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8294 pc staff reportDate: January 29, 2002 To: Planning Commission From: Tami Merriman, Planning Technician Re: Final Plat for Crystal Creek Estates (formerly Huntington Green II) SUB-01-8294-YL Background The Yelm City Council approved, with conditions, a preliminary plat for the above referenced project on August 23, 2000. The project has been constructed, and the applicant has filed a completed application for final plat on January 8, 2002. Applicant: Richard E. Boness, and Annette Durkin Proposal: 13 Lot, Single Family Final Plat Approval for Crystal Creek Estates Location: The project site is located on Crystal Springs Road Planning Commission Action The Planning Commission is required to review the Final Plat for compliance with the conditions of approval placed on the preliminary plat. After the Planning Commission has reviewed the final plat, and is satisfied that all conditions have been met, the Planning Commission shall forward the plat to the City Council for review and approval. In addition to the Final Plat Application, the applicant has submitted a letter dated January 8, 2002, addressed to the City Council. (copy attached). The letter addresses the 200 foot buffer at Yelm Creek which the owner has proposed to be dedicated to the City of Yelm as open space. The letter requests that the project be re-evaluated to allow 3 more lots in the 200 foot area adjacent to Yelm Creek. Yelm Creek is listed as a “Shoreline of the State” and any development in, or within 200 feet of the creek is subject to the rules and regulations of the Shoreline Management Act RCW 90.58 (SMA), and the Shoreline Master Program for the Thurston Region (SMP). The Shoreline Management Act does allow for development within 200 feet of a shoreline, under the Substantial Development Permit process. When application is submitted for a Substantial Development Permit, all rules and regulations of the Shoreline Management Act must be met. Each Shoreline of the State has an Environmental Designation, and additional regulations for that designation. The shoreline on Mr. Boness’s property has been designated as “Rural”. The first regulation listed in the Rural Environment designation is “Residential densities in this environment shall not exceed two dwelling units per acre, regardless of housing type.” The second regulation listed is “that the minimum lot size shall be 20,000 sq. ft., with a minimum lot width of 100 feet.” If Mr. Boness were to apply for a Substantial Development Permit, to construct homes within 200 feet of the shoreline, his entire property would be restricted to a density of 2 units per acre, with a minimum lot size of 20,000 sq. ft. His parcel is 3.23 acres, and at 2 units per acre, Mr. Boness would have been allowed to subdivide the property into 6 parcels. (6.46). Because Mr. Boness did not develop within 200 feet of the shoreline, he was not required to apply for a Substantial Development permit, and he was able to develop his parcel to the fullest extent allowed by his zoning designation (R-6), 6 units per acre. Staff Recommendation Staff recommends the Planning Commission forward the final plat to the City Council for approval, provided: Deny the request to expand Crystal Creek Estates by three more lots, 100 feet into the shoreline buffer area. All engineering and surveying fees for the final plat review are paid prior to City Council review. Original Conditions of Approval 92nd Way SE - The plat shall not connect to the south of the project site with 92nd Way SE. Completed. Sewer The proponent shall connect to the City’s STEP sewer system. The Sewer line shall be extended through development. Completed. Sewer ERU's (equivalent residential units) are based on discharge of 240 gallons per day and are currently charged at a rate of $4,986 per ERU, as well as an inspection fee of $145.00/ERU. STEP on-site collector tanks and pumps are to be installed by the owner, which are then transferred to the City for operation and maintenance. Completed. The on-site septic systems and drainfields shall be abandoned to Thurston County Health Department standards. Completed. Water The Proponent will need to connect to the City’s water system. Water lines would be extended through development. Completed. Water ERU's (equivalent residential units) are based on a consumption rate of 240 gallons per day and are currently charged at a rate of $1,500/ERU (subject to change) inside city limits. This fee is payable at time of building permit issuance. Completed. The applicant shall be credited one ERU fee for the existing water connection that serves the manufactured homes. The one water ERU shall be credited on the first building permit issued. 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. Completed. 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. Completed. The applicant shall submit a storm water operation and maintenance plan to the Public Works Department for approval prior to final plat approval. Completed. 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. Completed. Transportation The street design for the project is a local access residential and shall be included on civil plans. The applicant shall submit final civil plans to the Community Development Department for review and approval. Completed. The applicant shall be responsible for half-street improvements along the frontage of Crystal Springs Road. The frontage improvements include lane improvements, curb, planter strip, sidewalk, landscape and storm drainage. The Crystal Springs Road street section is "neighborhood collector” Completed. The new north/south Street shall be shown on the face of the plat as a future street connection to the north only. Completed. Fire The applicant shall submit fire flow calculations for existing hydrants. All hydrants must meet minimum City standards. Completed. The applicant shall submit a fire hydrant plan to the Community Development Department for review and approval. Completed. Open Space The applicant shall submit a final improvement plan for the open space. The plan shall demonstrate compliance with Chapter 14.14.050. Completed. The open space shall be dedicated to the City of Yelm. Completed. Landscaping The applicant shall install a 6' wood privacy fence along the northern property line of the subdivision lots in place of perimeter landscaping. Completed. The applicant shall submit a final landscaping to include the pedestrian path, environmental signage. and irrigation plan for the open space and street planter strips. The improvements in the open space shall not exceed $2,500.00. Completed. Environmental The applicant shall comply with the mitigation of the MDNS issued on May 10, 2000. Mitigation includes: a. The applicant 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 1.01 p.m. peak hour trips per residential unit. The proponent will be responsible for a TFC of $757.50 per unit which is payable at time of building permit. Completed. b. The subject site is adjacent to Yelm Creek which is designated as a shoreline of the state. The shoreline jurisdiction area, measured from the creek’s high water mark back 200', shall be dedicated to the City of Yelm as open space. Improvements within the shoreline jurisdiction area shall be a pedestrian path and environmental signage. The improvements shall not exceed $2,500.00. Completed. c. The proponent shall enter into an agreement with the Yelm School District to mitigate project impacts to the school district. Completed. Subdivision Name and Property Addresses The applicant shall submit another subdivision name. The City will forward the name to the Thurston County Records Department for approval. Completed. Prior to the submission of final plat application, the applicant will provide the Building Department with a plat map for addressing. Completed. General Public Works Per the City of Yelm’s Development Guidelines street lighting and interior street lighting will be required. Completed. The applicant shall submit a grading plan to the Community Development Department for review and approval prior to any on-site grading. Completed.