Community Development Department Enumclaw, WA 360-825

Transcription

Community Development Department
Enumclaw, WA
360-825-3593 • 1309 Myrtle Ave • Enumclaw, WA 98022
Permit Desk Hours • Monday – Friday 8:00 – 4:30pm
CITY OF ENUMCLAW
STAFF REPORT TO THE HEARING EXAMINER
FOR
PLATEAU ESTATES PRELIMINARY PLAT, PERMIT NO. 14069
NOVEMBER 12, 2015 – PUBLIC HEARING AT 5:30 PM
City Hall
1339 Griffin Avenue
Enumclaw, WA 98022
Phone: (360) 825-3591
To:
From:
Offices of Sharon Rice, City of Enumclaw Hearing Examiner
Erika Shook, Community Development Director
Chris Pasinetti, Associate Planner
Subject: Staff Report for Plateau Estates Preliminary Plat
I.
SUMMARY OF REQUEST:
Description of Proposal: The applicant, Brian Bowen is requesting preliminary subdivision of
1.87 (approximately) acres into five (5) lots for single-family detached homes located at
43024 266th Avenue SE (APN 1320069059). Proposed lot sizes range from (approximately)
9,143 sf to 14,343 sf in size. The proposal includes associated street access and stormwater
improvements. The project will extend the sewer service from McHugh Avenue to the
project site.
II.
GENERAL INFORMATION:
A. Application:
Master Permit #14069, originally submitted March 13, 2014,
deemed complete on July 31, 2014. Attachment A.
B. Applicant:
Brian Bowen
P.O. Box 42
Buckley, WA 98321
C. Section, Township/:
Range
SW ¼ of Section 13, Township 20 N, Range 6 E, Willamette
Meridian.
D. Acreage:
1.87 Acres
E. Zoning:
R-2 Moderate Density Single-Family Residential District.
Attachment B.
F. Lots/Square Footage: Five (5) single-family detached lots, stormwater detention tract and
private access and utility easement. Sizes of the lots range from
9,143 to 14,343 square feet (sf). The average lot size is 11,714 sf,
with a gross density of 1.9 dwelling units per acre and a net density
of 3.7 dwelling units per acre. The stormwater detention pond
occupies 15,033 sf. Attachment C.
G. Proposed Use:
Single family residential lots.
F. Water/Sewage/:
Natural Gas
The subject property is served by the City of Enumclaw.
F. Power:
The subject property is served by Puget Sound Energy.
G. Fire District:
The subject property is served by the King County Fire District
#28.
H. School District:
The subject property is served by the Enumclaw School District
#216.
I. Staff Contact:
Community Development Department
(360) 615-5726
III. HISTORY / BACKGROUND:
On March 13, 2014, the City of Enumclaw received a Preliminary Plat application for the
"Plateau Estates" Subdivision. The application is for a five (5) lost subdivision for single
family residential lots. Attachment C.
Additional information was requested during the review process. Additional information
requested was received as follows:
• Revised plat map received November 2, 2015.
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•
•
Revised Wetland Report received March 5, 2015
Revised Stormwater TIR received July, 2015
IV. ENVIRONMENTAL DETERMINATION:
After reviewing a completed environmental checklist and a preliminary permanent
stormwater report, the City of Enumclaw issued a Mitigated Determination of NonSignificance (MDNS) for the proposed subdivision on October 21, 2015. Attachment D.
The City identifies no wetlands or critical areas, as defined by EMC 19.02 Critical Areas
Regulations, on or adjacent to the site.
V.
PUBLIC HEARING NOTICE:
Under EMC 15.24 Type IV Permit Procedure, the Hearing Examiner shall schedule a
public hearing on a preliminary plat application between 15 and 30 days after the
publication of notice of application.
Notice of application was mailed to all interested parties and property owners within 300
feet of the exterior boundaries of the site, posted on the City’s website and was published in
the Enumclaw Courier-Herald on September 2, 2015 with EMC 15.30.030 Provisions
Relevant to All Permits – Method of Publication. The Notice did not included the date,
time, location and purpose of hearing.
A Notice of the Public Hearing was mailed to all interested parties and property owners
within 300 feet of the exterior boundaries of the site, posted on the City's website and was
published in the Enumclaw Courier-Herald on October 7, 2015 with EMC 15.30.030
Provisions Relevant to All Permits – Method of Publication. Attachment E.
VI. AGENCIES CONTACTED:
Agencies were notified of the preliminary plat application via the SEPA notification
process in 2015. In addition, the City requested an evaluation of capacity to serve the
proposal from the Enumclaw School District. Attachment F.
The plat proponent’s August 24, 2015 (received) SEPA environmental checklist noted that
population growth due to development of this preliminary plat would result in a slight
increase in public services which can be addressed through mitigation. Attachment G.
By letter dated October 22, 2015, Enumclaw School District #216 indicated that the project
would generate the following:
Elementary School: 2 Students
Middle School: 1 Student
High School: 1 Student
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VII. NATURAL ENVIRONMENT:
Site Location and Description: The subject property is rectangular in shape and is mostly
flat, gently sloping North. The vacant site consists of pasture land. The soils on the project
site were designated Buckley Silt Loam and Alderwood loam.
The revised wetland report dated March 3, 2014 and submitted to the City on March 5,
2015 indicates that there are no critical areas or significant wildlife habitat on the site.
Attachment H.
VIII. NEIGHBORHOOD CHARACTERISTICS:
Surrounding Zoning, Adjacent Land Use and Neighborhood Characteristics: The site is
entirely surrounded by Moderate Density Single-family Residential 2 (R-2) zoning on all
sides. Existing land uses and zoning for the subject and adjacent properties are as follows:
Current Zoning and Land Use:
Location
Land Use
Subject Parcels
Vacant
North
Vacant
East
(Single Family Residential) SFR
South
SFR
West
SFR
Zoning
R-2
R-2
R-2
R-2
R-2
IX. SUBDIVISION DESIGN FEATURES:
The applicant is proposing five (5) single-family residential lots ranging in size from 9,143
to 14,343 square feet (sf). The average lot size is 11,714 sf, with a density of 1.9 dwelling
units per acre (gross). Per the requirements of EMC 18.08 Moderate Density Single-family
Residential 2 (R-2) and EMC 17.12 Subdivisions, the project is subject to the following
development standards:
Item
Minimum Lot Size:
Substandard Area Lots:
Maximum Lot Size:
Maximum Building Height:
Minimum Front Yard
Setback:
Minimum Side Yard Setback:
Minimum Rear Yard Setback:
Minimum Lot Width:
Maximum Building
Standard
8,400 square feet
Allowed up to 10% of total number of lots, lot area may
not be less than 90% required minimum lot area set forth
in EMC 17.16.230(B). The smallest lot allowed by this
exception would be 7,560 sf.
