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HomeMy WebLinkAboutResidential Subdivision Hearing - BLD Letters / Memos - 3/26/1996 March 26, 1996 To: Mason County Board of Commissioners From: Mason County . Planning Staff Subject: Rick Krueger proposed Subdivision comprised of 24 ' residential lots and two undeveloped tracts STAFF REPORT I . INTRODUCTION. This report evaluates a proposal to create a residential subdivision in Belfair, Washington. II . APPLICANT. Rick Krueger. III. PROPERTY LOCATION. The proposal area is located in Belfair approximately 1.5 miles north of the intersection of Highway 3 and Highway 106 . At mile marker 26 on Highway 3 the proposal area is located directly east approximately 500 feet. Legal Description: A portion of the NE 1/4 of the NE 1/4 of Section 32, Township 23 North, Range 1 West, W.M. IV. AREA DESCRIPTION. The proposal site is located in the southern portion of the community of Belfair. The site is surrounded by small commercial developments and some residences . The parcel to the east of the site is in classified forestry. The parcel directly south of the proposal site has recently been logged and will likely be converted to another use. The proposal site is located in an area that has been identified in recent drafts of the unfinished Mason County Comprehensive Plan as a growth area. V. PROJECT DESCRIPTION. Proposal is to subdivide 40 acres into 24 residential lots, 2 undeveloped tracts, and open space. Lots - The average lot size is approximately g pp oximately 3/4 acre (approx. 32 , 000 sq. ft. ) , with lots ranging from .39 acre (approx. 17, 000 sq. ft. ) to 1.24 acres (approx. 54, 000 sq. ft. ) . Roads - From Highway 3 to just beyond the proposed plat boundary the Main Road will be constructed to Primary Collector Standards . Within the Boundaries of the proposed subdivision the Main Road will be constructed at a minimum to Secondary Collector standards . Each of the spur roads in the proposed subdivision - the North Spur Road, the South Spur Road, and the Top Spur Road - will be constructed to Local Access standards . The applicant and the Mason County Department of Public Works have reached an agreement that the main road serving this proposed subdivision will be dedicated to the public and accepted into the County's road system. The County has agreed to share in the construction of this road in accordance with the conditions that are attached to this report (ATTACHMENT A) Stormwater Facilities - The applicant has prepared a stormwater drainage plan that has been reviewed by the Mason County Public Works Department. Public Works has reviewed the construction details for the stormwater facilities and finds them acceptable with the provision that the conditions titled "Embankment Notes" that are listed on sheet C3-2 of the construction drawings submitted by the applicant (conditions attached - ATTACHMENT C) are adhered to. In addition, the Public Works has requested further conditions for review of stormwater facilities both during and following construction (also attached - ATTACHMENT B) . The Department of Community Development recommends that these conditions be made conditions of preliminary plat approval . Septic - The soils in the proposal area have been reviewed by the Mason County Environmental Health Department for suitability to accept septic treatment systems . 26 soil logs were inspected and the area was found to be acceptable for enhanced septic treatment: • Lots 1-14 were found to need shallow (8" deep) pressure distribution systems. • Lot 15 may require a sand filtration system. • Lot 16 will require a shallow pressure distribution system. • Lot 17 may require a mounded system. • Lots 18-24 were found to have steep enough contours to require attention to control of surface drainage, with siting of drainfields to be in "most protected area of the lots. " Fire Marshall - The proposal has been reviewed by the Mason County Fire Marshall . Road standards (greater than 20' width and grade less that 140) and fire flow requirements of the Fire Marshall (1000 GPM for 1 hour) have been agreed to by the applicant. Water Supply - The applicant proposes to supply water to the subdivision by hooking into the Belfair Water District. The Belfair Water District has supplied a letter stating that they can provide water for the proposed lots . Open Space - The applicant .currently proposes 2 open space areas for use by the residents. Tracts C & D will be open to all residents on an equal basis. Tract D will offer limited recreation opportunities on either side of a 25' setback from the drainage ravine. VI . ENVIRONMENTAL CHARACTERISTICS - The chief environmental characteristics of the site are the presence of steep slopes, a drainage ravine with year-round flow that bisects the site and carries runoff due west to Highway 3, and the presence of a water supply system in the ravine, just west of the proposal site: Steep Slopes - The project area contains several slopes that are in excess of 150. The presence of steep slopes presents difficulties with respect to road