layout as proposed on the preliminary site plan is unacceptable in that it does not promote connections between the various portions of the site. The final plan must include a parking lot connection (drive aisle) between the two lots along Berry Valley Road. Additionally, the northern parking area must be reconfigured to provide access from the revised entrance location into the site. Fire Fire protection to the buildings shall be provided pursuant to the International Fire Code. The specific requirements for installation of all fire hydrants, fire sprinklers 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 International Building Code requirements. A Fire Impact Fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.32 per square foot of development for all new development in the City of Yelm. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. Type II landscaping is used around the perimeter of a site with a minimum planting area of eight-feet in width. Type II landscaping is characterized by an 8 foot landscape strip between uses and a 5 foot strip around buildings of any combination of evergreen and deciduous trees (with no more than 50 percent being deciduous), shrubs, earthen berms and related plant materials or design features may be selected; provided, that the resultant effect is to provide partial screening and buffering between uses and of softening the appearance of streets, parking and structures. Type II landscaping will be required around the perimeter of the site. The preliminary landscape plan does not adequately illustrate the Type II landscaping around the perimeter of the site, specifically along the parking area closest to Berry Valley Road. The final landscaping plan must include an additional 8 feet of landscaping between the parking lots along Berry Valley Road and the sidewalk. The fence along Berry Valley Road must be either a solid wood or decorative iron fence with a minimum landscape area of 5 feet between the fence and sidewalk. Type III landscaping is intended to provide visual relief where clear sight is desired. This type is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. The minimum width for Type III landscaping shall be six feet. Type III landscaping is required as a part of street frontage improvements and is illustrated correctly on the preliminary landscape plan. Type IV landscaping is intended to provide visual relief and shade in parking areas. Parking shall have at least 24 square feet of landscape development for each parking stall proposed. Each area of landscaping must contain at least 100 square feet of area and must be at least six feet in any direction and contain live groundcover with any combination of grass, shrubs and trees. No parking stall shall be located more than 50 feet from a tree The preliminary landscape plan meets the intent of the Type IV landscaping requirement. Type V landscaping is to provide visual relief in storm water retention/detention areas with vegetation that is suitable and will thrive in hydric soils. The proposal includes an underground storm water system therefore Type V landscaping is not required. The City of Yelm also promotes water conservation and will require the final landscaping plan to address the following requirements: Specify Water efficient plant species for the Pacific Northwest. Choose irrigation devices and design the irrigation system to positively prevent runoff or overspray onto impermeable hardscape under all conditions regardless of wind or possible equipment misalignment. Assign separate station/zones (hydrozones) to areas with dissimilar water or scheduling requirements. For example; separate zones should be designed for trees, shrubs, flowers, shady areas, sunny areas, drip irrigation and sprinklers. Locate sprinkler heads based on a thorough evaluation of physical, environmental, and hydraulic site conditions, including wind. The design must not permit sprinklers to overspray onto impermeable hardscape under any condition. Specify drip irrigation for all zones planted in one-gallon or larger size. Specify weather-based irrigation controllers (WBIC). Specify check valves wherever necessary to prevent low-head drainage. The final landscaping plan shall provide complete detail of the landscape plants, features and irrigation requirements. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provide guidance for refuse storage and screening. Refuse areas are required to be accessible 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 at least 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 (C-1) Commercial 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 Non-significance are hereby referenced and considered conditions of this approval. 2. A determination that a potable water supply adequate to serve the development shall be made prior to the issuance of any building permit. 3. The applicant shall pay transportation facilities charges and transportation mitigation fees consistent with the conditions of the Mitigated DNS. 4. Frontage improvements will be required along Berry Valley Road SW and shall be consistent with the City of Yelm’s Development Guidelines. 5. Buildings shall connect to the City’s water system. The connection fee and meter fee will be established at the time of building permit issuance. All conditions for cross connection control as required in Section 246-290-490 WAC shall be met prior to issuance of certificates of occupancy. An engineers estimate for water usage will be required as part of the civil plan submission. 6. Buildings shall connect to the City’s STEP sewer service. The connection fee will be based on water usage calculations and established at the time of building permit issuance. Provisions for grease interceptors shall be made between the STEP tank and the daycare building if the Thurston County Health Department requires a three compartment sink. 7. A final stormwater plan that either utilizes approved methods of treatment from 1992 stormwater manual or is consistent with the 2005 manual is required as part of civil plan application submission. If the system includes an underground injection control well for stormwater control, the 2005 manual shall be utilized. If designed to the 2005 Stormwater Manual, the treatment element must be prescriptive in the manual or an emerging technology that has received a general use level designation for basic treatment by the Department of Ecology. Emerging technology with conditional approval will not be permitted in Yelm. 8. The Daycare facility shall provide one (1) parking stall per employee based on the greatest number of employees on a single shift, plus a loading and unloading area with storage for 3 cars. The medical clinic and veterinary clinic shall provide one and one-half parking stall per patient treatment room/area, plus one space per employee based on the greatest number of employees on a single shift. At least one (1) handicap stall is required for every 25 stalls. A minimum of 3 parking spaces shall be labeled as short term parking for unloading and loading purposes. The civil plans shall include a parking plan that specifies the number of employees and treatment rooms for the proposed businesses. 9. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. When service areas are visible from the sidewalk or adjacent properties, the elements must be screened with a screening wall and landscaping. 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, and must be at least six-feet in height. The location and access to all refuse enclosures shall be approved, in writing, by LeMay, Inc. prior to civil plan approval. 10. Fire protection shall be provided in accordance with the International Fire Code, as adopted by the City of Yelm. A fire impact fee pursuant to Section 15.40.020 (B)(6) YMC is established at a rate of $0.32 per square foot of development for all new development in the City of Yelm 11. The civil plans shall include a final landscaping plan generally consistent with the preliminary plan with the changes noted in the landscaping section of this approval. Irrigation for the site shall be consistent with water conservation requirements listed in the landscape section of this approval. 12. The civil plan submission shall include sufficient detail to identify how the following elements of the Yelm Design Guidelines will be met: a. Pedestrian pathways through the parking lot and from the public sidewalks to the site shall be provided, and be of a material significantly different than the parking lot paving in both texture and color. b. Adequate lighting shall be provided for safe pedestrian circulation for all walkways and paths through parking lots. c. Chain link fencing is prohibited for the perimeter of the play area for the Daycare facility unless the applicant provides a 6 foot wood fence along the portion of the fenced play area facing Berry Valley Road SW. 13. Building plans shall be consistent with the preliminary elevations to meet the intent of the Design Guidelines for building appearance. The corner enhancement at Yelm Avenue West (SR 510) and Tahoma Boulevard shall be shown as part of the building plan submission for the proposed Pharmacy located at this corner of the property. 14. Street lighting is required and shall be submitted as part of the civil plans and once approved, the applicant shall coordinate the installation with IntoLight. 15. The civil plan submission shall revise the parking lot to meet connection requirements as noted in the parking section of this approval and the landscape requirements as noted in the landscape section of this approval. The plans shall also be revised to be consistent with the location of the entrance from Tahoma Boulevard as noted in the transportation section of this approval. C. 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. PREPARED by Nisha Box, Assistant Planner APPROVED this 5th day of November, 2008 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.