Full Text
EXHIBIT A-1 Page 1 of 7 Staff Report Date: December 27, 2012 Public Hearing Date and Location: January 3, 2012, Kennewick City Hall Report Prepared By: Wes Romine Development Services Manager Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 12-06 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on two parcels approximately 27.8 acres in size that is proposed to be divided into148 lots for single family homes. Proposal Location: West of Clodfelter Road and north of W. 10th Avenue. Parcel Nos. 101884000001013, and 101884000001014. Legal Description: That portion of the Southeast Quarter of Section 1, Township 8 North, Range 28 East, W.M. Benton County, Washington: Benton County identifies the lots as parcel numbers #101884000001013 and 101884000001014. The lots were created by Boundary Line Adjustment #BLA 12-07 with Quit Claim Deeds recorded with the Benton County Auditor, Recording Nos. 2012-017929, 2012- 017930, and 2012-017931. Property Owner: John & Janet Cauffman, Trustees P.O. Box 11927 Santa Ana, California 92711 Applicant: Nathan Machiela Hayden Homes, LLC 2464 S.W. Glacier Place, Suite 110 Redmond, Oregon 97756 Engineer: Travis Johnson PLS Engineering 1014 Franklin Street, Atrium Suite Vancouver, WA 98660 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 12-06/PLN-2012-02309 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 7 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 18 – Zoning 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 NA Application Submittal July 25, 2012 Determination of Completeness Issued October 16, 2012 Notice of Application Mailed October 22, 2012 Property Posting Sign December 18, 2012 City Department Review Meeting October 31, 2012 SEPA Threshold Determination Issued December 7, 2012 Date of Published Notice of Public Hearing December 18, 2012 Date of Mailed Notice of Public Hearing December 13, 2012 SEPA Appeal Period Ends December 28, 2012 Public Hearing Date January 3, 2012 Exhibits: A-1 Staff Report A-2 Application A-3 Notice of Application/Mailing List A-4 Vicinity Map A-5 Preliminary Plat Drawing A-6 Preliminary Grading Plan A-7 SEPA Determination A-8 City Department Comments A-9 Outside Agency Comments A-10 Erosion Evaluation Report A-11 KID Amon Wasteway Letter/Senate Bill 5292 Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 12-06) is a request for subdivision with 148 single family lots ranging in size from 4,197 square feet to 11,255 square feet with an average lot size of 5,703 square feet. The project is located on two parcels of land that total approximately 27.83 acres in size located west of Clodfelter Road and north of W. 10th Avenue. The site is zoned Residential Medium Density (RM) which allows between 4.1 and 13 units per acre and a minimum lot size of 4,000 square feet. The proposed preliminary plat is a re-plat of an approximately two thirds portion of a preliminary plat (PP 03-11) that was approved by Council in March of 2004 (Res. 04-11). The 2004 preliminary plat has not developed very fast and Hayden Homes is working with the current owners to re-plat and purchase the undeveloped portion. The site topography is generally hilly with the steepest slopes approximately 12% - 15% and bounded on the east side by the Amon Wasteway. ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 7 A Preliminary Plat (KMC 17.10) is the first step in 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 January of 1995 with an Industrial Light (IL) zoning designation (Ord. 3603). 2. In May of 1995 the zoning designation for the majority of the subject area was changed from Industrial Light (IL) and Commercial Community (CC) to Residential Trailer Park-Limited (RTP-L)(Ord. 3628). 3. In May of 2002 Annexation Ordinance 3603 was amended to correct legal descriptions for areas of different zoning designations (Ord. 4040) 4. In November of 2003 the zoning classification was changed from Residential Trailer Park- Limited (RTP-L) to Residential Manufactured Home (RMH) (Ord. 5004). 5. In August of 2012 the zoning designation was changed to Residential Medium Density (RM)(Ord. 5430). In May of 1995 there was a change of zone to Residential Trailer Park – Limited (RTP-L) to allow a development with multiple manufactured homes on the subject parcel(s) with a maximum of six units per acre. In November of 2003 the zoning was changed to Residential Manufactured Home (RMH) to allow manufactured homes that can be sold on individual lots. Subsequently in March of 2004 Preliminary Plat (PP 03-11) and Planned Development Permit (PDP 03-05) was approved for 170 single family lots for manufactured homes with a minimum lot size of 6,000 square feet. In June of 2008 it was determined that “stick built” homes can be constructed on the property as a result of a state law that allows a manufactured home to be placed anywhere “stick built” homes can be constructed. Development of the Santiago Bridgewater property has been slow and since approval of PP 03-11 & PDP 03-05 in 2004, only 67 of the approved 170 lots have been final platted. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Medium Density (RM) zoning district requires a minimum density of 4.1 units per acre and a maximum density of 13 units per acre. Per Footnote #2 of the Table of Residential Site Development Standards (KMC 18.12.010 A.2), land dedicated for public use as open space, right-of-way, etc. can be excluded from the minimum density calculation. The proposed project has 148 dwelling units on 24.2651 net acres with a density of 6.1 dwelling units per acre. The RM zoning district requires a minimum lot size of 4,000 square feet. The smallest lot is proposed to be 4,197 square feet. STAFF COMMENT: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). Traffic: The City’s traffic engineer has estimated that the proposed project will generate 1506 average weekday vehicle trips per day (Exhibit A-8), and has determined that this project meets Concurrency for Transportation. The City’s traffic engineer determined mitigation fees are required in the amount of $56,196.00 for the project’s proportionate share of traffic trips impacting the ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 7 intersections of Clodfelter & W. 10th Avenue, right & left turn lanes on W. 10th Avenue and W. Clearwater Avenue, and adding a right turn lane at W. Clearwater Avenue and Utah Street. Storm Water: The City stormwater standard for residential subdivisions is to be designed to retain and dispose of a 25-year, 24 hour developed state storm and the 10-year 24-hour event for the natural pre- developed state. Prior to Final Plat approval the applicant will be required to submit detailed civil engineering drawings for review and approval to the City’s Public Works department. This submittal will include a stormwater plan that will need to meet City standards. A comprehensive storm drainage plan for review will be required prior to approval of construction plans for any phase of work. One of the City’s Public Works comments states: “Santiago Bridgewater Estates Phase 1B included a Retention Pond on proposed Phase 1 of this Pre-Plat. The Retention Pond was not constructed and a Bond was submitted to cover the construction of the Pond. Stormwater for the currently completed section of this development does not fully retain its own stormwater. Provide retention for the existing Santiago Bridgewater Estates storm drain runoff for all storm not retained on previous phases to the west. Show the incorporation of these volumes in your Stormwater Report for the proposed Pre-Plat.” The applicant has calculated stormwater volumes and determined the proposed Retention Pond on proposed Phase 1 is not necessary. Streets & Utilities: A separate permit will be required from the Department of Public Works prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). Full street improvements for residential streets within the subdivision will be required per KMC 5.56.270 and be required to be constructed per Kennewick Standard Detail 2-1, sheet 2 of 4. An existing 8-inch waterline is available from the easterly side of W. 5th Place. Per the Kennewick Irrigation District comments this area is within the KID Irrigation district, but classified as non- irrigable land. An 8-inch sanitary sewer line is available from the northeast corner of the proposed Preliminary Plat serving the existing Santiago Bridgewater Estates in an existing 15-foot Sanitary Sewer easement. Critical Areas: Erosion Hazard Critical Areas: Per the City of Kennewick critical areas map, the eastern portion of the site contains Erosion Hazard Critical Areas. Per KMC 18.58.130(3) a critical area report is required for review. However, per 18.62.040 “Mapping of Geologically Hazardous Areas”, 18.62.040(2) states, “This map is to be used as a guide for the City, project applicants and/or property owners, and may be updated as new information becomes available. It is a reference and does not provide final critical area designation”. The applicant has provided an “Erosion Hazard Evaluation Report” (Exhibit A-10) which certifies there are no Erosion Hazard Critical Areas on the site. The City has corrected their critical area maps, eliminating the need for a Critical Area Report. Fish and Wildlife Habitat Conservation Areas (KMC 18.63): The Amon Wasteway borders the east side of the subject preliminary plat area. The City’s critical area maps show the Amon Wasteway as a Fish and Wildlife Habitat Conservation Area. However, per Senate Bill 5292 that went into effect June 7, 2012 irrigation canals and drainage ditches are exempted from the definition of critical areas (Exhibit A-11). Since the Amon Wasteway is exempted from the definition of critical areas a critical area report is not required. ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 7 Also, per the Department of Ecology comment letter dated November 2, 2012 (Exhibit A-9) The Department of Ecology considers the Amon Wasteway a “natural drainage feature” and to protect it from “untreated stormwater inputs and other water quality impacts” they recommend a 100 foot buffer planted to “native plants”. Tract A, shown on the preliminary plat drawing is 100 feet wide, and the City recommends as one of the Conditions of Approval (see condition that Tract A be planted with native plants. Parks: Based on the City’s “Park Fee Determination Process” form, which uses land value and density of living units it has been determined that for the project the applicant will be required to pay $53,587.43 to mitigate impacts on park zone 7W (Five Corner) (KMC 17.100.010). Park fees will be collected as the project builds out based on a percent of units in the phase of work that a final plat is applied for. Existing Homeowners Association/Maintenance Agreement: There is an existing Homeowners Association with Covenants, Conditions and Restrictions for the original Santiago Bridgewater Estates plat, and also a maintenance agreement between the Santiago Bridgewater Estates HOA and the City to assure maintenance of common areas. The City does not regulate CC&Rs however if modifications are made to the Maintenance Agreement they will need to be per the Agreement, Section 9 “Recordation, Modification, and Termination”. Schools: Per a memo from Doug Carl dated December 20, 2012 of the Kennewick School District, the schools that will serve the subdivision are Cottonwood Elementary School, Desert Hills Middle School and Kamiakin High School. The proposed preliminary is in a bussing zone for all three schools. All new streets within the subdivision will be required to have 5-foot wide sidewalks, which will connect to W. Clearwater Avenue that also has sidewalks. Surrounding Property: Adjacent property to the west is zoned Residential Manufactured Home (RMH) and is currently developed with similar size lots and a mix of manufactured homes and stick built homes. To the north is property zoned Commercial Community (CC) with W. Clearwater Avenue beyond that. To the east is the Amon Wasteway with Industrial Light (IL) zoned property and Clodfelter Road to the east of the Amon Wasteway. To the south is a narrow strip of Industrial Light (IL) zoned property between the subject site and W. 10th Avenue. 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: 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. ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 7 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: Both Single-Family and Multi-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 and 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.” Staff Comment: The proposed Preliminary Plat has a density of 6.1 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water is available from W. 5th Place and sewer is available at the northwest corner of the proposed preliminary plat. 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 contains single family affordable housing. 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: The City’s critical area maps have been corrected and there are no critical areas on or adjacent to the site. As conditioned a native plant buffer is required on Tract A. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 12-06 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. Construct residential streets per City of Kennewick Standard Detail 2-1, sheet 2 of 4. 4. Development shall be in conformance with the plat drawing revised and plotted December 4, 2012, (Exhibit A-5). ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 7 5. Tract A to be planted with native plants to act as a stormwater buffer for the Amon Wasteway. 6. The pedestrian walkway at lots 7 & 8, phase 1 to be constructed and landscaped per the single family residential design standards. 7. A landscape plan must be submitted for approval for any common areas, including tract A and the pedestrian walkway at lot 7 & 8, phase 1. The landscape plan shall be prepared by a licensed landscape architect or licensed landscape installer drawn to a legible scale. Landscaping is required to be installed or bonded for prior to final plat of the phase it is in. 8. All landscaped areas to be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. 9. Comply with the Public Works memorandum dated November 8, 2012 (Exhibit A-8). 10. Comply with Traffic Engineer memorandum dated November 19, 2012 (Exhibit A-8). 11. Comply with Benton PUD requirements for easements and power services for the plat. 12. Comply with Kennewick Irrigation District letter dated November 6, 2012 (Exhibit A-9). 13. Comply with Kennewick Fire Department comment memorandum dated December 19, 2012 (Exhibit A-8). 14. Street grades shall not exceed 10 percent unless specifically approved by the Fire Code Official in accordance with IFC Appendix D, Section D103.2. 15. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 16. In lieu of dedication of park land and based on the “Park Fee Determination Process” calculation, pay park fees in the amount of $53,587.43 for impacts to Park Planning Zone 7W (Five Corner). Park fees will be collected prior to signing the final plat mylar based on a percentage of lots being final platted. 17. Pay Traffic Mitigation Fees in the amount of $56,196.00 for impacts to the intersection at W. Clearwater/Utah, the Five Corner Roundabout, and Clodfelter & W. 10th Avenue turn lanes. Fees will be collected at the final plat based on a percentage of lots being final platted. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- Name Or Number Of Plat Bridgewater Park General Location: 9449 West Clearwater Avenue Parent Parcel Numbers: 101884000001009 / 101884000002000 I 112881000005006 ?P t7-Ò pLli -Lolz"c,z3 Preliminary Plat Application July 20,2012 Applicant Name: Address: City, State, Zip: Phone Number: Owneds Name: Address: City, State, Zip: Surveyo/s Name: Address: City, State, Zip: Enginee/s Name: Address: City, State, Zip: Area Of Plat 1 ,230,570 SFt28.2s Ac Zoning'_RMH-¡111ndins #/Lots:151 Min. Lot siae.4,197 SO FT Average ¡e15¡7s' 5'726 SQ FT Proposed Land Use: Subdivision - Single-Family Homes Plat Wll Be Served By: (Check Those Which Apply) Telephone Co: Venzon-11 Other { Water System: Well - Private City { Hayden Homes, LLC 2464 SW Glacier Place. Suite 110 Redmond, OR 97756 [PHONE REDACTED] John & Janet Cauffman. Trustees PO Box 11927 Santa Ana. CA92711 Worley Surveying Service, lnc., PS PO Box 6132 Kennewick, WA 99336 Precision Land Services. lnc. 1014 Franklin St.. Atrium Suite Vancouver, WA 98660 Sewer System: Natural Gas: Gable Tv: lnigation District: Septic C¡ty { Yes / No_ Yes { No City of Kennewick Power: ,uo Benton EXHIBIT A-2 Page 1 of 2 ---PAGE BREAK--- I that the lnformatlon glven above li Ûue and to the beat of my knowledgo. SIGNATURE OF APPLIGANT: Thle plat fs belng wlth my SIONATURE OF OWNER: Recelved by: Date: _ Fee _SEPA Checkllat ESA Supplement _Affldavldt of ,Owneruhlp Report _Recelpt No. _Flle No. TRUgT lRUst EXHIBIT A-2 Page 2 of 2 ---PAGE BREAK--- EXHIBIT A-3 Page 1 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 2 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 3 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 4 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 5 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 6 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 7 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 8 of 8 ---PAGE BREAK--- 700 ft 1 : 8324 1in : 693.67ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 15:17 10/22/2012 Vicinity Map EXHIBIT A-4 Page 1 of 1 Project Location PP 12-06 ---PAGE BREAK--- SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: Consulting Engineers & Planners 1014 Franklin Street, Atrium Suite, Vancouver, WA 98660 B A 1 4 3 2 PH (360) 944-6519 Fax (360) 944-6539 Revised Per City Comments Dec. 4, 2012 Submitted For Review June 20, 2012 N/A 1" = 100' AJG TGJ TGJ 2265 3 1 TGJ TGJ A Subdivision Located In Kennewick, Washington Preliminary Plat For: NOT TO SCALE VICINITY MAP SITE Bridgewater Park Subdivision Located in a portion of the SE 1/4 of Section 1, T8N, R28E, W.M. Kennewick, Benton County, Washington PROJECT NOTES: Applicant: Hayden Homes, LLC 2464 SW Glacier Place, Suite 110 Redmond, OR 97756 Ph. (509) 544-0858 e-mail: [EMAIL REDACTED] Owner: John & Janet Cauffman, Trustees PO Box 11927 Santa Ana, CA 92711 Ph. (714) 744-4993 Project Engineer & Contact: PLS Engineering Travis Johnson 1014 Franklin St. Atrium Suite Vancouver, WA 98660 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Project Notes: The site address is 9449 West Clearwater Avenue. The parcels are identified as serial numbers 101884000001012 & 101884000002000. 