construction and any future plans to construct residences . The ravine that bisects the proposal area is particularly steep and requires special consideration. The applicant retained the services of a geotechnical consultant to evaluate whether the site could be characterized as a Landslide Hazard Area under the Mason County Interim Resource Ordinance. The consultant has determined that while the site contains steep slopes, soil stability is such that it does not present a landslide hazard. However, the consultant proposes grading and construction standards for the site as well as the recommended conditions for future devlopment. These recommended conditions are attached to this report as conditions for approval of the proposal (ATTACHMENT D) . The recommended grading specifications from the geotechnical consultant' s report will be included in the Homeowners Association Covenants as minimum construction standards to be followed by individual purchasers of the proposed lots or by the applicant if he chooses to construct residences on the lots himself. Ravine - The ravine that bisects the proposal site is very steep and is unsuited for building. The geotechnical consultant states that a 50' foot building setback should be required from the top of the ravine. The applicant has agreed to comply with this condition. Water system - There is a water system located west of the proposal site in the ravine that bisects the parcel . The water system is supplied by a year round flow from the springs in the area. The water system is owned by the Belfair Water Company. The water system is used for irrigation of farmland, water for livestock, and domestic use on occasion. VII. PERMITS . The following permits either have been obtained or will be required for the applicant to proceed with the proposal : SEPA - SEPA review has been completed on the proposal and a Mitigated Determination of Nonsignificance [MDNS] has been issued. Many of the conditions that were attached to the MDNS specifically address issues and concerns that have been outlined in previous sections of this report. A copy of the SEPA conditions is attached to this report for your review (ATTACHMENT E) . In addition to the regular SEPA review process the applicant the applicant held a special meeting at the Theler Center in Belfair to discuss the proposal with concerned residents . The meeting was published in the newspaper and approximately 10 citizens were in attendance. No significant objections to the proposal were raised at this meeting. The applicant also included a statement in a notice to adjacent property owners that development of this site would result in a new set of existing conditions for future environmental review under SEPA that could result in later proposals being required to undergo more extensive review, owing in part to the increased development density that will result from completion of this project. Grading Permit - The applicant will be required to obtain a grading permit to complete the road and stormwater facilities construction for the site. VIII.OPERATION & MAINTENANCE AND HOMEOWNERS' ASSOCIATION. The applicant has prepared Operation & Maintenance [O&M] Agreements for the site to address the necessity of maintaining all private roads and stormwater facilities on the site. A Homeowners' Association document has been prepared by the applicant and will be recorded following preliminary approval of subdivision. The Homeowners' Association will be responsible for implementing the O&M agreements and for maintaining all Open Spaces in the subdivision. IX. PLANNING COMMISSION APPROVAL. The Mason County Planning Commission considered this proposal at a Public Hearing on February 26, 1996 and recommended preliminary approval with the following three conditions: 1. That the applicant comply with all the mitigation conditions that were agreed to between the applicant and Mason County as part of State Environmental Policy Act [SEPA] review. 2 . That the following statement appears on the face of the final plat : "This notification is to inform property owners that the property described herein is adjacent to or within 300 feet of land managed for commercial forestry. Residents of this property may be subject to inconvenience or discomfort associated with the uses, including, but not limited to, occasional dust, noise, and odor from commercial thinning, clear cutting, slash burning, blowdowns, and/or chemical applications . " X. SUMMARY AND RECOMMENDATIONS . The applicant has worked with the various departments within Mason County to craft a proposal that meets all County standards . The Department of Community Development recommends preliminary approval with all the conditions that have been detailed herein. ATTACHMENT A CONDITIONS FOR SHARED DEVELOPMENT OF HOOD CANAL HEIGHTS MAIN ROAD BETWEEN MASON COUNTY DEPARTMENT OF PUBLIC WORKS AND RICK KRUEGER: 1 . Rick Krueger will be responsible for the drainage and subgrade preparation of all roads from the state highway throughout the subdivision, These will be constructed to the Standard Specifications . The County will be responsible for inspection of the subgrade. Any deficiencies that are identifies during this subgrade preparation will be corrected by Rick Krueger. 