18,000 square feet
30 feet above the average building elevation
20 feet
9 feet to the foundation
25 feet
50 feet
40%
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Coverage:
The subdivision proposes two stormwater detention ponds occupying 15,033 sf to collect,
treat and discharge stormwater runoff from all new impervious surfaces, consistent with the
2012 Stormwater Management Manual for Western Washington. Adequate access for City
maintenance and landscaping will be required for the tract.
In order to reduce storm water runoff, stabilize soil, enhance the ecological environment,
improve property values, and enhance the general aesthetics and welfare of the community,
street trees and ground cover will be required in planting strips per EMC 12.21 Street
Trees.
All code required street improvements pursuant to Enumclaw Street Standards will be
required of this subdivision. Street improvements will include curb, gutters and sidewalks,
and planter strips with approved street trees. Street lighting (illumination) and Manual on
Uniform Traffic Control Devices (MUTCD) signage will also be required per City Code.
X.
TRANSPORTATION PLANS
The proposed preliminary plat modification will include frontage improvements along
266th Avenue SE (Hansen Street).
The street network serving the proposed Plateau Estates development consists of a Type 6
Local two-lane street (Hansen Street/266th SE) and Type 9 interior access road. A traffic
impact analysis is not required pursuant to EMC 19.25.050(A) as the proposal would
generate less than 10 pm peak hour trips.
Street improvements along one-half of the existing right-of-way shall be constructed along
Hansen Street (266th Ave SE) to the termination of the north property line. The street
design standard for 266th SE is minimally designed to be a Type 6 – Local Two-Lane with
a 50’ right-of-way (R/W), 32’ face-of-curb (F/C) centered street, 3.5’ planter strip, and 5’
sidewalk width. The access street into the plat will be designed as a Type 9, Limited Local
Access with a Hammerhead.
The applicant is responsible for the payment of the required transportation impact fees per
EMC 19.24.070. The City of Enumclaw currently collects a transportation fee of $2,937
per single family unit at the time of building permit issuance. The development will be
required to pay impact fees based on the fees in effect at the time of building permit
application.
XI. PUBLIC SERVICES
Parks and Recreation Space: In order to mitigate the impact new development creates on
parks and recreation facilities, the City requires subdivisions to dedicate land or pay into an
environmental impact mitigation fund dedicated to purchasing or improving park and
recreational facilities. This requirement is established as a condition of preliminary plat
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approval. The base formula by which to calculate fees is 2.0 x (no. of units) x 2.52 person
per household / 1,000 = acres, per EMC 17.16.050(C) Environmental Impact Mitigation
Fees Established.
The applicant is not proposing any dedicated recreation space as part of the plat, payment
in lieu of dedicated can be required by the administrator under the following conditions
(EMC 17.16.050.C.3 & 4):
1. Area to be dedicated is under five acres in size; or
2. Inaccessible or unusable due to topography or drainage; or
3. Is not centrally located to existing or anticipated subdivisions; or
4. The proposed subdivision would be adequately served by existing park land.
Determination of payment shall be determined by the fair market value of the land to be
subdivided by a certified appraiser. The subdivider shall provide proof of the fair market
value by providing a signed letter of a certified appraiser. If the city determines that said
value is inaccurate the city shall provide certified appraisals from three separate appraisers
and shall use the figure that falls between the high and low estimate.
Applying the formula above to this development yields a sum of 1,098 sq ft. This is an
amount under five acres in size. The small amount of land would not be able to dedicated
in a central location due to access to the properties and the design of the plat for stormwater
provisions. The City of Enumclaw has adopted a LOS of 2.26 acres/1000 population for all
residences located within ¾ mile (3,960 ft) of a neighborhood park. The proposal is within
¾ mile of McFarland Park. These factors would warrant a payment into a environmental
mitigation fund in lieu of dedication.
At the time of building permit application, a Parks Impact Fee will be assessed on each
single family home to help offset the cost of providing City parks. EMC 19.24.080 Park
Impact Fee Component Formula currently requires a park impact fee of $1,209 per single
family dwelling unit. Impact fees are collected at the time of building permit issuance. The
impact fee due for each lot will be the fee in effect at the time a complete building permit is
submitted for the lot.
Fire Protection: The subject property is served by the King County Fire District #28.
Schools: The subject property is served by the Enumclaw School District #216. Attachment
I.
XII. UTILITIES:
Stormwater: A stormwater drainage collection system will be installed for the development
and roadway drainage. The proposed development complies with the Department of
Ecology 2012 Stormwater Management Manual for Western Washington. Attachment J
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Water: Water utility service will be supplied by the City of Enumclaw. There is sufficient
water supply available in the City’s system to serve the proposed plat. The services will
need to be stubbed out to the individual lots created by the subdivision. Attachment K.
Sanitary Sewer: Sanitary sewer utility service will be supplied by the City of Enumclaw.
There is sufficient sewer conveyance and treatment capacity in the City’s sewer system to
serve the proposed plat. The services will need to be extended and stubbed out to the
individual lots created by the subdivision. Attachment L.
Other Utilities: All pipe and wire utility service connections shall be underground; no new
poles or overhead wires would be allowed.
Natural gas service will be supplied by the City of Enumclaw. Gas utility lines will be
installed in a joint trench along with phone, electric, and cable. Each lot will need to be
stubbed out to the street.
Residential fire sprinkler systems, if used, must be separate from the domestic water
service (flow through systems are not allowed). A separate meter will be required in
addition to the water service meter and a separate water line run from the fire system meter
to the structure.
XIII. COMPREHENSIVE PLAN:
The Comprehensive Plan designation for the subject property is Single-Family Residential
(SFR) use. The proposed preliminary plat would be consistent with the following goals of
the comprehensive plan:
1) Goal LU-5: To create land use patterns supporting a multi-modal transportation system
connecting all areas of the community.
Goal LU-5.B.2 Create routes (dedicated and shared) promoting safety, convenience, and
connectivity for residents and visitors using non-motorized modes of travel.
2) Goal LU-8: To establish an interrelationship of land use patterns at the local level
supporting a sustainable regional environment.
Goal LU-8.A Encourage compact development of vacant or underutilized land to limit
pressure for expanding the city’s boundaries.
3) Goal LU-10: To conserve the limited resources available for growing population
demands while accepting a fair share of designated growth.
Policy LU-10.B Maximize use of vacant or underutilized space within the city limits.
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4) Goal H-2: To create a workable model for a variety of development including clustered
rural housing on the perimeter of the city for rural protection while increasing supplies of
detached housing units.
Goal H-2.A.1 Ensure that housing is compatible in size and quality, design and intensity
with surrounding land uses, traffic patterns, public facilities and environmentally
sensitive features through specific site and building design measures.