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 MDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Minimum from Right-of-Way = 20' Rear = 15' Site Area - 27.83 acres (1,212,080 sq ft). Total Number of Lots = 148 Phase 1: 33 Lots Phase 2: 20 Lots Phase 3: 21 Lots Phase 4: 26 Lots Phase 5: 26 Lots Phase 6: 22 Lots Minimum Lot Size = 4,197 sq ft Maximum Lot Size = 11,255 sq ft Average Lot Size = 5,703 sq ft Density: Net Area: 1,009,429 SQ FT / 24.2651 Acres Total lots: 148 Lots Density: 6.1 units per acre Tract A is to be dedicated to Kennewick Irrigation District. Right-of-way Dedication to City of Kennewick = 4.699 acres (204,699 sq ft) Existing W. 5th Place, W. 9th Place, S. Utah Street & S. Yolo Street are classified as Residential/Neighborhood Streets. The proposed streets are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = City of Kennewick There are no known wells or septics on 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 half-width improvements and full width improvements. The nearest transit stop appears to be located approximately one mile east of the project site at the intersection of W. Clearwater Avenue and Columbia Center Blvd. The nearest hydrants are located on the east side of S. Utah Street approximately 80' north of the project site and on the south side of W. 9th Place near the western project boundary. Contour data shown on the existing conditions plan is from topographical survey data prepared by Worley Surveying Service, Inc. of Kennewick, Washington. Datum: City of Kennewick as per Record of Survey 1540 as recorded in Volume 1 of Surveys Page 1540 records of Benton County Washington. Bench Mark is the South 1/4 corner of Section 1 T8N, R28E, W.M. Point 918 Elev. = 593.34. LEGAL DESCRIPTIONS: PARCEL 101884000002000 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 8 NORTH, RANGE 28 EAST, W.M., BENTON COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1; THENCE ALONG THE SOUTH LINE OF SAID SECTION 1 SOUTH 86°07'47” WEST, FOR 397.03 FEET TO THE CENTERLINE OF THE KENNEWICK IRRIGATION DISTRICT AMON WASTEWAY AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTH LINE SOUTH 86°07'47” WEST FOR 652.95 FEET; THENCE NORTH 03°52'13” WEST FOR 99.97 FEET; NORTH 23°29'35” EAST FOR 45.08 FEET; THENCE NORTH 03°52'13” WEST FOR 820.00 FEET; THENCE NORTH 86°07'47” EAST FOR 220.00 FEET; THENCE NORTH 03°52'13” WEST FOR 107.03 FEET; THENCE NORTH 04°47'56” EAST FOR 40.00 FEET; THENCE SOUTH 85°12'04” EAST FOR 81.93 FEET; THENCE NORTH 09°30'53” EAST FOR 154.36 FEET; THENCE NORTH 22°07'11” WEST FOR 143.37 FEET TO THE START OF A 4565.00 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS POINT BEARS NORTH 22°07'12” WEST); THENCE NORTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 06°20'43” AN ARC LENGTH OF 505.56 FEET; THENCE NORTH 61°32'05” EAST FOR 71.70 FEET TO THE CENTERLINE OF THE KENNEWICK IRRIGATION DISTRICT AMON WASTEWAY; THENCE ALONG SAID CENTERLINE THE FOLLOWING COURSES AND DISTANCES, SOUTH 15°46'42” WEST FOR 536.02 FEET TO THE START OF A 286.48 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS SOUTH 74°13'18” EAST); THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 43°30'35” AN ARC LENGTH OF 217.55 FEET; THENCE SOUTH 27°43'53” EAST FOR 255.80 FEET TO THE START OF A 286.48 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS SOUTH 62°16'07” WEST); THENCE SOUTHWESTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 41°51'45” AN ARC LENGTH OF 209.31 FEET; THENCE SOUTH 14°07'52” WEST FOR 361.20 FEET; THENCE SOUTH 14°04'15” WEST FOR 100.97 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 20.76 ACRES PARCEL 101884000001012 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 8 NORTH, RANGE 28 EAST, W.M., BENTON COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1 THENCE SOUTH 86°07'47” WEST ALONG THE SOUTH LINE OF SAID SECTIONS 1, FOR 1049.98 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID LINE SOUTH 86°07'47” WEST FOR 200.00 FEET; THENCE NORTH 03°52'13” WEST FOR 95.00 FEET; THENCE NORTH 86°07'48” EAST FOR 2.15 FEET; THENCE NORTH 03°52'13” WEST FOR 117.53 FEET; THENCE NORTH 86°07'47” EAST FOR 10.57 FEET; THENCE NORTH 03°52'13” WEST FOR 819.50 FEET TO THE SOUTHWEST CORNER OF LOT 1 BLOCK 5 OF BRIDGEWATER ESTATES PHASE 1 AS RECORDED IN VOLUME 15 PAGE 278 RECORDS OF BENTON COUNTY, WASHINGTON; THENCE ALONG THE BOUNDARY OF SAID BRIDGEWATER ESTATES PHASE 1 THE FOLLOWING COURSES AND DISTANCES, NORTH 86°07'48” EAST FOR 80.88 FEET TO THE START OF A 2500.01 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS POINT BEARS SOUTH 77°11'57” WEST); THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 00°33'58” AN ARC LENGTH OF 24.70 FEET TO THE SOUTHERLY MARGIN OF 8TH PLACE; THENCE ALONG THE SOUTHERLY MARGIN OF SAID 8TH PLACE NORTH 71°52'49” EAST FOR 232.69 FEET; THENCE NORTH 18°07'11” WEST FOR 50.00 FEET TO THE START OF A 25.00 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS NORTH 18°07'11” WEST); THENCE NORTHWESTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 89°59'59” AN ARC LENGTH OF 39.27 FEET; THENCE NORTH 18°07'12” WEST 171.75 FEET TO THE START OF A 4565.00 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS BEARS NORTH 18°26'48” WEST); THENCE LEAVING SAID BOUNDARY OF BRIDGEWATER ESTATES PHASE 1, NORTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 03°40'24” AN ARC LENGTH OF 292.67 FEET; THENCE SOUTH 22°07'11” EAST FOR 143.37 FEET; THENCE SOUTH 09°30'53” WEST FOR 154.36 FEET; THENCE NORTH 85°12'04” WEST FOR 81.93 FEET; THENCE SOUTH 04°47'56” WEST FOR 40.00 FEET; THENCE SOUTH 03°52'13” EAST FOR 107.03 FEET; THENCE SOUTH 86°07'47” WEST FOR 220.00 FEET THENCE SOUTH 03°52'13” EAST FOR 820.00 FEET ; THENCE SOUTH 23°29'35” WEST FOR 45.08 FEET; THENCE SOUTH 03°52'13” EAST FOR 99.97 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 7.07 ACRES EXHIBIT A-5 Page 1 of 3 ---PAGE BREAK--- PHASE 3 PHASE 2 PHASE 4 PHASE 1 5,767 SF VERMONT STREET W. 7TH PLACE W. 6TH PLACE W. 5TH PLACE OREGON COURT 95' 55' 108' 13' 17' 28.09' 52' 108' 53' 53' 108' 53' 52' 108' 53' 52' 108' 53' 52' 108' 53' 52.5' 52.5' 108' 65.5' 65.5' 108' 51' 51' 5,670 SF 6,264 SF TRACT A 165,028 SF 128' 114' 61' 59' 105' 60.54' 50.00 50.00' 50.00' 50.00' 20.29' 7,428 SF 6,608 SF 5,917 SF 58' 53' 22' 100' 100' 100' 100' 100' 26.92' 48.13' 48.13' 30' 22' 33.89' 60.59' 60.59' 5,526 SF 5,166 SF 5,243 SF 5,436 SF 5,435 SF 100' 100' 101' 100' 23' 48.13' 48.13' 60.59' 60.59' 28.69' 32.01' 48.13' 25.90' 32.67' 23' 50' 50' 5,436 SF 5,435 SF 5,486 SF 5,289 SF 5,050 SF 50' 50' 96' 143' 60' 35' 85' 101' 12.29' 9.03' 38.83' 32.79' 35.03' 4,701 SF 4,197 SF 5,579 SF 170' 125' 125' 87' 85' 133' 88' 112' 31' 50' 62' 29' 143.32' 48.83' 50.00' 12.49' 56.15' 127.34' 20.99' 23.49' 41.67' 55.00' 62.98' 17.33' 31' 8.36' 58' 88' 105' 99' 81.17' 20' 44' 14.56' 62.52' 10,823 SF 6,163 SF 6,784 SF 5,333 SF 7,083 SF 7,848 SF 5,985 SF 5,929 SF 8,104 SF 96' 50' 73' 71' 82' 121' 108' 95' 149' 90' 95.37' 84.51' 95.37' 131' 37' 39.27' 11.27' 59.45' 61.68' 55.00' 55.00' 45.28' 33.55' 36.15' 8,351 SF 8,090 SF 11,255 SF 6,062 SF 7,715 SF 8,116 SF 6,049 SF 60' 55' 55' 55' 55' 55' 55' 68' 82' 34' 42' 55' 55' 55' 55' 55' 55' 65' 50.82' 57' 58' 23' 56' 56' 56' 55' 100' 89' 103' 117' 115' 107' 99' 90' 100' 100' 100' 100' 100' 100' 32.00' 0.60' 63.54' 79.01' 4,929 SF 5,279 SF 6,054 SF 6,507 SF 6,117 SF 5,656 SF 5,194 SF 6,656 SF 7,292 SF 5,500 SF 5,930 SF 82' 82' 42' 50' 50' 55' 55' 55' 55' 55' 38.46' 42' 56' 51' 51' 51' 51' 51' 51' 51' 63.56' 60' 50' 50' 55' 55' 55' 55' 55' 93' 56' 51' 51' 51' 51' 51' 51' 51' 55' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 81.78' 14.71' 29.72' 52' 5,930 SF 5,000 SF 5,000 SF 5,500 SF 7,129 SF 5,930 SF 5,600 SF 5,100 SF 7,122 SF 42' 50' 40.50' 50' 50' 50' 50' 50' 50' 50' 50' 5,670 SF 5,670 SF 5,670 SF 5,670 SF 6,480 SF 5,454 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF WYOMING STREET YOLO STREET W. 5TH PLACE UTAH STREET CLEARWATER AVENUE 1 2 3 4 5 7 8 9 14 13 12 11 12 11 10 9 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 33 32 31 30 29 28 27 22 23 24 25 26 1 2 3 8 7 6 5 4 3 2 1 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 6 OREGON STREET 15' PEDESTRIAN ACCESS ESMT 11.83' 42.52' 13.56' 3.69' 27.70' 3.60' 28.27' 27.87' 26.57' 27.47' 32.13' 21.79' 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 28.27' 38' ROW 5' SW 18' SW & UTIL. ESMT 34' PAVEMENT 55' ROW 55' ROW 5' SW 18' SW & UTIL. ESMT ESMT SEWER ESMT 5' EXTG GRAVEL ROAD TO BE REMOVED 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 