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cr-041404 Crystal Springs Road M E M O R A N D U M City of Yelm Community Development Department Engineering Division   Pre-Application Meeting April 14, 2004 Civil Comments These comments are preliminary in nature and are not intended to represent final comments and or requirements for the City of Yelm. Until a complete application is made, the Community Development Department can only attempt to inform the applicant of general requirements as they appear in the form presented by the applicant at the time of pre-submission. Proponent: Erling Birkland and Kim Gorder Project: 31 Lot Subdivision Project Location: 9003 Crystal Springs Road (22718320300) Water  TC \l1 " The proposed site is currently located in the City of Yelm’s water system service area and the existing home is connected to City water. An existing 8” water main is located in Crystal Springs Road. This project will be required to connect to this water main. This project will also be required to install a 8” (minimum) water mains along all new proposed roadways within the subdivision. Each lot will be required to have a water meter, water meter setter and water meter service. Residential water connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $1,500 per a residential connection (fee subject to change) inside the City limits. Each residential unit would be charged for one connection. This fee is payable at building permit issuance. An irrigation meter must be installed for the irrigation system required for common landscaping. An approved backflow prevention device will be required for all landscape irrigation connections. A list of approved devices can be located at the above referenced Washington Administrative Code. Sewer TC \l1 " The proposed site is currently located in the City of Yelm’s STEP sewer system service area and the existing home is connected to City sewer. There is an existing 2 inch sewer main located in Crystal Springs Road. This project will be required to connect to this sewer main. This project will also be required to install sewer mains along all new proposed roadways within the subdivision. The sewer main sizes will be reviewed on the preliminary plat application. Each lot will be required to have a step connection box and step sewer service. Residential sewer connections are based on a consumption rate of 240 gallons per day and are charged at a rate of $5,269.00 per a residential connection (fee subject to change) inside the City limits. Each residential unit would be charged for one connection. An inspection fee of $145.00 per a STEP sewer system will also be required. These fees are payable a building permit issuance. Fire All subdivisions must provide fire protection for the buildings, with adequate coverage by fire hydrants. All parts of the buildings must be within 300’ of a fire hydrant with sufficient flows to meet the Fire Codes. Fire hydrant locations will be reviewed at the time of civil plan review after preliminary subdivision approval. Stormwater TC \l1 " Developments with over 5,000 square feet of impervious surface are required to provide stormwater facilities pursuant to the 1992 DOE Stormwater Manual. The types of stormwater mitigation may be wet ponds, bioswales and filter strips. The stormwater disposal is typically 100% infiltration through the use of open ponds or underground galleries. The submitted site plan did not show an means of stormwater treatment and disposal, which will have to be addressed at the time of application, along with a preliminary stormwater report. Note: This site could have high ground water due to the proximity of Yelm Creek and the power canal. The storm water code requires 3’ of separation from the infiltrative surface to the winter-time high ground water level. Street Improvements TC \l1 " Frontage improvements must be consistent with Yelm’s Development Guidelines. Crystal Springs Road is classified as a “Neighborhood Collector”, which requires a 16’ paved asphalt section, concrete curb and gutter, planter island, 5’ sidewalk and street lighting. This street classification also does not allow on street parking. Internal plat roads will be classified as a “Local Access Residential”, which requires paved traffic lanes, paved parking lanes, concrete curb and gutter, planter island, 5’ sidewalk and street lighting. This street classification allows on street parking. The site plan submitted for the pre-submission meeting does not meet many of the requirements of the development guidelines, which will have to be addressed at the time of application. Specifically, there is insufficient distance between the access points on Crystal Springs (including View Drive), dead-end streets are not allowed without cul-de-sacs or hammerhead turnarounds, street connectivity has not been addressed, and the internal streets are shown crossing Yelm Creek, which will can not be allowed. Details of the proposed entrance at the northern property boundary will need to be submitted as part of the traffic impact analysis submitted as part of the subdivision, with the potential that full intersection improvements will be triggered by the proposed subdivision. A minimum 300 foot separation is required between access points, including View Drive to the south of the project. ADA Requirements The American Disabilities Act required that facilities are ADA accessible. Facility improvements will have to meet current code. Review of these improvements will be determined upon further review of the civil and architectural plans. Other The civil plans will be forwarded to the City of Centralia for coordination of development along the power canal. Limitations on the location of clearing and grading activities due to the power canal could be part of the Civil Plan approval.