XIV. PUBLIC CONCERNS:
Washington State Department of Transportation submitted a written comment. Attachment
M.
XV. STATUTES / CODES:
Subdivision Review Criteria: In reviewing a preliminary plat application, Enumclaw
Municipal Code (EMC) Section 17.12.070 Subdivisions – Additional Criteria indicates that
the Hearing Examiner consider eight factors (if applicable to the site) when making their
recommendation to City Council, and that the City Council shall consider the same factors
in making their decision to approve, approve with conditions, or disapprove the proposal.
These eight factors (A-H) include:
A. Public Use and Interest. The Hearing Examiner and City Council shall inquire into the
public use and interest proposed to be served by the establishment of the subdivision.
Appropriate provisions shall be made for, but not limited to, public health, safety and
general welfare and for such open space, drainage-ways, streets or roads, alleys, other
public ways, transit stops, potable water supplies, sanitary waste, parks and recreation,
playgrounds, schools and school grounds, and all other relevant facts, including sidewalks
and other planning features that assure safe walking conditions for students who only walk
to and from school, and shall consider all relevant facts to determine whether the public use
and interest will be served by the subdivision and dedication. If the plat provides for the
above-mentioned, and conforms to all these development regulations (EMC Titles 15
through19), then it shall be approved.
As proposed, the plat is consistent with the above listed criteria. Water and sewer
certificates of availability have been issued, and all utilities are physically available to the
subdivision. The developer will provide sewer and stormwater infrastructure, and street
improvements to adjacent 266th Ave SE. The proposed plat helps the City meet the
requirements of the Growth Management Act by encouraging urban growth within the City
Limits. See analysis related to school impacts under Additional Criteria for Review, below.
B. Storm Waters and Flood Control. The Hearing Examiner and City Council shall
consider the physical characteristics of a proposed subdivision site, and may disapprove a
proposed plat because of flood inundation or swamp conditions.
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The subject property is a relatively flat parcel surrounded by similar properties that have
been used for pasture. The applicant has designed the plat to meet the various
requirements of the 2012 DOE Stormwater Manual for Western Washington. The applicant
has provided a revised storm drainage analysis which shows that the pond (as constructed)
will have adequate capacity to handle the additional lots. A temporary erosion control plan
utilizing best management practices shall be submitted to and approved by the City prior to
commencement of excavation, grading or filling. The site is not located in any floodplains.
The site does not contain and wetlands as indicated in the revised wetland report.
Attachment H.
C. Natural Element Retention. Due regard shall be shown for preservation of outstanding
natural or cultural features such as scenic spots, watercourses, historic sites, etc.
This site contains no critical area or outstanding natural or cultural features.
D. Hazardous Geologic Conditions. In areas with slopes equal to or greater than 15 percent,
a detailed soils engineering report will be required prior to the approval of any preliminary
plat. Special consideration for grading, fills or excavations shall be made by the Hearing
Examiner and shall be in accordance with the Uniform Building Code.
There are no slopes equal to or greater than 15% on this site.
E. Tree Cutting Plan. Landscaping, planting or tree cutting plans shall be prepared by
landscape architect and submitted to the administrator prior to the approval on slopes 15
percent or steeper. In addition, tree cutting plans shall be required for developments in
which trees over six inches in caliper are to be cut.
There are trees located at the site. A plan is required to be prepared for trees over six
inches in caliper to be submitted for review with plat construction drawings.
F. Water Retention Basins. The use of water retention basins to minimize surface runoff or
erosion damage potential may be required.
The proposed development is required to comply with the 2012 Storm Water Management
Manual for Western Washington, and best management practices for temporary erosion
control will be utilized during grading and construction.
G. Land Adjacent to Public Waters. When subdivisions are proposed in a shoreline area,
open space may be provided to and along the water’s edge with provision for access from a
public right-of-way or other adjoining public land, if necessary to mitigate adverse impacts
caused by the subdivision.
This site is not located near or adjacent to a shoreline (lake, stream, etc.) area or a public
water body.
H. School and Park Sites. Where a proposed school or park site lies within a proposed
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subdivision as indicated in the comprehensive plan, or other plans or policies, the site may
be required to be reserved or dedicated by the subdivider.
No proposed school or park sites lie within the proposed subdivision as indicated in the
comprehensive plan.
Additional criteria for review: Subdivisions within the City of Enumclaw are subject to the
requirements set forth in EMC Title 17 Subdivisions, which sets general provisions,
application, preliminary and final plat requirements, design principles and development
standards. Developments within the Residential 2 Zoning District are subject to EMC
Chapter 18.10 R-2 Moderate Density Single-Family Residential District, which sets some
development standards and principal uses.
As proposed, the public health, safety, and general welfare of the community is protected
and provided for by compliance with all relevant development regulations pertaining to
this application. By implementation of all required development regulations, the applicant
shall provide a safe, orderly and beneficial development.
This approval standard parallels the State Subdivision Statute, which prohibits subdivision
approval absent appropriate provision being made for all of the above factors:
RCW 58.17.110(2): A proposed subdivision and dedication shall not be approved unless
the city, town, or county legislative body makes written findings that: (a) Appropriate
provisions are made for the public health, safety, and general welfare and for such open
spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable
water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school
grounds and all other relevant facts, including sidewalks and other planning features that
assure safe walking conditions for students who only walk to and from school; and (b) the
public use and interest will be served by the platting of such subdivision and dedication. If
it finds that the proposed subdivision and dedication make such appropriate provisions and
that the public use and interest will be served, then the legislative body shall approve the
proposed subdivision and dedication. Dedication of land to any public body, provision of
public improvements to serve the subdivision, and/or impact fees imposed under RCW
82.02.050 through 82.02.090 may be required as a condition of subdivision approval.
Dedications shall be clearly shown on the final plat. No dedication, provision of public
improvements, or impact fees imposed under RCW 82.02.050 through 82.02.090 shall be
allowed that constitutes an unconstitutional taking of private property. The legislative body
shall not as a condition to the approval of any subdivision require a release from damages
to be procured from other property owners.
In 2008, the City of Enumclaw adopted a general impact fee ordinance, EMC 19.24,
pursuant to the Growth Management Act (Chapter 36.70A RCW and Chapter 82.02 RCW),
to provide a basis for exercise of the City’s substantive authority to mitigate direct impacts
from new development on, inter alia, school facilities. The City plans to, but has not yet,
adopted the school impact fee component formula under the GMA which will establish a
fee schedule for such impact mitigation.
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The school district has adopted a six year capital facilities plan that includes expansion of
Enumclaw High School to accommodate expected growth. The school district’s plan
anticipates adoption of school impact fees by the City. School impact fees, if any, in place
at the time a building permit is submitted would apply to development within this proposal.