28.27' 28.27' 28.27' 32.78' 21.50' 90.93' 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT EXTG ROW TO BE ADJUSTED TO ACCOMODATE PROPOED ROAD RE-ALIGNMENT EXTG SEWER MAIN 40' ROW 1 11 10 9 7 15 14 13 12 11 10 4 5 6 3 1 9 8 7 6 5 4 6 5 4 3 2 1 3 2 1 BLOCK 2 BLOCK 5 BLOCK 1 2 7 1 2 8 40' ROW EXTG SEWER TO BE ABANDONED FROM OREGON ST. TO W. 5TH PLACE PHASE LINE (TYP) 14' TRAFFIC CIRCLE 18' 18' 10' WIDE PATH TO BE OWNED AND MAINTAINED BY LOT 8 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 3 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Preliminary Plat For: Bridgewater Park Subdivision A Subdivision Located In Clark Kennewick, Washington 2 3 2265 TGJ TGJ AJG 1" = 50' N/A EXHIBIT A-5 Page 2 of 3 ---PAGE BREAK--- PHASE 4 PHASE 6 PHASE 5 PHASE 1 VERMONT STREET W. 9TH PLACE W. 8TH PLACE W. 7TH PLACE 108' 52' 108' 53' 52' 53' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 30' 119' 51' 20' 60' 41.65' 73' 29.10' 6,264 SF 5,665 SF 7,081 SF 50' 92' 92' 50' 4,600 SF 50' 50' 50' 50' 50' 50' 43' 25' 93' 97' 100' 100' 100' 4,605 SF 4,726 SF 4,937 SF 5,000 SF 25.28' 23.69' 26.48' 11.54' 38.57' 6.63' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 100' 100' 100' 100' 100' 100' 89' 50' 98' 147' 21' 2' 40.42' 25.93' 5,091 SF 6,798 SF 96' 77' 50' 107' 100' 100' 44.00' 15.31' 28' 7,875 SF 6,057 SF 50' 50' 64' 60' 50' 50' 17' 100' 101' 106' 117' 32.69' 50.00' 50.00' 5,000 SF 5,000 SF 5,007 SF 5,865 SF 6,059 SF TRACT A 165,028 SF 132' 138' 128' 114' 48' 61' 59' 105' 61.40' 14.31' 60.54' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 20.29' 6,827 SF 7,547 SF 7,428 SF 6,608 SF 5,917 SF 58' 100' 30' 5,526 SF 5,166 SF 82' 82' 42' 56' 51' 51' 51' 51' 51' 51' 51' 63.56' 60' 50' 50' 55' 55' 55' 55' 55' 93' 56' 51' 51' 51' 51' 51' 51' 51' 55' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 81.78' 14.71' 52' 5,930 SF 5,000 SF 5,000 SF 5,500 SF 7,129 SF 5,930 SF 5,600 SF 5,100 SF 7,122 SF 82' 82' 42' 50' 60' 50' 42' 50' 40.50' 34.91' 62' 85.80' 84.16' 100' 100' 100' 100' 5,930 SF 5,000 SF 5,930 SF 5,000 SF 5,997 SF 6,677 SF 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 82.72' 82' 42' 50' 60' 50' 53' 52' 53' 52' 100' 100' 100' 100' 100' 26.98' 14.1' 5,930 SF 5,000 SF 5,950 SF 5,300 SF 5,200 SF 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 52' 52' 100' 52' 52' 100' 52' 52' 100' 52' 52' 100' 52' 52' 100' 65.49' 58' 17' 80.37' 62' 93' 75.39' 7,261 SF 7,298 SF 5,670 SF 6,480 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF WYOMING STREET YOLO STREET W. 9TH PLACE W. 10TH AVENUE OREGON STREET 15' PEDESTRIAN ACCESS ESMT EXTG GRAVEL ROAD TO BE REMOVED 28.27' 28.27' 28.27' 28.27' 29.21' 27.18' 33.93' 25.02' 32.78' 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT EXTG GRAVEL ROAD TO BE REMOVED 24 23 22 41 6 5 4 3 2 1 7 21 20 19 18 17 16 15 14 13 5 6 6 BLOCK 4 BLOCK 1 BLOCK 3 7 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 10 11 PHASE LINE (TYP) 10.57' 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 21 20 19 18 17 16 15 14 13 12 11 10 16 15 14 13 12 15 14 13 12 11 12 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 26 25 1 2 16 11 24 3 23 4 22 5 21 6 20 7 19 8 18 9 17 10 26 25 1 2 3 24 23 22 21 20 19 18 4 5 6 7 8 17 9 6 TRAFFIC CIRCLE 14' 18' 18' 10' WIDE PATH TO BE OWNED AND MAINTAINED BY LOT 8 14' TRAFFIC CIRCLE 18' 18' 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 2 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Preliminary Plat For: Bridgewater Park Subdivision A Subdivision Located In Kennewick, Washington 3 3 2265 TGJ TGJ AJG 1" = 50' N/A EXHIBIT A-5 Page 3 of 3 ---PAGE BREAK--- PHASE 3 PHASE 2 PHASE 4 PHASE 1 PHASE 1 VERMONT STREET W. 7TH PLACE W. 6TH PLACE W. 5TH PLACE OREGON COURT TRACT A WYOMING STREET W. 5TH PLACE UTAH STREET CLEARWATER AVENUE 1 2 3 4 5 7 8 9 14 13 12 11 12 11 10 9 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 33 32 31 30 29 28 27 22 23 24 25 26 1 2 3 8 7 6 5 4 3 2 1 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 6 OREGON STREET 15' PEDESTRIAN ACCESS ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 38' ROW 5' SW 18' SW & UTIL. ESMT 34' PAVEMENT 55' ROW 55' ROW 5' SW 18' SW & UTIL. ESMT ESMT SEWER ESMT 5' EXTG GRAVEL ROAD TO BE REMOVED 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT EXTG ROW TO BE ADJUSTED TO ACCOMODATE PROPOED ROAD RE-ALIGNMENT EXTG SEWER MAIN 40' ROW PROPOSED CONTOUR (TYP) EXISTING CONTOUR (TYP) 5 4 6 5 4 3 2 1 3 2 1 BLOCK 5 BLOCK 1 7 1 TRACT A 14' TRAFFIC CIRCLE 18' 18' 10' WIDE PATH TO BE OWNED AND MAINTAINED BY LOT 8 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 2 SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: Consulting Engineers & Planners 1014 Franklin Street, Atrium Suite, Vancouver, WA 98660 B A 1 4 3 2 PH (360) 944-6519 Fax (360) 944-6539 Revised Per City Comments Dec. 4, 2012 Submitted For Review June 20, 2012 N/A 1" = 50' AJG TGJ TGJ 2265 2 1 TGJ TGJ A Subdivision Located In Kennewick, Washington Preliminary Grading Plan For: PROJECT NOTES: Applicant: Hayden Homes, LLC 2464 SW Glacier Place, Suite 110 Redmond, OR 97756 Ph. (509) 544-0858 e-mail: [EMAIL REDACTED] Owner: John & Janet Cauffman, Trustees PO Box 11927 Santa Ana, CA 92711 Ph. (714) 744-4993 Project Engineer & Contact: PLS Engineering Travis Johnson 1014 Franklin St. Atrium Suite Vancouver, WA 98660 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Project Notes: The site address is 9449 West Clearwater Avenue. The parcels are identified as serial numbers 101884000001012 & 101884000002000. 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 MDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Minimum from Right-of-Way = 20' Rear = 15' Site Area - 27.83 acres (1,212,080 sq ft). Total Number of Lots = 148 Phase 1: 33 Lots Phase 2: 20 Lots Phase 3: 21 Lots Phase 4: 26 Lots Phase 5: 26 Lots Phase 6: 22 Lots Minimum Lot Size = 4,197 sq ft Maximum Lot Size = 11,255 sq ft Average Lot Size = 5,703 sq ft Density: Net Area: 1,009,429 SQ FT / 24.2651 Acres Total lots: 148 Lots Density: 6.1 units per acre Tract A is to be dedicated to Kennewick Irrigation District. Right-of-way Dedication to City of Kennewick = 4.699 acres (204,699 sq ft) Existing W. 5th Place, W. 9th Place, S. Utah Street & S. Yolo Street are classified as Residential/Neighborhood Streets. The proposed streets are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = City of Kennewick There are no known wells or septics on 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 half-width improvements and full width improvements. The nearest transit stop appears to be located approximately one mile east of the project site at the intersection of W. Clearwater Avenue and Columbia Center Blvd. The nearest hydrants are located on the east side of S. Utah Street approximately 80' north of the project site and on the south side of W. 9th Place near the western project boundary. Contour data shown on the existing conditions plan is from topographical survey data prepared by Worley Surveying Service, Inc. of Kennewick, Washington. Datum: City of Kennewick as per Record of Survey 1540 as recorded in Volume 1 of Surveys Page 1540 records of Benton County Washington. Bench Mark is the South 1/4 corner of Section 1 T8N, R28E, W.M. Point 918 Elev. = 593.34. EXHIBIT A-6 Page 1 of 2 ---PAGE BREAK--- PHASE 4 PHASE 6 PHASE 5 PHASE 1 VERMONT STREET W. 9TH PLACE W. 8TH PLACE TRACT A WYOMING STREET YOLO STREET W. 9TH PLACE W. 10TH AVENUE 9 10 11 12 13 14 15 16 17 18 19 20 22 21 20 19 18 17 16 15 14 13 12 11 10 16 15 14 13 12 15 14 26 25 1 2 16 11 24 3 23 4 22 5 21 6 20 7 19 8 18 9 17 10 26 25 1 2 3 24 23 22 21 20 19 18 4 5 6 7 8 17 9 EXTG GRAVEL ROAD TO BE REMOVED 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. 