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20080347 Staff ReportI OF THFp~~ 4~ 9~ off. ~n YELM WASHINGTON S TAFF REPOR T City of Yelm Community Development Department Date: November 10, 2008 Case Number: BSP-08-0347-YL and SPR-08-0346-YL Applicant: Ritter Holding Company 2840 Crites Street SW Tumwater, WA 98512 Agent: Shea Carr & Jewell 2102 Carriage Drive SE Building H Olympia, WA 98502 Request: Binding Site Plan to create building pads for future commercial development and Site Plan Approval fora 36,000 sq.ft. medical office building and three (3) other commercial buildings on a 5.86 acre parcel of land. Recommendation: Approval with conditions Exhibit I: Site plan dated September 30, 2008, application materials on disk Exhibit II: Notice of Application & Comment letters Exhibit III: Mitigated Determination of Non-Significance Exhibit IV: Public Hearing Notice Findings of Fact Proposal and Site Characteristics The proposal is for site plan review to construct a 36,000 square foot medical office building and create future building pads for three other commercial buildings of approximately 32,786 square feet on a 5.86 acre parcel of land. The applicant also desires to subdivide the property through a binding site plan, which would allow each building pad to be sold separately while maintaining common spaces such as parking, site access, utilities, and stormwater as common ownership and maintenance. The property is located at the northwest corner of the intersection of Yelm Avenue West (SR 510) and Tahoma Boulevard. The property is comprised of three parcels. These properties previously contained a single family home and associated outbuildings. The property was used as temporary construction storage for the Yelm Avenue West LID project, and was cleared and graded with approval by the City. The surrounding properties are zoned C-1 Commercial. The property to the north across Yelm Avenue West (SR 510) is currently vacant with a site plan review approval for approximately 22,719 square feet of retail space. The property to the east across Tahoma Boulevard has an existing Chinese food restaurant. The property to the South is vacant and the property to the west has an existing single family residence. Public Notices A Notice of Application was mailed to local and state agencies, and surrounding property owners on October 13, 2008. The notice included a description of the proposed action as well as the site plan. Comments were received by Department of Fish and Wildlife and Department of Ecology. Department of Ecology submitted comments regarding safe practices for demolition of existing structures, and Fish and Wildlife will inspect the site for possible Mazama Pocket Gopher habitat. State Environmental Policy Act The City's SEPA Responsible Official issued and published a Mitigated Determination of Non-Significance (MDNS) on October 17, 2008, 2006 based on WAC 197-11-158. The MDNS contained the following mitigation measures to address 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 330t" 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. Page 2 of 17 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 740t" 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 1,190t" 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. Page 3 of 17 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. The property is within the water service area as identified in the Yelm Water 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 West (SR 510). It would be expected that this project will connect to the existing water mains and extend the water system on the site as needed to support the intended uses. This 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 from 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. Page 4 of 17 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 for this site have been completed by the City sponsored Killion Road LID project. The property owner is required to pay an assessment based on the total cost of the project. The traffic impact analysis submitted as part of the application indicated that certain intersections would be impacted. The City reviewed the TIA and proposed measures to mitigate these impacts. These mitigation measures are listed in the MDNS and shall become a condition of approval of this project. 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 commercial development will have no impact 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. Afire impact fee will be accessed at the time of building permit issuance, based on the square footage of the building. Critical Areas There are no wetlands, fish and wildlife habitat areas, geologic hazard areas, or floodplains or high groundwater areas located on or near the subject property. Page 5 of 17 The aquifer lying underneath the City of Yelm is a critical aquifer recharge area. Section 14.08.150 YMC establishes standards for development within a critical aquifer which require the treatment and infiltration of stormwater in a manner approved by the City of Yelm. The proposal is to treat all stormwater through an approved pre-treatment device, most likely an Aqua-Swirl Concentrator from Aquashield, Inc. These treatment devices have been issued a General Use Level Designation from the Washington Department of Ecology for the pretreatment of stormwater, which is the appropriate level of treatment for impervious surfaces when the stormwater is being infiltrated back into the groundwater. These devices have also been approved for use in Yelm by the Yelm Community Development Department Development. Zoning Code Requirements The property is zoned Commercial (C-1) which is codified at Chapter 17.26 YMC. The Commercial zone is intended to provide for the location of business centers to serve the needs of the community for convenience goods and services such as food, drugs, household supplies, automobile servicing, recreation, entertainment and