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PLANNING DEPARTMENT PO BOX 6108 ▪ 210 W. 6 TH AVENUE, KENNEWICK, WA 99336 PHONE: (509) 585-4275 FAX: (509) 585-4442 CITY OF KENNEWICK HEARING EXAMINER Sharon Rice, Hearing Examiner AGENDA MONDAY, AUGUST 10, 2015 @ 6:00 PM KENNEWICK CITY HALL, COUNCIL CHAMBER 210 W. 6TH AVE, KENNEWICK, WA 99336 Procedure for Participation • Please sign in if you wish to receive a copy of the decision when it is issued and if you plan to give testimony. • When recognized by the Examiner, state your name, address and whether you are representing only yourself or others. • All remarks, comments, and questions should be addressed to the Hearing Examiner and not to the audience or parties. You may offer written comments or other items (such as photographs) to the Hearing Examiner as an exhibit for the permanent record. Please provide at least three copies of each item submitted: one copy for the Hearing Examiner, one for the Official Record, and one for Staff). During an Appeal Hearing, if the appellant and the applicant are different parties, then a fourth copy of all documentation is requested. I. CALL TO ORDER II. PROCEDURAL INFORMATION III. PUBLIC HEARING A. Preliminary Plat Klamath Street Cottages (PP 15-01/PLN-2015-00214), The site is one 3-acre lot generally located at 4602 W. Klamath Avenue, and is proposed to be divided into 18 single- family lots zoned Residential, Medium Density District (RM). The applicant is PLS Engineering, 2008 C Street, Vancouver, WA 98663. IV. ADJOURN ---PAGE BREAK--- EXHIBIT 1 Page 1 of 5 Staff Report Date: August 3, 2015 Public Hearing Date and Location: August 10, 2015, Kennewick City Hall Report Prepared By: Steve Donovan, Planner Report Reviewed By: Gregory McCormick, AICP, Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 15-01 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on one parcel that totals approximately 3 acres in size, proposed to be divided into 18 lots for single family homes. The site is currently vacant. Proposal Location: 4602 W. Klamath Avenue, north of N. Williams Street. Parcel No. 1-3399-402-0031-005 Legal Description: Parcel: 1-3399-402-0031-005 The Highlands Plat A, the South 332 feet of the North 482 feet of Tract 31, Less the East 255.9 feet thereof, according to the plat thereof recorded in volume 2 of Plats, page 2, records of Benton County Washington; except roads. Property Owner: Desert Basin Ventures, LLC P.O. Box 3252 Pasco, WA 99302 Applicant: PLS Engineering 2008 C Street Vancouver, WA 98663 Engineer: PLS Engineering 2008 C Street Vancouver, WA 98663 Surveyor: Stratton Surveying 7525 W Deschutes Pl., Suite 1C Kennewick, Washington 99336 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 18 – Zoning ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 15-01/PLN-2015-00214 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 5 3. KMC Title 17 – Subdivisions 4. KMC Section 5.56 – Public Works Construction Standards 5. Washington State Environmental Policy Act Preliminary Plat Key Application Processing Dates: Pre-Application/Feasibility Meeting August 20, 2014 Application Submittal January 29, 2015 Determination of Completeness Issued February 26, 2015 Notice of Application Mailed June 16, 2015 Property Posting Sign July 11, 2015 City Department Review Meeting July 1, 2015 SEPA Threshold Determination Issued July 13, 2015 Date of Published Notice of Public Hearing July 26, 2015 Date of Mailed Notice of Public Hearing July 23, 2015 SEPA Appeal Period Ends July 28, 2015 Public Hearing Date August 10, 2015 Exhibits: 1. Staff Report 2. Application 3. Notice of Public Hearing, 300-ft. mailing list, and Property Posting Affidavit 4. Vicinity Map 5. Preliminary Plat Plans 6. SEPA Determination 7. Memorandum from Joe Terpenning, City of Kennewick Deputy Fire Marshal, dated 6/17/15 8. Memorandum from Dan Wilson, City of Kennewick Building Official, dated 6/18/15 9. Memorandum from John Deskins, City of Kennewick Traffic Engineer, dated 6/26/15 10. Memorandum from Fernando Garcia, City of Kennewick Utility Coordinator, dated 7/01/15 11. Email from Ken Klander, Benton PUD Distribution Design