Document Kennewick_doc_3db89dad84

ECONOMIC DEVELOPMENT/PLANNING DEPARTMENT PO BOX 6108 ▪ 210 W. 6 TH AVENUE, KENNEWICK, WA 99336 PHONE: (509) 585-4558 FAX: (509) 585-4442 CITY OF KENNEWICK HEARING EXAMINER Sharon Rice, Hearing Examiner AGENDA MONDAY, SEPTEMBER 12, 2011 @6:00 PM KENNEWICK CITY HALL, COUNCIL CHAMBER 210 W. 6TH AVE, KENNEWICK, WA 99336 I. CALL TO ORDER II. PROCEDURAL INFORMATION III. PUBLIC HEARING A. A preliminary plat (PP 11-02) for a 19 lot subdivision on an approximately 4.93 acre parcel located at 2628 S. Rainier St, north of W. 27th Ave and west of S. Olympia St. B. A preliminary plat (PP 11-04) for a 110 lot subdivision on an approximately 27.5 acre parcel located between Grandridge Blvd and N. Pittsburgh St, north of W. Klamath Ave. IV. ADJOURN ---PAGE BREAK--- EXHIBIT A-1 Page 1 of 6 Staff Report Date: September 5, 2011 Public Hearing Date and Location: September 12, 2011, 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 11-02 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a 19 lot subdivision on an approximately 4.93 acre parcel. Proposal Location: 2628 S. Rainier Street, north of W. 27th Avenue west of S. Olympia Street. Parcel #111894020074001 Legal Description: DESCRIPTION PARCEL 111894020074001 Tract 74, The Highlands Plat C, according to the Plat thereof recorded in Volume 2 of Plats, Page 31, records OF BENTON COUNTY, WASHINGTON, EXCEPT portion described as follows: Beginning at the Southeast corner of the Southeast quarter of the Southwest quarter of the Southeast quarter of Section 11, Township 8 North, Range 29 East, W.M.; thence South 89°02' West, along South Line of said subdivision a distance of 667.35 feet; thence North 00°20' East a distance of 332.23 feet; thence North 89°06' East a distance of 667.18 feet; thence South 00°19' West a distance of 331.40 feet to the point of beginning. Property Owner: Brad Beauchamp 3411 W. Canyon Lakes Drive Kennewick, Washington 99337 Applicant: Brad Beauchamp 3411 W. Canyon Lakes Drive Kennewick, Washington 99337 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 11-02/PLN-2011-01633 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 6 Surveyor: Richard S. Russum Worley Surveying Service, Inc. P.S. P.O. Box 6132 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 PP Key Application Processing Dates: Pre-Application/Feasibility Meeting NA Application Submittal May 11, 2011 Determination of Completeness Issued May 11, 2011 Notice of Application Mailed April 19, 2011 Property Posting Sign May 11, 2011 City Department Review Meeting May 25, 2011 SEPA Threshold Determination Issued June 10, 2011 Date of Published Notice of Public Hearing August 28, 2011 Date of Mailed Notice of Public Hearing August 24, 2011 SEPA Appeal Period Ends July 1, 2011 Public Hearing Date September 12, 2011 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 SEPA Determination A-7 City Department and Outside Agency Comments Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 11-02) is a request for a 19 lot subdivision located at 2628 S. Rainier Street on a 4.93 acre parcel (parcel no. 111894020074001). The project is located north of W. 27th Avenue and west of S. Olympia Street on Rainier Street. The site topography is generally flat with slopes being approximately 1% - 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 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 completed or bonding for incomplete work is required prior the final plat approval. ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 6 Property History: 1. The subject parcel was annexed into the City in August of 1985 (Ord. No. 2917) with an Agriculture (A-1) zoning designation. 2. In October of 2005 the zoning was changed to Residential Suburban (RS) (Ord. No. 5112). 3. August 16, 2011 Council approved a change of zone from Residential Suburban (RS) to Residential Low Density (RL) (Ord. No. 5364). Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Low Density (RL) zoning district requires a minimum density of 3 units per acre and a maximum density of 4 units per acre. The proposed density for the 4.93 acre parcel is 3.85 units per acre. The RL zoning district requires a minimum lot size of 7,500 square feet. The smallest lot is proposed to be 7,651 square feet, the largest lot 17,892 square feet and the average lot size is proposed to be 9,968 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 stated that the location where the proposed new street accesses S. Rainier Street is acceptable and Lots #11 and Lot #19 with the existing house can be accessed off of S. Rainier Street. He has also stated the existing streets can handle the additional traffic created from the proposed subdivision and the project meets Concurrency for Transportation. 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 for approval. 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.). The applicant will be required to improve the half of S. Rainier Street fronting the proposed plat to City standard which will include dedication of 10-feet of right of way, extending asphalt to a 38-foot street and continuing the sidewalk along S. Rainier Street. The applicant will also be responsible for construction of the new street within the proposed plat to City Standards detail 2-1, sheet 2 of 4. An existing 8-inch sewer line is available from 25th Avenue or 27th Avenue. The developer will be required to extend the existing sewer main to serve the proposed subdivision. An existing 6-inch waterline is available from the west side of Rainier Street. The developer will be required to extend the water line to serve the proposed subdivision. ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 6 Per the comment letter received from the Benton-Franklin Health District dated May 20, 2011, lot #19 with the existing dwelling and sewage system does not meet the minimum gross and usable land area requirements for lots utilizing an onsite sewage disposal system. Prior to final plat the existing dwelling will be required to connect to the City of Kennewick sanitary sewer. Per KMC 17.20.010(2)(c)(i), “A residential development that is served by a single access road over six hundred feet (600’) in length that serves more than 16 dwelling units and each lot is less than one acre in size, must have a second entry street”. The proposed new street is approximately 660-feet in length, however the City’s traffic engineer has allowed Lots #11, and #19 to be accessed off of S. Rainier Street which leaves 16 lots accessed off the proposed new street. Parks: Based on the City’s “Park Fee Determination Process” form, which uses land value and density of living units for the calculation it has been determined that for the 18 additional dwelling units, the applicant will be required to pay $15,052.51 to mitigate impacts on park zone 2E (Zintel). (Per KMC 17.100.010) Park fees will be collected prior to final plat approval. Common Area Maintenance: Lots #13, #14, #17, and #18 are proposed to be accessed by a 20-foot shared access easement. Per page 15 of the City’s Single Family Residential Design Standards, up to two adjoining lots can be created without public street frontage. However, the private shared access shall be maintained by the Homeowners Association or by the adjoining property owners and a minimum of four off street parking stalls are required for each dwelling unit. Prior to final plat a copy of a recorded maintenance agreement will be required. Schools: Per a memo from Doug Carl of the Kennewick School District dated August 8, 2011, the schools that will serve the subdivision are Canyon View Elementary, Horse Heaven Hills Middle School and Southridge High School. Canyon View Elementary and Horse Heaven Hills Middle School are in a walk zone and students living in the proposed subdivision will be bused to Southridge High School. A new sidewalk will be required where the proposed subdivision abuts S. Rainier Street. There is an existing sidewalk on the east side of S. Rainier Street which connects to W. 27th Avenue and provides a link to continuous sidewalks that access both Canyon View Elementary and Horse Heaven Hills Middle Schools. Surrounding Property: To the north, east and west of the subject plat area is Residential Low Density (RL) zoned property. The parcels immediately to the south are zoned Residential Suburban (RS), however the majority of the property in the area is zoned RL. The recent change of zone to RL for the proposed plat area and size of proposed lots is similar to the existing surrounding neighborhood. It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 6 Provisions for Public Health, Safety, and Welfare: Based on the above information it is Staff’s opinion that with approval of the Preliminary Plat, appropriate provisions will be made for the 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 shall consider all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Single-Family housing is a permitted use within Residential Low Density (RL) zoning and Low Density Residential land use. 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 area.” Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use and development standards for Residential Low (RL) 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 3.85 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water is currently available at S. Rainier Street and sewer is available at W. 25th and W. 27th Avenues. 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.” ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 6 The City of Kennewick hereby RECOMMENDS that Preliminary Plat 11-02 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. Provide a recorded copy of a maintenance agreement with a Homeowners Association or adjacent property owners for maintenance of the private shared access for lots #13, #14, #17, and #18 prior to final plat approval. 3. Prior to final plat approval the existing dwelling on Lot #19 must be connected to the City of Kennewick sanitary sewer. 4. All fees required by the City shall be paid prior to the approval of the final plat. 5. Development shall be in conformance with the plat drawing date stamped May 11, 2011, Exhibit A-5. 6. Comply with the Public Works memorandum dated May 25, 2011 (Exhibit A-7). 7. Comply with Traffic Engineer memorandum dated August 24, 2011 (Exhibit A-7). 8. A separate permit is required from the Department of Public Works prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions. 9. Dedicate 10-feet of right of way along Rainier Street adjacent to the proposed plat, extend asphalt to end up with 38-foot street using the existing top of curb elevations on the east side of Rainier street and continuing the sidewalk that exists on the north side of the proposed subdivision. 10. Prior to final plat street and utility work must be completed or provide a cost estimate for incomplete work for approval by the City Engineer and bond for the approved amount. 11. Comply with Kennewick Irrigation District dated June 2, 2011. 12. Comply with Benton PUD comments dated May 25, 2011. 13. Provide emergency vehicle access easements on new private streets. 