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8284 Staff Report to councilDate: September 5, 2001 To: Mayor Rivas, and City Council Members From: Tami Merriman, Planning Technician Re: Autumn Hill Preliminary Plat, SUB-01-8284-YL LIST OF EXHIBITS: Exhibit I - Site Plan, dated Jul 07, 2001 Exhibit II - Public Hearing Notice Exhibit III - Mitigated Determination of Non-Significance Exhibit IV – SEPA Comment Letters Exhibit V – Applicant Letter Requesting Variance Exhibit VI – Revised Site Plan Showing Continuation Street PROPOSAL: The applicant proposes to subdivide 6.64 acres into 26 single-family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. Project Applicant: Lubbesmeyer Construction, LLC Location: The project site is located at 10847 Vancil Road, on the southwest side of Vancil Road, south of the Yelm Ave. / Vancil Road Intersection. STAFF REPORT – SUMMARY STATEMENT AND DEPARTMENT RECOMMENDATION: Staff recommends the City Council approve the above referenced project as forwarded by the Yelm Planning Commission. The Planning Commission held a public hearing for this application on August 20, 2001. At the hearing, two items were prominent in discussion. The applicant had requested a variance from the requirement of a continuation road to adjoining parcels, Condition #5, and requested the removal of Condition #16, Individual drywells. The applicant provided at the hearing, a revision to the plat to show the continuation of the street to the parcel adjoining to the North. Staff and Planning Commission accepted the proposed cul-de-sac. The applicant would like to direct stormwater runoff from roof drains directly into the stormwater facility, not individual drywells. Although the Stormwater Manual allows for both practices, staff supports the practice of individual drywells, based on the fact that individual drywells reduces the size of stormwater retention ponds, and seems to be best suited for the soils and drainage in our area. After discussion, the Planning Commission included in their motion to recommend this application for approval based on conditions stated in the staff report, leaving the decision regarding individual drywells to staff. Based on the Analysis and Findings presented in the Planning Commission staff report dated August 7, 2001, the public testimony received at the public hearing August 20, 2001, and as conditioned below, the planning Commission has determined the proposal meets all land use codes, and development requirements of the City of Yelm, and is consistent with the Yelm Comprehensive Plan. Conditions of Approval. Open Space The applicant shall shift the open space to the West, to border on Vancil Road, keeping at least 14,460.5 sq.ft. This will allow for public access as required in 16.14, and vehicular access for maintenance. The applicant may increase the size of lots 5, & 6, if desired, keeping the minimum open space requirement. The applicant shall submit a final improvement plan for the open space. The open space improvement(s) shall be located to the south of the stormwater facility. The plan shall demonstrate compliance with Chapter 16.14.050. The applicant shall dedicate the open space to the City of Yelm. Transportation Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Vancil Road shall be consistent with the section “Neighborhood Collector”. Interior street improvements shall be consistent with the section “local access residential”. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110. For this proposal, creating two vehicle accesses off Vancil Road (Chapter 16.16.060, option c) may not make the best use of this property because of design requirements. To meet the requirements of Chapter 16, the applicant has the option to: extend the proposed street North, to the property adjoining on the North, extend the proposed street East, to the property adjoining on the East. create a loop road, resulting in two accesses from the collector street, provided minimum intersection spacing of 200’ can be met. The applicant shall extend the proposed street to the property adjoining on the north. If the applicant chooses option a., or b., The applicant shall be required to sign the street “Future Road Connection”. The applicant shall mitigate transportation impacts based on the new residential p.m. peak hour trips generated by the project. The Transportation Facility Charge (TFC) shall be based on 1.01 new peak hour trips per residential unit. The applicant will be responsible for a TFC of $757.50 per unit which is payable at time of building permit. Sewer The proponent shall connect to the City’s S.T.E.P System. There is an existing 3” line at the adjacent property to the north. A connecting 3” line line shall be extended across the frontage of the property. The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. Sewer connection fees are charged at the current rate of $4,850 per connection, (fee subject to change) payable at building permit issuance. All connections require an inspection, with a fee of $145.00 per a connection, also payable at building permit issuance. These fees will be assessed at building permit issuance for each lot. Existing sewage systems located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage. Water The Applicant shall connect to the City’s water system. There is an existing 8” watermain located on the adjacent property to the north. A 10” line shall be extended across the property frontage of the development. The on-site water system shall be designed to City standards. The applicant shall submit final civil plans to the Community Development Department for review and approval. Water connections are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,000 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot. These fees are payable at building permit issuance. Existing wells on-site shall be abandoned per Department of Ecology standards and documentation submitted to the Thurston County Health Department for review. Water rights for the abandoned wells shall be dedicated to the City of Yelm. All open space areas and planting strips shall have an irrigation system with a separate water meter(s). The applicant shall submit final civil plans to the Community Development Department for review and approval. Stormwater The applicant shall design and construct all storm water facilities in accordance with the DOE Storm Water Manual, as adopted by the City of Yelm. Best Management Practices (BMP’s) are required during construction. The applicant shall compile a final storm water report along with construction drawings. All roof drain runoff shall be infiltrated on each lot. Infiltration shall be accomplished utilizing individual drywells. The applicant shall submit a storm water operation and maintenance plan to the Community Development Department for approval prior to final plat approval. The stormwater system shall be held in common by the Homeowners. The Homeowners Agreement shall include provisions for the assessment of fees against individual lots for the maintenance and repair of the stormwater facilities. Fire The applicant shall submit fire flow calculations for all existing and proposed hydrants. All hydrants must meet minimum City standards. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. Street Lighting Per the City of Yelm’s Development Guidelines, street lighting and interior street lighting will be required. A lighting design plan shall be submitted to the Community Development Department for review and approval. Landscaping The applicant shall submit a final landscaping and irrigation plan to include the perimeter of the project site, planter strips, open space, and stormwater facilities. Environmental The applicant shall comply with the mitigation of the MDNS issued on July 17, 2001. Subdivision Name and Property Addresses The applicant has submitted a subdivision name of Autumn Hill. The City will forward that name to the Thurston County Records Department for approval. Prior to submission of final plat application, the applicant will provide the Building Department with a plat map for addressing. General Public Works The applicant shall submit a grading plan for review and approval prior to any on-site grading. The applicant shall contact the Olympic Air Pollution Control Authority, 909 Sleater-Kinney Rd SE, Suite 1, Lacey, WA 98502, (360) 438-8768 to secure any necessary permit(s) for the removal of materials containing asbestos and/or lead paint. Prior to issuance of a city building permit the applicant shall demonstrate compliance with any OAPCA requirements. The applicant shall submit a demolition plan for all structures on the project site. The demolition plans shall address any requirements from the Olympic Air Pollution Control Authority permit. A demolition permit is required for the removal of existing structures. PLANNING COMMISSION ACTION The Yelm Planning Commission held a Public Hearing regarding the proposal on August 20, 2001. After review of the staff report, public testimony, and discussion, the Planning Commission made a motion to recommend to City Council approval of the project as conditioned in the staff report, leaving the decision regarding individual drywells to staff. CITY COUNCIL ACTION The City Council may take one of the following actions: Approve Case #SUB-01-8284-YL as forwarded by the Planning Commission; Approve the project with modifications to the Conditions of Approval; Return the application to the Planning Commission for further review; or, Deny the land use application.