Tech 1, dated 6/17/15 12. Letter from Gwen Clear, Department of Ecology Environmental Review Coordinator, dated 6/29/15 13. Letter from Jason McShane, P.E. Kennewick Irrigation District Engineering/Operations Manager, dated 7/07/15 14. Letter from Doug Carl, Kennewick School District Capital Projects Director, dated7/27/2015 15. Plat map showing City of Kennewick GIS Department address comments 16. Minor Variance 15-02/PLN-2015-01798 Decision from Wes Romine, City of Kennewick Development Services Manager, dated 6/23/15 ---PAGE BREAK--- EXHIBIT 1 Page 3 of 5 Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 15-01) is a request for an 18 lot single-family home subdivision on one parcel of land that totals approximately 3 acres in size. The lots range in size from 5,158 square feet to 7,355 square feet and an average lot size of 6,318 square feet. The project is located at 4602 W. Klamath Avenue and north of N. Williams Street. Access to the lots will be from W. Klamath Avenue and N. Williams Street. The site is zoned Residential Medium Density (RM) which allows a minimum lot size of 4,000 square feet. The City of Kennewick’s Single-Family Residential Design Standards apply to this project. A Preliminary Plat (KMC 17.10) is the first step in a subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required to create lots for preliminary plats and is the last phase in the subdivision process, and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in April of 1975 with a Residential Medium Density (RM-6000) zoning designation (Ord. 1820). Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Medium Density (RM) zoning district does not have a minimum density requirement but it does have a maximum density of 13 lots/units per acre and a minimum allowed lot size of 4,000 square feet. The smallest lot is proposed is 5,158 square feet. Staff Comment: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). A minor variance was issued June 23, 2015 to allow for a minimum lots width of 45 feet instead of the required 50 feet for two lots. Traffic: The City’s traffic engineer has determined that Trip Generation & Distribution Study is not required due to the fact that the development is not projected to produce 30 peak hour trips. Additionally, the traffic engineer is requiring that a street light be placed at the lot dividing line between Lots 11 and 12 and a second light at the dividing line between Lots 4 and 7, see Exhibit 9. Storm Water: The City stormwater standard for residential subdivisions is to be designed to retain and dispose of a 25-year, 24 hour event for the developed state and the 24-hour event for the natural pre-developed state. Detention ponds (control outlet) may be used only where it can be clearly demonstrated that infiltration, or retention, are not feasible per City of Kennewick Standard Specifications Section 5-9.02, see Exhibit 10. Streets & Utilities: The developer will be required to provide construction of public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility easements all in conformance with current City of Kennewick Standard Drawing 2-1 Sheet 1 and 2. Widen sidewalk an additional 18-inches when adjoin a fence per City of Kennewick detail 2-10 sheet 1 of 8. ---PAGE BREAK--- EXHIBIT 1 Page 4 of 5 An 8-inch waterline is available from the west end of W. Klamath Avenue and from the north end of N. Williams Street. The developer will be required to loop the water mains to avoid buildup of stagnant water and minimize bacteria regrowth. An 8-inch sanitary sewer line is available from the west end of W. Klamath Avenue and an 8-inch sanitary sewer line is at the north end of N Williams Street, see Exhibit 10. Parks: Park fees in the amount of $5,459.03 are required in lieu of dedication of park land. Per the Mitigated Determination of Non-significance (ED 15-04), park fees in the amount of $5,459.03 are required to be paid to mitigate impacts to park zone 2W-Scott. Fees will be required to be paid prior to signing the final plat mylar. Critical Areas: There are no critical areas that have been identified on the site. Schools: The boundary schools for the proposed