XVI. CONCLUSION AND FINDINGS OF FACT:
Staff has completed its review of this proposal and concludes the following Findings of Fact:
The applicant’s request for approval of a preliminary plat for the subdivision of 1.87 acres,
parcel #1320069059, is consistent with applicable EMC code provisions and the City’s
Comprehensive Plan if the recommendations set forth below are satisfied.
The request furthers the City’s Land Use goals to encourage compact development of
vacant or underutilized land to limit pressure for expanding the city’s boundaries and
maximize use of vacant or underutilized space within the city limits. The request furthers
the City’s Housing goal to ensure that housing is compatible in size and quality, design and
intensity with surrounding land uses, traffic patterns, public facilities and environmentally
sensitive features through specific site and building design measures.
XVII. RECOMMENDATIONS:
Based on the submitted materials, the City recommends that the Hearing Examiner hold the
hearing, review the information, prepare written findings and make a recommendation to
council for the Preliminary Plat #14069, Plateau Estates. Staff recommends approval
conditioned that:
1) All applicable mitigated conditions of SEPA MDNS, dated October 21, 2015 shall be
met. (see attachment D).
2) A detailed landscaping, tree cutting and planting plan shall be submitted prior to final
plat approval (EMC 17.12.070), and shall be consistent with EMC Chapter 19.08
Landscaping regulations.
3) Gas utility lines shall be installed in a joint trench along with phone, electric, and cable.
Each lot will need to be stubbed out to the street.
4) The owner/application shall comply with all requirements in the water availability
certificate issued for the plat dated February 6, 2015.
5) The owner/application shall comply with all requirements in the wastewater availability
certificate issued for the plat dated March 3, 2015.
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6) Prior to Final Plat Approval, payment in lieu of park land dedication of 1,098 square
feet shall be paid. The fee-in-lieu shall be determined by the fair market value of the
land to be subdivided. The subdivider shall provide proof of the fair market value by
providing a signed letter of a certified appraiser. If the city determines that said value is
inaccurate the city shall provide certified appraisals from three separate appraisers and
shall use the figure that falls between the high and low estimate.
XVIII. PREPARED BY:
XIX. ATTACHMENTS:
A. Application Submittal and Notice of Complete Application (Received March 13, 2014;
January 28, 2015)
B. Zoning Map (2015)
C. Revised Preliminary Plat Map(s) (July 16, 2014)
D. SEPA MDNS (Issued October 21, 2015)
E. Notice of Public Hearing (October 7, 2015)
F. Notice of Application (September 2, 2015)
G. Revised Environmental Checklist (August 24, 2015)
H. Revised Wetland Report (March 5, 2015)
I. Enumclaw School District Capacity Letter request (September 8, 2015), Enumclaw
School District Capacity Letter (October 22, 2015)
J. Stormwater Technical Information Report (Revised July 2015)
K. Certificate of Water Availability (February 6, 2015)
L. Certificate of Wastewater Availability (March 3, 2015)
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Attachment A
January 28, 2015
Brian Bowen
P.O. Box 42
Buckley, WA 98321
Matthew Ruettgers
PacWest Engineering, LLC
Lakewood, WA 98499
RE:
Proposed Preliminary Plat at 43024 266th Avenue SE (APN 1320069059)
Dear Mr. Bowen:
The City of Enumclaw is in receipt of your application for a residential for a five lot subdivision
at the above mentioned address. The application was received on March 13, 2014. A letter of
incompleteness was mailed on April 8, 2014. The city received revisions based on the
incompleteness letter on July 17, 2014. Your application was deemed complete July 31, 2014.
The city is requesting additional information as part of project review including information
requested via email sent August 19, 2014.
Our review is based on the following plans and reports:
•
•
•
•
Wetland Review prepared by B & A Inc. dated December 1, 2009.
Revised Plat map prepared by PacWest Engineering Inc. dated July 16, 2014.
Stormwater Technical Information Report dated July 15, 2014.
SEPA checklist dated July 17, 2014.
Proposal:
Five lot subdivision including private access & public utility tract.
Planning:
Contact: Chris Pasinetti, AICP, Associate Planner, ext 5726
SEPA Checklist:
1. The SEPA checklist has a number of questions that need to be answered, see attached SEPA
checklist dated July 17, 2014. The revised SEPA checklist includes an explanatory sheet that
might be helpful when answering questions regarding the checklist. I attached on for your
reference.
Attachment A
Wetlands:
1. The Wetland Review Report dated December 1, 2009 needs to be updated. The Department of
Ecology of the State of Washington has updated their Wetland Delineation Manual. This report
must utilize the updated manual. The Wetland Review needs to include the qualifications of the
professional who prepared the report. A qualified professional is defined as, “Professional,
qualified” means a person with training and experience in the scientific discipline, and who is a
qualified scientific expert with expertise in streams, wetlands or lakes subject matter in
accordance with WAC 365-195-905(4). A qualified professional must have obtained a Bachelor
of Science degree in hydrology, soil science, botany, ecology, or a related field from an accredited
college or university or who has equivalent educational training and professional experience
related to the subject of habitat or species. Also includes fluvial morphologist if stream relocation
is involved. Geologists are included as those professionals who hold an active license from the
State of Washington Geology Board."
2. The last sentence of paragraph page 2 states, "On this basis atypical situations were observed so
methodologies are not warranted". This sentence likely was to indicate that methodologies for
disturbed sites do not have to be used, but there appears to be a missing word. The report should
clarify this.
3. Figure 2 shows that the soils test pits were only evaluated along the northern property line of
the site. There should be an evaluation of soil test pits in the middle and southern portions of the
property and evenly spaced. It is possible that site was incorrectly labeled.
4. Attachment 2 includes several technical articles without publication information. Please
provide publication information.
Subdivision:
1. Include the Phone number of the subdivider as shown on the redlined drawing.
2. Include the number of lots per acre within the "Area Table" on page 3.
3. Show existing and proposed contours. Existing contours shown as solid and proposed contours
shown as dotted at intervals of five feet or referenced to the United States Coast and Geodetic
Survey datum. (King County aerial survey elevations may be shown as the datum plane.)
Development Standards:
1. Side yard setback within the Moderate Density Single-Family Residential District (R-2) zone is
nine (9) feet wide. Show the building envelope with nine (9) foot wide side yard setbacks as
opposed to seven and a half (7.5) foot wide setbacks. Setback are measure nine feet from the
foundation. The previous 7.5 foot requirement was measured from the eaves. These are
essentially the same requirement.
