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8284 Staff ReportDate: August 7, 2001 To: City of Yelm Planning Commission 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 PUBLIC HEARING OBJECTIVE: The Planning Commission must determine if the proposed project is consistent with the City of Yelm’s Comprehensive Plan and applicable Municipal Code(s). After consideration of the facts and public testimony, the Planning Commission must take one of the following actions: request additional information from the applicant and/or staff, continue the public hearing, or make a recommendation of action to the City Council. 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. DEPARTMENT ANALYSIS AND FINDINGS: 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. Public Notice. Notice of the Public Hearing was published in the Nisqually Valley News on Friday, August 10, 2001, and posted in public areas on Tuesday, August 7, 2001. The notice was mailed to adjacent property owners, and the applicant, on August 7, 2001. Existing Land Use, Zoning, and Density. The site encompasses 2 parcels. There are currently two houses, and miscellaneous outbuildings on the site that will be demolished. The site is zoned Low Density Residential (R-4), Chapter 17.12. The applicant proposes to divide the 6.64 acres into 26 single-family residential lots. In the R-4 District, the maximum density is four (4) units per acre. As proposed, the density of the project is four units per acre. Lots Size and Setbacks. The R-4 District does not have a minimum or maximum lot size but it does have standard yard setbacks. It appears all lots can meet minimum setback requirements. Adjacent Land Uses and Zoning. Properties to the North and Northwest are R-4, and to the East, South, and Southwest are outside the City limits, Thurston County zoned RR 1/5 Rural Residential. Open Space. Chapter 16.14 requires a minimum of five percent of the gross area be dedicated as open space, which is 14,460.5 sq. ft. The proposed open space is approximately 14,940 sq. ft., and will be dedicated to the City of Yelm. When dedicated, the open space becomes public land. The current configuration of the proposed open space does not provide for vehicle access for maintenance, and does not provide access to the general public. The open space must also provide one or more of the following uses: environmental interpretation, or other education; park, recreational land, athletic fields; off-road footpaths or bicycle trails; or any other use found by the City to further the purposes of the open space chapter. The applicant has not indicated at this time, what improvements will be made to the open space to meet minimum standards as stated above. The area to be dedicated as open space is the future transportation corridor for the Y2 improvement. At such time the open space is purchased for the Y2 right-of-way, the City will either provide open space of equal value within a close proximity of the site, or pay a fee-in-lieu of which would be spent on improvements to an existing park, or towards the purchase of additional open space. Schools. New residential units create a demand for additional school services and facilities. The Yelm School District requests that the developer enter into an agreement with the school district for the payment of mitigation fees based on the project’s impact. This request became mitigation of the Environmental Determination. Transportation and Site Access. The property fronts on Vancil Road. Frontage improvements on Vancil Road, and proposed internal streets, are required for this project. Yelm Municipal Code, Chapter 16.16.060 states; “Every subdivision or combination of subdivisions of twenty-five or more housing units, shall provide more than one vehicular access from an arterial or collector street.” Yelm Municipal Code, Chapter 16.16.090 states; “The layout of streets shall provide for continuation of streets existing in adjoining subdivisions. When adjoining property is not subdivided, streets in the proposed plat shall provide access to such unplatted property in accordance with the Yelm Transportation Plan.” Yelm Municipal Code, Chapter 16.16.110 states; “A street designed to have one end permanently closed, or in the form of a cul-de-sac, shall not have a length greater than six hundred feet, nor shall such street serve greater than twenty-five housing units; provided, that a street designed to provide later connection to adjoining property shall not constitute a dead-end street. The Yelm Transportation Plan states; “The City of Yelm recognizes that increasing connections throughout the City not only reduces traffic congestion, but also increases the sense of unity of the community. Therefore, the City will limit the use of cul-de-sacs, dead-end streets, loops, and other designs that form barriers. The City will seek to minimize impacts of through traffic upon residential neighborhoods by employing narrow streets, curves, indirect access routes, and other features.” The site plan includes one vehicle access from Vancil Road. The plan does not provide for more than one vehicular access from an arterial, or collector street as required in 16.16.060. The site plan does not provide for future connection to adjoining properties as required in 16.16.090. The applicant has requested a variance from this requirement. See Exhibit V attached. The proposal also shows the street entering from Vancil Road, to be ended with a cul-de-sac, and longer than six hundred feet. Yelm Municipal Code Chapter 17.96.023 Variances, states; “If because of special circumstances applicable to the subject property due to size, shape, topography, location or surroundings, and if the strict application of this title is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity and under identical zone classification, the approval authority may grant a variance in accordance with the provisions for variances in Chapter 17.96 of the Yelm Municipal Code.” Based on criteria required for a variance, it is staff interpretation that a variance is not applicable for this property. Chapter 4B.020 of the City of Yelm Development Guidelines states; “A design exception may be granted by the City based on the following criteria: Reduction