development are Vista Elementary (Bussing Zone), Highlands Middle School (Bussing Zone) and Kamiakin High School (Walking Zone). Surrounding Property: The surrounding property is a mix of RM & RL zoned property with single-family homes in the adjacent RL and RM zones. Additionally, there are apartment buildings that are in the RM zone west of the proposed development. Staff Comment: It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. Provisions for Public Health, Safety, and Welfare: The proposed development will be constructed to City of Kennewick Residential Design Standards and the applicable requirement of the Kennewick Municipal Code. Staff Comment: It is Staff’s opinion that appropriate provisions have been made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, public sidewalks, utility easements and other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation areas, playgrounds, schools and school grounds, and the proposed subdivision has considered all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Single-Family housing is a permitted use within Residential Medium Density (RM) zoning. The subject property can be served by City utilities. RESIDENTIAL GOAL 1: “Guide the design of new residential developments to be compatible with adjacent residential areas.” Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use, is zoned the same as much of the surrounding property and complies with development standards for Residential Medium Density (RM) zoning. RESIDENTIAL GOAL 3: “Promote a variety of residential densities with a minimum density target of 3 units per acre as averaged throughout the urban area.” ---PAGE BREAK--- EXHIBIT 1 Page 5 of 5 Staff Comment: The proposed Preliminary Plat has a density of 6 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is available at W. Klamath Avenue and N. Williams Street. RESIDENTIAL POLICY 3: “Incorporate residential design standards into new residential developments.” Staff Comment: The proposed preliminary plat and future homes are subject to the Residential Design Standards. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Preliminary Plat provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” Staff Comment: The project is an infill project that contains single family housing in a medium price range. CRITICAL AREAS AND SHORELINE GOAL 3: “Regulate or mitigate activities in or adjacent to critical areas or the shoreline to avoid adverse environmental impacts”. Staff Comment: Per the City’s critical area maps, there are no critical areas on or adjacent to the site. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 15-01 be APPROVED with the following conditions: 1. Comply with City of Kennewick regulatory controls, policies and codes, including the Single-family Residential Design Standards. 2. All fees required by the City shall be paid prior to the approval of the final plat. 3. Development shall be in conformance with the plat drawing (Exhibit 4. Comply with Traffic Engineer memorandum dated June 26, 2015 (Exhibit 5. Comply with Public Works memorandum dated July 1, 2015 (Exhibit 10). 6. Comply with Kennewick Irrigation District letter dated July 7, 2015 (Exhibit13). 7. Geo-Tec reports are required for each lot at the time of building permit submittal. 8. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. 9. In lieu of dedication of park land park fees are required in the amount of $5,459.03 for impacts to Park Planning Zone 2W-Scott. Park fees will be collected prior to signing the final plat mylar. 