Attachment A
Public Works:
Contact: Lindsey Winborn, City Engineer, ext. 5723 (Stormwater)
Stormwater:
1. Attached is a letter from Lindsey Winborn, City Engineer dated January 22, 2015. This
includes redlines
The comments set forth above are based on an initial review. They likely do not represent the
totality of the City’s comments. Additional comments will be forthcoming once the additional
materials are submitted.
Should you have any questions regarding this letter please feel free to contact my office at (360)
615-5726.
Sincerely,
Chris Pasinetti, AICP
Associate Planner
C: Erika Shook, Community Development Director
Lindsey Winborn, City Engineer
Scott Woodbury, Assistant City Engineer
Rand Black, Transportation Engineer
Attachment A
Attachment A
Attachment B
Zoning Map
Project Site
Legend
Project Site
City Limits
Residential 1 (15,000 sq. ft.)
Residential Mobile Home Park
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Planned Unit Development
Central Business 1
Central Business 2
Neighborhood Business
D D D D D
D D D D D
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D D D D
GGGGGGGGGG
Highway and Community Business
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General Office
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General Office-Hospital
Hospital
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Light Industrial
Public
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Attachment I
September 8, 2015
Tim Madden
Director, Business and Operations
Enumclaw School District
2929 McDougal Avenue
Enumclaw, WA 98022
RE:
School District Capacity for Plateau Estates Preliminary Plat
Dear Mr. Madden.
The City of Enumclaw is in receipt of a preliminary plat proposal to subdivide land within the City of
Enumclaw. The proposed development is as follows:
Bella Meadows
Location: 43024 266th Avenue SE. SW1/4 Section 13, T20N, R6E, W.M.
Parcel Number(s): 1320069059
Proposal: Preliminary subdivision of 1.97 (approximately) acres into five (5) lots for single-family
detached homes. Proposed lot sizes range from (approximately) 10,381 sf to 14,343 sf in size.
In addition to your analysis of student capacity, the City also seeks a response to these specific questions:
1. Which elementary, middle and/or high schools will serve the subdivision?
2. Will the students be bused from the proposed subdivision to their respective schools?
3. Does the school district have any other specific concerns regarding this proposal, such as the students'
ability to safely walk to school?
Thank you in advance for your response letter. Please feel free to contact me at 360-615-5726 or email
me should you have any questions.
Best regards,
Chris Pasinetti, AICP
Association Planner
[email protected]
Attachment:
• Plateau Estates Preliminary Plat
c: File
Chris Searcy, City Administrator
Erika Shook, Community Development Director
Attachment I
Attachment I
Attachment J
Plateau Estates Preliminary
Stormwater Technical Information
Report
Prepared for:
Brian Bowen
PO BOX 42
BUCKLEY, WA 98321
Prepared by:
10209 Bridgeport Way SW, Suite C-1
Lakewood, WA 98499
(253) 830-5960
July, 2014
Revised: July, 2015
PWE Project #13-509
Attachment J
Stormwater Site Plan
Plateau Estates Preliminary Plat
TABLE OF CONTENTS
ENGINEER’S CERTIFICATION .......................................................................................... 1
CHAPTER 1.0
PROJECT OVERVIEW ........................................................................... 2
1.1
Project Description ......................................................................................... 2
1.2
Predeveloped Conditions ............................................................................... 2
1.3
Developed Conditions .................................................................................... 3
CHAPTER 2.0
EXISTING CONDITIONS SUMMARY .................................................... 3
CHAPTER 3.0
OFFSITE ANALYSIS — MINIMUM REQUIREMENT #11 ...................... 3
3.1
Conveyance System Capacity Problems ....................................................... 3
3.2
Localized Flooding ......................................................................................... 3
3.3
Upland Erosion Impacts, Including Landslide Hazards .................................. 4
3.4
Stream Channel Erosion at the Outfall Location ............................................ 4
3.5
Violations of Surface Water Quality Standards .............................................. 4
3.6
Qualitative Analysis ........................................................................................ 4
3.7
Quantitative Analysis ...................................................................................... 4
CHAPTER 4.0
PERMANENT STORMWATER CONTROL PLAN ................................. 4
4.1
Developed Site Hydrology .............................................................................. 4
4.2
Performance Standards and Goals ................................................................ 5
4.3
Treatment Design........................................................................................... 7
4.4
Conveyance System Analysis and Design ..................................................... 7
CHAPTER 5.0
DISCUSSION OF MINIMUM REQUIREMENTS ..................................... 8
5.1
Minimum Requirement #1: Preparation of a Stormwater Site Plan ................ 8
5.2
Minimum Requirement #2: Construction Stormwater Pollution Prevention
(SWPP) .......................................................................................................... 8
5.3
Minimum Requirement #3: Source Control of Pollution.................................. 8
5.4
Minimum Requirement #4: Preservation of Natural Drainage System and
Outfalls ........................................................................................................... 8
5.5
Minimum Requirement #5: On-Site Stormwater Management ....................... 8
5.6
Minimum Requirement #6: Runoff Treatment ................................................ 8
5.7
Minimum Requirement #7: Flow Control ........................................................ 8
5.8
Minimum Requirement #8: Wetlands Protection ............................................ 8
5.9
Minimum Requirement #9: Operation and Maintenance ................................ 8
5.10 Optional Guidance #1: Financial Liability ....................................................... 9
5.11 Optional Guidance #2: Off Site Analysis and Mitigation ................................. 9
APPENDIX A
APPENDIX B
APPENDIX C
APPENDIX D
DRAFT OPERATION AND MAINTENANCE (O&M)
MANUAL
MAPS
COMPUTER OUTPUTS
REPPORTS
13-509 Plateau Estates Preliminary Plat, Enumclaw, WA
Stormwater Technical Information Report (7.24.15)
Attachment J
ENGINEER’S CERTIFICATION
I hereby state that this Preliminary Technical Information Report for Plateau Estates has
been prepared by me or under my supervision and meets the minimum standards of the
City of Enumclaw and normal standards of engineering practice. I hereby acknowledge
and agree that the jurisdiction does not and will not assume liability for the sufficiency,
suitability, or performance of drainage facilities designed by me.
Daniel Paul Smith, PE
Page 1
Attachment J
CHAPTER 1.0
PROJECT OVERVIEW
1.1
PROJECT DESCRIPTION
This Stormwater Technical Information Report (TIR) has been prepared in conjunction with
the submittal of the Plateau Estates Preliminary Plat. The 2012 Stormwater Management
Manual for Western Washington (SWMM) is used as a guideline in the preparation of this
report. The proposed project is located in the southeast ¼ of Section 13, Township 20
North, Range 6 East of the Willamette Meridian, King County, City of Enumclaw,
Washington. The address of the subject Parcel is 43014 266th Ave SE, APN 1320069059,
and is 1.98 acres. The project proposed the construction of a 5 lot subdivision, access
road, and frontage improvements that include the extension of a sanitary sewer main. The
proposed stormwater improvements include dispersion BMPs and a filter strip for
treatment.
p
Figure 1.1-Vicinity Map
NTS
1.2
PREDEVELOPED CONDITIONS
The pre-developed site is mostly covered with grass with 1 existing garage and an existing
shed on the southern portion of the project. A more extensive summary of the exiting
conditions can be found in Chapter 2 of this report.