14. Install fire hydrants and looped water mains in accordance with City engineering standards. Fire hydrants shall be installed at intersections and maximum 500-foot spacing. 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 $15,052.51 for impacts to Park Planning Zone 2E (Zintel). Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- ?p tl - ÒL f ftil -4otl-.ô tb73 City Of Kennewick Preliminary Plat Application 4-'/l - / / K Date: Name Or Number Of Plat: General Location: Parent Parcel Numbers: Applicant Name. Address: City, State, Zip: Phone Number. Owner's Name: Address: City, State, Zip: Surveyor's Name: Address: City, State, Zip: Engineer's Name: Address: tilt ( ( / f V 7 r/ farT City, State, Zip: Area Of Plat: Min. Lot Size: 7L, Proposed Land Use: l¿ ç"r/¿tru/'/" / Well_ Septic Yes Yes { Private No City PAID S'tt-¡nø Plat Will Be Served By: (Check hich Apply) Telephone Co: Veriz Other Water System: Sewer System: Natural Gas: Cable Tv: EXHIBIT A-2 Page 1 of 2 ---PAGE BREAK--- I certify that the information given above is true and complete to the best of my knowledge. SIGNATURE OF APPLICANT: This preliminary plat is being submitted wi SIGNATURE OF OWNER: Received by: _SEPA Ghecklist _ESA Supplement _Aff¡davidt of Posting _Ownership Report _Receipt No. _File No. Date: _ Fee paid: EXHIBIT A-2 Page 2 of 2 ---PAGE BREAK--- NOTIFICATION OF MAILING for to as shown on the attached list. Mailed copies of ---PAGE BREAK--- PP 11-O2IPLN-2011-01633 37 37 COZI''.O3IPLN.2O11.OI634 BRAD BEAUCHAMP RICHARD S RUSSUM 2628 S RAINIER ST 3411W CANYON LAKES DR WORLEY SURVEYING 3OO' LIST & LABELS KENNEWICK WA 99337 121 S ELY ST KENNEWICK WA 99336 37 LYLE W. CORNISH FRANCES M CORNISH 11904 W 24TH AVE KENNEWICK WA 99337 37 ROB MACKENSTADT NANCY MACKENSTADT 1808 W 24TH AVE KENNEWICK WA 99337 37 MICHAEL L CLARK DOROTHY L CLARK 1804W 24rH AVE KENNEWICK WA 99337 37 SCOTT C CONRAD KELLI K CONRAD llorw 24" AvE KENNEWICK WA 99337 CLARK B BARTON KELLY L BARTON i71o w 24'n PL KENNEWICK WA 99337 37 CLAUDETTE A GANNON 1706 w 2st" AVE KENNEWICK, WA 99337 37 MARCI MILLER-PILSBURY I 7os w 25tt AVE KENNEWICK. WA 99337 37 KENNETH C BOWER MELANIE A BOWER i9o2 w 24" AvE KENNEWICK WA 99337 37 TONI B DAHLIN 1806 w 24" AvE KENNEWICK WA 99337 37 LORIN G CARRELL LINDA K CARRELL 1802 w 24" AvE KENNEWICK WA 99337 37 NANCY C JAMES LAWRENCE TOBIN 8610 EAST RED OAK DR SPOKANE WA 99217 27 MATTHEW A LIHOSIT EDWINA RITTENBERG 1716w 24-^ PL KENNEWICK WA 99337 37 DUANE & JANELL INMAN I 7oo w 2srH AVE KENNEWICK, WA 99337 37 DAVID & KAY HADLEY i7o1 w 2stt AVE KENNEWICK. WA 99337 37 37 37 CHARLES & ALLISON COOK SHERRI M MANZANAREZ KELLY FARRINGTON 1709 w 24'^ pL 1701 w 24" pL 1712w 2stn AVE KENNEWICK, WA 99337 KENNEWICK, WA 99337 KENNEWICK, WA 99337 37 DANIEL D DENNIS SUSAN M DENNIS 3010 ROAD 101 PASCO WA 99301 37 ERIC LEAVELL 5407 E FRENCH GULCH RD COEUR D'ALENE ID 83814 37 ROBERT N DEVERS JANICE M DEVERS 1713 w 24'^ AvE KENNEWICK WA 99337 .1,7 KEVIN JAY OLSEN MARIE OLSEN 17oo w 24" PL KENNEWICK WA 99337 37 KEN HENDERSON i7i5w 24'^ PL KENNEWICK WA 99337 37 KATHY J SCHNEIDER 1711w 2s-t AVE KENNEWICK, WA 99337 37 JOSE CORIA RAMIREZ & CANDELARIA MURILLO i 7o3 w 2stt AVE KENNEWICK, WA 99337 37 37 37 STEVEN & MARLENE VANDECAR ANDREW & KELLY BRANDT SCOTT E REINCKE 1707w 2stt pL 1z1gw 25tt pL 1712w 25tt pL KENNEWICK, WA 99337 KENNEWICK, WA 99337 KENNEWICK, WA 99337 ---PAGE BREAK--- 37 DAVID W OHLEMEIER 1Ti6w 2stn PL KENNEWICK, WA 99337 37 DANIEL & LORENE LEARY 2636 S RAINIER ST KENNEWICK, WA 99337 37 DAVID H STARKE lB'r8 w 27" AvE KENNEWICK, WA 99337 37 JEFF & CHRISTY RODDA 1904 w 27" AvE KENNEWICK, WA 99337 37 MITCHELL RAUSCH 2663 S TACOMA ST KENNEWICK, WA 99337 37 STEVEN & ELLA DEMERS 2401 S TACOMA ST KENNEWICK, WA 99337 MARTINEZ 9324w tgtt AVE #t26 KENNEWICK, WA 99338 SILVERNAIL 1708 w 2s-t PL KENNEWICK, WA 99337 37 MICHAEL J IRBY 2642 S RAINIER ST KENNEWICK, WA 99337 37 LEROY T NOGA 2301 RIVERSIDE DR WEST RICHLAND, WA 99353 37 ERNESTINA MORALES 19'rB w 2rffi AvE KENNEWICK, WA 99337 37 TOSHI RAUSCH 2551 S TACOMA ST KENNEWICK, WA 99337 37 STEVE ALEXANDER 2339 S TACOMA ST KENNEWIGK, WA 99336 2438 S TACOMA ST KENNEWICK. WA 99337 1702w 2stn PL KENNEWICK, WA 99337 37 MIGUEL & ALICIA FERNANDEZ 2648 S RAINIER ST KENNEWICK, WA 99337 37 CHASE HOME FINANCE 3415 VISION DR COLUMBUS. OH 43219 37 ROSEANNE DOOLEY 2675 S TACOMA ST KENNEWICK, WA 99337 37 WILLIAM J MIDDLEMAS 2549 S TACOMA ST KENNEWICK. WA 99337 37 DENNIS D MITCHELL 2337 S TACOMA ST KENNEWICK, WA 99337 37 DAVID D BOONE 1gr1os E 2stt AVE KENNEWICK. WA 99337 37 37 ALISON DENCHEL & MICHAEL DAVID & SARAH MCCLAIN 37 37 37 DALE ANDERSON & MARJORIE BALTAZAR & NANCY MANIBOG DONALD & JEAN PLUCKER POLIQUIN 2425 S TACOMA ST 2413 S TACOMA ST 2537 S TACOMA ST KENNEWICK, WA 99337 KENNEWICK. WA 99337 KENNEWICK, WA 99337 37 37 37 MICHAEL & DORIS PETERSON LANA L VANHOLLEBEKE CATHERINE E HELTEN 2338 s rAcoMA sr 2001 w 24'^ AvE 2414 s TACoMA sr KENNEWICK, WA 99337 KENNEWICK, WA 99337 KENNEWICK, WA 99337 37 37 DIEGO BARRERA & TERESA SHERRI E RICHARDSON 37 37 37 MARK ARREOLA & LAURIE RICARDO BASTIAN-GONZALEZ & ALBERT & DEBRA TICKNOR JR WILLIAMS JENNIFER BASTIAN-SIMPSON 2561 S UNDERWOOD ST 25s2 s rAcoMA sr 2003 w 26rH AVE KENNEWIcK. wA 99337 KENNEWICK, WA 99337 KENNEWICK. WA 99337 ---PAGE BREAK--- 37 CRAIG S COOK 2559 S UNDERWOOD ST KENNEWICK, WA 99337 37 DUANE & KATHERINE DAVIDSON 2OO5 W 24TH AVE KENNEWICK, WA 99337 37 MARK A RHODES 2547 S UNDERWOOD ST KENNEWICK, WA 99337 27 DUANE & BEVERLY RABE 2539 S UNDERWOOD ST KENNEWICK, WA 99337 ---PAGE BREAK--- K NOTICE OF APPLICATION Map on Back Proposal: An application for a preliminary plat has been submitted by Brad Beauchamp (3411 W. Canyon Lakes Drive, Kennewick, WA 99337). The site is located a12628 S. Rainier Street, north of W.27'Avenue, between W. 27h Avenue and west of S. Olympia Street. The site consists of approximately 4.93 acres and is proposed to be divided into nineteen (19) single family lots. The smallest lot size is 7,651 square feet and the largest lot size is 17,892 square feet. The average lot size is 9,968 square feet. The site is currently zoned Residential Low Density District (RL), and is subject to the single-family design standards. The Comprehensive Plan designation is Low Density Residential. The file number is PP 11-02. Open Record Hearing: The City of Kennewick Hearing Examiner will conduct an open record hearing at 6:00 p.m. on September 12,2011in the Council Chambers in Kennewick City Hall at21O W. 6h Avenue, Kennewick, WA 99336. Testimony will be taken at this meeting. The Hearing Examiner is expected to make a decision following this meeting. Public Comment Period: You may submit comments at any time until August 30,2011, before 4:30 p.m. Comments submitted on or before August 30,2011 will be included in the Hearing Examiner's meeting packet. lf you have questions on the proposal, contact Wes Romine, Development Services Manager at (509) 5854558 or via e-mail at [EMAIL REDACTED]. Environmental Documents and/or Studies Applicable to this Study: Environmental Determination No. 11-12. A Mitigated Determination of Non-Significance was issued for this project on June 10, 2011. The time for appealing SEPA issues is twenty-one (21) days from the issue date. Contact Gregory McCormick, City of Kennewick Planning Director, to request procedures for SEPA appeals. Determination of Completeness: The application was declared complete on May 11,2011 forthe purpose of Project Permits Associated with this Proposal: None Preliminary Determination of Regulations Used for Project Mitigation: Title 18 (Zoning), Title 17 (Subdivision) of the Kennewick Municipal Code and the land use policies contained in the Kennewick Comprehensive Plan. Estimated Date of Decision: Within 10 calendar days of the Hearing date, September 12,2011 . To Receive Notification of the Decision and/or the Environmental Determination: Contact the Development Services Division at210 W. 6th Avenue, Kennewick, WA 99336 or via telephone at (5Og) 5S54280. Appeal: Any person aggrieved by the decision of the Kennewick Hearing Examiner on this proposal may appeal to the Superior Court of Benton County within twenty-one (21) days of the date of decision. Wes Romine, Development Services Manager The City of Kennewick welcomes full participation in public meetings by all citizens and does not discriminate on the basis of disabil¡ty, pursuant to the requirements of the Amer¡can with Disabilities Act of '1990, pub. L 'l0l -336 No qualifìed individual with a disability shall be excluded or den¡ed the benefìt of participating in such meetings. lf you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the City of Kennewick, Wes Romine, Development Services Department at (509) 585-4558 or TDD (509) 585-4425 or through the Washington Relay Service Center TTY at #711 al least ten days prior to the date of the meeting to make arrangements for special needs 210 W. Sixth Avenue / PO Box 6108. Kennewick WA 99336 ---PAGE BREAK--- 300 ft 1 : 4200 1in : 350ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 17:02 5/18/2011 Vicinity Map EXHIBIT A-4 Page 1 of 1 Vicinity Map PP 11-02 ---PAGE BREAK--- EXHIBIT A-5 Page 1 of 1 ---PAGE BREAK--- ED# 11-25 June 10,2011 RE: ED 11-25 PP 11-02 coz 11-03 Brad Beauchamp 3411 W. Canyon Lakes Drive Kennewick, Washington 99337 Dear Mr. Beauchamp: Enclosed is a Mitigated Environmental Determination of Non-Significance #11-25 for PP11-02 and COZ 11-03 located at 2628 S. Rainier Street. This Determination means no Environmental lmpact Statement is required in order for the City to continue the processing of your application. Please notice that several changes have been made to your Environmental Checklist. Two conditions have been added. The City of Kennewick has determined that as mitigated, this proposal will not have probably significant adverse impacts on the environment. An Environmental lmpact Statement (ElS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed Environmental Checklist, and will be made available to the public on request. lf you should have any questions, please feel free to contact me. Enclosure cc: Dept of Ecology WA Dept of Fish & Wildlife Yakima Nation CTUIR SEPA File File K Gregory 210 W .6tn Avenue - P.O. Box 6108 - Kennewick, WA 99336-0108 Page 1 EXHIBIT A-6 Page 1 of 22 ---PAGE BREAK--- ED# 11-25 CITY OF KENNEWICK MITIGATED DETERMINATION OF NON.SIGNIFICANCE Description of Proposal: Preliminarv Plat to divide a 4.93 acre lot into 18 sinqle familv Proponent: Brad Beauchamp ss, if any, 2628 S. Rainier Street. north of W. Lead Agency: Citv of Kennewick Mitigation Required for Potentially Significant Adverse lmpacts: According to KMC 18.80.040(1), the City may impose any condition necessary to protect the health, safety, and welfare or otherwise bring a proposed development into compliance with the purpose and intent of this Title. For this proposal, PPl1-02IPLN-2011-01633 and COZ11-03IPLN-2011-01634, conditions include the mitigation fee for park fees for any division or re-division for residential purposes as per KMC 17.100. The lot is zoned Residential Suburban (RS) and proposed to be Residential Low Density District (RL). Since the property is insufficient in size for dedication of park land, park fees in lieu of land dedication are required to be paid to Park Planning Zone 2E - Zintel in the amount of $15,052.51. This fee must be paid prior to the City of Kennewick signature of the Final Plat. X This Mitigated DNS is issued under 197-11-340(2). The City will not act on this proposal for fifteen (15) days from the date below. Comments must be submitted by_6t2'1111 . After the review period has elapsed, all comments received will be evaluated and and the DNS will be retained. modified. or withdrawn as required by SEPA regulations. Changes, modifications and /or additions to the checklist have been made on the attached Environmental Checklist Review. X This MDNS is subject to the attached conditions. Responsible Official: Gregory McCormick Position/ïitle: Planning Director Address: 210 West 6'n Ave., P. O. Phone: (509) 585-4463 6108, Kennewick, 9336 t 6110111 _Signature I I I ¡ I I ¡ ¡ ¡ ¡ I I ¡ t t I ¡ I I I ¡ I I I ¡ t¡ ¡ r t r r r ! According to KMC 4.08.430, this d Hearing Examiner City of Kennewick 210W 6'n Ave.. P.O. Box 6108 The time for appealing SEPA issues is twenty-one (21) days after notice (WAC 197-11- 680(5)(a). You should be prepared to make specific, written factual objections. Contact Gregory McCormick to read or request the procedures for SEPA appeals. 