10. The Preliminary Plat (PP 15-01) expires 5 years from the approval date. The City may grant an extension, but any extension application must be applied for before the approved preliminary plat expires. Report Prepared By and Contact Person: Steve Donovan, Planner [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- Exhibit 2 ---PAGE BREAK--- Exhibit 2 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- 200 ft 1 : 2361 1in : 196.75ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\SDonovan 11:46 7/23/2015 Page 1 of 1 Print Preview 7/23/2015 http://cokgisweb02/gisdataviewer/commands/printadvanced/print_preview_landscape.asp PP 15-01 Site Exhibit 4 ---PAGE BREAK--- SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: B A 1 4 3 2 Consulting Engineers & Planners 2008 C Street, Vancouver, WA 98663 PH (360) 944-6519 Fax (360) 944-6539 Preliminary Plat For: Klamath Street Cottages A Subdivision Located In Kennewick, Washington TGJ 1 1 2446 TGJ TGJ AJG 1" = 20' N/A 6-8-15 Submitted For Review Klamath Street Cottages Located in Section 33, T9N, R29E, W.M. Benton County, Washington NOT TO SCALE VICINITY MAP SITE PROJECT NOTES: Owner: Desert Basin Ventures, LLC PO Box 3252 Pasco, WA 99302 Ph. (509) 619-4633 e-mail: [EMAIL REDACTED] Project Engineer & Applicant: PLS Engineering Travis Johnson 2008 C Street Vancouver, WA 98663 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Surveyor Worley Surveying Service 121 South Ely Street Kennewick WA, 99336 Ph. (509) 582-6716 Project Notes: The parcel is identified as serial number 133994020031005. This project is within the RM zone of the City of Kennewick, a Single-family Residential zone. The comprehensive plan designation for the site is LDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Side - Roadway = 15' Rear = 15' Site Area - 3.007 acres (130,999 sq ft). Total Number of Lots = 18 Minimum Lot Size = 5,158 sq ft Maximum Lot Size = 7,355 sq ft Average Lot Size = 6,318 sq ft Density: Site Area: 3.007 acres (130,999 sq ft) Total lots: 18 Lots Density: 5.99 units per acre Right-of-way Dedication to City of Kennewick = 0.397 acres (17,281 sq ft) Proposed North Williams Street & West Klamath Avenue are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1, updated roadway section. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = Kennewick Irrigation District. There are no known wells or septics on the site. If any should be found during site development they will be properly abandoned. Pedestrian facilities will be provided onsite by way of 5' sidewalks along the proposed street improvements. LEGAL DESCRIPTIONS: THE SOUTH 332 FEET OF THE NORTH 482 FEET OF TRACT 31, HIGHLANDS PLAT A, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGE 2, RECORDS OF BENTON COUNTY, WASHINGTON, EXCEPT THE EAST 225.9 FEET THEREOF. Exhibit 5 ---PAGE BREAK--- F D p M P L 99 L D si re e p p _X R P A P _X T _X D ILE/PROJECT DESCRIPTION roperty is zo Medium Dens PROPONENT: OCATION OF 9337, Sectio EAD AGENCY DETERMINATIO ignificant ad equired unde nvironmenta ublic on requ rocedures. There This D furthe X_ This D from t elapse withdr RESPONSIBLE POSITION/TITL ADDRESS: 21 PHONE: (509) X_ Chang Enviro his DNS is s No co X_ See a Date:__July T NUMBER: E OF PROPOSA oned Reside sity Residen PLS Engine PROPOSAL, on 33 Towns Y: City of Ke ON: The Cit verse impac er RCW 43.2 al checklist a uest. Applica e is no comm DNS is issue r comment p DNS is issue he date belo ed, all comm rawn as requ E OFFICIAL: G LE: Commun 0 W 6th Ave ) 585‐4463 ges, modific onmental Ch subject to the onditions. attached con 13, 2015___ M ED 15-04 FO AL: The req ntial, Mediu ntial. eering, 2008 INCLUDING S ship 9 North ennewick ty of Kennew ct o the envir 21C.030(2)(c and other inf ation for othe ment period f ed after using period on the ed under 197 ow. Commen ments receive uired by SEP Gregory McC nity Planning P.O. Box ations and /o hecklist Revi e attached c dition(s). MITIGATED OR PP 15-01 quest is to cr m Density (R 8 C Street, V STREET ADDR Range 29 E wick has dete ronment. An This deci ormation on er required p for this DNS g the optiona e DNS. 7‐11‐340(2); nts must be ed will be ev PA regulatio Cormick, AIC g Director 6108, Kenn or additions ew. conditions: Sign CITY O DETERMIN reate 18 lots RM). The Co Vancouver, W RESS, IF ANY: East of the W ermined tha n Environme ision was ma n file with the permits may . al DNS proc the City will submitted b valuated and ns. CP newick, WA 9 to the check nature:_____ OF KENNEW NATION OF s with an ave omprehensiv WA 98663 : 4602 W. Kl Willamette M t this propos ntal Impact ade after rev e City. This i y require furt cess in WAC l not act on t by July 28, 2 d the DNS w 99336 klist have be WICK NON-SIGN erage lot siz ve Plan desi lamath Ave. Meridian. sal