2 . Rick Krueger will be responsible for the final surface materials of all cul-de-sacs within his subdivision. 3 . Mason County will chip seal the main road from the state highway through Krueger' s subdivision no later than the construction season - 1997. 4 . All Washington Department of Transportation conditions, as specified in their letter dated March 6, 1996 (attached) , must be met before final approval of the proposed subdivision. These conditions include that the Mr. Krueger provide approximately 20 feet of right-of-way for needed drainage improvements and that Mr. Krueger be responsible for paving the access approximately 75 feet from the centerline of State Route 3 . 5 . At the time of final inspection and acceptance by the County of all work, including that done by Mr. Krueger, the County will accept dedication of the through roadway from Krueger and Cady at no cost to the County. Washington State Olympic Region Headquarters Department of Transportation 5720 Capitol Boulevard,Tumwater Sid Morrison P.O.Box 47440 Secretary of Transportation Olympia,WA 98504-7440 (360)357-26W Fax(360)357-2601 March 6, 1996 Jerry W Hauth PE Director of Public Works Mason County P O Box 1850 Shelton, WA 98584 SR 3, MP 26.35 Rt, Vicinity Canal Heights Drive E C File# 94451-M Dear Mr. Hauth: We have reviewed the subject proposal as amended and have the following comments. A 24 lot subdivision with Single Family homes would have approximately 240 trips per day, with the peak hour considered to be 24 trips. As such, a right-turn pocket going into the development would not be required. We would request that the proponent construct a Type D Access Connection per Department standards for Type SU vehicles. The Department normally requires accesses to be paved up to the Right-of-Way line. The purpose of this requirement is to prevent gravel surfacing from encroaching onto the highway. In this case, the Right-of-Way line.is only 30 feet from the centerline of SR 3. There is also an apparent need for drainage stuctures outside of the Department's existing Right-of-Way. Therefore, we request that the proponent donate approximately 20 feet of Right-of-Way, needed to include these drainage improvements. We also request the access be paved approximately 75 feet from the centerline of SR 3, due to the slope of the proposed. roadway. Thank you for the opportunity to review this proposal. If there are any questions regarding our comments, please contact John Heinley at (360) 357-2709. Sincerely, DALE C. SEVERSON, P.E. Development Services Engineer DCS :jch cc: Rick Krueger/P O Box 548 /Belfair, WA 98528 Olympic Engineering/3472 NW Byron St. /Suite 202/Silverdale, WA 98383 ATTACHMENT B STORMWATER FACILITIES CONTSTRUCTION CONDITIONS 1 . Prior to final approval, the engineer will be required to submit one complete set of as-built plans for the completed stormwater facilities. 2 . Prior to final project approval, the person or persons holding title to the subject property for which the stormwater drainage facilities were required shall provide Mason County Public Works with a recorded copy of the Operation and Maintenance Covenant which guarantees the County that the system will be properly maintained. Mason County will provide the applicant with a blank copy of the required covenant form. 3 . To ensure quality control of the stormwater facilities construction, Public works requests that the geotechnical engineer be required to sign and stamp the final stormwater facilities designs, and certify that the detention ponds as shown on the plans complies with their recommendations and standards of good engineering/geotechnical practices . ATTACHMENT C STORMWATER RUNOFF CONTROL PONDS EM13ANKMENT NOTES (From "Storm Pond Details" plan sheet C3-2) 1 . All embankments for storm runoff control ponds shall be certified by a licensed professional engineer in the State of Washington duly qualified to provide such certifications . The certification engineer shall provide a report, stamped and signed, upon completion of the embankments stating the work was completed as per the requirements . As an alternative, the certifying engineer may sign and stamp the as-built drawings using a statement describing the satisfactory construction of the embankments . 2 . Prior to embankment construction for storm runoff ponds, the contractor shall excavate test pits at the pond locations to a depth of one foot below finished grade. From the test pit the certification engineer shall determine the quality of existing materials for constructing embankments . 3 . If materials at the pond site do not meet the requirements for embankment materials, the contractor shall identify and uncover other possible sources of embankment materials for inspection by the engineer. 4 . Sources of embankment materials will be tested for gradation conformance and maximum density. No embankment construction shall begin until materials are approved for use by the certification engineer. 