40' ROW ESMT 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW ESMT 18' SW & UTIL. 40' ROW 36' PAVEMENT 5' SW ESMT 18' SW & UTIL. EXTG GRAVEL ROAD TO BE REMOVED PROPOSED CONTOUR (TYP) EXISTING CONTOUR (TYP) OREGON STREET 24 23 22 41 6 5 4 3 2 21 20 19 18 17 16 BLOCK 4 BLOCK 1 BLOCK 3 2 3 4 5 6 7 1 2 3 4 5 6 7 8 9 10 11 TRACT A 21 TRAFFIC CIRCLE 14' 18' 18' 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 1 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Preliminary Grading Plan For: Bridgewater Park Subdivision A Subdivision Located In Kennewick, Washington 2 2 2265 TGJ TGJ AJG 1" = 50' N/A EXHIBIT A-6 Page 2 of 2 ---PAGE BREAK--- EXHIBIT A-7 Page 1 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 2 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 3 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 4 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 5 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 6 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 7 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 8 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 9 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 10 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 11 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 12 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 13 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 14 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 15 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 16 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 17 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 18 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 19 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 20 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 21 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 22 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 23 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 24 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 25 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 26 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 27 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 28 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 29 of 30 ---PAGE BREAK--- EXHIBIT A-7 Page 30 of 30 ---PAGE BREAK--- Page 1 of 2 Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax To: Wes Romine, Development Services Manager From: Fernando Garcia, Utility Coordinator Date: November 8, 2012 Re: Public Works Consolidated Comments Project: Pre-Plat 12-06/PLN-2012-02309 1. Provide construction of public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility Easements all in conformance with KMC 18.45.020 and current City of Kennewick Standard Drawing 2-1 Sheet 2. 2. Provide water, sanitary sewer and storm sewer comprehensive plans for review, they can be submitted together with the Preliminary Civil Plan review. 3. No water main smaller than 6-inches in diameter may be installed and at no point in the installed water main will have a static pressure bellow 40 PSI and residual pressure of 30 PSI per KMC 14.10.05(1). 4. Existing 8-inch waterline is available from the easterly side of W 5th Place. Loop water system where possible to ensure they comply with Health Regulations and Fire Code. 5. Revise Irrigation Purveyor to be Kennewick Irrigation District (KID). 6. 8-inch sanitary sewer is available from the northeast corner of the proposed Pre-Plat serving Santiago Bridgewater Estates (SBE) in an existing 15-ft Sanitary Sewer Easement. Show limits of 15-ft existing sewer easement across lots 10, 11, and 12 as required to accommodate the existing sewer main. It will be required to extend this sewer main at the Developer expense to serve the proposed Plat. Relocate existing 8- inch sanitary sewer crossing Lot 6 and Lot 32 before Final Plat is approved 7. Provide a 20-foot Access and Sanitary Sewer easement along the west side of Tract A, together with a turnaround hammer head to service the proposed 21-inch sanitary sewer constructed by the City of Kennewick. A construction temporary easement will be required during the construction of the sanitary sewer main. Legal description has EXHIBIT A-8 Page 1 of 8 ---PAGE BREAK--- Page 2 of 2 Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax been prepared by Worley Surveying and available to Developer to incorporate into the Pre-Plat. 8. 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 10 year 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. 9. Santiago Bridgewater Estates Phase 1B included a Retention Pond on Proposed Phase 1 of this Pre-Plat. This Retention Pond was not constructed and Bond was submitted to cover the construction of the Pond. Stormwater for the currently completed section of this development does not fully retain its own stormwater. Provide retention for the existing Santiago Bridgewater Estates storm drain runoff for all storm not retained on previous phases to the West. Show the incorporation of these volumes in your Stormwater Report for the proposed Pre-Plat. 10. As part of all residential development civil 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 KMC Section 5.56.260(3) and City of Kennewick Standard Specifications 6-.02 and Specifications 7-10. Combine Signing, Striping, and Illumination Plans onto the same drawing with other elements left off. Meter-Disconnect pedestals will be required to provide power to the streetlights as required and approved by Benton PUD. 11. Revise Tract A west of Amon Wasteway on sheet 1 to have the same identification on sheets 2 and 3. 12. Note: Engineering will not accept civil drawings for preliminary review until the Pre- Plat has been approved by Development Services. EXHIBIT A-8 Page 2 of 8 ---PAGE BREAK--- To: Wes Romine Development Services Manager From: John Deskins, Traffic Engineer Date: November 19, 2012 Re: Traffic Engineer’s Comments Project: PP 12-06 – Santiago Bridgewater Estates 148 Unit Subdivision Conditions Based upon review of the proposed development site plan, existing traffic conditions, the average weekday traffic volumes generated by similar types of developments (per current ITE Trip Generation Manual), traffic flow and safety, proximately to the intersection adjoining property access and in conformance with Kennewick Administrative Code (KAC) Chapter 13-46 “Highway Access Management”, the conditions are as follows: 1. The project will meet concurrency. 2. The developer shall place Traffic Circles at the intersection of Vermont Street & 7th Place and at Vermont Street & 9th Place to mitigate speeds on Vermont Street and 9th Place respectively. Both street segments have tangent roadway sections that exceed 900 feet which would promote speeds of 35 mph and above without Traffic Calming mitigation measures. The traffic circles shall be constructed per City of Kennewick Standard Drawing 7-11 Sheets 1 and 2. The developer’s engineer shall work with the Traffic Engineer or designee for a modified design to work on the T-intersections. 3. The east side of Yolo Street between the north curb return at 10th Avenue and the existing lot needs to have sidewalk installed. There should be one light installed as well to meet light spacing requirements. The logical location is to put the light where the speed zone sign is just south of the existing lot. 4. The west side of Yolo Street between the north curb return at 10th Avenue and the existing lot needs to have sidewalk installed. 5. All fees shown below are preliminary and will be assessed at the final plat stages. Depending on developer construction schedule and city project phasing the fees may change between now and the final plats. A city project completed prior to the final plat does not require fees, while new planned projects in the vicinity may trigger new fees. A breakdown per phase is given at the end of this document based on the phasing proposed in this pre-plat. MEMORANDUM Traffic Engineering Division EXHIBIT A-8 Page 3 of 8 ---PAGE BREAK--- PP 12-06 Page 2 of 5 6. The developer shall contribute a total of $29,227 for the cost of adding a right- turn lane on Clearwater Avenue at Utah Street to mitigate the project’s traffic impacts at this intersection. The turn lane shall be 100 feet of widening at 12 feet and 100 feet of taper. This can be accomplished with either an escrow agreement or irrevocable five-year letter of credit approved by the City. The standard escrow form may be obtained through the Public Works Administrative Office. The payments will be made proportionally by phase at the Final Plat stage. The only other participant in this project will be the commercial property at 9501 W Clearwater Avenue which will have sole access off of Utah Street. The construction will need to be completed prior to acceptance of the last final plat or the certificate of occupancy for a building at 9501 W Clearwater, depending on which comes last (or when funds start expiring) to ensure that the maximum amount of funding is available for the party that actually installs the turn lane. Therefore if the 9105 Clearwater property comes in early and the final plats drag out, risking expiration of the commercial 9105 property, then a final plat may be required to complete the construction prior to the final phase to avoid expiration of funds. a. This is based on an evaluation of the trip generation and distribution characteristics of the intersection of Utah Street and Clearwater Avenue and based on requirements set forth in KAC 13-46-06 i. The addition of a right-turn lane will provide for intersection efficiency and safety in the future build-out condition by taking right- turn movements out of through traffic, reducing rear-end crash potential on Clearwater (a 45 mph facility) and making all other intersection turning movements easier by keeping through traffic flowing at constant speeds (i.e. making gap judgments easier). ii. The intersection will have a total volume in and out of Utah Street that exceeds 1000 based on the total of existing mobile home units and planned single family units alone (not including the mortuary or the north side of the intersection or the property at 9501 W Clearwater, the total residential trips are estimated at 1416). iii. Based on evaluation of an earlier study for SPA 11-51, dated May 2, 2012 from JUB, it is estimated that 9501 W Clearwater Property will