does not Statement ( view of a co nformation i ther review u C 197‐11‐355 this proposa 2015 . After t will be retaine een made on IFICANCE e of 6,318 s ignation for t Kennewick have a prob EIS) will not mpleted s available t under SEPA 5. There is n al for fifteen d the review p ed, modified n the attache sq. ft. The the site is , WA bable t be to the A no days period has d, or ed _ Exhibit 6 ---PAGE BREAK--- Appeal: An appeal of this determination must be submitted to the Community Planning Department within fourteen (14) calendar days after the date issued. This appeal must be written and make specific factual objections to the City’s threshold determination. Appeals shall be conducted in conformance with Section 4.12.090(9) of the Kennewick Municipal Code and the required fees pursuant to the City’s adopted Fee Schedule shall be paid at time of appeal submittal. Copies of this DNS were mailed to: Dept. of Ecology WA Dept of Fish & Wildlife WSDOT Yakima Nation CTUIR PP 15-01 File CITY OF KENNEWICK ENVIRONMENTAL CHECKLIST REVIEW File# ED 15-04 Reviewed by: Steve Donovan Action: PP 15-01 July 13, 2015 The City of Kennewick has reviewed the checklist and made additions & corrections to it. Please note the following conditions(s): Park Fees For this proposal, PP 15-01/PLN-2015-00214, conditions include the mitigation fees for impacts for the addition of 18 dwelling units in Park Planning Zone 2W-Scott. In lieu of land dedication, fees are required to be paid to Park Planning Zone 2W-Scott in the amount of $5,459.03 as calculated per the City’s Park Fee Determination Process form. This fee must be paid at the time of final plat as a percentage of lots in each final plat phase. Exhibit 6 ---PAGE BREAK--- INSERT Department INSERT STREET ADDRESS * PO Box 6108* Kennewick, WA 99336 509-585-XXXX * 509-585-XXXX Fax Kennewick Fire Dpepartment To: Steve Donovan, Planner From: Joe Terpenning, Deputy Fire Marshal Date: June 17, 2015 Re: Klamath Street Cottages Project: PLN-2015-00214 1. Install fire hydrants in accordance with City Engineering Standards at average 500 foot intervals along the street. MEMORANDUM Exhibit 7 ---PAGE BREAK--- INSERT Department INSERT STREET ADDRESS * PO Box 6108* Kennewick, WA 99336 509-585-XXXX * 509-585-XXXX Fax To: Steve Donovan, Community Planning From: Dan Wilson, Building Official Date: 6/18/15 Re: Building Department comments Project: PP 15-01; PLN-2015-00214 1. Geo-Tec(compaction) reports required for each lot at time of building plan submittal. MEMORANDUM Building Department Exhibit 8 ---PAGE BREAK--- To: From: Date: Re: Project: Conditi Based u the aver current I intersect Adminis condition 1. A n 2. P d b 3. T T N h th h a 10 J Steve John June Traffi Vollan PP 15 ions upon review rage weekd ITE Trip Ge tion adjoini trative Cod ns are as fo A Trip Gene ot projected Provide two ividing line etween Lot The City of K Transportati New PM Pe as not been he effective ome. At thi s Septemb 010 E. Chemic John Deskins e Donovan Deskins, T 26, 2015 c Engineer nd at Klama 5-01/PLN-20 w of the pro day traffic vo eneration M ng property de (KAC) Ch ollows: eration & Di d to produc street light between lo ts 4 and 7. Kennewick on Impact ak Hour Tr n taken out e date then s time the e er 1st, 2015 Traffic En cal Drive * PO – 509-585-44 Planner Traffic Engin ’s Commen ath. 015-00214 posed deve olumes gen Manual), traf y access an hapter 13-4 stribution S ce 30 peak ts on the civ ots 11 and is currently Fee (TIF). I ip, then the t prior to the fees would effective da 5 ngineering Div O Box 6108 * 400 * Alisha neer nts for PP 1 elopment si nerated by ffic flow and nd in confor 46 “Highway Study is not hour trips vil design p 12. The sec y considerin If approved ese fees wo e effective d ultimately ate of the T vision Kennewick, W Piper – 509-5 5-01 18 un ite plan, ex similar type d safety, pr rmance wit y Access M t required s plans. The f cond shall b ng the imple d at the prop ould be requ date of the come due IF impleme Tra WA 99336 585-4342 nit subdivisi xisting traffic es of develo roximately t h Kennewic Managemen ince the de first shall be be at the lo ementation posed rate