Page 2
Attachment J
1.3
DEVELOPED CONDITIONS
The developed conditions consist of a new access road for 4 lots, and one lot with a
driveway off of 266th Ave SE, a sewer main extension, a filter strip, and a detention pond.
Detailed calculations of the proposed storm improvements can be found in Chapter 4 of
this report.
CHAPTER 2.0
EXISTING CONDITIONS SUMMARY
The existing site is covered with grass, two (2) small sheds, and is 1.98 acres in size. The
site slightly slopes from the west towards the northeast, and is accessed off of 266th
Avenue SE. A map showing the existing conditions can be found in APPENDIX B
MAPS.
The project site soils are determined using NRCS Websoil Survey. The soils are classified
as Alderwood gravelly sandy loam. Alderwood gravelly sandy loam is considered a Type
B soil.
An analysis of the site with regards to infiltration has been performed by Glen Code, PE. It
has been concluded that the site is not a good candidate for infiltration based on the high
ground water table and the fines found within the underlying soil. See the report for review
in APPENDIX D
REPPORTS.
A Wetland Review was performed by B&A Inc. in December of 2009. No wetlands were
found on site. The Wetland Review has been attached in APPENDIX D REPPORTS.
The proposed project is located outside of the 100-year flood area according to Flood
Insurance Rate Map Community-Panel Number 53033C1505F. A portion of the FIRM
map has been included in APPENDIX B MAPS.
CHAPTER 3.0
OFFSITE ANALYSIS — MINIMUM REQUIREMENT #11
The existing project is a tributary to Newaukum Creek. The runoff from the proposed
improvements is controlled with a detention pond. The detention pond detains and meters
the increased runoff from the site, and directs it towards the road side ditch along the east
side of 266th Ave SE. The runoff from the roadside ditch flows north approximately 1000
feet where it is picked up by an underground conveyance system. The runoff continues for
another 500 feet in the closed conveyance system where it enters the Porter Street’s
conveyance system. Following are the required key components to be analyzed for a
downstream analysis:
3.1
CONVEYANCE SYSTEM CAPACITY PROBLEMS
The downstream drainage path was visited on a rainy day and there were no observed
capacity problems.
3.2
LOCALIZED FLOODING
There was no localized flooding observed in any of the existing conveyance systems.
Page 3
Attachment J
3.3
UPLAND EROSION IMPACTS, INCLUDING LANDSLIDE HAZARDS
The site in question is the high point and will not be subject to upland erosion impacts.
There are no steep slopes and land slide hazards up land of the project site. The
proposed slopes will not exceed the maximum allowed slope of 2:1 without a geotechnical
assessment first.
3.4
STREAM CHANNEL EROSION AT THE OUTFALL LOCATION
The runoff from the detention pond is metered to a forested pre-developed condition;
therefore, the runoff is being released at a reduced flow-rate from the existing condition.
The pond is designed per the SWMM, and the ditch is stabilized with existing vegetation.
3.5
VIOLATIONS OF SURFACE WATER QUALITY STANDARDS
The project will treat tributary flows from the access driveway with a filter strip that will be
parallel with the access road. The individual driveways will be constructed using pervious
pavement. With these measures, the improvements will not contribute to any existing
problems of nearby surface waters.
3.6
QUALITATIVE ANALYSIS
The project’s quarter mile drainage path starts at the existing ditch along the east side of
266th St SE. All of the site run off will be conveyed to the roadside ditch, then north
approximately 1000 feet in open conveyance where it is picked up by an underground
conveyance system. In 500 feet the flows are conveyed to the Porter St. stormwater
conveyance system. The half mile drainage path ends in 266th Ste SE just before Porter
Street.
3.7
QUANTITATIVE ANALYSIS
The offsite conveyance system does not require a quantitative analysis since the runoff
from the proposed improvements are being released at a forested pre-developed condition
and there are no known conveyance issues.
CHAPTER 4.0
PERMANENT STORMWATER CONTROL PLAN
The project proposes the construction of a quality control filter strip, and a detention pond
to control it’s site runoff. The pond is designed per the SWMM.
4.1
DEVELOPED SITE HYDROLOGY
The proposed improvements consist of a shared access drive, a filter strip, and driveways.
The pond’s tributary basin is as follows:
Page 4
Attachment J
SubBasin
Onsite A
Onsite B
Description
Shared Access
Road
Homes (2,000 sq.ft.
per lot)
Description
Area
(Acres)
Impervious
0.133
Impervious
0.230
Onsite C
Driveways
Impervious
0.115
Onsite D
Pond
Impervious
0.229
Onsite E
Lawns
Till Grass
0.803
Impervious
0.069
Impervious
0.048
Offsite A
Offsite B
Frontage
Improvements
Existing Pavement
Along Frontage
Total
1.627
Table 4.1.1 – Pond Post Developed Basin
The developed site drainage layout is reflected Post Developed Drainage Basin Map, see
APPENDIX B
MAPS. Additionally, for the purpose of sizing the filter strip the post
developed runoff from the shared access and driveways has been computed using the
MGS computer program. The computed on-line water quality flow rate is 0.05cfs,
reference APPENDIX C COMPUTER OUTPUTS. The following are the runoff rates for
each regulated storm event:
Post Developed
Storm Event Runoff Rate (cfs)
2 year
0.315
10 year
0.510
25 year
0.750
100 year
0.877
Pre-Developed
Storm Event Runoff Rate (cfs)
2 year
0. 056
10 year
0.106
25 year
0.139
100 year
0.201
Table 4.1.2 – Runoff Rates
4.2
PERFORMANCE STANDARDS AND GOALS
The proposed detention pond has to meet specific performance standards as described by the
2012 Stormwater Management Manual. These standards are as follows: excursion at predeveloped ½Q2 must be less than 0%, maximum excursion from ½Q2 to Q2 must be less than 0%,
maximum excursion from Q2 to Q50 must be less than 10%, and the maximum excursion from Q2 to
Q50 must be less than 50%. Table 9.2.2 shows the required and provided excursion for the pond.
