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cr-052604 Cullens 34 Lot M E M O R A N D U M City of Yelm Community Development Department Engineering Division   Pre-Application Meeting May 26, 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: Don Findley Project: 34 Lot Subdivision Project Location: 9301 and 9329 Cullens Road (21724110100 and 21724110101) Water The proposed site would be required to connect to the City's water system. There is an existing 10” watermain located at the south property line of 9405 Cullens Road. This watermain will need to be extended to the north edge of your property line. This watermain shall be 10” in size. The development’s internal roadways will be required to have minimum 8” watermain installed to serve fire hydrants and home services. 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 city limits. Each residential unit would be charged for one connection. This is a one-time connection fee and is payable a building permit issuance. Also there is a water meter fee of $300.00 per meter (5/8” residential meter size only). 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 in the 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 residences are not connected to City sewer. There is an existing 4” sewer main located at the south property line of 9405 Cullens Road. This project will be required to connect to this sewer main. This sewer main will need to be extended to the north edge of your property line. 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 330’ 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. Stormwater disposal is typically 100% infiltration through the use of open ponds or underground galleries. The submitted site plan did not show a means of stormwater treatment and disposal, which will have to be addressed at the time of application, along with a preliminary stormwater report. Internal Roadway Alignments: The internal roadway alignments do not appear to meet the City of Yelm development guidelines for turn around access at dead end roadways. I have included 2 excerpts from the development guidelines for this design. 4B.090 Cul-de-sac Streets designed to have one end permanently closed shall be no longer than 600 feet. At the closed end, there shall be a widened "bulb" having a minimum paved traveled radius as shown in the Minimum Street Design Standards Table, (a "Y" or "T" which allows for comparable ease in turning for emergency vehicles may be allowed only when properly executed and accepted by the City). 4B.100 Temporary Dead Ends Where a street is temporarily dead-ended, turn around provisions must be provided where the road serves more than one lot. The turn around may be a hammerhead with a minimum distance on both sides at the centerline intersection of 60 feet to facilitate emergency vehicle turn-around. After reviewing the proposed layout, it appears that a temporary cul-de-sac would be required at the dead end located in front of lot 23 and lot 11. The City comp plan has a strong connected streets policy, which would discourage dead end streets. The two roads should be connected to provide a continuous loop. All subdivisions with 25 lots or greater are required to provide more than one access point to a collector street. This proposed subdivision does not meet this requirement. Street Improvements TC \l1 " Frontage improvements must be consistent with Yelm’s Development Guidelines. Cullens 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. 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 existing well is understood to be a shared well with the adjacent residential structure. The adjacent residence will need to be connected to the city services. The applicant will need to coordinate this at the time of construction. The existing wells will need to be decommissioned. The decommissioning should be completed using the Department of Ecology guidelines. The existing septic systems will need to be decommissioned. The decommissioning should be completed using the Thurston County Health Codes. A TIA will be required for this project. This TIA will have to address the access and condition of Cullens Road and the additional traffic at the intersection of Cullens and Yelm Ave W.