uired if the TIF. If the at the closi entation cou MEM affic Engin ion off of c conditions opments (p to the ck nt”, the evelopment e at the lot ot dividing li n of a of $900 pe building pe permit is af ng of the uld be as ea MORAND eering Div s, per is ne er ermit fter arly DUM vision Exhibit 9 ---PAGE BREAK--- Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax To: Steve Donovan, Planner From: Fernando Garcia, Utility Coordinator Date: July 1, 2015 Re: Public Works Consolidated Comments Project: Pre-Plat 15-01/PLN-2015-000214 1. Developer will be required to provide construction of public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility easements all in conformance with current City of Kennewick (CK) Standard Drawing 2-1 Sheet 1 and 2. Widen sidewalk an additional 18-inches when adjoining a fence per City of Kennewick detail 2-10 sheet 1 of 8. 2. As part of all residential development construction plans, there shall be a separate schematic drawing which at a minimum, shows the power source(s), wiring diagram street light pole spacing and street permanent signing per COK Standard Specifications 6-.02 and Specifications 7-10. Combine Signing, Striping, and Illumination Plans onto the same drawing with other elements left off. 3. 8-inch waterline is available from the west end of W Klamath Avenue and an 8-inch waterline is available from the north end of N Williams Street. Developer will be required to loop all water mains to avoid the buildup of stagnant water and be able to assist in minimizing bacteria re-growth and also taste and odor concerns associated with stagnant water. Per Kennewick Municipal Code (KMC) 14.10.010. 4. 8-inch sanitary sewer is available at the west end of W Klamath Ave with pipe invert of 6.86-ft per COK Record Drawing E1071. 8-inch Sanitary Sewer at the north end of W Williams St with pipe invert of 5.41-ft per COK Record Drawings E1074. Sanitary sewer extension to serve proposed developments will be constructed at Developer expense per COK Section 3. 5. Residential sub-divisions shall be designed to retain and dispose of the calculated difference between a 25-year 24-hour event for the developed state and the 24-hour event for the natural pre-developed state. Detention ponds (control outlet) may be used only where it can be clearly demonstrated that infiltration, or retention, are not feasible per City of Kennewick Standard Specifications section 5-9.02. MEMORANDUM Engineering Division of Municipal Services Exhibit 10 ---PAGE BREAK--- Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax 6. Before granting a DPW permit for a private contract to construct a street or make street improvements, connect to existing water, sanitary sewer and storm drains on existing or pending public right-of-way, the Developer must provide bid tabulation showing all cost related to construct the infrastructure or an engineer estimate certified by a registered engineer licensed to practice within the State of Washington, per KMC 5.56.290 KMC 5.56.440 and KMC 5.56.500 7. Property owners as well as their contractors, subcontractors, builders, suppliers, and other representatives shall follow all KMC’s regarding storm water management, erosion sediment control, and illicit discharges. Failure to meet City Code can result in approval delays, fines, and a hold on permits per the following KMC’s: a. KMC 14.29: Illicit Discharge b. KMC 18.72: Clearing and Grading c. KMC 17.20: Design and Construction d. KMC 18.75 and KMC 18.78: Residential & Commercial Design Standards. Exhibit 10 ---PAGE BREAK--- From: Ken Klander To: Steve Donovan Subject: RE: Klamth Cottages Pre-Plat-SEPA Referral, PP 15-01-PLN-2015-00214 Date: Wednesday, June 17, 2015 10:40:08 AM Attachments: image001.png image002.png Steve, Benton PUD has no comments at this time. Developer has already contacted BPUD regarding electrical design for this sub-division. thanks Ken Klander Distribution Design Tech 1 Benton PUD [PHONE REDACTED] P.O. Box 6270 Kennewick WA 99336-0270 From: Steve Donovan [mailto:[EMAIL REDACTED]] Sent: Wednesday, June 17, 2015 7:41 AM To: Alex Sligar Benton Clean Air; Ben Franklin Transit Tony