Page 5
Attachment J
Excursion
Requirement
Provided
½Q2
Max ½Q2 to Q2
Max Q2 to Q50
Percent Q2 to Q50
< 0.00%
< 0.00%
< 10.00%
< 50.00%
-29.8%
-2.3%
-15.6%
0.0%
Table 4.2.1 – Excursion Requirements
Less than the required excursions are being met for the pond; therefore, the pond passes the
City’s duration performance requirements. A MGS summary has been provided in APPENDIX C
COMPUTER OUTPUTS.
Elevation (ft)
Volume (cu-ft)
752.30
753.30
754.30
755.30
756.30
756.60
0.0
3,299.0
7,778.0
13,614.0
20,924.0
23,450.0
Table 4.2.2 – Stage Storage (Volume)
Elevation
Structure Type
Size
750.30
754.86
755.50
756.50
Circular Orifice
Circular Orifice
Circular Orifice
Sharp Crested Weir
0.800"
0.875"
1.000”
1.500’
Table 4.2.3 – Tee-Riser Schedule
Recurrence
(Years)
2
5
10
25
50
100
Outflow
Rate (cfs)
0.035
0.052
0.070
0.080
0.086
0.116
Elevation
755.00
755.55
755.96
756.31
756.51
756.53
Table 4.2.4 – Event Summary Table
A MGS summary has been provided in APPENDIX C
COMPUTER OUTPUTS.
During an emergency the pond uses and overflow spillway. The spillways is sized as follows:
Page 6
Attachment J
L = [Q100/(3.21H3/2)] – 2.4H
Where,
Q100 = 100 year flow rate for the tributary basin to the flow control facility (0.201 cfs)
H = weight of water over weir (assume 0.50 ft)
L = [Q100/(3.21H3/2)] – 2.4H = [0.201cfs/(3.21{0.50 ft}3/2) – 2.4*0.50 ft = -1.02 ft; therefore, the
minimum length for the spillway of six (6) feet is used.
4.3
TREATMENT DESIGN
The water quality best management practices (BMPs) selected for this site shared access
road is a filter strip. This filter strip has been sized based on Volume 5 of the SWMM BMP
T9.40
y=[KQn/1.49Ts0.5]0.6
Where,
y=design depth of flow, ft
n=Manning’s Roughness Coefficient (0.35 Per Table 9.1, VolumeV of the SWMM)
s=longitudinal slope of filter strip =0.02ft/ft
T=width of Filter Strip =208ft
Q=0.05cfs per MGS floods 15 minute time step calculation
K=Ratio from Figure 9.5a in volume V of the SWMM=1.9 (This is based on 72% of the
2year, 24 hour storm event of 2 inches, which is derived from the isopluvial map in Volume
III, appendix A-1 in the SMWW.)
y=[(1.9*0.05cfs*0.35)/(1.49*208ft*0.02ft/ft 0.5] 0.6
y=0.013ft=0.16in
V=KQ/Ty
V=Velocity, ft/sec
V must be less then 5ft/sec
V=(1.9*0.05cfs)/(208ft*.013ft)
V=0.035ft/sec
0.035ft/sec is less then the required 5 ft/sec
Required Length =
L=540V
540*0.035 = 18.98ft
The length of the filter strip is 19 feet.
4.4
CONVEYANCE SYSTEM ANALYSIS AND DESIGN
The project proposes the construction of 6” conveyance pipes and the pipes will be sized
in the final report. Schematic utility layouts are shown on the Preliminary Plat.
Page 7
Attachment J
CHAPTER 5.0
DISCUSSION OF MINIMUM REQUIREMENTS
The following is a summary of the Minimum Requirements as described in SWMM. Each
Minimum Requirement has a response below:
5.1
MINIMUM REQUIREMENT #1: PREPARATION OF A STORMWATER SITE PLAN
The Stormwater Site Plan is prepared as per SWMM Volume 1 Chapter 3. Each required
Section and Appendix is provided in this document.
5.2
MINIMUM REQUIREMENT #2: CONSTRUCTION STORMWATER POLLUTION
PREVENTION (SWPP)
A CSWPP Plan will be prepared for this project at final the time of final engineering design.
This document will address the thirteen (13) elements as required. The CSWPP Plan will
be submitted as a stand alone document.
5.3
MINIMUM REQUIREMENT #3: SOURCE CONTROL OF POLLUTION
The proposed improvements shall require source control of pollution. The stormwater
facilities must be maintained by the homeowner’s association. A draft O&M Manual can
be found in APPENDIX A DRAFT OPERATION AND MAINTENANCE (O&M) MANUAL
5.4
MINIMUM REQUIREMENT #4: PRESERVATION OF NATURAL DRAINAGE
SYSTEM AND OUTFALLS
The stromwater released from the proposed detention pond will end up in the Newaukum
Creek, which is the historic end of runoff from the project site. A detailed description of the
downstream drainage path can be found in the Downstream Analysis provided in Chapter
3.0 of this report.
5.5
MINIMUM REQUIREMENT #5: ON-SITE STORMWATER MANAGEMENT
All disturbed soils will be amended per Low Impact BMP T5.13 as described in Chapter 5
of Volume V of the 2012 SWMM.
5.6
MINIMUM REQUIREMENT #6: RUNOFF TREATMENT
Treatment is occurring utilizing a filter strip that has been sized per the 2012 SWMM.
5.7
MINIMUM REQUIREMENT #7: FLOW CONTROL
The runoff from the project site is mitigated with a detention pond. The pond meets the
performance criteria of the 2012 SWMM. Detailed calculations can be found in Chapter 4
of this report.
5.8
MINIMUM REQUIREMENT #8: WETLANDS PROTECTION
A report was prepared verifying that there are no nearby wetlands. A copy of this report
can be found in APPENDIX D
REPPORTS.
5.9
MINIMUM REQUIREMENT #9: OPERATION AND MAINTENANCE
A Draft Operation and Maintenance Manual is prepared for this project and can be found in
APPENDIX A
DRAFT OPERATION AND MAINTENANCE (O&M) MANUAL.
Page 8
Attachment J
5.10 OPTIONAL GUIDANCE #1: FINANCIAL LIABILITY
All required bonding and or other financial guarantees will be provided at the time of final
plan approval prior to commencement of construction.
5.11 OPTIONAL GUIDANCE #2: OFF SITE ANALYSIS AND MITIGATION
The project is tributary to the Newaukum Creek through existing closed and open
conveyance systems. The proposed improvements are designed per State and City
standards, and release stormwater at a flow-rate less than the pre-existing condition—as a
forested condition. A down stream analysis is provided in Chapter 4 of this report.