other uses related to, but lesser in scope, than downtown core area uses. The Commercial district allows retail development, including personal services and hospitals, general retail and food service establishments as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. The maximum building height is forty (40) feet. Setbacks are 15 feet from the front property line, 10 feet from the sides, and 20 feet from the rear property line. Environmental Protection Standards The Zoning Code establishes environmental protection standards at Chapter 17.57 YMC which address: noise; emissions; aquifer, ground, and soil contamination; and storage. The maximum allowable noise levels as measured at the property line of noise- impacted uses or activities are those set forth in Chapter 173-60 WAC, titled "Maximum Environmental Noise Levels". Air pollution must be controlled by the operator and/or the proprietor of any land use or activity. The ambient air quality standards specified by the Olympic Region Clean Air Agency (ORCAA) apply to all air contaminants. Aquifer contamination is addressed through the requirement for the treatment and infiltration of stormwater on the subject site. Demolition of existing buildings requires a permit from the Olympic Region Clean Air Authority. Page 6 of 17 Design Guidelines The property is identified as being in a Village Retail district by the Yelm Design Guidelines, which establishes requirements for new development in relation to site planning, pedestrian access, vehicular access and parking, building design, and landscape design. Street Fronts (Yelm Avenue West, Tahoma Boulevard) The design guidelines require that development must define the street edge with building, landscaping, or other features, must provide direct access to the building from the frontage, and provide treatment to spatially define the street edge when parking is adjacent to street frontages. The buildings are located in a manner that significantly screens the parking lot which is internal to the property. The medical office building will provide a transparent window facade and pedestrian access directly from the sidewalk. The additional buildings are located adjacent to street frontages and pedestrian oriented sidewalks are proposed from the public sidewalks along Yelm Avenue and Tahoma Boulevard into the site, as well as between the buildings. 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. 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 containers are located to the side of the site, and will be screened in a manner that is consistent with the design theme of the proposed development. Multiple Building and Large Lot Developments The design guidelines provide goals to take advantage of special opportunities to mitigate impacts of large developments. These include transportation, pedestrian access, building placement and characteristics, open space and landscaping. The site is providing a private drive access to the south as well as providing for a future parking lot connection with the property to the west. All buildings are located adjacent to the sidewalks on both Yelm Avenue and Tahoma Boulevard and within the site. The medical office building is proposing a pedestrian area with loading zone and landscaping at the entrance to the building. Similar treatments are intended for the Page 7 of 17 future commercial buildings, with additional corner enhancements for the proposed building B. 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/or other treatments. The preliminary landscape plan does not identify required enhancement to the corner of Yelm Avenue West and Tahoma Boulevard, however does show the intention of providing a pedestrian area. The applicants' response to this design guideline requirement is that due to the elevation of the foundation of the building, it will be set lower than the public sidewalk. The applicant anticipates the corner enhancement will provide steps down to the building entrance, and that other pedestrian accents and building facades will be determined when this building is designed. 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. 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. These paths will have to be constructed of a material different than the parking lot. 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. Page 8 of 17 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 facade 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) 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. The proposed medical office building provides horizontal building modulation on all facades and roof line modulation with no blank walls. The proposed medical office building meets the Yelm Design Guidelines for building design. Page 9 of 17 The other proposed Retail buildings are not defined at this time and will require design review at the time of building permit application. Architecturally accentuate building corners at street intersections. All new buildings located on properties at the intersection of two public streets are encouraged to employ one or more of the following design elements or treatments to the building corner facing the intersection. / Provide at least 100 square feet of sidewalk area or pedestrian oriented open space in addition to the otherwise required building setback. Upper stories may or may not be setback from the corner. / Provide a corner entrance to courtyard, building lobby, atrium, or pedestrian pathway. / Include a corner architectural elements such as: • Bay window or turret. • Roof deck or balconies on upper stories. • Building core setback "notch" or curved facade surfaces. • Sculpture or artwork either bas-relief, figurative or distinctive use of materials. / Special treatment of pedestrian weather protection canopy at the corner of the building. / Entry at Building Corner. The proposed `Retail B' building is the only building on the site that is on the intersection of two public streets. The site plan shows the proposed building with a pedestrian area and future building articulation for corner entrance. Design review will be required at the time of building permit application. 