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8346 Hearing Examiner ReportDate: September 19, 2003 To: Stephen Causseaux, Jr., Hearing Examiner From: Tami Merriman, Assistant Planner Re: Buckhorn Estates Preliminary Plat, SUB-03-8346-YL LIST OF EXHIBITS: Exhibit I - Site Plan, dated May 26, 2003 Exhibit II - Mitigated Determination of Non-Significance, and comment letters. Exhibit III - Public Hearing Notice Applicant. Project Fore, Dan Kinsman P.O. Box 15113 Olympia, WA 98511-5113 Location: The project site is located at 8945 Mountain View Road, northwest of Yelm Avenue West. PROPOSAL: The applicant proposes to subdivide 4.81 acres into 21 single-family residential lots. The proposed plat includes stormwater facilities, open space, and new streets. DEPARTMENT ANALYSIS AND FINDINGS: Public Notice. Notice of the Public Hearing was published in the Nisqually Valley News on Friday, September 19, 2003, and posted in public areas on Wednesday, September 17, 2003. The notice was mailed to adjacent property owners, and the applicant, on September 17, 2003. Existing Land Use, Zoning, and Density. The site is a 4.81 acre parcel with an existing single-family residence and accessory outbuildings. The existing residence will remain, and be situated on Lot 1. The site is zoned Moderate Density Residential (R-6), Chapter 17.15 Yelm Municipal Code (YMC). In the R-6 District, the maximum density is six (6) units per acre, with a minimum density of three (3) units per acre. As proposed, the density of the project is 4.37 units per acre. Lot Size and Setbacks. The R-6 District does not have a minimum or maximum lot size but it does have standard yard setbacks. Lots appear to provide adequate setbacks. Lots 15 and 16 of the proposed plat are located on corner lots, and have been designated with front yards on “Road A”, however, driveway access to “Road A” should be limited on these lots due to site distance. . For safety and setback requirements, the driveway entrances, and garages for dwellings constructed on these lots shall be located on the cul-de-sac side of the street, north of the home. The houses should be oriented towards “Road A”. The existing single-family residence is located on Lot 1 of the proposed plat. In its current configuration, the residence does not meet side yard setbacks. Adjacent Land Uses and Zoning. The properties to the north and east are outside of the city limits, and currently vacant or in residential use. The properties to the south and west are zoned R-6, and in residential use. Open Space. Chapter 16.14 requires a minimum of five percent of the gross land area to be dedicated as open space. For 4.81 acres, the minimum requirement for open space is 10,498 square feet. The proposed open space is approximately 13,924.23 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, which is a requirement of YMC. 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 SR 510/507 improvement. 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 a mitigating condition of the Environmental Determination. Transportation and Site Access. The property fronts on Mountain View Road. Frontage improvements on Mountain View Road, and proposed internal streets, are required for this project. Under normal circumstances, the project would be required to extend the frontage improvements for Mountain View Road along the entire property frontage, to provide for continuation of streets to adjoining properties. In this case, the 510/507 transportation improvement is proposed to be constructed in the open space area, encompassing the northern corner of the property, and the properties to the north of this site are outside of the city limits. A deferral of the portion of frontage improvement from the northern entrance into the subdivision to the northern property line is appropriate at this time. In the event that the 510/507 corridor is not constructed, and the properties to the north annex into the City, the applicant will be responsible for continuing the sewer line to the northern property corner. With this deferral, the frontage improvements will need to be constructed to the north of the entrance road leading into the proposed development. 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.” 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 Mountain View Road, and provides for future connection to the adjoining property to the east, as required in 16.16.090 Yelm Municipal Code. 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 (TFC) per unit is $757.50, and payable at time of building permit. There is no TFC charge for the existing family residence. The driveway access for the existing single-family residence is currently located on Mountain View Road. The driveway should remain where it is currently located to prevent sight distance problems in the future. 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 collection line located in Mountain View Road, south of this site. Under normal circumstances, the project would be required to extend the service line along the entire property frontage, to provide for continuation of service to adjoining properties. In this case, the 510/507 transportation improvement is proposed to be constructed in the open space area, encompassing the northern corner of the property, and the properties to the north of this site are outside of the city limits. A deferral of the extension of the sewer line to the northern property line is appropriate at this time. In the event that the 510/507 corridor is not constructed, and the properties to the north annex into the City, the applicant will be responsible for continuing the sewer line to the northern property corner. With this deferral, the line will need to be extended to the entrance road leading into the proposed development. The existing residential dwelling is currently served with an on-site sewage system. The existing sewage system will need to be abandoned per Thurston County Health regulations, and connection to city sewer required. Sewer connection fees are charged at the rate of $5,125 per equivalent residential unit (ERU, fee subject to change), payable at building permit issuance. One connection would be charged to each residential building lot, and to the existing dwelling. All connections require an inspection with a fee of $145.00 per connection, also payable at building permit issuance. The proposed development falls in the Killion North LID District, and has been assessed a total of 4 ERU’s. The sewer connection fee for LID assessments is $2,620 (fee subject to change). 