generate approximately 160 PM peak hour trips, of which 24 are expected to be eastbound right-turns, making total right-turns projected 49 or more (mortuary unknown). b. Based on evaluation of the study for SPA 11-51, the cost of a similar right- turn lane was estimated to be $56,000 for construction and $18,000 for right-of-way. Based on the zoning of the 9501 W Clearwater property and the anticipated trips generated, then the cost share between the residential pre-plat and the commercial property should be approximately 50-50. The total cost would be $74,000 split 50-50 would be $37,000 EXHIBIT A-8 Page 4 of 8 ---PAGE BREAK--- PP 12-06 Page 3 of 5 minus an adjustment from for existing trips from the mobile court. Based on Table 1, the proportion of trips from the new project is 79.0% of the current total, thus yielding a proportionate share contribution of $29,227. Table 1 – Project Trip Information Project Information Project Name: Santiago Bridgewater Date: 11/13/2012 City: Kennewick Analyst's Name: John Deskins Edition: 9th Land Use Size Weekday PM Peak Entry Exit Entry Exit 210 ‐ Single‐Family Detached Housing 148 Dwelling Units 753 753 94 56 240 ‐ Mobile Home Park 68 Occupied Dwelling Units 258 259 25 16 Total 1011 1012 119 72 Table 2 – Trip Distribution at Intersections (calculations based on 70% of traffic using Utah and 30% using Yolo and 30% going to/from the west and 70% going to/from the east. 7. The developer shall contribute a total of $22,850 for the cost of adding a roundabout solution at 5-corners area. The developer shall contribute a total of $4,119 for the cost of widening for right-turn and left-turn lanes on Clearwater Avenue at 10th to mitigate the project’s traffic impacts at this intersection. This can be accomplished with either an escrow agreement or irrevocable five-year letter of credit approved by the City. The standard escrow form may be obtained through the Public Works Administrative Office. 8. Note that total existing plus new trips are used when evaluating the need for a turn lane on Clearwater, while only new trips were used to estimate mitigation fees for the 5- corners area roundabout and the turn lanes at Clearwater and 10th Avenue. If the developer disagrees with the assigned contributions for traffic mitigation, the developer has the right to hire an independent Traffic Engineering Consultant to prepare Total Movement Utah at Clearwater Total 0 0 0 59 0 0 15 0 35 0 0 25 134 Yolo St. at 10th Ave Total 16 ‐ 6 ‐ 0 25 ‐ ‐ ‐ 10 0 ‐ 57 Utah at Clearwater Total 0 0 0 496 0 0 212 0 496 0 0 212 1416 Yolo St. at 10th Ave Total 213 ‐ 91 ‐ 0 212 ‐ ‐ ‐ 91 0 ‐ 607 PM Peak Total Daily Volume Southbound Westbound Northbound Eastbound Trip Distribution at Intersections (Driveway/Access Points) EXHIBIT A-8 Page 5 of 8 ---PAGE BREAK--- PP 12-06 Page 4 of 5 a Traffic Impact Study to evaluate appropriate impacts and mitigations. No work should start on such a study until consulting with the City of Kennewick Traffic Engineer. TRAFFIC MITIGATION FEE CALCULATIONS Project Trip Generation: TYPE OF PROJECT PROJECT SIZE AVERAGE WEEKDAY TRIP GENERATION (vpd) Land Use Code 210 - Single-Family Detached Housing 148 1506 Average Weekday Trip Rate determined from the 8th Edition of the Institute of Transportation Engineers Trip Generation Manual. Mitigation Cost Calculations (for planned mitigation projects): Specific Mitigation Project(s) Mitigation Cost Estimate Main Street ADT Minor Street ADT Projec t Trips Percent of Trips using Mitigation Project Trips using Mitigation Percent Respons- ible Cost 5-Corners Roundabout (Clodfelter/Steptoe/10th/ Hildebrand) $ 300,000 5,480 0 1,506 30% 452 7.6% $ 22,850 Clearwater & 10th Ave Right and Left Turn Lanes $ 160,000 9,900 1,500 1,506 20% 301 2.6% $ 4,119 Total Costs 460,000 $ 26,968 $ Note: 5-Corners Roundabout ADT is total ADT of both roads combined based on a calculation from the TransCAD model runs of 2005 and 2025 for this intersection. Calculating the growth factor, the PM peak volumes were projected to 2016 which is the analysis year required for this project. This calculated PM volume was converted to an ADT using a 12% DHV, which is the 2016 ADT calculated above. Project Calculation Method: Formula: Project Trip Generation multiplied by the percent of trips using the intersection divided by sum of Main Street and Minor Street Average Daily Traffic (ADT) plus project trips using mitigation and then multiplied by the cost of the mitigation measure equals the project incremental traffic mitigation fee. See next page for mitigation fee breakdown per Phase. EXHIBIT A-8 Page 6 of 8 ---PAGE BREAK--- PP 12-06 Page 5 of 5 Improvement Site Name & Location Total Units/Units per phase PP Estimate Assessment 5‐Corners Area Roundabout PP 12‐06 Santiago Bridgewater Estates 148 $ 22,850 ‐ Phase 1 33 $ 5,095 Phase 2 20 $ 3,088 Phase 3 21 $ 3,242 Phase 4 26 $ 4,014 Phase 5 26 $ 4,014 Phase 6 22 $ 3,397 S 10th/Clearwater (RT/LT Lanes) PP 12‐06 Santiago Bridgewater Estates 148 $ 4,119 ‐ Phase 1 33 $ 918 Phase 2 20 $ 557 Phase 3 21 $ 584 Phase 4 26 $ 724 Phase 5 26 $ 724 Phase 6 22 $ 612 W Clearwater/Utah Street (Right‐turn Lane) PP 12‐06 Santiago Bridgewater Estates 148 $ 29,227 ‐ Phase 1 33 $ 6,517 Phase 2 20 $ 3,950 Phase 3 21 $ 4,147 Phase 4 26 $ 5,134 Phase 5 26 $ 5,134 Phase 6 22 $ 4,345 EXHIBIT A-8 Page 7 of 8 ---PAGE BREAK--- 1 Wes Romine From: Joe Terpenning Sent: Wednesday, December 19, 2012 1:27 PM To: Wes Romine Subject: Bridgewater Park To: Wes Romine, Development Services From: Joe Terpenning, Kennewick Fire Department Date: 10/26/2012 Re: Bridgewater Park Subdivision The following item shall apply to the proposed development in accordance with Kennewick Municipal Code Chapter 15.30, and the International Fire Code, 2009 Edition: Install fire‐flow (1,000 gpm at 20 psi) and fire hydrants in accordance with IFC appendix B & C, and City standards. . Fire Hydrants shall be installed at intersections and spacing not to exceed 500 feet between hydrants. EXHIBIT A-8 Page 8 of 8 ---PAGE BREAK--- EXHIBIT A-9 Page 1 of 4 ---PAGE BREAK--- EXHIBIT A-9 Page 2 of 4 ---PAGE BREAK--- EXHIBIT A-9 Page 3 of 4 ---PAGE BREAK--- EXHIBIT A-9 Page 4 of 4 ---PAGE BREAK--- Northern , Inc. Consulting Engineers Environmental Scientists Construction Materials Testing 722 N 16th Avenue, Suite 31 2618 W Kennewick Ave 11115 E. Montgomery Ste C 10623 N Government Way 4140 Westcliff Drive 81006 HWY 395 Yakima WA 98902 Kennewick WA 99336 Spokane Valley WA 99206 Hayden ID 83835 Hood River OR 97031 Hermiston OR 97838 509/248-9798 509/734-9320 [PHONE REDACTED] [PHONE REDACTED] 541/387-3387 541/564-0991 509/248-4220 Fax 509/734-9321 Fax [PHONE REDACTED] Fax [PHONE REDACTED] Fax 541/388-3388 Fax Visit our website at www.gnnorthern.com Email: [EMAIL REDACTED] October 12, 2012 GNN Job 212-287 Hayden Homes 2464 SW Glacier Place, Suite 110 Redmond, OR 97756 Attn: Mr. Nathan Machiela, Land Development Manager CC: Mr. Travis Johnson, PE, PLS Engineering Subject: Erosion Hazard Evaluation Report Bridgewater Park Subdivision Kennewick, Washington Reference: GN Northern, Inc., Report of Geotechnical Site Investigation, Bridgewater Subdivision, Northwest of 10th Avenue and The Amon Wasteway, Kennewick, Washington, GNN Job Number 212-287, dated July 30, 2012. Mr. Machiela, As requested, GN Northern has prepared this report to address the suspected risk of erosion hazards for the proposed Bridgewater Park Subdivision project site in Kennewick, WA. According to the City of Kennewick’s Critical Areas Map (KMC 18.62), the eastern portion of the site is mapped as an area of “known or suspected” erosion hazard. According to KMC 18.62.020 Erosion Hazards are those areas identified by the U.S. Department of Agriculture – Natural Resource Conservation Service (USDA- NRCS) as having a “moderate to severe”, “severe”, or “very severe” rill and inter-rill erosion hazards as well as areas with slopes greater than 15%. The Erosion Hazard area mapped on the City’s Critical Areas Map that crosses the eastern portion of the project site is based on the Soil Survey of Benton County Area, Washington prepared by the United States Department of Agriculture – Natural Resource Conservation Service (USDA-NRCS). According to the NRCS, erosion is defined as “the wearing away of the land surface by wind (sandblasting), running water, and other geologic agents, while erosion hazard is the susceptibility to wind or water EXHIBIT A-10 Page 1 of 39 ---PAGE BREAK--- 2 erosion. The Soil Survey describes erosion susceptibility using the terms of slight, moderate, severe, and very severe and indicates that these terms are relative and apply only in relation to other soils of the Benton County Area. Erosion susceptibility from water is based on several factors, including the intensity of rainfall and runoff, soil erodibility, length and steepness of slopes, and surface condition. The erodibility factor of the soils is a measure of the soils resistance to erosion based on its physical characteristics. Typically very fine sand, silt and clay soils