condapprov.timbertec (2)
Date: February 27, 2000
To: Cathie Carlson, CDD
From: Public Works Dept.
Re: TimberTec, Inc.
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 “commercial collector”.
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.
Reclaimed Water: Per chapter 13.24.020 of the Yelm Municipal Code, it is the policy of the City of Yelm to reclaim one hundred percent of the wastewater generated by the city and that
reclaimed water shall be used within the jurisdiction where its use is economically justified, financially and technically feasible, and is consistent with legal requirements of RCW
90.46, for the preservation of public health, safety and welfare, and the protection of the environment. Yelm Municipal Code also states it is the best interest of the City of Yelm
to protect the necessary water supply of the region, which is vital to public health and safety, and to prevent endangerment of public and private property. The City of Yelm is dependent
on groundwater sources and limited water rights. In light of these circumstances, certain uses of potable water may be considered where reclaimed water is available or production of
potable water is unduly impaired. To encourage the use of potable water is unduly impaired. To encourage the use of reclaimed water in lieu of potable water the city desires to sell
the reclaimed water at a fraction of the established potable water rates.
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.
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 4” PVC collection line available along Rhoton Road.
Equivalent Residential Units (ERU’s) are based on a discharge of 240 gallons per day. The current rate for one ERU is $4,850 plus an inspection fee of $145.00/ERU. These fees are payable
at building permit issuance.
If there are existing sewage systems located on-site they 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 site has water available for connection. The development will be credited one ERU for the existing connection. They will need to activate the connection at the time of
building permit issuance. If additional development occurs on site, the developer may be required to purchase additional ERU’s.
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.
If there are existing wells on-site they shall be abandoned per Department of Ecology standards and documentation shall be 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.
Reclaimed Water
Reclaimed water is available for use to this site. The developer will be required to install an 8” reclaimed water pipe along the property frontage and back to the building connection
as well as install a service tap. All conditions described in 13.24.020 of the Yelm Municipal Code shall apply including but not limited to the following: the City of Yelm requires that
all reclaimed water pipe be installed using “purple pipe”. The City does not allow the re-claimed water pipe to be painted or sleeved.
Per Chapter 13.24.060 of the Yelm Municipal Code, a user agreement will be required for the use of reclaimed water, which shall specify the design construction, operation, maintenance
and monitoring requirements for the applicant’s planned use, based on the rules and regulations adopted pursuant to this chapter and shall require compliance with the Washington State
Department of Ecology and Health requirements (see Chapter 90.46 Revised Code of Washington), and requirements of the Water Reclamation and Reuse Standards.
Per Ordinance No. 684 Section 5 – Where both reclaimed water and potable water are supplied to a reclaimed water use area, a “reduced pressure principle backflow” prevention device,
or an approved “air gap separation” shall be installed at the potable water service connection to the reuse area.
The cost of such device and the installation thereof shall be borne by the owner of the premises affected. The installation and periodic testing shall conform to the provisions in
WAC 248-54-500. No interconnection with private wells is allowed and inspection by the City to verify disconnection is required for continued reclaimed water service. An independent
testing laboratory shall submit a test indicating the backflow prevention device has been tested and is in conformance with this section. Annual testing and reporting shall be required.
Stormwater
The applicant should show how stormwater runoff is being collected and treated 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 Rhoton Road shall be consistent with the section “Commercial Collector”. Upon further
staff review, improvements may be deferred with a “waiver of protest” and applicant will agree to participate in a future road improvement project when the City deems necessary.
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\2001\condapprov.timbertec.doc