condapprov.millvalley (2)
Date: November 2, 2000
To: Cathie Carlson, CDD
From: Public Works Dept.
Re: Mill Valley Residential
DEPARTMENT ANALYSIS AND FINDINGS:
Street Frontage: The design of the frontage improvements for the streets are to be consistent with the City of Yelm’s Development Guidelines section “neighborhood collector” as well
as “local access residential”.
Wastewater. The project site is in the Sewer Service Area but is currently not served by the City’s STEP sewer system.
Water Supply. The proposed site is in the City’s water service area but is currently not connected to the City’s water system.
Drainage/Stormwater. The completed project will increase impervious surfaces on the site and adjacent streets. Impervious surfaces create stormwater runoff. When uncontrolled and untreated
stormwater runoff can create health and safety hazards. YMC requires all development to comply with the Stormwater Manual for the control and treatment of stormwater runoff.
Stormwater facilities require continued maintenance to ensure they remain in proper working condition.
Homeowner’s Association. The applicant shall submit a Homeowners Agreement for the approval by the City. The Agreement, at a minimum shall contain provisions for the homeowner’s joint
ownership and authorize the homeowners association to assess and collect fees for the maintenance of the stormwater facilities and pedestrian easements. The Homeowners agreement shall
be referenced on the face of the plat and recorded with the final plat.
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 will be submitted to Puget
Sound Energy for review and approval.
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, the staff finds that the subdivision:
A. 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;
B. That the public use and interest will be served by the platting of such subdivision and dedications;
C. The subdivision is in conformance with The Yelm-Thurston County Joint Comprehensive Plan, the City Zoning Ordinance and the City’s Development Guidelines.
Staff Recommendation
Based on the Analysis and Findings in Section C and the Conditions of Approval below, staff recommends that the Planning Commission forward SUB-00-8250-YL to the City Council for approval.
Conditions of Approval.
Sewer
The proposed site will be required to connect to the City’s STEP sewer system. There is an existing 2” PVC collection line available along 107th.
The property is located within the Mill Pond LID District. ERU’s within the LID are at a cost of $1,823.15/ERU, paid on an annual basis over 15 years. In addition, the number of ERU’s
in the LID are charged a hook-up fee of $2,480 (fee subject to change) at the time of building permit issuance.Remaining ERU’s are charged at the current rate of $4,850/ERU, payable
at building permit issuance. All ERU’s require an inspection with a fee of $145.00 per ERU also payable at building permit issuance.
(sewer cont.)
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.
The S.T.E.P. System shall be designed to City standards. The applicant shall submit final civil plans to the Public Works Department for review and approval.
Water
The proposed development will be required to connect to the City’s water system. There is an existing 8” PVC watermain located along 107th.
Water ERU’s (equivalent residential units) are based on a consumption rate of 240 gallons per day and are charged a current rate of $1,000/ERU (fee subject to change) inside city limits.
One ERU 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.
Irrigation Meter: Proponent may install a separate irrigation meter for irrigation purposes.
Stormwater
The applicant should show how stormwater runoff is being collected and treated along Mill Road SE frontage as part of the preliminary plat submittal.
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.
Impervious surfaces create storm water runoff. When uncontrolled and untreated storm water runoff can create health and safety hazards. YMC requires all development to comply with
the Stormwater Manual for the control and treatment of stormwater runoff.
Stormwater facilities require continued maintenance to ensure they remain in proper working condition.
WSDOT will only accept surface water runoff equal in quality and quantity to that of the pre-developed site. Any additional surface water runoff generated, impacting State property,
will require appropriate stormwater mitigation in
accordance with the Department of Ecology’s Stormwater Management Manual.
Street Frontage
Frontage improvements are required for this project. Frontage improvements shall be consistent with the City of Yelm’s Development Guidelines. Frontage improvements for Mill Road shall
be consistent with the section “Neighborhood Collector”. Improvements along 107th shall be consistent with the section “Local Access Residential”. Interior street improvements shall
be consistent with the section “Local Access Residential”.
The applicant should provide handicap ramps across 107th Loop SE (needs to be shown on preliminary plat map). Sidewalk should also be called out.
Curb radii should be called out at all intersections and the cul-de-sac on the preliminary plat map.
Sidewalk along the new roadway should be extended halfway around the cul-de-sac.
Fire
The applicant shall submit fire flow calculations for existing 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.
The applicant shall submit a final landscaping and irrigation to the Community Development Department for review and approval.
General Public Works
Per the City of Yelm’s Development Guidelines street lighting and interior street lighting will be required. All lighting design will be submitted to Puget Sound Energy for review and
approval.
The applicant shall submit a grading plan to the Public Works Department for review and approval prior to any on-site grading.
C:\My Documents\pre-subs\2000\condltrs\condapprov.millvalley.doc