are generally more susceptible to erosion than are sand, sandy loam and loam textured soils. The specific Erosion Hazard Area identified on the City’s Critical Areas Map consists of the NRCS soil unit mapped and identified across the eastern portion of the property along the Amon Wasteway as Finley stony sandy loam (FfE; 0 to 30% slopes). These soils are described as well drained with a high capacity to transmit water (1.98 to 5.95 in/hr). Refer to the Soil Survey Map attached to this report for more details. Based on site specific field exploration, observations, and laboratory testing as documented within the referenced geotechnical engineering report prepared by GN Northern, Inc., the surficial soil exposed in the eastern portion of the project site consists primarily of “silty sands” and “gravels”. Evidence based on field observations and review of historic aerial photography indicates that the surface of the eastern portion of the site has been altered by miscellaneous surficial grading operations apparently conducted over a number of years or decades. These apparent grading operations have likely resulted in the reworking and/or removal of the upper finer grained soils mapped by the NCRS creating the predominately sandy soil conditions noted during our field exploration program. Detailed test-pit logs exerted from the referenced geotech report are attached to this report. As noted previously, soil erodibility is only one of several factors affecting the erosion susceptibility. Soil erosion by water also increases with the length and steepness of the site slopes due to the increased velocity of runoff and resulting greater degree of scour and sediment transport. While isolated portions of the Bridgewater Park project site currently include limited areas of relatively steep slopes, the average native slope conditions within the mapped “hazard” area are relatively gentle. Proposed grading for the project will further moderate site slopes to typically less than ten percent. We understand that an erosion EXHIBIT A-10 Page 2 of 39 ---PAGE BREAK--- 3 and sediment control plan and a drainage plan will be prepared by the project civil engineer with the final construction drawings. Based on the findings of our site specific exploration and evaluation of project site soils and surface conditions, it is our professional opinion that there are no erosion hazard critical areas (as defined by KMC 18.62) within the Bridgewater Park subdivision preliminary plat area and that the City’s Critical Areas Map should be updated accordingly. If you have any questions regarding this report, please contact us at [PHONE REDACTED]. GN NORTHERN, INC. Karl A. Harmon, LEG, PE 2013 Attachments: Site & Exploration Map (excerpt), Boring Logs (excerpt), Laboratory Results (excerpt), NRCS Soil Survey GNorthern, Inc. Northern, Inc. Digitally signed by Karl A. Harmon DN: CN = Karl A. Harmon, C = US, O = GN Northern, Inc., OU = GN Northern, Inc. Location: Spokane Valley, WA Date: 2012.10.12 17:02:42 -07'00' EXHIBIT A-10 Page 3 of 39 ---PAGE BREAK--- EXHIBIT A-10 Page 4 of 39 ---PAGE BREAK--- $ $ H,1I # 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 5 of 39 ---PAGE BREAK--- *H1I $ $ ( 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 6 of 39 ---PAGE BREAK--- ( 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 7 of 39 ---PAGE BREAK--- $ $ 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 8 of 39 ---PAGE BREAK--- $ $ H8/I G # 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 9 of 39 ---PAGE BREAK--- $AA9 % # 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 10 of 39 ---PAGE BREAK--- 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 11 of 39 ---PAGE BREAK--- 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 12 of 39 ---PAGE BREAK--- 9 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 13 of 39 ---PAGE BREAK--- 41 G 41 7 ) 7 ) @ $ ! 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 14 of 39 ---PAGE BREAK--- $ $ H/1I ( 11 7 ) 7 ) @ $ & 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 15 of 39 ---PAGE BREAK--- H8-I 41 41 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 16 of 39 ---PAGE BREAK--- $ $ H8-I 41 41 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 17 of 39 ---PAGE BREAK--- $AA9 % 7 ) 7 ) @ $ 4 ' %9 % FA % ) ' G )9 A EXHIBIT A-10 Page 18 of 39 ---PAGE BREAK--- KEY CHART 1 G Yakima &Kennewick WA, Hood River & Hermiston OR RELATIVE DENSITY OR CONSISTENCY VERSUS SPT N-VALUE COARSE-GRAINED SOILS FINE-GRAINED SOILS DENSITY N (BLOWS/FT) FIELD TEST CONSISTENCY N (BLOWS/FT) FIELD TEST 9HU\/RRVH 9HU\6RIW WKXPE /RRVH 6RIW 3HQHWUDWHGRYHUòLQFKE\WKXPEZLWK PRGHUDWHHIIRUW 'HQVH 6WLII 9HU\6WLII 9HU\'HQVH +DUG USCS SOIL CLASSIFICATION MAJOR DIVISIONS GROUP DESCRIPTION :HOOJUDGHGGravel Gravel ZLWKOLWWOHRUQRILQHV 3RRUO\*UDGHGGravel 6LOW\Gravel GravelDQG Gravelly Soils FRDUVH Gravel ZLWK!ILQHV &OD\H\Gravel :HOOJUDGHGSand Sand ZLWKOLWWOHRUQRILQHV 63 3RRUO\JUDGHGSand 60 6LOW\Sand Coarse- Grained Soils SandDQG Sandy Soils !FRDUVH Sand ZLWK!ILQHV &OD\H\Sand Silt /HDQClay SiltDQGClay Fine- Grained Soils SiltDQGClay Highly Organic Soils 37 Peat Top Soil LOG SYMBOLS 2'6SOLW 6SRRQ 637 MODIFIERS MOISTURE CONTENT DESCRIPTION RANGE DESCRIPTION FIELD OBSERVATION 7UDFH /LWWOH 0RLVW 'DPSEXWQRWYLVLEOHZDWHU 6RPH :HW 9LVLEOHIUHHZDWHU MAJOR DIVISIONS WITH GRAIN SIZE SIEVE SIZE GRAIN SIZE (INCHES) *UDYHO 6DQG %RXOGHUV &REEOHV &RDUVH )LQH &RDUVH )LQH 6LOWDQG&OD\ ”2'6SOLW 6SRRQ 6SOLW6SRRQ 16 67 6KHOE\7XEH &RUH5XQ %DJ6DPSOH 79 7RUYDQH 33 15 7DEOH SOIL CLASSIFICATION INCLUDES *URXS1DPH *URXS6\PERO &RORU 3DUWLFOHVL]H LIDSSOLFDEOH 2GRU EXHIBIT A-10 Page 19 of 39 ---PAGE BREAK--- ! + , 2 3 & &5 6 40+"4 8 8/"40834839: - A C .42 $ 40+"4 8 8/"40834839: 03 G 8 'B?496: & $ EXHIBIT A-10 Page 20 of 39 ---PAGE BREAK--- ' 0 0 0, 2 2 1 & & & ? 5 EXHIBIT A-10 Page 21 of 39 ---PAGE BREAK--- ' 0 0 0, 2 2 1 & & & ? 5 EXHIBIT A-10 Page 22 of 39 ---PAGE BREAK--- United States Department of Agriculture A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for Benton County Area, Washington Bridgewater Park Subdivision Natural Resources Conservation Service October 9, 2012 EXHIBIT A-10 Page 23 of 39 ---PAGE BREAK--- Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, or enhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (http://soils.usda.gov/sqi/) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (http://offices.sc.egov.usda.gov/locator/app? agency=nrcs) or your NRCS State Soil Scientist (http://soils.usda.gov/contact/ state_offices/). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Soil Data Mart Web site or the NRCS Web Soil Survey. The Soil Data Mart is the data storage site for the official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require alternative means 2 EXHIBIT A-10 Page 24 of 39 ---PAGE BREAK--- for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and employer. 3 EXHIBIT A-10 Page 25 of 39 ---PAGE BREAK--- Contents Soil Soil Map (Bridgewater Park Map Unit Legend (Bridgewater Park Map Unit Descriptions (Bridgewater Park Benton County Area, EsA—Esquatzel fine sandy loam, 0 to 2 percent FfE—Finley stony fine sandy loam, 0 to 30 percent FnA—Finley fine sandy loam, moderately deep, 0 to 2 percent slopes......11 HeD—Hezel loamy fine sand, 2 to 15 percent HeE—Hezel loamy fine sand, 0 to 30 percent WdD—Warden silt loam, 8 to 15 percent WfB2—Warden very fine sandy loam, 2 to 8 percent slopes, eroded.........14 4 EXHIBIT A-10 Page 26 of 39 ---PAGE BREAK--- Soil Map The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each map unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 5 EXHIBIT A-10 Page 27 of 39 ---PAGE BREAK--- Amon Wasteway 10th Ave Clodfelter Rd Clearwater Ave Hildebrand Rd HeD FfE HeE FnA WdD WfB2 WfB2 EsA 326400 326400 326500 326500 326600 326600 326700 326700 326800 326800 326900 326900 327000 327000 5118700 5118700 5118800 5118800 5118900 5118900 5119000 5119000 5119100 5119100 5119200 5119200 5119300 5119300 5119400 5119400 5119500 5119500 0 300 600 900 150 Feet 0 70 140 210 35 Meters m 46° 12' 26'' 119° 14' 33'' 46° 11' 58'' 119° 14' 32'' 46° 11' 57'' 46° 12' 25'' 119° 15' 119° 15' Map Scale: 1:4,120 if printed on A size (8.5" x 11") sheet. Custom Soil Resource Report Soil Map (Bridgewater Park Subdivision) EXHIBIT A-10 Page 28 of 39 ---PAGE BREAK--- MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Units Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Gully Short Steep Slope Other Political Features Cities Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Map Scale: 1:4,120 if printed on A size (8.5" × 11") sheet. The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for accurate map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: http://websoilsurvey.nrcs.usda.gov Coordinate System: UTM Zone 11N NAD83 This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Benton County Area, Washington Survey Area Data: Version 8, Jun 22, 2012 Date(s) aerial images were photographed: 7/1/2006 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Custom Soil Resource Report EXHIBIT A-10 Page 