of carrying capacity as demonstrated by a Traffic Impact Analysis; When alternative methods of stormwater conveyance and treatment (other than swales) are proposed and in compliance with the Stormwater Manual; Future expansions / extensions of the proposed roadway are improbable due to physical constraints; and Meets the intent of Transportation Section 4.000. The layout of streets shall provide for the continuation of existing principal streets in adjoining subdivisions, or of their proper projection when adjoining property is not subdivided.” Based on the criteria required for a design exception, it is staff interpretation that the design exception is not applicable for this property. Chapter 16.04.090 does allow for the applicant to appeal any staff or commission decision made pursuant to this title. The completed project will increase traffic, and impact the City’s transportation system. Chapter 15.40, Concurrency Management, requires all development to mitigate impacts to the City’s transportation system. A single family home generates 1.01 p.m. peak hour trips per unit. The Transportation Facility Charge per unit is $757.50, and payable at time of building permit. Parking. Chapter 17.72, Off-Street Parking and Loading, requires a minimum parking ratio of two spaces per unit. The developer is proposing at a minimum to provide parking accommodations for at least two vehicles on each residential lot. Wastewater. The project site is in the Sewer Service Area but is currently not connected to the City’s STEP sewer system. There is an existing 3” collection line available on the adjacent property to the north. The existing on-site structures are currently served with on-site sewage systems. The applicant is proposing to remove the homes and abandon the systems. Sewer connection fees are charged at the rate of $4,850 per a connection, payable at building permit issuance. One connection would be charged to each residential building lot. All connections require an inspection with a fee of $145.00 per connection, also payable at building permit issuance. Water Supply. The proposed site is in the City’s water service area but is currently not connected to the City’s Water system. There is an existing 8” watermain located to the north at the adjacent property line for connection to. Based on the City’s Water Comprehensive Plan, the applicant is required to install a 10” water main along the frontage of the project. 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. The existing on-site structures are currently served with on-site wells. The applicant is proposing to remove the homes and abandon the wells. Drainage/Stormwater. The completed project will increase impervious surfaces on the site, and adjacent streets. Impervious surfaces create storm water runoff. Uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with the Department of Ecology Stormwater Manual, for the control and treatment of stormwater runoff. The applicant has submitted a Preliminary Stormwater Report that estimates the impervious surface, infiltration rates of the runoff, and a conceptual design for treatment and storage of the stormwater. Following preliminary plat approval, the Stormwater Manual requires the developer to submit a final plan consistent with the final impervious calculations for the site. Stormwater facilities require continued maintenance to ensure they remain in proper working condition. Fire Protection. Fire protection is provided by the Thurston County Fire District #2. As development occurs there will be additional demands for fire service. Police Protection. Police protection is provided by the City of Yelm. As development occurs there will be additional demands for police service. Street Lighting. Adequate street lighting will be required for this project. Street lighting design must meet the City of Yelm’s Development Guidelines, and plans submitted to the Community Development Department for review and approval. Landscaping. Landscaping and screening are necessary to promote safety, to provide screening between compatible land uses, to safeguard privacy, and to protect the aesthetic assets of the City. Chapter 17.80, Landscaping, requires applicants to provide on-site landscaping for all development proposals. The site is adjacent to properties that are compatibly zoned. When all adjacent properties are zoned residential, the code requires that the perimeter of the site be landscaped with Type II landscaping. In residential subdivisions the city also allows fencing to meet the landscaping requirements for the perimeter of the site. Landscaping is also required in the open space, and above ground stormwater facilities. A conceptual landscaping plan has not been submitted at this time. The applicant does show on the site plan, areas to be landscaped. Chapter 17.80 requires that at time of civil plan review and approval, the applicant provide a final landscape and irrigation plan for approval. Environmental Review: After review of the environmental checklist and supporting documents, a Mitigated Determination of NonSignificance (MDNS) was issued on July 17, 2001. The comment period expired August 1, 2001. The MDNS is attached as Exhibit III. Public Comment. Comments were received from Yelm Community Schools, and Washington State Department of Ecology. Findings and Conclusion. Chapter 16.12.170 requires written findings prior to a decision on a preliminary plat. Based on the project as proposed by the applicant, and the conditions of approval below, staff finds that the subdivision: 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, sidewalks; That the public use and interest will be served by the platting of such subdivision and dedications; The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance, the City Subdivision Ordinance, and the City’s Development Guidelines. Staff Recommendation Based on the Analysis and Findings in Section C, and the Conditions of Approval listed below, staff recommends that the Planning Commission forward SUB-01-8284-YL to the City Council for approval. 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. 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 the submission 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.