210 W Avenue - P.O. Box 6108 - Kennewick, WA 99336-0108 Page 2 EXHIBIT A-6 Page 2 of 22 ---PAGE BREAK--- ED# 11-25 CITY OF KENNEWICK ENVIRONM ENTAL CHECKLIST REVIEW E. D. File #11-25 Action: PP 11-02ICOZ 11-03 Reviewed by: Wes Romine June 10, 2011 The City of Kennewick has reviewed the checklist and made additions & corrections to it. Please note the following condition(s): Forthis proposal, PP11-02IPLN-2011-01633 &COZ11-03IPLN-2011-01634, conditions include the mitigation fees for impacts for the addition of 17 dwelling units in Park Planning Zone 2E - ZinleL ln lieu of land dedication, fees are required to be paid to Park Planning Zone 2E - Zintel in the amount of $15,052.51 as calculated per the City's Park Fee Determination Process form. This fee must be paid at the time of final plat. Water Quality An NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum 38 day process and may take up to 60 days if the original SEPA does not disclose proposed activities. Erosion control measures must be in place prior to any clearing, grading or construction. These control measures must be able to prevent soilfrom being carried into surface water (this includes storm drains) by stormwater runoff. A stormwater construction permit from Washington State Department of Ecology may be required if there is a potential for discharge from a construction site larger than one acre. A Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is needed for all permiüed construction sites. Please contact Cory Hixon at (509) 454-4103, at the Department of Ecology to determine if your site needs such a permit. Water Resources The water purveyor is responsible for ensuring that the proposed use(s) are within the limitations of its water rights. lf the proposal's actions are different than the existing water right (source, purpose, the place of use, or period of use), then it is subject to approval from the Department of Ecology pursuant to Sections 90.03 RCW and 90.44.100 RCW. lf you have any questions concerning the Water Resources comments, please contact Breean Zimmerman at (509) 454-7647. 210 W .6'n Avenue - P.O. Box 6108 - Kennewick, WA 99336-0108 Page 3 EXHIBIT A-6 Page 3 of 22 ---PAGE BREAK--- Eb rt- Ls cot \\-03 ?P tl -oz CITYOF KBNNEWICK COMMUNITY AND ECONOMIC DEVBLOPMENT ENI\TI CH ECKLI ST PURPOSE OF CHECKLIST: The State Environmental PolicyAct (SEPA), Chapter 4g.zrC RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adversã impacts on the quality of the environment. The purpose of this checklist is to provide information to help you ãnd the City identify impacts_frop your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the cþ decide whether an EIS is required.. INSTRUCTIONS FO R APPLICANTS : A $5o filing fee is required unless this application is submited in conjunction with another Planning Department application. This environmental checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the environmental impacts gf.Vg". proposal are significant, requiring preparation of an EIS. Answer the quesiions briefly, with the most precise informationknown, or give the best descriptio., yoï "un. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apfly". Complete answers to the questions now may avoid unnecessary delays later. -SoT" questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have pìoblems, the City can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information thatwill help describe your proposal or its environmental effects. The Cþ may ask you to explain your answers or provide additional information reasonably related to determining if there maybe significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSAIS: Complete this checklist for nonproject proposals, even though questions maybe answered "does not appiy". In addition, complete the SUPPLEMENTAL FOR NONPROJECT ACTIONS (part For nonproject actions, the references in the checklist to the words "project", "applicant", and "properby or site" shoutd be read as "proposal", "proposer", andi'affected géographic area", respectively. 10-20-010.KAC 3l9s ENVIRONMENTAL CHECKLIST - PAGE 1 EXHIBIT A-6 Page 4 of 22 ---PAGE BREAK--- A. BACKGROUND . Name of proposed project, if applicable: Rainer Meadows preliminary plat 7 z. Name of applicant: Brad Beachump 3. Address and phone number of applicant and contact person: / 3411 W Canyon Lakes Drive, Kennewick'Wa. - bñþ r 4. Date checklist prepared: May 10, 2011 r 5. Agency requesting checklist: City of Kennewick Proposed timing or schedule (including phasing, if applicable): As soon as possible . Do you have any plans for future additions, expansion, or further activity relatedto or connected with this proposal? If yes, explain. Yes 18 houses . List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None . Do you know whether applications are pending for governmental approvals of other proposals directly affecting the properby covered by your proposal? If yes, explain. Ytt, t\,ru^ry ô{ ì-u,u ßro^ Q-ç l" e L ro. List any government will be needed for your proposal, if knor,rwr. Preliminary plat At. Givea brief, complete description of your proposal, including the proposed uses andthe size of the project and site. There are several questions later in this checklist that askyou to describe certain aspects of your proposal. You do not needto repeat those answers on this page. rglotsubdivision a^d Chrr^T uf Zo,< EÇ X r t2.Location of the proposal. Give sufficient information for a person to undestand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site 10-20-010.K4C 3195 ENVIRONMENTAL CHECKLIST - PAGE 2 EXHIBIT A-6 Page 5 of 22 ---PAGE BREAK--- plan, vicinity map, and topographic map, if reasonably available' While you should submit uoy ptuttr iequired bi th-e ag.ncy, you are not required to duplicate maps or deiailed piu". submitted wiih any permit applications relatedto this checklist.-2628 s Rainer, pôrtion of the SE quarter of Section 11 Township 8 North, Range 29 East W'M' B, r. Earth 7 a. General description of the site (circle one): Flat, rolling, hilly, sÞep slopes, mountainous, other gentleslope b. What is the steepest slope on the site (approximate percent slope?) - Approxim ately lo/o c. What general types of soils are found on the site (for example, clay, sand,grlvel, peat, - muck)"? tf you Ënow the classification of agricultrral soils, specify them and note any prime farmland. Surface soil is SandY Loam d. Are there surface ind,ications or history of unstable soils in the immediate vicinity? If so, ' describe. No e. Describe the purpose, type and approximate quantities of any filling or grading / proposed. Indicate p.opo..d road grading and grading to level the loß for house construction Could erosion occur as a result of clearing, construction oruse? If so, generallydescribe? Minimal since site is flat . About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? About 307o . proposed measures to reduce or control erosion, or other impacts to the earth, if any: N/A z. Air a. What types of emissions to the air would result from the proposal dust, ENVIRONMENTAL CHECKIIST - PAGE 3 IO-20-O1O'KAC EXHIBIT A-6 Page 6 of 22 ---PAGE BREAK--- automobüe, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. / Dust from construction of a road b. Arethereanyoff-sitesourcesof emissionsorodorthatmayeffectyourptoposal? If so, . generallY describe. None c. Proposed measures to reduce or control emissions or other impacts to air, if any: - Water as needed to reduce dust. 3. Water a. Surface. r. Is there any surfacé water body on or in the immediate vicinþ of the site (including year-round and seasonal streams, saltwater,lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. / r:.o z. Will the project require any work over, in, or adjacent to (within zoo feet) the described waters? If yes, please describe and at[ach availab]e plans. -No 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. / Norr" 4. Wiil the proposal require surface water withdrawals or diversions? Give general - description, purpose, and approximate quantities if known. rNo Does the proposal lie within a loo-year floodplain? If so, note location on the site plan. No 6. Does the proposal involve any discharges of waste materials to surface waters? If so, ibe the type of waste and anticipated volume of discharge. b. Ground. l0-20-010.KAC 3195 ENVIRONMENTAL CHECKLIST - PAGE 4 EXHIBIT A-6 Page 7 of 22 ---PAGE BREAK--- 1. Will ground water be withd.rawn, or will water be discharg."