29 of 39 ---PAGE BREAK--- Map Unit Legend (Bridgewater Park Subdivision) Benton County Area, Washington (WA605) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI EsA Esquatzel fine sandy loam, 0 to 2 percent slopes 0.1 0.1% FfE Finley stony fine sandy loam, 0 to 30 percent slopes 26.7 30.6% FnA Finley fine sandy loam, moderately deep, 0 to 2 percent slopes 2.9 3.3% HeD Hezel loamy fine sand, 2 to 15 percent slopes 46.8 53.5% HeE Hezel loamy fine sand, 0 to 30 percent slopes 4.2 4.8% WdD Warden silt loam, 8 to 15 percent slopes 3.0 3.5% WfB2 Warden very fine sandy loam, 2 to 8 percent slopes, eroded 3.7 4.3% Totals for Area of Interest 87.4 100.0% Map Unit Descriptions (Bridgewater Park Subdivision) The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with Custom Soil Resource Report 8 EXHIBIT A-10 Page 30 of 39 ---PAGE BREAK--- some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha- Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example. Custom Soil Resource Report 9 EXHIBIT A-10 Page 31 of 39 ---PAGE BREAK--- Benton County Area, Washington EsA—Esquatzel fine sandy loam, 0 to 2 percent slopes Map Unit Setting Elevation: 300 to 2,900 feet Mean annual precipitation: 6 to 12 inches Mean annual air temperature: 48 to 54 degrees F Frost-free period: 130 to 200 days Map Unit Composition Esquatzel and similar soils: 90 percent Description of Esquatzel Setting Landform: Flood plains Parent material: Alluvium Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 5 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: High (about 11.8 inches) Interpretive groups Land capability classification (irrigated): 2e Land capability (nonirrigated): 3e Typical profile 0 to 11 inches: Fine sandy loam 11 to 44 inches: Silt loam 44 to 60 inches: Stratified very fine sandy loam to silt loam FfE—Finley stony fine sandy loam, 0 to 30 percent slopes Map Unit Setting Elevation: 300 to 1,500 feet Mean annual precipitation: 6 to 9 inches Mean annual air temperature: 48 to 50 degrees F Frost-free period: 135 to 180 days Map Unit Composition Finley and similar soils: 90 percent Custom Soil Resource Report 10 EXHIBIT A-10 Page 32 of 39 ---PAGE BREAK--- Description of Finley Setting Landform: Terraces, flood plains Parent material: Alluvium Properties and qualities Slope: 0 to 30 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 5.95 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 20 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: Low (about 4.2 inches) Interpretive groups Land capability classification (irrigated): 6e Land capability (nonirrigated): 7s Ecological site: SANDY 6-10 PZ (R007XY501WA) Typical profile 0 to 3 inches: Stony fine sandy loam 3 to 13 inches: Fine sandy loam 13 to 28 inches: Very gravelly loam 28 to 60 inches: Extremely cobbly loamy sand FnA—Finley fine sandy loam, moderately deep, 0 to 2 percent slopes Map Unit Setting Elevation: 300 to 1,800 feet Mean annual precipitation: 6 to 10 inches Mean annual air temperature: 48 to 50 degrees F Frost-free period: 135 to 180 days Map Unit Composition Finley and similar soils: 100 percent Description of Finley Setting Landform: Terraces Parent material: Alluvium Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 5.95 in/hr) Depth to water table: More than 80 inches Custom Soil Resource Report 11 EXHIBIT A-10 Page 33 of 39 ---PAGE BREAK--- Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 20 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: Low (about 4.3 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability (nonirrigated): 6e Typical profile 0 to 3 inches: Fine sandy loam 3 to 13 inches: Fine sandy loam 13 to 28 inches: Very gravelly loam 28 to 60 inches: Extremely gravelly sand HeD—Hezel loamy fine sand, 2 to 15 percent slopes Map Unit Setting Elevation: 400 to 2,500 feet Mean annual precipitation: 6 to 10 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 150 to 200 days Map Unit Composition Hezel and similar soils: 100 percent Description of Hezel Setting Landform: Terraces Parent material: Eolian sands over silty lacustrine deposits Properties and qualities Slope: 2 to 15 percent Depth to restrictive feature: More than 80 inches Drainage class: Somewhat excessively drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 20 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: High (about 9.1 inches) Interpretive groups Land capability classification (irrigated): 4e Land capability (nonirrigated): 6e Typical profile 0 to 3 inches: Loamy fine sand 3 to 16 inches: Loamy fine sand Custom Soil Resource Report 12 EXHIBIT A-10 Page 34 of 39 ---PAGE BREAK--- 16 to 60 inches: Stratified fine sandy loam to silt loam HeE—Hezel loamy fine sand, 0 to 30 percent slopes Map Unit Setting Elevation: 400 to 2,500 feet Mean annual precipitation: 6 to 10 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 150 to 200 days Map Unit Composition Hezel and similar soils: 100 percent Description of Hezel Setting Landform: Terraces Parent material: Eolian sands over silty lacustrine deposits Properties and qualities Slope: 0 to 30 percent Depth to restrictive feature: More than 80 inches Drainage class: Somewhat excessively drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 20 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: High (about 9.1 inches) Interpretive groups Land capability classification (irrigated): 6e Land capability (nonirrigated): 7s Ecological site: SANDS 6-10 PZ (R007XY502WA) Typical profile 0 to 3 inches: Loamy fine sand 3 to 16 inches: Loamy fine sand 16 to 60 inches: Stratified fine sandy loam to silt loam WdD—Warden silt loam, 8 to 15 percent slopes Map Unit Setting Elevation: 600 to 1,300 feet Mean annual precipitation: 6 to 9 inches Mean annual air temperature: 48 to 52 degrees F Custom Soil Resource Report 13 EXHIBIT A-10 Page 35 of 39 ---PAGE BREAK--- Frost-free period: 135 to 200 days Map Unit Composition Warden and similar soils: 100 percent Description of Warden Setting Landform: Terraces Parent material: Loess over lacustrine deposits Properties and qualities Slope: 8 to 15 percent Depth to restrictive feature: More than 80 inches Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 30 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: High (about 11.8 inches) Interpretive groups Land capability classification (irrigated): 4e Land capability (nonirrigated): 6e Typical profile 0 to 9 inches: Silt loam 9 to 19 inches: Silt loam 19 to 60 inches: Stratified very fine sandy loam to silt loam WfB2—Warden very fine sandy loam, 2 to 8 percent slopes, eroded Map Unit Setting Elevation: 600 to 1,300 feet Mean annual precipitation: 6 to 9 inches Mean annual air temperature: 48 to 52 degrees F Frost-free period: 135 to 200 days Map Unit Composition Warden and similar soils: 100 percent Description of Warden Setting Landform: Terraces Parent material: Loess over lacustrine deposits Properties and qualities Slope: 2 to 8 percent Depth to restrictive feature: More than 80 inches Custom Soil Resource Report 14 EXHIBIT A-10 Page 36 of 39 ---PAGE BREAK--- Drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum content: 30 percent Maximum salinity: Nonsaline (0.0 to 2.0 mmhos/cm) Available water capacity: High (about 11.5 inches) Interpretive groups Land capability classification (irrigated): 3e Land capability (nonirrigated): 6e Typical profile 0 to 4 inches: Very fine sandy loam 4 to 14 inches: Silt loam 14 to 60 inches: Stratified very fine sandy loam to silt loam Custom Soil Resource Report 15 EXHIBIT A-10 Page 37 of 39 ---PAGE BREAK--- References American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service FWS/OBS-79/31. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. http://soils.usda.gov/ Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S. Department of Agriculture Handbook 436. http://soils.usda.gov/ Soil Survey Staff. 2006. Keys to soil taxonomy. 10th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http://soils.usda.gov/ Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section. United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1. United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://soils.usda.gov/ United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.glti.nrcs.usda.gov/ United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430-VI. http://soils.usda.gov/ United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http://soils.usda.gov/ 16 EXHIBIT A-10 Page 38 of 39 ---PAGE BREAK--- United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. Custom Soil Resource Report 17 EXHIBIT A-10 Page 39 of 39 ---PAGE BREAK--- EXHIBIT A-11 Page 1 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 2 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 3 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 4 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 5 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 6 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 7 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 8 of 9 ---PAGE BREAK--- EXHIBIT A-11 Page 9 of 9