5 . When actual embankment construction commences, the contractor shall provide an area, along with the necessary equipment, to establish the compaction sequence for the work. The certification engineer shall be present during the procedure, and shall establish the: maximum lift thickness, moisture content, type of compactor, and number of passes by the compactor, to achieve the required compaction. All embankments shall be constructed and compacted according to the approved compaction sequence. 6 . The contractor shall conform to any additional requirements of the certification engineer not listed in these notes and shall provide access to the embankment work as deemed necessary by the engineer for inspection and additional testing. ATTACHMENT D GRADING AND CONSTRUCTION STANDARDS (FROM BRADLEY NOBLE GEOTECHNICAL SERVICES REPORT - 2/10/95) 1 . Site grading is to conform to the Recommended Grading Specifications (attached) . 2 . Setback of structures (50 feet) from the steeper ravine slopes should be observed. 3 . The areas where logging has removed the surface vegetation should be replanted to control sheet washing. Planting used should consist of native, drought-resistant varieties . 4 . Point discharge of storm water on slopes should be addressed by the project' s civil engineers. 5 . Only minimal disturbance to the ravine slopes should be allowed. 6 . Site development and stormwater disposal will need to address water quality issues of the year around creek in the ravine. We understand that this water is used for irrigation purposes by a downslope property owner. Bradley-Noble Geotechnical Services A Division of The Bradley Group, Inc. 2401 Bristol Court SW, PO Box 10267, Olympia WA 98502 Phone 206-357-7883 FAX 206-754-4240 RECOMMENDED GRADING SPECIFICATIONS In areas under structures , paving sections, and sidewalks, strip all topsoil and organic material. For structural fill in areas under footings and slabs on grade, we recommend that all soils be compacted to a minimum density of 90% of ASTM D-1557 . This includes proof-rolling native soils exposed in the bottom of the excavation prior to placement of fill . Materials under the paving section should also be compacted to the minimum density by proof-rolling prior to placement of the paving section. This includes proof-rolling in-place soils, soils that have been disturbed during construction, and all structural fill materials . For imported structural fill we recommend that a clean, six-inch minus , well graded gravel or gravelly sand (classifying as GW or SW as determined by ANSI/ASTM test method D-2487) be used. On site material proposed for use to construct structural fill sections will require the approval by the soils engineer or engineering geologist prior to placement. We also recommend that no more than 7% by weight pass the #200 screen as tested by ANSI/ASTM D-1140 test procedure. Other material may be substituted with prior approval for use. Backfill for walls restraining earth should conform to WSDOT 9-03 . 12 (3) gravel backfill for wall to ensure drainage. All fill should be placed in uniform horizontal lifts of six to eight inches loose thickness, conditioned to the optimum moisture content, and compacted to the specified minimum density before placing the next lift. It is the contractor's responsibility to ensure that sufficient density tests or field verification of the fill has been performed to ensure that the required minimum density has been uniformly achieved prior to placement of additional structural fill material . We further recommend that all utility trench backfill be compacted as specified above. Earthwork should be performed under the continuous supervision and testing of Bradley-Noble Geotechnical Co. to ensure compliance with the compaction requirements . Recommended Grading Specifications Page 1 of 2 Recommended Grading Specifications Page 2 of 2 Placement of fill sections on slopes greater than 4 : 1 (horizontal to vertical) will be benched as directed into native soils . Height and width of the bench will be determined in the field by the soils engineer or engineering geologist. Unrestricted slopes shall not exceed 2 : 1 (horizontal to vertical) for fill embankments and cuts that expose native soils without written approval by Bradley-Noble Geotechnical Co. All fill slopes will be rolled. The project's civil engineer is responsible for the protection of the constructed fill slopes from uncollected runoff. We recommend that all cut-and-fill slopes be seeded as soon as possible after construction to allow the establishment of vegetation to protect the slope from sheet washing. Placement of fill will be suspended during periods of unfavorable weather. No fill is to be placed while the fill is frozen or thawing. When work is stopped by rain, the placement of fill will not resume until the soils engineer or engineering geologist determines that the moisture content is suitable for compactive effort and that the previously placed fill has not been loosened. The contractor will take appropriate