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EXHIBIT 1 Page 1 of 6 Staff Report Date: October 29, 2015 Public Hearing Date and Location: November 9, 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 15-04 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on two parcels that totals 38.28 acres in size, proposed to be divided into 84 lots for single family homes. The site currently has an orchard with buildings and a residence. Proposal Location: 8523 W. 10th Avenue, south of 10th Avenue along Montana Street, Parcel Nos. 1-0789-2000-0003-003 & 1-0789-2000-0003-005 Legal Description: Parcel A: That portion of the Northwest quarter of Section 7, Township 8 North, Range 29, East, W.M., Benton County, Washington, lying North of the centerline Kennewick Irrigation District Highland Feeder Canal and lying West of the following described line: Commencing at the Northeast corner of said Northwest quarter; thence North 83°00’08” West, along the North line of said Northwest quarter, for 1634.82 feet to the True Point of Beginning of said described line; thence South 06°59’52” West for 415.00 feet; thence South 04°01’53” East for 382.08 feet to the centerline of said canal and the terminus of said line; EXCEPT the North 40 feet thereof for West 10th Avenue; AND EXCEPT any portion conveyed in deed recorded under Auditor’s File No. 2014-020770; AND EXCEPT any portion conveyed in deed recorded under Auditor’s File No. 2015-001316; COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 15-04/PLN-2015-02833 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 6 AND EXCEPT any portion lying north of West 10th Avenue. Parcel B: That portion of the Northwest quarter of Section 7, Township 8 North, Range 29 East, W.M., Benton County, Washington described as lying north of the centerline of the Kennewick Irrigation District Highland Feeder Canal right of way and lying east of the following described line: Commencing at the Northeast corner of said Northwest quarter; thence North 83°00’08” West, along the North line of said Northwest quarter for 1634.82 feet to the true point of beginning of said described line; thence South 06°59’52” West for 415.00 feet; thence South 4°01’53” East for 382.08 feet to the centerline of said Canal and the terminus of said line; Except the North 40 feet thereof for West 10th Avenue; (Parcel is shown on Record Survey No. 3220 recorded under Auditor’s File No. 2003-036082) Property Owner: Hansen Park LLC, Ryan Pratt 8705 W. 3rd Avenue Kennewick, WA 99336 Applicant: J-U-B Engineering, Inc. c/o Justin Baerlocher 2810 W. Clearwater Avenue, Suite 201 Kennewick, WA 99336 Engineer: J-U-B Engineering, Inc. c/o Paul Inwards, P.E. 2810 W. Clearwater Avenue, Suite 201 Kennewick, WA 99336 Surveyor: J-U-B Engineering, Inc. c/o John Shea, P.L.S 2810 W. Clearwater Avenue, Suite 201 Kennewick, WA 99336 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 N/A Application Submittal August 17, 2015 Determination of Completeness Issued August 17, 2015 Notice of Application Mailed August 20, 2015 Property Posting Sign October 15, 2015 City Department Review Meeting N/A SEPA Threshold Determination Issued October 14, 2015 ---PAGE BREAK--- EXHIBIT 1 Page 3 of 6 Date of Published Notice of Public Hearing October 25, 2015 Date of Mailed Notice of Public Hearing October 21, 2015 SEPA Appeal Period Ends October 29, 2015 Public Hearing Date November 9, 2015 Exhibits: 1. Staff Report 2. Application 3. Notice of Public Hearing, 300-ft. mailing list, and mailing affidavit 4. Vicinity Map 5. Preliminary Plat 6. SEPA Determination 7. Memorandum from Joe Terpenning, City of Kennewick Deputy Fire Marshal, dated 901/15 8. Memorandum from John Deskins, City of Kennewick Traffic Engineer, dated 10/08/15 9. Memorandum from Fernando Garcia, City of Kennewick Utility Coordinator, dated 9/17/15 10. Email from Ken Klander, Benton PUD Distribution Design Tech 1, dated 8/26/15 11. Letter from Jason McShane, P.E. Kennewick Irrigation District Engineering/Operations Manager, dated 9/15/15 12. Letter from Doug Carl, Kennewick School District Capital Projects Director, dated 10/19/2015 13. Plat map showing City of Kennewick GIS Department comments 14. The Ridge at Hansen Park Townhomes Trip Generation and Distribution Letter, Spencer Montgomery, Transportation Planner, J-U-B Engineers, dated 10/05/15 15. Memorandum from Thomas Woods, City of Kennewick Plans Examiner, dated 8/18/2015 16. Letter from the Bonneville Power Administration, Joseph E. Cottrell II, Field Realty Specialist, dated 9/03/15 17. Letter from the State of Washington Department of Ecology, Gwen Clear, Environmental Review Coordinator, dated 8/31/15 18. Letter from the Washington State Department of Transportation, Paul Gonseth, P.E., Planning Engineer, dated 9/03/15 19. Excerpt of Development Agreement between the City of Kennewick and