-q to ground water? Give - g.rr"iul d.escription, purpose, and approximate quantities if known' /No z. Describe waste material that wiII be discÌ other sources, if any (for example: Domt following chemicals . . agricultural; etc number óf such systems, the number of Ì number of anima'ls or humans the system(s) are expected to serve' -None c. Water Runoff (including storm water)' r. Describe the source of runoff (including storm water) and method of collection and disposal, if any (ioA,r¿" qnutttìti"t, ifËo*"). Where wilt this water flow? WiIl this *ui"t flow into other waters? If so, describe' / Engineered plans to maintain storm water z. Coul¿ waste materials enter ground or surface waters? If so, generally describe' -No Proposed measured to red.uce or control surface, ground and runoffwater impacts' / if any: Engineered plans to maintain storm water 4. Plants a. Check or circle the types of vegetation found on the site: - deciduous tree: alder, maple, aspen, other - evergreen tree: fir, cedar, pine, other x shrubs x grass - pasture _ clop oI grarn - weËsoil"plu"tr; cattail, buttercup, bulrush, -skunk cabbage, other water plãnts: water liþ, eelgrass, milfoil, other x other tYPes of vegetation b. what kind and amount of vegetation will be removed or altered? / Grass will be removed for construction of a city street c. List threatened or end.angered species known to be on oI near the site' / None t0-20-010.KAC 3195 ENVIRONMENTAL CHECKLIST - PAGE 5 EXHIBIT A-6 Page 8 of 22 ---PAGE BREAK--- Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if anY: / not known at this time 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other mammals: deer, bear, elk, beaver, other fish: bass, salmon, trout, herring, shellfish, other a None other than birds flying overhead' b. List any threatened or end.angered species knor¡m to be on or near the site' z None c. Is the site part of a migration route? Is so, explain' / The entire columbia Basin is part of a migration route. d. proposed measures to preserve or enhance wildlife, if any: ' None 6. Energ;v and Natural Resources . What kinds of energy (electric, natural gas, oil, wood stove, solar)-will be used to meet the completeã ptoi".t. energy needs? "Describe whether it witl be used for heating, manufacturing,etc. None b. Wouldyour project affect the potential use of solar adjacent properties? If so, ' generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? / List other propor"ã *easures to reduce or control energy impacts, if any: meet cþ of Kennewick Building codes 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk ENVIRONMENTAL CHECKLIST - PAGE 6 IO-20-O1O.KAC EXHIBIT A-6 Page 9 of 22 ---PAGE BREAK--- . of fire and explosion, spill or hazardous waste that could occur as a result of this proposal? Is so, describe. / None night be required. zNonernvironmentalhealthhazards'ifany: b. Noise. r. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other) ? / None known z. What types and.levels of noise would. be created by or associated with the project-on- ^ short-term o, u to.rg-¡erm basis (for example: ,trific, construction, operation, other)? Ind.icate what hours noise would come from the site' / Construction equipmen! Follow city of Kennewick guidelines forconstruction hours Proposed measules to reduce or control noise impacts, if any: Follow city of Kennewick guidelines for construction 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? /Residential b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. / House and shop d. Will any structures be demolished? If so, what? /No Whatis the current zoning classification of the site? RS t0-20-010.KAC 3t95 ENVIRONMENTAL CHECKLIST - PAGE 7 EXHIBIT A-6 Page 10 of 22 ---PAGE BREAK--- . what is the current comprehensive plan designation of the site? LDR . If applicable, what is the current shoreline master proglam designation of the site? N/A h. Has any part of the site been classified. as an "envilonmentaþ sensitive" area? If so' . specify. No Approximately how manypeople would resid'e or work in the completed project? Pioposed r9 single famiþ homes J' k. l. Approximately how many people would reside or work in the completed area? not sure proposed. measures to avoid or red,uce displacement impacts, if any: None Proposed measules to ensure the proposal is compatible with existing and projected land uses and plans, if anY: will meet current city of Kennewick zoning requirements Housine Approximately how many units would. be provid.ed, if any? Indicate whether high' middle or low-income housing. 18 new single family homes, Middte income Housing 9. a. . Approximately how many units, if any, would' be eliminated? Indicate whether high' miãdle, or low-income housing' None c. proposed measures to reduce or control housing impacts, if any: / None ro. Aesthetics Lstructure(s), not including antennas; what ProPosed? Not sure at this time CHECKLIST-PAGE 8 IO-2O.O1O.KAC EXHIBIT A-6 Page 11 of 22 ---PAGE BREAK--- b. c. What views in the immediate vicinity would be altered or obstructed? None Proposed measures to red.uce or control aesthetic impacts, if any: None rr. Light and Glare a. what type of light or glare will the proposal produce? what time of day would it . mainly occur? None b. Could light or glare from the finished project be a safety hazard or interfere with / views? No c. What existing off-site sources of light or glare may affect your proposal? / None d. proposed measures to reduce or control light and glare impacts, if any? - Noo" tz. Recreation rnal opportunities are in the immediate ry existing recreational use? If so, describe' No proposed measures to reduce or control impacts o-n recreation, including recreation ãppãttu"ities to be providedby the project or applicant, if any: None c. 13. Are there any places or objects listed on, or proposed for, national, state or local preservatio" r.àìrt.6 to be on ot tt"*t tð the site? If so, generally describe' No 10-20-010.KAC 3lgs ENVIRONMENTAL CHECKLIST - PAGE 9 EXHIBIT A-6 Page 12 of 22 ---PAGE BREAK--- b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or ,z cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: It is^unlikely that this Preliminary Plat will uncover artifacts, however if any historical artifacts are found, appropriate agencies will be notifîed immediately' 14. Transportation a. Identifii public streets and highways serving thesite, and describe proposed access to Show on site Plans, if anY. public transit? If not, what is the approximate distance to / fhe nearest transit stoP? The site is near a Transit StoP. c. How many parking spaces would. the completed project have? How many would the project eliminate? No cha yrl d. Will the proposal requiie ¿ flplovements to existing roa-ds or streets, not including driveways? If so, generally describe (indicate whether public - or private). t Yes a street built to city standard's e. Will the project use (or occur in the immediate vicinity of) water, rail, or air , transportation? If so, generally describe. /No f. How many vehicular trips per d.ay would be generated by the completed project? If knovrn, en peak volumes would occur. Not No Proposed. measures to reduce or control transportation impacts, if any: None 15. Public Services Would the project result in an increased need for public sewices (for example: fire protection,^poii." protection, health care, schools, other)? If so, generally describe' No ENVIRONMENTAL CHECKLIST - PAGE 10 IO-20-OIO.KAC 3/9s EXHIBIT A-6 Page 13 of 22 ---PAGE BREAK--- b. Proposed measures to reduce or control direct impacts on public services, if any. / None 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, / refi¡se service, telephone, sanitary sewer, septic system, other. b, Describe the utilities that are proposed for the project, the utilþ providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the City is relying on them to make its decisions. ignature TelePhoneNumber gof -þx- 6 rsc Date Submitted: Ç- tl - tt 10-20-010.KAC 3195 ENVIRONMENTAL CHECKLIST - PAGE 11 EXHIBIT A-6 Page 14 of 22 ---PAGE BREAK--- D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS Because these questions are very general, it maybe helpful to readthem in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely tã result from the proposal, would affect the item at a gr_eate1 or at a faster rate than if the propósd were not implemented. Respondbriefly and in general terms. r. How would the proposal be likely to increase discharge to water; emissions to air; production, stoiage, or release of toxic or hazardous substances; or production of ' noise? This project will not affect water, air quality, or noise. Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? /This project will not affect plants, animals, fish or marine life. Proposed measures to protect or conserve plants, animals, fish, or marine life are: -N/A 3. How would the proposal be likely to deplete energy or natural resources? Preliminary plat will not have any efrect. If the site is developed in the future normal building energy usage will have an effect. Proposed measures to protect or conserve energy and natural resources are: / None 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (oi eligibte or under study) for governmental protection; such as parks, wilãerness, wild ãnd scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains or prime farmlands? - Not likely to have an affect. Proposed measures to protect such resources or to avoid or reduce impacts are: - No* 5. How would the proposal be likely to affect land and shoreline use, including whether - it would allow ôt.n.orruge land or shoreline uses incompatible with existing plans? / Not likely to affect land and shoreline use. Proposed measures to avoid or reduce shoreline and land use impacts are: None 10-20-0l0.KAC 3195 ENVIRONMENTAL CHECKLIST - PAGE 12 EXHIBIT A-6 Page 15 of 22 ---PAGE BREAK--- 6. How would the proposal be likely to increase demands on transportation or public services and utilities? -This project will not affect transportation or public services and utilities. Proposed measures to reduce or respond to such demand(s) are: None r 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. The project will not conflict with local, state or federal laws protecting the environment. ENVIRONMENTAL CHECKLIST - PAGE 13 IO-20-OIO.KAC 3/9s EXHIBIT A-6 Page 16 of 22 ---PAGE BREAK--- ESA LISTED SALMONIDS CHECKLIST The Listed Salmonids Checklist is provided in order that the City can identify a project's potential impacts (if any) on salmonids that have been listed as "threatened" or "endangered" under the Federal Endangered Species Act (ESA). A salmonid is any fish species that spends part of its life cycle in the ocean and retums to fresh water. Potential project impacts that may result in a "taking" of listed salmonids must be avoided, or mitigated to insignificant levels. Generally, under ESA, a "taking" is broadly defìned as any action that causes the death of, or harm to, the listed species. Such actions include those that affect the environmental in ways that interfere with or reduce the level of reproduction of the species. lf ESA listed species are present or ever were present in the watershed where your project will be located, your project has the potential for affecting them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listing will impact your project. The Fish Program Manager at the appropriate Department of Fish and Wildlife (DFW) regional office can provide additional information. Please contact the Dept. of Fish and Wildlife at 1701 S. 24th, Yakima WA 98902-5720, Phone No. [PHONE REDACTED]. 1. Are ESA listed salmonids currently present in the watershed in which your project will be? . YES X NO_ Please Describe. 2. Has there ever been an ESA listed salmonid stock present in this watershed? YES X NO_ Please Describe. NOTE: Kennewick is located in the upper Mid-Columbia watershed. Salmonoids are present in the watershed - questions no. 1 and no. 2 already answered "yes". Questions A-1 and A-2 are also answered. PROJECT SPECIFIC: The questions in this section are specific to the project and vicinity. / A1. Name of watershed: Upper Mid-Golumbia -A2. Name of nearest waterbody: Columbia River ' A3. What is the distance from this project to the nearest body of water? Z r ( Often a buffer between the project and a stream can reduce the chance of a negative impact to fish. A4.What is the current land use between the project and the potentially affected water body (parkíng lots, farmland, etc.) ENVIRONMENTAL AND SALMONIDS CHECKLIST l0-20-010.KAC 3/95 Page 14 EXHIBIT A-6 Page 17 of 22 ---PAGE BREAK--- A5. What percentage of the project will be impervious surface (including pavement & roof area)? J c Z FISH MIGRATION: The following questions will help determine if this project could interfere with migration of adult and juvenile fish. Both increases and decreases in water flows can affect fish migration. 