Page 9
Attachment J
APPENDIX A
DRAFT OPERATIONS AND
MAINTENANCE (O&M) MANUAL
Attachment J
Plateau Estates
Draft Operations and Maintenance
Manual for Drainage Facilities
Prepared for:
Brian Bowen
PO BOX 42
BUCKLEY, WA 98321
Prepared by:
10209 Bridgeport Way SW, Suite C-1
Lakewood, WA 98499
(253) 830-5960
Maintenance and Operations Information
PWE Project #13-509
Attachment J
Project Information
Address:
43024 266th Ave SE
Tax Parcel Numbers:
1320069059
Ownership/Maintenance:
Brian Bowen
System Description
The onsite stormwater from the shared access road is treated with a filter strip. Any
water that does not infiltrate on site will be directed to the ditch along the frontage of the
site. Each of the lots will utilize dispersion trenches and pervious pavement driveways.
Long-term maintenance shall be done in accordance with this document. All conveyance
systems shall be inspected for sediment and blockage on a yearly basis or after large
storm events. Catch basin sumps and catch basins shall be removed of sediment and
debris on a yearly basis or if a blockage occurs. Catch basin inserts shall be replaced if
the filter media has been torn, or become clogged as to not allow proper flow during
construction. Remove the catch basin insert after construction. The main contributor of
sediment to the storm system is the proposed and future asphalt pavement surfaces;
therefore, sweeping of the asphalt pavement should help to prevent sediments from
entering the storm system. The debris collected shall be disposed of in a state approved
method. Long-term maintenance of the storm drainage system will be the responsibility
of the current property owner, and shall be completed in accordance with this document.
The average annual cost for maintenance is approximated to be $2000.00
Maintenance Checklist
The following pages contain maintenance needs for most of the components that are part
of your drainage system, as well as for some components that you may not have. Let the
City know if there are any components that are missing from these pages. Ignore the
requirements that do not apply to your system. You should plan to complete a checklist
for all system components on the following schedule:
1. Monthly from November through April.
2. Once in late summer (preferably in September).
3. After any major storm (use 1-inch in 24-hours as a guideline)
Maintenance and Operations Manual (7/2015)
Page 1
Attachment J
Using photocopies of the checklist pages, check off the problems that you looked for each
time you did an inspection. Add comments on problems found and actions taken. Keep
these “checked” sheets in you files. The O&M manual shall be kept onsite or at a location
that must be disclosed to the City for inspection. The City reserves the right to inspect the
O&M manual upon request.
Page 2
Attachment J
Page 3
Attachment J
Page 4
Attachment J
Page 5
Attachment J
Page 6
Attachment J
Page 7
Attachment J
Page 8
Attachment J
Page 9
Attachment J
Page 10
Attachment J
Page 9
Attachment J
APPENDIX B – MAPS
APPENDIX B
MAPS
Page 1
Attachment J
APPENDIX C
COMPUTER OUTPUTS
Stormwater Site Plan (7/2015)
Attachment J
APPENDIX D
REPORTS
Stormwater Site Plan (7/2015)
Attachment K
City of Enumclaw
Department of Public Works
Water Utility Division
CERTIFICATE OF WATER AVAILABILITY
Purpose:
This certificate provides the Community Development Department with
information necessary to evaluate development proposals.
Applicant:
Proposal:
Location:
Map #:
Class:
Plateau Estates
Subdivision
Parcel # 1320069059
B-4
Residential
Pressure Zone: 888
CIP Projects: N/A
Supply
Adequate supply is available for the density that will result from the proposed subdivision. The
proposal is for 5 single family lots (1 equivalent residential unit or ERU each).
The Comprehensive Water System Plan (CWSP) adopted by the City has fire flow goals that
depend upon the density of the development. Single family development has a fire flow goal of
1000 gpm. Currently over 1000 gpm is available at 20 psi in the main in Hansen Street (266th
Avenue SE) on the west frontage of the property.
Facilities
There is an existing 6” looped water main along the Hansen Street frontage of the property.
Static pressure in the main is approximately 59 psi. Water service to each proposed lot will be
provided from the 6” main in accordance with City standards.
Current connection fees are based on the amount of equivalent residential units (ERU) or meter
size, whichever is larger as set forth in EMC 14.04.195. The charge for an ERU is currently
$3,110.
Facility capacity is available subject to the following conditions:
There are no conditions related to water supply and facilities for this development.
February 6, 2015
Attachment L
City of Enumclaw
Department of Public Works
Wastewater Utility Division
CERTIFICATE OF WASTEWATER AVAILABILITY
Purpose:
This certificate provides the Community Development Department with
information necessary to evaluate development proposals.
Applicant:
Proposal:
Location:
Map #:
Class:
Plateau Estates
Subdivision
Parcel # 1320069059
B-4
Residential
Lift Station:
McHugh
CIP Projects: N/A
Wastewater Treatment
Adequate wastewater treatment capacity is available for the density that will result from the
proposed subdivision. The proposal is for 5 single family lots (1 equivalent residential unit or
ERU each).
Wastewater Collection
There is an existing 8” sewer in Hansen St (266th Ave SE) south of the proposed development
that will be extended to serve the proposed development.
Wastewater collection capacity is available subject to the following conditions:
1.
Sewer system extensions shall be demonstrated to serve future development of upstream
properties and maintain a minimum depth of 8-feet, unless otherwise allowed by the City.
March 3, 2015
Attachment M
Chris Pasinetti
To:
Subject:
Cathy Burbank
RE: Enumclaw Project#14069
From: Palisoc, Felixberto [mailto:[email protected]]
Sent: Friday, October 23, 2015 2:43 PM
To: Cathy Burbank
Subject: RE: Enumclaw Project#14069
We do not have any comment for this project. Felix Palisoc
Local Agency and Development Services Engineer
206-440-4713
WSDOT – NWR 15700 Dayton Ave N PO Box 330310, MS 240 Seattle, WA 98133‐9710 From: Cathy Burbank [mailto:[email protected]]
Sent: Wednesday, October 21, 2015 8:56 AM
To: Century Link-Network Real Estate West; City of Buckley; Department of Fish & Wildlife; Dept of Ecology SEPA; DFW Larry Fisher; DNR; DOE; Enumclaw School District; Randy Fehr; Fred Brune; King Co Housing & Community
Development; King Co Road Services Div; Morehead, Tina; King Co Road Services Div; King Co Road Services Div; King
County Historic Preservation Program; King County Metro Transit; Local Government Archaeologist; Muckleshoot
Archaeologist; Muckleshoot Fisheries Division; Muckleshoot Wildlife Program; PSCE; PSE; Puget Sound Regional Council;
WA State Dept of Commerce; Washington State DSHS Lands and Building; WS Parks and Recreations Commission; ORSEPA-Review; Palisoc, Felixberto
Subject: Enumclaw Project#14069
Here is a SEPA Determination and Application from City of Enumclaw – Project #14069 Cathy Burbank Community Development [email protected] 360‐825‐3593 ext 5720 1

Community Development Department Enumclaw, WA 360-825

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