Kalmbach; Benton Clean Air Authority - Rob Rodger; Benton Clean Air Authority - Tyler Thompson; Benton County - Mike Shuttleworth; Benton Franklin Health Dept - Rick Dawson; Bob Roe; David Smith; Jeff Vosahlo; Ken Klander; Rick Sunford; Benton-Franklin Health Dept. - Justin Gerber; BPA - Joe Cottrell; BPA - Sandra Billings; Cascade Natural Gas - Arnie Garza; Cascade Natural Gas - Glenn Helton; Charter Communication - Dean Kelley; Charter Communication - Tyler Chappell; City of Richland - Rick Simon; Columbia Irrigation District; Consolidated Tribes of Umatilla Indian Reservation - Audie Huber; Consolidated Tribes of Umatilla Indian Reservation - Carey L. Miller; Department of Ecology SEPA UNIT; Dept of Fish & Wildlife; Dept of Fish & Wildlife - Michael Ritter; Dept of Natural Resources SEPA Center; Frontier - Gary Taylor; Frontier - Gregory Goodwin; Frontier - Randy Lee; Kenewick Irrigation District - Jason McShane; Kennewick Irrigation District - Ben Woodard; Kennewick School District - Doug Carl; Mike Blatman; US Army Corps of Engineers; WSDOT - Paul Gonseth; WSDOT - Rick Yakama Nation - Thalia Sachtleban Subject: Klamth Cottages Pre-Plat-SEPA Referral, PP 15-01-PLN-2015-00214 Attached is the Klamath Cottages proposal. Let me know if you have any questions prior to commenting. Thanks, Steve Steve Donovan City of Kennewick Exhibit 11 ---PAGE BREAK--- Community Planning/Planner O: [PHONE REDACTED] [EMAIL REDACTED] Disclaimer: Public documents and records are available to the public as required under the Washington State Public Records Act (RCW 42.56). The information contained in all correspondence with a public entity may be disclosable to third party requesters under the Public Records Act. Exhibit 11 ---PAGE BREAK--- Exhibit 12 ---PAGE BREAK--- Exhibit 13 ---PAGE BREAK--- Exhibit 13 ---PAGE BREAK--- Exhibit 13 ---PAGE BREAK--- DOUG CARL • Capital Projects Director 622 N. KELLOGG. • KENNEWICK, WA 99336 P: (509) 222-7667 • F: (509) 222-5057 [EMAIL REDACTED] • WWW.KSD.ORG July 27, 2015 Steve Donovan Community Planning/Planner City of Kennewick 210 W. 6th Ave. Kennewick, WA 99336 Steve, This memo is written in regards to your request for the Kennewick School District #17 to address capacity questions in regards to the proposed, Klamath Cottages Preliminary Plat. The school district was asked to identify the boundary schools for this development and state if each of the schools were within walking zones or received bussing. The boundary schools for this development are Vista Elementary (Bussing Zone), Highlands Middle School (Bussing Zone) and Kamiakin High School (Walking Zone). The Kennewick School District has a Ten-Year Plan in place that forecasts future growth. It is impossible to know exactly where pockets of growth may occur, but the district works closely with the City of Kennewick and Benton County to make sure that we own property near projected areas of growth. Having property near potential growth areas allows us to add schools where the students are living, and to avoid additional bussing or redistricting of our boundaries. That being said, we do occasionally have to redistrict to keep our schools within our preferred enrollment numbers. The Kennewick School District has the capacity to add students at all levels and at the three schools mentioned in this letter. Forecasted growth in additional boundary areas of the Kennewick School District makes it difficult to know if any redistricting could result because of this proposed development. Sincerely, Doug Carl Exhibit 14 ---PAGE BREAK--- SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: B A 1 4 3 2 Consulting Engineers & Planners 2008 C Street, Vancouver, WA 98663 PH (360) 944-6519 Fax (360) 944-6539 Preliminary Plat For: Klamath Street Cottages A Subdivision Located In Kennewick, Washington TGJ 1 1 2446 TGJ TGJ AJG 1" = 20' N/A 6-8-15 Submitted For Review Klamath Street Cottages Located in Section 33, T9N, R29E, W.M. Benton County, Washington NOT TO SCALE VICINITY MAP SITE PROJECT NOTES: Owner: Desert Basin Ventures, LLC PO Box 3252 Pasco, WA 99302 Ph. (509) 619-4633 e-mail: [EMAIL REDACTED] Project Engineer & Applicant: PLS