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, 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. Page 10 of 17 The City has adopted a Transportation Facility Charge (TFC) of $1,321.00 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. The traffic impact analysis submitted as part of the application indicated that certain intersections would be impacted and proposed measures to mitigate these impacts. These mitigation measures shall become a condition of approval of this project. The Yelm Development Guidelines also encourage connected parking lots and the proposed development has an opportunity to connect to parking lots located t. The site plan provides for a connection to development to the west when it develops. Ingress and egress into the site must be consistent with the City of Yelm Development Guidelines. The site plan shows 4 access points into the development. A full access located along the southern property line, a full access located at the center of the development on Tahoma Boulevard, a full access at the northwest corner, and a restricted access (right-in/right-out) at the center on Yelm Avenue West. The restricted access is required due to the proximity to the signalized intersection. Frontage improvements to both Yelm Avenue West (SR 510) and Tahoma Boulevard are completed as part of the City's Killion Road LID project. The site is subject to an assessment as part of the LID, when the project is complete. Street Lighting Adequate street lighting is necessary to provide safety to pedestrians, vehicles, and homeowners. Street lighting exists along Yelm Avenue West and Tahoma Boulevard. Stormwater Quality and Quantity 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 when over 5,000 square feet of impervious surface is created. The developer has submitted a preliminary stormwater report which includes a conceptual design for the treatment and infiltration of stormwater. The proposed stormwater treatment system utilizes an Aqua-Swirl Concentrator from AquaShield, Inc. These treatment devices have been issued a General Use Level Designation from the Washington Department of Ecology for the pretreatment of stormwater, which is the appropriate level of treatment for impervious surfaces when the stormwater is being infiltrated back into the groundwater. These devices have also been approved for use in Yelm by the Yelm Community Development Department Development. Page 11 of 17 The preliminary plans show pipes infiltrating water into galleries. This may be considered an underground injection well for stormwater control. If the system is utilizing the UIC stormwater well for stormwater disposal, 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 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. The City of Yelm requires that stormwater be treated and disposed of on-site and be located outside of city right-of- way. stormwater facilities require continued maintenance to ensure they remain in proper working condition. Water Supply The State Building Code at Section 19.27.097 RCW requires an 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. A determination that a potable water supply adequate to serve the development shall be made at final binding site plan approval and prior to the issuance of any building permit. The City's Water Comprehensive Plan identifies the property as being within the water service area. There are existing water mains located in Yelm Avenue and Tahoma Boulevard serving the property. An engineers estimate for water useage will be required as part of civil plan submission. Any on site wells 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. Certain commercial businesses such as medical offices or other facilities that might produce contaminants require a Reduced Pressure Backflow Assembly to prevent contamination of the City's water system. 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) inside city limits. The fees will be calculated utilizing the water consumption calculations provided by your civil engineer. These fees are payable at building permit issuance. Page 12 of 17 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 proposed site is currently located the City of Yelm's STEP sewer system service area. Connection to City sewer service is required. There are existing sewer mains located in Yelm Avenue and Tahoma Bouleard serving the property. Any on site septic systems must be abandoned Department of Health standards. Fats, oils, and greases entering the STEP sewer system can adversely affect the operation of the plant and the City requires all appropriate measures to avoid fats, oils, and greases from entering the system. Any building with the potential for having tenants which produce fats, oils, and greases should make provisions for installation of a grease interceptor or the City will deny future tenant improvements for all such uses. 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. Section 17.72.030(D) (2) YMC requires one (1) space for every 250 square feet of gross floor area for retail buildings. Medical office and clinics require one and one half per patient treatment room/area, plus one space per employee based on the greatest number of employees on a single shift. 