81. Does the project require the withdrawal of a. a Surtace water? Yes No Z Amount Name o b. Ground water? Yes No / / Amount From Where Depth of well B.2. Will any water be rerouted? YES NO / ' lf yes, will this require a channel change? 83. W¡ll there be retentíon ponds? YES NO lf yes, will this be an infiltratíon ponO or a surface discharge to either a municipal storm water system or a surface water body? Ø lf to a surface water discharge, please give the name of the waterbody. 84. W¡ll this project require the building of new roads? (lncreased road mileage may affect the timing of water reaching a stream and may, thus, impact fish habitat.) I t r77 si-r((7- t Jf7î*¿¿j¿aJ 5. Are culverts proposed as part of thís project? Yes No X . Are stormwater drywells proposed as part of this project? yes No , Will topography changes affect the duration/direction of runoff flows? Yes No lf yes describe the changes. ENVIRONMENTAL AND SALMONIDS CHECKIIST 10-20-010.K4C 3195 Page 15 EXHIBIT A-6 Page 18 of 22 ---PAGE BREAK--- 88. Will the project involve any reduction of a floodway or floodplain by filling or other partial ¿ blockage of flows? Yes No lf yes, how will the loss of flood storage be mitigated by your project? WATER QUALITY: The following questions will help determine if this project could adversely impact water quality. Degraded water quality can affect listed species. Water quality can be made worse by runoff from impervious surfaces, altering water temperature, discharging contaminants, etc. Cl. Will your project either reduce or increase shade along or over a waterbody? ' YES-NO (Removal of shading vegetation or the building of structures such as docks or floats often result in a change in shade.) C2. Will the project increase nutrient loading or have the potential to increase nutrient loading or - contaminants (feftilizers, other waste discharges, or runoff) to the waterbody? ' YES NO ,a C3. Will turbidity (dissolved or partially dissolved sediment load) be increased because of construction of the project or during operation of the project? (ln-water or near water work / will often increase turbidity.) YES-NO C4. Will your project require long term maintenance, i.e., bridge cleaning, highway salting, / chernical sprays for vegetation management, clearing of parking lots? YES NO Þr Please Describe. Vegetation: The following questions are designed to determine if the project will affect ríparian vegetation, which can impact listed species. D1. Will the project involve the removal of any vegetation from the stream banks? -YES NO t/ lf yes, please describe the existing conditions and the amount and type of vegetation to be removed, ENVIRONMENTAL AND SALMONIDS CHECKLIST 10-20-0I0.KAC 3195 Page 16 EXHIBIT A-6 Page 19 of 22 ---PAGE BREAK--- lf any vegetation is removed, do you plan to re-plant? lf yes, what types of plants will you use? YES NO E. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand the City is relying on them to make its decision. *n-t/ Date D2. ENVIRONMENTAL AND SALMONIDS CHECKLIST 10-20-010.KAC 3195 Page 77 EXHIBIT A-6 Page 20 of 22 ---PAGE BREAK--- Ghange-of-Zone Supplemental I nformation The following questions will be reviewed by both the Planning Commission and City Council as a means of assisting in their consideration of change-of-zone requests. Use additional pages if necessary. 1. .z Does the public necessity, amendment? Please explain: 2. Are there sites presently available on the market which are correctly zoned for the proposed use? . Are these sites within a 112 mile of the proposed site? Within 1 mile of the proposed site? lf yes, please indicate the general tion of the site(s) and the reasons why these sites are not proposed to be utilized: amendment consistent with the existing land use pattern in the area? Please L , and general welfare require the adoption of the proposed 4. Are the existing uses, in the area, in conformance with the area's zoning classification? lf no, please explain the differences: 5. Will the proposed amendment create an isolated district, or introduce a more intense land use to the area? Please explain. t/o 6. Does the existing zoning prohibit reasonable use of the property? Please explain. 7. Will any residential character, in the immediate area, be adversely affected by the proposed amendment? lf yes or maybe, please explain: No 8. Will property values in the vicinity be changed by the proposed amendment? lf yes or maybe, please explain: No Will approval of the proposed amendment set a precedent for other similar proposals or uses? Will this deter the use, improvement or development of adjacent property in accordance with the n7 existing Zoning Districts? Please explain: N0 EXHIBIT A-6 Page 21 of 22 ---PAGE BREAK--- 10. Will the proposed amendment encourage more private investments which will be beneficial to the 11. Will the proposed amendment combat any economic segregation and allow greater choice the utll Attachments: Application PCD. 10-16-090 Environmental Checklist PCD 1 0-20-01 0 10-16-0'f 0.KAC 2t02 EXHIBIT A-6 Page 22 of 22 ---PAGE BREAK--- MEMORANDUM K Englneerlng of Publlc Works To: Wes Romine, Development Services Manager From: Fernando Garcia, Utility Coordinator Date: May 25,2011 Re: Public Works Consolidated Comments Project: Pre Plat No. 11-02/PLN-2011-01633 1. Existing 6-waterline is available from the west side of Rainier Street; developer will be required to extend the water line to serve the proposed subdivision. 2. Existing 8-inch sewer main line is available from 25th Avenue or 27th Avenue; developer will be required to extend the sewer main to serve the proposed subdivision. 3. Residential street shall be constructed per City of Kennewick Standards detail 2-1, sheet 2 of 4. 4. Dedicate 1O-ft of right of way along Rainier Street adjacent to the proposed plat, extend existing asphalt to end up with a 38-ft street using the existing top of curb elevations on the east side of Rainier Street and continuing the sidewalk on the north side of the proposed subdivision. 5. Residential subdivisions 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. The developed state shall include streets, sidewalks, an estimated average driveway and one-half of an estimated average building roof for impervious surfaces and SO-foot from back of sidewalk for oeruious surfaces. 6. A separate permit is required from the Department of Public Works Department (DPW), prior to construction, for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). Municipal Services Department 1010 S. Chemical Drive * PO Box 6108* Kennewick. WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax EXHIBIT A-7 Page 1 of 10 ---PAGE BREAK--- DPW will require one full size 24" x 36" set of civil drawings and one set of storm calculations. Up to 20 working days will be required for preliminary plan reviews. Note on the plans that "All utility construction must conform to the latest revision of the City of Kennewick Standard Specifications". No permit fees or utility fees will be quoted prior to plan approval by the City Engineer. For further information please visit our website at: www.oo2kennewick.com 7. Note: Engineering will not accept civil drawing for preliminary review, until the Site Plan has been approved by Development Services. Municipal Services Department 1O1O S. Chemical Drive * PO Box 6108* Kennewick. WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax EXHIBIT A-7 Page 2 of 10 ---PAGE BREAK--- MEMORANDUM Traffic Engineering Division To: Wes Romine, Development Services Manager From: John Deskins, Traffic Engineer Date: August 24,2011 Re: Traffic Engineer's Comments Project: PP 11-02; 19 Lot Pre-Plat, Rainier Meadows. 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 107 foot spacing between 25th Court and 25th Avenue constitutes an exception to access spacing, but is permitted based on the limited available options for practical development. Only the lots immediately adjacent to Rainier Street will be permitted direct access to the street other than at the proposed 25th Court. 2. The project meets concurrency for transportation. EXHIBIT A-7 Page 3 of 10 ---PAGE BREAK--- Wes Romine From: Sent: To: Cc: John Deskins Wednesday, June 29,2011 5:19 PM Wes Romine Gregory McCormick Subject: Rainier at 25th proposal Wes, I phoned Brad Beecham and left a message that I would allow the two units on Rainier to access Rainier ¡nstead of 25th. Sincerely, John Deskins, PE PTOE Traffic Engineer City of Kennewick, Washington (509) 585-4400 (509) 585-4451 Fax EXHIBIT A-7 Page 4 of 10 ---PAGE BREAK--- Prevenl,. ?romoræ . Pro'rncþ lvlay20,20ll Wes Romine, Development Services Manager City of Kennewick Development Services Kennewick, WA 99336 RE: Dear Mr. Romine: Review of Preliminarv Plat No. PP ll-02 Rainier Meadows The Benton-Franklin District Health Department does not have on file a current application to review the above-referenced proposed Short Plat. However, it appears that proposed Lot 19, with an existing dwelling and sewage disposal systan, does not meet this department's minimum gross and usable land area requirements for lots utilizing an onsite sewage disposal system. We can only recommend denial until such time as the plat is reviewed by this department and complies with the Health District's requirements, or the existing dwelling is connected to the City of Kennewick sanitary sewer. All other proposed lots must be served by City of Kennewick sanitary sewer and water. If you have any questions, please call the Kennewick Environmental Health oflice, phone (509) 460- 4317 Sincerely, Jeri L. Randle Environmental Health Specialist II llcirlth ('onrnrunitr llcalth ( errter . 