Hansen Park, LLC recorded 11/13/15 Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 15-04) is a request for the subdivision of 38.28 acres into 84 lot single family lots. The lots range in size from 9,285 square feet to 12,259 square feet. The project is generally located at 8523 W. 10th Avenue. Access to the site is via W. 10th Avenue. The site has a Comprehensive Plan Land-Use Designation of Low Density Residential and is zoned Residential Low Density (RL). Additionally, the City of Kennewick’s Single-Family Residential Design Standards apply to this project. ---PAGE BREAK--- EXHIBIT 1 Page 4 of 6 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: The proposed development is part of the adopted Hansen Park Sub-Area Plan. Originally, the sub-area plan called for the property to have an elementary school with low and medium density residential on-site. The subject parcels were annexed into the City in December of 2002 pursuant to Ordinances 4076 and 4089. Current zoning for the property was established in July of 2003 and October of 2013 pursuant to Ordinances 4089 and 5519. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Low Density (RL) zoning district has a minimum lot size requirement of 7,500 square feet and no minimum density or maximum density requirement. The smallest lot proposed in the development is 9,285 square feet and the largest lot proposed is 20, 259 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 concurs with the results of the submitted Trip Generation & Distribution letter, see Exhibit 8. Storm Water: 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, see Exhibit 9. The applicant has proposed Tracts F and I to be storm water detention basins within the boundaries of the plat. Streets & Utilities: The following is only a portion of the comments provide in Exhibit 9: 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 adjoining a fence per City of Kennewick detail 2-10 sheet 1 of 8. Install a 24-inch ductile iron water main starting at the street intersection of W 10th Avenue and S Montana Street and connect to the existing 24-inch water main supplying Zone 3 reservoir per City of Kennewick Record drawing F2060. The existing 12-inch water main shall remain in service until the new 24-inch water main is placed, pressure tested and health sample approved. A comprehensive sewer plan needs to be approved by the City for the entire plat prior to approval of Phase 1 construction plans. The comprehensive plan can be submitted with the preliminary civil plan review. ---PAGE BREAK--- EXHIBIT 1 Page 5 of 6 Parks: As part of the Hansen Park Development, Hansen Park, LLC entered into a Development Agreement with the City of Kennewick. A requirement of the development agreement is that Hansen Park, LLC dedicates a minimum of 25 acres for a community park and that the park dedication shall relieve Hansen Park, LLC of any park impact fees required by the City, see Exhibit 19. Critical Areas: There are no critical areas that have been identified on the site. Schools: The boundary schools for the proposed development are Ridge View Elementary (Bussing Zone), Desert Hills Middle School (Bussing Zone) and Kamiakin High School (Bussing Zone). Surrounding Property: The surrounding property to the west and north is zoned RL and the property to the east and south is in Unincorporated Benton County. Staff Comment: It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties due to the single family residences that are adjacent to the proposal. 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 in the Residential Low Density (RL) zoning district. The subject property can be served by City utilities and services. 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 complies with development standards for Residential Low Density (RL) zoning district. 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 RL zone does not have a minimum or maximum density requirement. The proposed development will create 84 single-family residential lots. ---PAGE BREAK--- EXHIBIT 1 Page 6 of 6 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. 10th Avenue and Columbia Center Boulevard. 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 is part of the entire Hansen Park Development which includes the development of parks, schools, new infrastructure and pedestrian opportunities. 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 the site. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 15-04 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 October 8, 2015 (Exhibit 5. Comply with Public Works memorandum dated September 17, 2015 (Exhibit 6. Comply with Kennewick Irrigation District letter dated September 15, 2015 (Exhibit11). 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. The Preliminary Plat (PP 15-04) 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]