measures during unfavorable weather to protect the fill already in place. Measures that may be required include the limiting of wheeled traffic and grading to provide temporary drainage of the fill. At the direction of the soils engineer or engineering geologist, the contractor will be responsible for the removal or reworking of fill that has softened to less than the required compaction. ATTACHMENT E SEPA CONDITIONS SEP95-0126 RICK KRUEGER - SUBDIVISION PROPOSAL (PLT95-003) The following mitigation conditions have either been completed already by the applicant or must be completed before the subdivision proposal will be recommended for approval . These conditions have been agreed to by the County and the applicant : 1 . Public Water Supply - The applicant shall provide a community water system that is connected to the Belfair Water District. 2 . School Mitigation Fees - The applicant shall enter into a mitigation agreement with the North Mason School District for the anticipated impacts to the district stemming from this proposal . Once an agreement has been completed, the applicant will supply a copy of the agreement to the Planning Department. 3 . Restoration of Stream Area - The proposal site currently has an area where an old logging road cuts through a Class V stream. Current plans are to abandon this road. Vegetation on either side of the stream must be replanted and a 25 foot protective buffer established. 4 . Stormwater Facilities - Stormwater retention and treatment facilities must be completed by an engineer licensed in the State of Washington. Final location and engineering of the proposed stormwater facilities are subject to the approval- of the Mason County Department of Public Works. 5 . Fire Flow Requirements - Fire flow requirements shall be met per Mason County Standards. The minimum fire flow and duration for one and two-family dwellings is 1000 gpm for 1 hour at 20 psi residual pressure. The minimum fire flow and flow duration for buildings other than one and two-family dwellings shall be 1500 gpm for 2 hours at 20 psi residual pressure. Large multi-family and commercial buildings may require a fire flow volume that exceeds the capacity of the system. In that event, options to reduce the fire flow demand will be applied, including reduced square footage, up-graded fire resistive construction, fire alarm systems and sprinkler systems. The formula for determining fire flow will be found in Mason County Guidelines for The Determination of Required Fire Flow. Required fire flow shall be in place and serviceable prior to the start of any combustible construction. 6. Side Slope Correction on Logging Roads - Construction of logging roads has created artificially steepened slopes in areas (See Bradley-Noble report, p.2) . Side slope angles must be corrected to a level that is acceptable to the Mason County Department of Public Works as part of its approval of the engineering for the road. 7. Setbacks from Ravine - Building sites must be a minimum of 50' from the top of the ravine. The final plat must show the setback line on each side of the ravine. 8 . Effort to Share Access - Because of the congestion that already exists in the Belfair area, the Department of Transportation is encouraging the applicant to share an existing access to Highway 3 if at all possible. The Department of Transportation is requiring the applicant to provide proof that a good faith effort has been made to share access with Verlie Williams, who already has an access connection permit, before the Department will approve the applicant' s request (See letter from Dale C. Severson, dated 12/5/94) . Proof of this good faith effort must also be presented to the Department of Community Development . In any event, the applicant must obtain an access connection permit from the Department of Transportation. 9 . Coordination with Mason County Public Works - The applicant must coordinate development plans with the Mason County Department of Public Works to ensure that proposed roadways and stormwater facilities are constructed in accordance with Mason County subdivision standards . 10 . Homeowners' Association - Before preliminary approval a Homeowners' Association must be established for the maintenance of open space, private roads, and stormwater facilities . The Homeowners' Association must -be recorded by the applicant with the Mason County Auditor. The auditor' s file number will be recorded on the final plat. 11. Operation and Maintenance Agreements - Operation and maintenance agreements must be drafted for the private roads and stormwater facilities. Samples are available at the Department of Community Development. The O&M agreements must first be approved by the Department, then recorded by the applicant with the Mason County Auditor. The auditor' s file number will be recorded on the final plat. 12 . Erosion and Sedimentation Control - A temporary erosion and sedimentation control plan for the construction phase of the project must be approved by the Mason County Department of Public Works before any work at the site may proceed.