7102 W. Okanogan Place Kennewick, WA 99336 Phone: 460-4200 7102W. Okanogan Place Kennewìck, V/A 99336 Phone: 460-4200 412W. Clark St. Pasco, WA 99301 Phone:547-9737 310 North Seventh Street Prosser WA 99350 Phone:786-1633 EXHIBIT A-7 Page 5 of 10 ---PAGE BREAK--- Development SeNices D¡v¡s¡on l-o _ Oirector of Economic Development _ C¡ty N¡anager _ PubIc Works Parks Dìrectof _ Communrly Director _ Fire Deparlment _ Safety l\¡anager Kennewrck lrrigation Frorn Wes Romtne, Development Servtces l\4anager Revrewed by _ Benlon Clean Air Authority BENTON PUD _ Charter Commun¡cat¡ons _ Kennewick School Distr¡ct _Verizon KPD-Cr¡me Prevention Specieiist Plans Examiner Cascade Natural Gês Oate April 19,2011 Re Pre-PlatNo 11-02/PLN-2011-0'1633 ïhe city of Kennewick wrshes to inform you of a Pre-plat appl¡cation please rev¡ew ând submit oomrrents and condrtons ot approval necessary to ¡mplement your agency's appl¡cable regulâtions Comnìents may be mailed to the Development Serytces Dtvis on or submitted via e-mail at wes romrne@cr kennewtck wa,us Pro¡ecl description: ation has been by Brãd Beauchamp (341 1 W. Canyon Lakes Drive, The proposed prelimrnary plat is located at 262g S. Rainier Streel, north of W S. Street. The site consists of an approximately 4.93 acres, and is proposed lo be drvided lnto 19 single-family lots. The smallest lot size is 7,651 square feet, the largest lot srze rs 17,892 square feet and the average lot sìze is 9,968 square feet. The site is cunently zoneã Resrdent al, Suburban District (RS), which allows a m¡nimum lot sjze of 1 0,SOO square feet and a flìrnrmum and maxrmum density of 3 units per acre The proposed project does not confofm to the RS d an from and equest prel L Si andards Please review and subm¡t your comments to the Development Seryices Divis¡on, pO Box 6109, K€nnew¡ck, WA 99336, on or before June 6, 201 1. The C¡ty plan review meet¡ng for th¡s project ¡s scheduled for Wednesday May 25,201'l. Attachments: 1 Prel¡minary Plat N/ap 2 Location N4ap ( ) No comment Commenrs below, attacheçL 9Le!_.plans. ^ - I Date j:-t! PrePlatNo 11-O2File PP No 11-02 Rêieral EXHIBIT A-7 Page 6 of 10 ---PAGE BREAK--- (.au'rÞ þ o a'JJI'on'l lÔ (4 - 4.ta'¿*(J EIÛ ùEÐ Itl{e._ ñÀ /Ni .l , ïY tt-t l'tN-fct\-()iç)'3 I n¡ffiEffiis ætf,nau e*æryffi F#ææfl-æ,,Ë.ÆË#ú". mmm yÚtæEÛ. EffiN l¡5 læl[ H¡E iãDT-¡¡æßt¡ EEE wt Eç& EEæ tol¡ll ryffi.D ry m r¡&D¡EÐO m dC&Þ6*ß 4CÍlE¿-.rf tÐ a ÐúE .À!ú ¡-5E Ê F#tr¡ #fl -EHf¡-- úqw æ&'aÁI hffi E¡þ þIn q [EMAIL REDACTED] 4Aû Ðß4ræ !¿filarvr.- v¡ Dtn -lup,'- r¿ -Å ' +t ü''1-J bt*ß- P¿D âu- ar(¿*s'o^ p*-sd b thâ lin8 d¡sgrams, pror,osed scrulco to wìth uiilty atìy oÛtgr EXHIBIT A-7 Page 7 of 10 ---PAGE BREAK--- June 2,2ott HEGEi\lElD.=:- CITYOF KENNEI¡TICK Wes Romine city of Kennewick JUN - 6 2011 Development Services Division COMMUNITY PI-ANNING Po Box 6108 DEPARTMENT Kennewick, WA 99336 Subject: Review Comments for Preliminary Plat 11-02/PLN-2OL1.-0t633 Rainier Meadows Dear Mr. Romine: This letter provides Kennewick lrrigation District (KlD) review comments on Preliminary Plat No. 11-02/PLN-2011-01633. The property is located at26285. RainierSt., north of W.27thAve. and west of S. Olympia St. (1-1189-402-0074-OOL\. The property identified on the proposed preliminary plat is located within the KID boundaries. The property within this preliminary plat is classified as irrigable land. KID provides the following comments as a condition of approval by the legislative authority for R.C.W. 58.17.310: 1) The following are KID easement requirements: a. Dedicate to KID an irrigation easement 10 feet in width via a recorded deed to match any existing irrigation system centered on an existing irrigation line. b. Dedicate to KID an irrigation easement 10 feet in width, five feet in width if adjacent to a utility easement, along the road frontage of all lots. 2) The property owner or developer is required to install an irrigation system that conforms to the most recent edition of the KID Standard Specifications pursuant to Resolution 86-15-A. This includes providing distribution pipelines adequate to provide individual pressurized ¡rrigation services to each lot within the preliminary plat. 3) The property owner or developer is required to submit an irrigation plan designed by a professional engineerfor review and approval bythe KlD. The plan may be hand drawn or computer drafted. The plan shall be accurate and to a scale not to exceed one inch = 50 feet. This is a vital step of the approval process. After approval of the plan, completion of all the facilities is required prior to KID signature on the Final Plat. Please contact me at 586-9111 for more information regarding this irrigation plan. 4) The KID must inspect any new irrigation system installations or modifications. The property owner or developer shall contact the KID to arrange an inspection at least 48 hours in advance of the desired inspection date. 5) The current year's (2011) assessment balance (5242.40')and next year's (2072) estimated assessment (5606.00)for parcel number L-Lt89-402-0074-001 must be paid prior to KID signature on the Final Plat. 12 W. Kennewick Ave., Kennewick, WA 99336, (509) 586-9771, fax (509) 586-7663, www.kid.org EXHIBIT A-7 Page 8 of 10 ---PAGE BREAK--- 6) The following fees for review and inspection also must be paid prior to KID signature on the Final Plat: a. A Preliminary Plat review fee of 5750.00. b. An inspection fee of $300.00 (5300 for the first 20 lots plus S20 per lot after 20 lots). This preliminary plat consists of 19 lots. c. Totalfor review and inspection fees: S1,050.00 7) The grand total (assessments plus fees) due is: 51,898.40. 8) As of May L2, ZOLO all subdivisions of land are required to be approved by the KID Board of Directors during a KID Board Meeting. KID Board Meetings are regularly scheduled on the first and third Tuesdays of each month. All conditions must be completed prior to submittal to KID for final approval. The submittal for final approval must be received by KID a minimum of two weeks prior to a regularly scheduled Board Meeting in order to be considered at that meeting. This change can potentially extend the approval process by a minimum of two weeks. 9) An electronic file (AutoCAD 2004 format) and hard copy (6-mil mylar, sealed by a professional engineer) of construction as-builts must be provided to KlD. lf you have any questions regarding these comments, please contact me at the address/phone number listed below. Sincerely, É=_ur-Å-L Ben Woodard Staff Engineer BW\rs C: LB\correspondence\File: [11-8-28] R:\Development\Rainier Meadows L2 W. Kennewick Ave., Kennewick, WA 99336, (509) 586-9711, fox (509) 586-7663, www.kid.org EXHIBIT A-7 Page 9 of 10 ---PAGE BREAK--- s.t=W.x e) Dorrglas I\1. Carl Dircclor ol' Capital Pr ojects 622 N. Kellogg Streel Kenncu,ick, WA 993-3(r (50e1222-7667 Fax (509) 222-5057 clou g.carl q4kscl. ot'-r¡ Scnool Etluccttion is the hridge to th( tuture. DATE: TO: FROM: RE: Canyon View Elementary Horse Heaven Hills Middle School Southridge High School Douglas M. Car August 8,2011 City of Kennewick, Development Services Doug Carl PP 11-02 Rainier Meadows preliminary plat The above referenced project site is in the Kennewick School District boundary and is currently served by three schools. The assigned schools are listed below as well as available transportatíon, School Transoortatíon (Walking) (Walking) (Bussing Provided) EXHIBIT A-7 Page 10 of 10 ---PAGE BREAK--- EXHIBIT A-1 Page 1 of 7 Staff Report Date: September 5, 2011 Public Hearing Date and Location: September 12, 2011, 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 11-04 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a 110 lot subdivision on an approximately 27.5 acre parcel. The project will be developed in two phases. Proposal Location: Between Grandridge Boulevard and N. Pittsburgh Street, north of W. Klamath Avenue. Parcel #131992000010003 Legal Description: That portion of the West half of Section 31, Township 9 North, Range 29 East, W.M, in Benton County, Washington described as follows: BEGINNING at the Northwest corner of Lot 26, Block 1, Morningside, according to the Plat thereof recorded in Volume 14 of Plats, Page 184, records of Benton County, Washington; Thence Easterly along the Northerly line of said Plat the following courses and distances: N 89°13'38"E a distance of 777.33 feet; Thence N 00°46'22" W a distance of 90.00 feet to a point of a curve; Thence Northwesterly along an arc of a curve to the left, said curve having a radius of 20.00 feet, through a central angle of 90°00'00", a distance of 31.42 feet; Thence N 00°46'22" W a distance of 54.00 feet; Thence N 89°13'38" E a distance of 149.87 feet to a point of curve; Thence Northeasterly along an arc of a curve to the left, said curve having a radius of 20.00 feet, through a central angle of 90°00'00", a distance of 31.42 feet; Thence N 89°13'38" E a distance of 54.00 feet to a point on an arc of a curve the center of which bears N 89°13 '38"E; Thence Southeasterly along an arc of a curve to the left, said curve having a radius of 20.00 feet, through a central angle of 90°00'00", a distance of 31.42 feet; Thence N 89°13'38" E a distance of 85.00 feet; Thence N 00°46'22" W a distance of 105.00 feet; Thence N 84°09'44" E a distance of 98.85 feet; Thence N 41°41 '41" E a distance of 91.57 feet; Thence S 68°57'50" E a distance of 16.90 feet; Thence N 31°51 '31" E a distance of 54.00 feet; Thence S 58°08'29" E a distance of 3.87 feet; Thence N 31°51 '31" E a distance of 06.00 feet; ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 11-04/PLN-2011-02929 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 7 Thence N 08°51 '05" E a distance of 52.55 feet; Thence N 37°09'34" E a distance of 152.47 feet to a point on the Westerly margin of an 80.00 foot right-of-way known as Grandridge Boulevard and a point on an arc of a curve the center of which bears N 63°10'18" E; Thence Northerly, departing said Northerly line of the Plat of Morningside, along said Westerly margin and along an arc of a curve to the right, said curve having a radius of 600.00 feet, through a central angle of 12°25'19", a distance of 130.08 feet to the Southeast corner of Lot 9, Block 10, Fountain Hills 1, according to the Plat thereof recorded in Volume 14 of Plats, Page 154, records of Benton County, Washington, said corner also being the Southeast comer of said Plat; Thence S 89°13 '38" W along the South line of said Plat a distance of 438.48 feet to the Southwest corner of Lot 8, Block 8 of said Plat, said comer also being the Southwest comer of said Plat; Thence Northerly along the Westerly line of said Plat the following courses and distances: N 00°46'22"W a distance of 90.11 feet; Thence N 07°50'52" E a distance of 234.61 feet (calc), (234.56 feet, Plat); Thence N 59°07'57"W a distance of 193.63 feet (calc) (193.62 feet, Plat); Thence N 33°19'57"W a distance of70.52 feet; Thence N 41 °24 '40" W a distance of 67.20 feet; Thence N 59°07'57" W a distance of 57.15 feet to the intersection of said Westerly boundary with the Southeasterly line of the Fountain Hills Phase 2, according to the Plat thereof recorded in Volume 15 of Plats, Page 152, records of Benton County, Washington; Thence Southwesterly, departing said Westerly line of the Plat of Fountain Hills 1, along the Southerly line of said Plat of Fountain Hills Phase 2 the following courses and distances: S 39°15' 17" W a distance of 125.21 feet; Thence S 50°38'33" E a distance of 23.06 feet; Thence S 39°21 '27" W a distance of 37.00 feet; Thence S 55°26'28" W a distance of 182.98 feet to the Southwest comer of Lot I, 8lock 2 of said Plat and the most Easterly corner of Lot 4, Block 1, Kennewick Park West Phase Four, according to the Plat thereof recorded in Volume 14 of Plats, Page 144, records of Benton County, Washington; Thence S 55°37'1 0" W, departing said Southerly line of said Plat of Fountain Hills Phase 2, along the Southeasterly line of said Plat of