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 watermain located in Mountain View Road, to the south of this site. Under normal circumstances, the project would be required to extend the service line along the entire property frontage, to provide for continuation of service to adjoining properties. In this case, the 510/507 transportation improvement is proposed to be constructed in the open space area, encompassing the northern corner of the property, and the properties to the north of this site are outside of the city limits. A deferral of the extension of the water line to the northern property line is appropriate at this time. In the event that the 510/507 corridor is not constructed, and the properties to the north annex into the City, the applicant will be responsible for continuing the water line to the northern property corner. With this deferral, the line will need to be extended to the entrance road leading into the proposed development. Water connections are based on a consumption rate of 240 gallons per day, and are charged a current rate of $1,500 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot, and to the existing residential dwelling. These fees are payable at building permit issuance. The existing residential dwelling is currently served with an on-site well. The well shall be abandoned per Washington State Department of Ecology regulations, the residential unit connected to city water service, and water rights, if any, deeded to the City. 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 City of Yelm 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 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. Road frontage improvements require street trees and grass to be planted in planter strips. Landscaping is also required in the open space, and above ground stormwater facilities. A conceptual landscaping plan has been submitted. Chapter 17.80 YMC 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 August 13, 2003. The comment period expired August 27, 2003. The MDNS is attached as Exhibit III. Public Comment. Comments were received from Yelm Community Schools. 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 above, and the Conditions of Approval listed below, staff recommends that the Hearing Examiner approve SUB-03-8346-YL. Conditions of Approval. Lot Size and Setback Driveway entrance and residential garages for Lots 15 & 16 shall be located on the cul-de-sac, north of the house constructed on these lots. The houses on these lots shall be oriented towards “Road A”. Open Space The applicant shall provide for at least 10,498 square feet of open space, with vehicular access provided for maintenance purposes. The open space shall be located at the northeast corner of the property, as proposed. The applicant shall submit a final improvement plan for the open space. The open space improvement(s) shall demonstrate compliance with Chapter 16.14.050. The applicant shall dedicate the open space to the City of Yelm. Schools The applicant shall enter into an agreement with Yelm Community School district, as required in the MDNS. Transportation Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Mountain View Road shall be consistent with the section “Neighborhood Collector”. Interior street improvements shall be consistent with the section “local access residential”. The applicant shall sign a Waiver or Protest to defer the extension of the frontage improvements for Mountain View Road from the northern entrance of the subdivision to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. The applicant shall provide for continuation of streets as per YMC Chapter 16.16.060, 16.16.090, and 16.16.110, and 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 line in Mountain View Road, south of the site. A connecting line shall be extended to the entrance into the proposed development. 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. The applicant shall sign a Waiver of Protest to defer the extension of the sewer line from the entrance to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. Sewer connection fees are charged at the current rate of $5,125 per connection, (fee subject to change) payable at building permit issuance, with the exception of the four LID assessments, which will be charged at the rate of $2,620 (fee subject to change). All connections require an inspection, with a fee of $145.00 per connection, also payable at building permit issuance. Existing sewage system located on-site shall be abandoned per Article IV Rules & Regulations of the Thurston County Board of Health Governing Disposal of sewage, and the existing home connected to City sewer prior to final plat application. Water The Applicant shall connect to the City’s water system. There is an existing watermain located in Mountain View Road, south of the site. The line shall be extended to the entrance into the proposed 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. The applicant shall sign a Waiver of Protest to defer the extension of the water line from the entrance to the proposed plat, to the northern property line. Notice of this deferral shall be on the face of the plat map, and in the Covenants of the plat. Water connections are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,500 per connection (fee subject to change) inside city limits. One connection would be charged to each residential building lot, and the existing residence. 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, and the existing home connected to City water prior to final plat application. Water rights for the abandoned well, if any, shall be dedicated to the City of Yelm. All open space areas and planting strips not located within 75’ of a hose spigot, 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 conditions of the MDNS issued on August 13, 2003. Subdivision Name and Property Addresses The applicant has reserved the subdivision name of Buckhorn Estates with Thurston County Records Department. Prior to the submission of the final subdivision 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.