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HomeMy WebLinkAboutJohnFlemingcomments5.6.21 JCPW Review of SUB2021-00003 5/6/2021 Page 1 of 5 MEMORANDUM To: Dave Ullrich, Associate Planner, Department of Community Development From: John Fleming, Engineer Date: 5/6/2021 Re: MLA21-00026 / SUB21-00003 Moxley Short Plat, APN 001 063 004 APPLICATION REVIEW At the request of the Jefferson County Department of Community Development (DCD) through Dave Ullrich, Associate Planner, Department of Public Works has reviewed the proposed 2 parcel short plat that was received by DCD on 3/10/2021. The following recommendations are herein submitted, based upon the standards within the Unified Development Code (UDC), Chapter 18 of the Jefferson County Code (JCC): A. TRANSPORTATION Rights-of-way/Easements Requirements of the UDC: 18.30.080(1)(m) requires dedication of 60 feet wide private road easements, but allows a reduced width on recommendation from the Public Works Department. Findings from Public Works Department: 1. The preliminary short plat shows a single access for the proposed 2 lots, with two easements less than the standard 60 feet in width. There is an existing off the north side of McMinn Road, with a 30 feet wide easement for a length of 308.4 feet through the adjacent parcel to the south, recorded 7/24/2019 under Auditor File #625702. The proposed easement width within the preliminary short plat for access to the northern proposed lot is 40 feet through the southern proposed lot. Recommended Preliminary Plat Conditions from Public Works Department: 1. To reduce the easement width from the standard 60 feet, applicant must show to Public Works Department that the existing 30 feet and proposed 40 feet proposed widths are adequate to the construction and maintenance of the required roadway, cut and fill slopes, drainage ditches, clear zones, stormwater controls, and utilities. Road Design Standards Requirements of the UDC: JCPW Review of SUB2021-00003 5/6/2021 Page 2 of 5 18.30.080(1)(a) requires roads serving developments to be designed and constructed to comply with Jefferson County’s adopted standards which include the American Association of State Highway and Transportation Officials (AASHTO) Policy on Geometric Design of Highways and Streets and the Washington State Department of Transportation Design Manual. 18.30.080(1)(a) requires that materials for road construction shall conform to the Washington Department of Transportation Standard Specification for Road, Bridge, and Municipal Construction (current edition). 18.30.080(2)(a)(iv) Road access permits are required for access to county roads. Findings from Public Works Department: 1. The minimum standard for the road serving the proposed 2 lots shall be able to support traffic from up to 2 main residences and 2 accessory dwelling units, for a total of 24 to 40 average daily traffic. 2. The proposed road is straight and on relatively flat terrain. 3. Application for a road approach for a single family residence was made 3/5/2020, and permit RAP2020-00011 was issued 3/6/2020, and has expired 3/6/2021 without being finaled. Permit conditions were not met. Recommended Preliminary Plat Conditions from Public Works Department: 1. In order to accommodate the anticipated traffic and provide adequate fire and emergency vehicle access, the access road shall be constructed to Public Works Department’s typical section and specifications for a Local Service Road which are appropriate for less than 100 average daily traffic. It shall have a minimum 20 feet unobstructed, drivable width, constructed with a minimum 6 inches compacted gravel base over compacted subgrade and 12 feet wide traveled way constructed with a minimum 2 inches compacted crushed surfacing top course. As an alternative, the access road may be constructed to Public Works Department’s typical section and specifications for a Rural Access Road with a 12 feet wide traveled way and intervisible turnouts. The turnouts should have a width of 20 feet for a length of 50 feet with 25 feet long tapers at each end or they should be acceptable to East Jefferson Fire Rescue. Rural Access Roads are appropriate for up to 40 average daily traffic. 2. Applicant shall apply to Public Works Department for a road approach permit for a two parcel subdivision, and meet conditions of permit prior to final of short plat. 3. If a Rural Access Road is provided, the approach from McMinn Road shall be constructed with a 20’ width for the initial 30 feet with a 25 feet long taper to the 12 feet wide roadway. 4. Driveways to individual home sites from Local Service Roads and Rural Access Roads shall be constructed to provide adequate turnarounds for fire and emergency service vehicles. The initial 50’ segment of the driveways intersecting with the access road shall be constructed with a 20’ width. The turnaround shall be constructed with a minimum compacted thickness of 6” gravel base and 2” crushed rock. 5. Materials for road construction and utilities installation shall conform to the Washington Department of Transportation Standard Specification for Road, Bridge, and Municipal Construction (current edition). Road Maintenance Agreements Requirements of the UDC: JCPW Review of SUB2021-00003 5/6/2021 Page 3 of 5 18.30.080(1)(p) requires that subdivisions establish an agreement for the continuing maintenance of private roads. Findings from Public Works Department: 1. Road maintenance agreements protect property purchasers by defining responsibility and creating a mechanism for private road maintenance. Because of the potential impacts to property values from inadequately maintained private roads, banks may not be willing to lend money for residences on roads where there is not a road maintenance agreement. Road Maintenance