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 proposed retail buildings will require 131 spaces. The medical office building projects approximately 87 staff members and 61 patient rooms or area, requiring 180 Page 13 of 17 stalls. The project will provide 311 total spaces, 56 of which are proposed to be compact. ADA spaces have been identified on the preliminary site plan. The plan shows 8 handicap parking stalls located in front of Building C that do not have an accessible path to buildings B or C. The handicap stalls furthest south of Building C at the retaining wall are not able to provide accessible access due to the slope, and should be moved. Aside from the ADA parking stalls, the parking lot layout appears to meet all applicable standards of the Zoning Code for the number and size of spaces and landscaping. The Zoning Code and Development regulations also require appropriate loading zones for service trucks. The site plan identifies aloading/unloading zone for each of the buildings that are appropriate in size for the expected delivery trucks for each building. The civil plans shall identify loading zones consistent with the preliminary plan. 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. 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 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 preliminary landscape plans show the required type II landscape strip along all boundaries of the property. The final landscape plan submitted as part of the civil plan review needs to be consistent with the preliminary plan. Type IV landscaping is intended to provide visual relief and shade in parking areas. 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. Page 14 of 17 • 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. Conclusions of Law The applicant has established that the request for site plan review and binding site plan approval satisfies all criteria set forth in Section 17.84.020 (C) and 16.32 YMC. Section 16.32.065 YMC requires written findings prior to a decision on a Binding Site Plan. The applicant has established that the proposed Binding Site Plan, if conditioned, adequately provides for the public health, safety and general welfare and for such open spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, schools, and sidewalks. That the public use and interest will be served by the platting of the Binding Site Plan if conditioned as recommended in this report. The Binding Site Plan, if conditioned as recommended in this report, is in conformance with the Yelm-Thurston County Joint Comprehensive Plan, the City of Yelm Zoning Code, the City of Yelm Subdivision Code, the Shoreline Management Act and the Thurston County Shoreline Master Program, and the City of Yelm Development Guidelines. The Hearing Examiner should approve the preliminary Binding Site Plan with the following conditions: 1. The conditions of the Mitigated Determination of Nonsignificance are hereby referenced and considered conditions of this approval. Page 15 of 17 2. Each building shall connect to City water service. 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. 3. A determination that a potable water supply adequate to serve the development shall be made at final binding site plan approval and prior to the issuance of any building permit. 4. Each building shall connect to City STEP sewer service. The connection fee will be established at the time of building permit issuance. Provisions for grease interceptors shall be made between the STEP tank and the building for any building that may be occupied by a business which produces fats, oils, or greases. 5. The applicant shall pay a fire protection impact fee pursuant to Section 15.40.020(8)(6) YMC. The current impact fee is $0.32 per square foot of new development, is payable at building permit issuance, but is subject to change. 6. A final stormwater plan meeting either the 1992 DOE stormwater manual, or the 2005 stormwater Management Manual for Western Washington shall be submitted with civil engineering plans and shall include an operation and maintenance plan. The stormwater system shall be held in common by the property owners or condominium association and the articles of incorporation for this association include provisions for the assessment of fees for the maintenance and repair for the stormwater facilities. Best Management Practices are required during construction of the system. 7. The civil engineering plans shall include a fire hydrant plan consistent with the Yelm Development Guidelines which includes the proposed location of all hydrants and service lines and fire flow calculations for all existing and proposed hydrants. The applicant shall be responsible for the fee for hydrant locks on all fire hydrants required as part of development. The applicant shall coordinate with the Yelm Public Works Department to purchase required hydrant locks. 8. The civil plans shall include a final landscaping plan generally consistent with the preliminary plan that includes Type II landscaping around the perimeter of the site, and type IV landscaping in the parking lot. Irrigation for the site shall be in the form of a drip system, consistent with water conservation requirements listed in the landscape section above. 9. Corner enhancement is required at the corner of Yelm Avenue West and Tahoma Boulevard. A detailed plan shall be submitted and approved prior to building permit issuance for "Building B". Page 16 of 17 10. Refuse collection areas shall be designed to contain all refuse and recycles generated on the site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure, which shall be screened by a solid enclosure of a material and design compatible with the overall architectural theme of the associated structure, at least 2 feet taller than the refuse containers. The location and access to all refuse enclosures shall be approved, in writing, by LeMay, Inc. prior to civil plan approval. 11. The civil plan submission shall show how the proposal will meet the minimum parking requirements, ADA compliant pedestrian pathways through the parking lot and from the public sidewalks to the site of a material significantly different than the parking lot paving in both texture and color, and a restricted ingress and egress located on the north property line, nearest the intersection and also the relocation of handicap stalls to adequately serve the site. Page 17 of 17