Engineering Travis Johnson 2008 C Street Vancouver, WA 98663 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Surveyor Worley Surveying Service 121 South Ely Street Kennewick WA, 99336 Ph. (509) 582-6716 Project Notes: The parcel is identified as serial number 133994020031005. This project is within the RM zone of the City of Kennewick, a Single-family Residential zone. The comprehensive plan designation for the site is LDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Side - Roadway = 15' Rear = 15' Site Area - 3.007 acres (130,999 sq ft). Total Number of Lots = 18 Minimum Lot Size = 5,158 sq ft Maximum Lot Size = 7,355 sq ft Average Lot Size = 6,318 sq ft Density: Site Area: 3.007 acres (130,999 sq ft) Total lots: 18 Lots Density: 5.99 units per acre Right-of-way Dedication to City of Kennewick = 0.397 acres (17,281 sq ft) Proposed North Williams Street & West Klamath Avenue are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1, updated roadway section. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = Kennewick Irrigation District. There are no known wells or septics on the site. If any should be found during site development they will be properly abandoned. Pedestrian facilities will be provided onsite by way of 5' sidewalks along the proposed street improvements. LEGAL DESCRIPTIONS: THE SOUTH 332 FEET OF THE NORTH 482 FEET OF TRACT 31, HIGHLANDS PLAT A, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGE 2, RECORDS OF BENTON COUNTY, WASHINGTON, EXCEPT THE EAST 225.9 FEET THEREOF. 4604 W KLAMATH AVE 4645 W KLAMATH AVE 4688 W KLAMATH AVE 4676 W KLAMATH AVE 4664 W KLAMATH AVE 4652 W KLAMATH AVE 4640 W KLAMATH AVE 4628 W KLAMATH AVE 4616 W KLAMATH AVE 720 N WILLIAMS ST 4623 W KLAMATH AVE 4607 W KLAMATH AVE 748 N WILLIAMS ST 734 N WILLIAMS ST 765 N WILLIAMS ST 751 N WILLIAMS ST 737 N WILLIAMS ST 723 N WILLIAMS ST AVENUE THIS COULD BE CONFUSING TO PEOPLE AND COULD RESULT IN MANY ADDRESS QUESTIONS Exhibit 15 ---PAGE BREAK--- ---PAGE BREAK--- Exhibit 16 ---PAGE BREAK--- SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: B A 1 4 3 2 Consulting Engineers & Planners 2008 C Street, Vancouver, WA 98663 PH (360) 944-6519 Fax (360) 944-6539 Preliminary Plat For: Klamath Street Cottages A Subdivision Located In Kennewick, Washington TGJ 1 1 2446 TGJ TGJ AJG 1" = 20' N/A 6-8-15 Submitted For Review Klamath Street Cottages Located in Section 33, T9N, R29E, W.M. Benton County, Washington NOT TO SCALE VICINITY MAP SITE PROJECT NOTES: Owner: Desert Basin Ventures, LLC PO Box 3252 Pasco, WA 99302 Ph. (509) 619-4633 e-mail: [EMAIL REDACTED] Project Engineer & Applicant: PLS Engineering Travis Johnson 2008 C Street Vancouver, WA 98663 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Surveyor Worley Surveying Service 121 South Ely Street Kennewick WA, 99336 Ph. (509) 582-6716 Project Notes: The parcel is identified as serial number 133994020031005. This project is within the RM zone of the City of Kennewick, a Single-family Residential zone. The comprehensive plan designation for the site is LDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Side - Roadway = 15' Rear = 15' Site Area - 3.007 acres (130,999 sq ft). Total Number of Lots = 18 Minimum Lot Size = 5,158 sq ft Maximum Lot Size = 7,355 sq ft Average Lot Size = 6,318 sq ft Density: Site Area: 3.007 acres (130,999 sq ft) Total lots: 18 Lots Density: 5.99 units per acre Right-of-way Dedication to City of Kennewick = 0.397 acres (17,281 sq ft) Proposed North Williams Street & West Klamath Avenue are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1, updated roadway section. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = Kennewick Irrigation District. There are no known wells or septics on the site. If any should be found during site development they will be properly abandoned. Pedestrian facilities will be provided onsite by way of 5' sidewalks along the proposed street improvements. LEGAL DESCRIPTIONS: THE SOUTH 332 FEET OF THE NORTH 482 FEET OF TRACT 31, HIGHLANDS PLAT A, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGE 2, RECORDS OF BENTON COUNTY, WASHINGTON, EXCEPT THE EAST 225.9 FEET THEREOF. Exhibit 16