Agreements can either be stand-alone or included in covenants, conditions and restrictions (CC&Rs). Stand-alone Agreements are filed with the County Auditor and the Auditor’s File Number referenced on the final plat. Road maintenance agreements for subdivisions with homeowners’ associations and CC&Rs are typically drafted by an attorney or real estate professional. Recommended Preliminary Plat Conditions from Public Works Department: 1. The proponent shall establish an agreement for the continued maintenance of the access road by recording a Road Maintenance Agreement with the Jefferson County Auditor and referencing the Agreement on the final plat. Prior to final plat approval, the proponent shall submit the Agreement to the Public Works Department for review. B. STORMWATER MANAGEMENT Requirements of the UDC: 18.30.060 Grading and 18.30.070 Stormwater Management Standards set standards for erosion and sedimentation control and stormwater management. The UDC adopts the requirements of the Washington State Department of Ecology Stormwater Management Manual for Western Washington (current edition). The requirements are based on the area of impervious surface and land disturbing activity created by a development. 18.30.070(4)(f) requires commercial and industrial developments, subdivisions, and other projects with stormwater management facilities to enter into a Stormwater Management Facility Maintenance Agreement with Jefferson County to operate and maintain the facilities as per the approved plans. Findings from Public Works Department: 1. Based upon the information provided by the applicant, it appears that approximately 1,000 feet by 20 feet of land clearing will be needed for the private access road from McMinn Road to the turn-around at the northern proposed lot for final plat approval. This is approximately 20,000 square feet of land disturbing activity. 2. Based upon the information provided by the applicant, it appears that approximately 1,000 feet by 14 feet of impervious (hard) surface gravel road will need to be constructed for final plat approval. This is approximately 14,000 square feet of new hard surface area. 3. Application for a stormwater permit for a single family residence was made 1/22/2020, and permit ZON2020-00008 was issued 2/7/2020, and has expired 2/7/2021 without being finaled. Permit conditions wer e not met. Recommended Preliminary Plat Conditions from Public Works Department: 1. Prior to commencing land disturbing activity, the proponent shall submit a Stormwater Site Plan to Public Works Department for review. The Plan shall meet JCPW Review of SUB2021-00003 5/6/2021 Page 4 of 5 Minimum Requirements [#1 - #9] of the Washington State Department of Ecology Stormwater Management Manual for Western Washington. 2. The proponent shall implement the project’s Stormwater Site Plan during project development. 3. Prior to commencing land disturbing activity the proponent shall notify Public Works Department at (360) 385-9160 to enable Public Works to inspect erosion and sediment control Best Management Practices. 4. The construction of stormwater management facilities shall be conducted under the direction of a licensed engineer. Prior to final project approval, the proponent shall submit a letter from the project engineer certifying that the stormwater management facilities have been constructed as per the approved plans. 4. The proponent shall enter into a Stormwater Management Facility Maintenance Agreement with Jefferson County. The Public Works Department will send the Agreement to the proponent. Prior to final project approval, the proponent shall sign the Agreement before a notary and file it with the Jefferson County Auditor. C. GENERAL COMMENTS Plan Review In accordance with Jefferson County Unified Development Code Chapter 18.30.080(1)(e), plans for conducting land disturbing activities and constructing roads, utilities, and stormwater management facilities shall be submitted to the Pub lic Work Department for review prior to conducting work. Inspections In accordance with the Jefferson County Unified Development Code, Section 18.30.080 (1) (f): Clearing, grading, and construction of roads, bridges, utilities, and stormwater management facilities shall be inspected by JCPW. In order to enable the department to conduct inspections in a timely manner, the applicant shall notify the department in a timely manner regarding the project construction schedule. Typical Inspections: • Installation of temporary erosion and sediment control measures • Clearing (and Grading) and road subgrade preparation; • Placing roadway gravel base; • Placing roadway crushed surfacing top course; • Placing improved roadway surface (chip seal or asphalt concrete); • Construction of stormwater management facilities; • Final plat review. (Required) Additional inspections may be deemed necessary as project progresses. Fees The Jefferson County Unified Development Code Chapter 18.30.080(1)(u) authorizes the Public Works Department to assess fees in accordance with the Jefferson County Fee Schedule Ordinance for development review activities including application and plan review, inspections, meetings, hearings, and final review. JCPW Review of SUB2021-00003 5/6/2021 Page 5 of 5 Prior to DCD project approval, the proponent shall pay all costs related to the Department’s application review, plan review, inspections, and preparation of the Stormwater Management Facility Maintenance Agreement. In accordance with the Jefferson County Public Works Department Fee Schedule, the Department’s hourly development review fee is $90 per hour for 2021. In the event that approval for the proposal is denied by Jefferson County or the proposal is not completed, the proponent shall still be responsible for paying the Department’s fee.