Kennewick Park West Phase Four a distance of 379.33 feet to the most Southerly comer of Lot 1 of said Block 1 and the most Easterly comer of Lot 8, Block Two, Kennewick Park West Phase Three according to the Plat thereof recorded in Volume 14 of Plats, Page 129, records of Benton County, Washington; Thence Southwesterly and Southerly along the Easterly line of said Plat of Kennewick Park West Phase Three the following courses and distances: S 37°10'03" W a distance of 104.01 feet; Thence S 26°07'47" W a distance of 89.88 feet; Thence S 15°53'54" W a distance of 9.88 feet; Thence S 06°11 '21" W a distance of 80.72 feet; Thence S 01 °30'21" E a distance of 394.89 feet; Thence S 00°15'28" W a distance of 54.00 feet; Thence N 89°44'32" W a distance of 23.24 feet; Thence S 02°09'26" E a distance of 102.34 feet to the POINT OF BEGINNING. Property Owner: Fountain Hills Northwest, LLC 8911 W. Grandridge Boulevard Kennewick, Washington 99336 Applicant: Gregory Markel Fountain Hills Northwest, LLC 8911 W. Grandridge Boulevard Kennewick, Washington 99336 ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 7 Engineer: Goldsmith Land Development Services 1215 114th Avenue S.E. P.O. Box 3565 Bellevue, WA 98004 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 27, 2011 Determination of Completeness Issued July 27, 2011 Notice of Application Mailed July 28, 2011 Property Posting Sign July 27, 2011 City Department Review Meeting August 10, 2011 SEPA Threshold Determination Issued August 15, 2011 Date of Published Notice of Public Hearing August 28, 2011 Date of Mailed Notice of Public Hearing August 24, 2011 SEPA Appeal Period Ends September 5, 2011 Public Hearing Date September 12, 2011 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 SEPA Determination A-7 City Department and Outside Agency Comments A-8 Neighborhood Comments A-9 Preliminary Covenants & Restrictions Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 11-04) is a request for a 110 lot subdivision located on a 27.5 acre parcel (parcel no. 131992000010003). The project is located between Grandridge Boulevard and N. Pittsburgh Street, north of W. Klamath Avenue. The site topography is generally flat with some rolling hills with the steepest slopes being approximately 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 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. ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 7 Property History: 1. The subject parcel was annexed into the City in June of 1970 (Ord. No. 1494) with a Residential (R-1) zoning designation. 2. In September of 1972 a new zoning code was adopted which repealed the R-1 zoning designation and changed the zoning for the subject property to RL (Ord. 1594). 3. In January of 1998 preliminary plat 97-01 was approved on the subject parcel to allow for 101 lots (Res. No. 98-02). Preliminary plat 97-01 expired with no action being taken. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Low Density (RL) zoning district requires a minimum density of 3 units per acre and a maximum density of 4 units per acre. The proposed density for the 27.5 acre project area is 4 units per acre. The RL zoning district requires a minimum lot size of 7,500 square feet. The smallest lot is proposed to be 7,571 square feet, the largest lot 12,705 square feet and the average lot size is proposed to be 8,766 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 1153 average weekday vehicle trips per day (Exhibit A-7), and has determined that this project meets Concurrency for Transportation. The City’s traffic engineer has determined that since Metaline Avenue has the potential for cut through speeding traffic the T-design intersection at Metaline and Road A(on the plat drawing) will be required to install a mini-roundabout for traffic calming. The City’s traffic engineer has also stated that a review was done to determine how this development would affect traffic on neighboring streets and no traffic calming is required on neighboring streets. 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. 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. ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 7 An existing 8-inch waterline is available from W. Metaline, from Rio Grande and the south end of N. Montana Street. The developer will be required to loop the waterlines. An 8-inch sanitary sewer main is available from W. Metaline, Rio Grande and N. Montana Street. The developer will be required to extend the existing water line and sewer line to serve the proposed subdivision. Parks: Based on the City’s “Park Fee Determination Process” form, which uses land value and density of living units for the calculation it has been determined that for the 110 dwelling unit project the applicant will be required to pay $98,802.40 to mitigate impacts on park zone 1W (Sunset). (Per 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. Common Area Maintenance: As part of the recommended conditions of approval by City staff, a landscape plan will be required to be submitted for review and approval prior to final plat approval, and a maintenance agreement to the satisfaction of the City Attorney for common open space and private streets will be required to be recorded against the property. It is proposed that the proposed subdivision will be incorporated into the existing Fountain Hills Homeowners Association. Schools: Per a memo from Doug Carl dated August 11, 2011 of the Kennewick School District, the schools that will serve the subdivision are Sunset View Elementary, Desert Hills Middle School and Kamiakin High School. Sunset View Elementary school is in a walk zone. Students living in the proposed subdivision will be bused to Desert Hills Middle School and Kamiakin High School. The proposed subdivision has 3 pedestrian walkways to facilitate pedestrian access to streets and sidewalks outside the subdivision. The pedestrian walkway between lots 9 and 10 connects to an existing pedestrian walkway at W. Klamath Avenue and an existing pedestrian walkway to the west on W. Klamath Avenue that connects to Sunset Park and Sunset Elementary School. Surrounding Property: All adjacent surrounding property of the subject plat area is Residential Low Density (RL) zoned property, with similar lot size and single family homes as the proposed subdivision. Farther to the southeast, across W. Klamath Avenue is an apartment complex with property zoned Residential Medium Density (RM), and to the east across W. Grandridge Boulevard is commercial property zoned Commercial Office (CO). It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. Provisions for Public Health, Safety, and Welfare: Based on the above information it is Staff’s opinion that with approval of the Preliminary Plat, appropriate provisions will be made for the 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, ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 7 playgrounds, schools and school grounds, and the proposed subdivision has considered all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Single-Family housing is a permitted use within Residential Low Density (RL) zoning and Low Density Residential land use. 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 area.” Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use and development standards for Residential Low (RL) 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 4.0 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is currently available at W. Metaline Avenue, Rio Grande and N. Montana Street. 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.” The City of Kennewick hereby RECOMMENDS that Preliminary Plat 11-04 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. Construct residential streets per City of Kennewick Standard Detail 2-1, sheet 2 of 4, which includes a planter strip between the curb and sidewalk. 4. Provide a mini roundabout at the T-intersection of W. Metaline Avenue and Road A (as shown on the plat drawing). ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 7 5. Development shall be in conformance with the plat drawing plotted August 25, 2011, (Exhibit A-5). 6. A landscape plan must be submitted for approval of all common areas, open spaces and rights of way not left in a natural state, listing the number, location and species of trees, sizes of plant materials and ground cover prior to final plat approval. The landscape plan shall be prepared by a licensed landscape architect or licensed landscape installer drawn to a legible scale. 7. All landscaped areas to be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. 8. A Homeowner’s Association must be formed prior to final plat approval or incorporate the proposed subdivision into the existing Fountain Hills Homeowners Association. 9. Execute a written agreement to the satisfaction of the City Attorney which will allow the City to make arrangements for maintenance of the common areas, open spaces, private roads, access driveways, and landscaped areas should the Homeowner’s Association fail or refuse to maintain these areas. If the proposed subdivision is incorporated into the existing Fountain Hills HOA, the existing maintenance agreement can be amended to include the proposed subdivision. The arrangement must be recorded prior to the first building permit being issued. 10. Comply with the Public Works memorandum dated August 15, 2011 (Exhibit A-7). 11. Comply with Traffic Engineer memorandum dated August 12, 2011 (Exhibit A-7). 12. Comply with Benton PUD letter dated August 3, 2011 (Exhibit A-7). 13. Comply with Kennewick Irrigation District letter dated August 22, 2011 (Exhibit A-7). 14. Submit a water, sewer and storm comprehensive plan for the entire site. The comprehensive plan needs to be approved by the City prior to approval of Phase 1 construction plans. 15. Provide a temporary cul-de-sac or hammer head turnaround at the end of each road at the end of phase one construction built to Fire Department and Public Works standards. 16. Fire lanes over 150-feet in length shall be provided with an approved area for turning around a fire apparatus. 17. Install fire hydrants and looped water mains in accordance with City engineering standards. Fire hydrants shall be installed at intersections and maximum 500-foot spacing. 18. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 19. In lieu of dedication of park land and based on the “Park Fee Determination Process” calculation, pay park fees in the amount of $98,802.40 for impacts to Park Planning Zone 1W (Sunset). Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- EXHIBIT A-2 Page 1 of 3 ---PAGE BREAK--- EXHIBIT A-2 Page 2 of 3 ---PAGE BREAK--- EXHIBIT A-2 Page 3 of 3 ---PAGE BREAK--- ---PAGE BREAK--- EXHIBIT A-3 Page 1 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 2 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 3 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 4 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 5 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 6 of 7 ---PAGE BREAK--- NOTICE OF APPLICATION Map on Back Proposal: An application for a preliminary plat has been submitted by Greg Markel of Fountain Hills Northwest, LLC (8911 W. Grandridge Boulevard, Kennewick, WA 99336). The site is located west of Columbia Center Boulevard between N. Pittsburgh Street and Grandridge Boulevard, north of W. Klamath Avenue. The site consists of approximately 27.5 acres and is proposed to be divided into one hundred ten (110) single family lots. The smallest lot size is 7,571 square feet and the largest lot size is 12,705 square feet. The average lot size is 8,766 square feet. The site is currently zoned Residential Low Density District (RL), and is subject to the single- family design standards. The Comprehensive Plan designation is Low Density Residential. The file number is PP 11-04. Open Record Hearing: The City of Kennewick Hearing Examiner will conduct an open record hearing at 6:00 p.m. on September 12, 2011 in the Council Chambers in Kennewick City Hall at 210 W. 6th Avenue, Kennewick, WA 99336. Testimony will be taken at this meeting. The Hearing Examiner is expected to make a decision following this meeting. Public Comment Period: You may submit comments at any time until August 30, 2011, before 4:30 p.m. Comments submitted on or before August 30, 2011 will be included in the Hearing Examiner’s meeting packet. If you have questions on the proposal, contact Wes Romine, Development Services Manager at (509) 585-4558 or via e-mail at [EMAIL REDACTED]. Environmental Documents and/or Studies Applicable to this Study: Environmental Determination No. 11-34. A Mitigated Determination of Non-Significance was issued for this project on August 15, 2011. The time for appealing SEPA issues is twenty-one (21) days from the issue date. Contact Gregory McCormick, City of Kennewick Planning Director, to request procedures for SEPA appeals. Determination of Completeness: The application was declared complete on July 27, 2011 for the purpose of processing. Project Permits Associated with this Proposal: None Preliminary Determination of Regulations Used for Project Mitigation: Title 18 (Zoning), Title 17 (Subdivision) of the Kennewick Municipal Code and the land use policies contained in the Kennewick Comprehensive Plan. Estimated Date of Decision: Within 10 calendar days of the Hearing date, September 12, 2011. To Receive Notification of the Decision and/or the Environmental Determination: Contact the Development Services Division at 210 W. 6th Avenue, Kennewick, WA 99336 or via telephone at (509) 585-4280. Appeal: Any person aggrieved by the decision of the Kennewick Hearing Examiner on this proposal may appeal to the Superior Court of Benton County within twenty-one (21) days of the date of decision. Wes Romine, Development Services Manager 210 W. Sixth Avenue / PO Box 6108, Kennewick WA 99336 The City of Kennewick welcomes full participation in public meetings by all citizens and does not discriminate on the basis of disability, pursuant to the requirements of the American with Disabilities Act of 1990, pub. L 101-336. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the City of Kennewick, Wes Romine, Development Services Department at (509) 585-4558 or TDD (509) 585-4425 or through the Washington Relay Service Center TTY at #711 at least ten days prior to the date of the meeting to make arrangements for special needs. EXHIBIT A-3 Page 7 of 7 ---PAGE BREAK--- 600 ft 1 : 7800 1in : 650ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 14:19 7/28/2011 Vicinity Map EXHIBIT A-4 Page 1 of 1 Project Location PP 11-04 ---PAGE BREAK--- EXHIBIT A-5 Page 1 of 2 ---PAGE BREAK--- EXHIBIT A-5 Page 2 of 2 ---PAGE BREAK--- ED# 11-34 August 15, 2011 RE: ED 11-34 PP 11-04 Gregory Markel Fountain Hills Northwest, LLC 8911 W. Grandridge Boulevard Kennewick, Washington 99336 Dear Mr. Markel: Enclosed is a Mitigated Environmental Determination of Non-Significance #11-34 for PP1 1-04 located west of Columbia Center Boulevard between N. Pittsburgh Street and Grandridge Boulevard, north of W. Klamath Avenue. This Determination means no Environmental lmpact Statement is required in order for the City to continue processing your application. Please notice that several changes have been made to your Environmental Checklist. Two conditions have been added. The City of Kennewick has determined that as mitigated, this proposal will not have probably significant adverse impacts on the environment. An Environmental lmpact Statement (ElS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed Environmental Checklist, and will be made available to the public on request. lf you should have any questions, please feel free to contact me. Enclosure CC: Dept of Ecology WA Deot of Fish & Wildlife Yakima Nation CTUIR SEPA File File K 210W.6'n Avenue - P.O. Box 6108 - Kennewick, WA 99336-0108 Page 1 EXHIBIT A-6 Page 1 of 24 ---PAGE BREAK--- ED# 11-34 CITY OF KENNEWICK MITIGATED DETERMINATION OF NON.SIGNIFICANCE Description of Proposal: Preliminarv Plat to divide a 27.5 acre parcel into 110 sinqle familv lots. Proponent: Greqrorv Markel, Fountain Hills Northwest. LLC Location of proposal, including street address, if any, West of Columbia Center Avenue. Lead Agency: Citv of Kennewick Mitigation Required for Potentially Significant Adverse lmpacts: According to KMC 18.80.040(1), the City may impose any condition necessary to protect the health, safety, and welfare or otherwise bring a proposed development into compliance with the purpose and intent of this Title. For this proposal, PP11-04IPLN-2011-02929, conditions include the mitigation fee for park fees for any division or re-division for residential purposes as per KMC 17.100. Since the property is insufficient in size for dedication of park land, park fees in lieu of land dedication are required to be paid to Park Planning Zone 1W - Sunset in the amount of $98,802.40. A percentage of this fee based on the number of lots being developed in each phase must be paid prior to the City of Kennewick signature of the Final Plat. X This Mitigated DNS is issued under 197-11-340(2). The City will not act on this proposal for fìfteen (15) days from the date below. Comments must be submitted by 8ßütL. After the review period has elapsed, all comments received will be evaluated and the DNS will be retained, modified, or withdrawn as required by SEPA regulations. Changes, modifications and /or additions to the checklist have been made on the attached Environmental Checklist Review. X ïhis MDNS is subject to the attached conditions. Responsible Official: Gregory McCormick Position/Title: Planning Director Address: 210 West 6tn Ave., P. O. Phone: (509) 585-4463 8115111 Signature According to KMC 4.08.430, this 6108, Kennewick, W 99336 appealed to: Hearing Examiner City of Kennewick 210W 6'n Ave., P.O. Box 6108 The time for appealing SEPA issues is twenty-one (21) days after notice (WAC 197-11- 680(5)(a). You should be prepared to make specific, written factual objections. Contact Gregory McCormick to read or request the procedures for SEPA appeals. EXHIBIT A-6 Page 2 of 24 ---PAGE BREAK--- ED# 11-34 CITY OF KENNEWICK ENVI RONMENTAL CHECKLIST REVIEW E. D. File #11-34 Action: PP 1l-04 Reviewed by: Wes Romine August 15,2011 The City of Kennewick has reviewed the checklist and made additions & corrections to it. Please note the following condition(s): For this proposal, PPl1-041PLN-201 1-02929, conditions include the mitigation fees for impacts for the addition of 110 dwelling units in Park Planning Zone 1W - Sunset. ln lieu of land dedication, fees are required to be paid to Park Planning Zone 1W - Sunset in the amount of $98,802.40 as calculated per the City's Park Fee Determination Process form. This fee must be paid at the time of final plat. Water Quality An NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum 38 day process and may take up to 60 days if the original SEPA does not disclose proposed activities. Erosion control measures must be in place prior to any clearing, grading or construction. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. A stormwater construction permit from Washington State Department of Ecology may be required if there is a potential for discharge from a construction site larger than one acre. A Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is needed for all permitted construction sites. Please contact Cory Hixon at (509) 454-4103, at the Department of Ecology to determine if your site needs such a permit, Water Resources The water purveyor is responsible for ensuring that the proposed use(s) are within the limitations of its water rights. lf the proposal's actions are different than the existing water right (source, purpose, the place of use, or period of use), then it is subject to approval from the Department of Ecology pursuant to Sections 90.03 RCW and 90.44.100 RCW. lf you have any questions concerning the Water Resources comments, please contact Breean Zimmerman at (509) 454-7647. 210W.6"'Avenue - P.O. Box 6108 - Kennewick. WA 99336-0108 Page 3 EXHIBIT A-6 Page 3 of 24 ---PAGE BREAK--- PARK FEE DETERMINATION PROCESS The following form is to be used to determine the amount of land to be dedicated for park purposes and the payment of fee's in-lieu of dedication: DETERMINATION FORMULA FOR AMOUNT OF LAND TO BE DEDICATED DETERMINATION OF FEE'S IN-LIEU OF DEDICATION The amount of fee's to be paid in-lieu of dedication will be based on the improved land value, of the amount of land to be dedicated and includes the value of required streets, roads, utilities, sidewalks, curbs, gutters and other improvements. The amount will be assessed at the time of preliminary plat approval, or issuance of a building permit for multiple-family developments. The land value will be verified by reviewing comparable developments. mount of land to be dedicated) = ln certain cases, the City may be agreeable to the developer making improvements to existing parks as approved by the Director of Parks and Recreation. Such improvements will be made to specifications of the Park and Recreation Department. The calculations in this form are based on an analysis of the entire City and its Park needs. lf you believe the City average is incorrect as applied to your property, you must request an individualized evaluation within five days of the date of the date shown on this form. The individual analysis may result in a higher or lower fee or dedication requirement. The fee for this recalculation is $500.00 per acre or fraction thereof, payable in advance. EXHIBIT A-6 Page 4 of 24 ---PAGE BREAK--- ,/t"/tl /l crrY oF KENNEWIcK /V li COMMUNITY PLANNING & DEVELOPMENT SERVICES ENVIRONMENTAL CHEGKLIST PURPOSE OF CHECKLIST: The State Environmental Poli cy Act (SEPA), chapter 43.21C RCW , requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (ElS) must be prepared for all pr oposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency i dentify impacts from y our proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. I NSTRUCTIONS FOR APPLICANTS: A $50.00 filing fee is required unless this applic ation is submitted in conjunction with another Community Planning or Development Services application. This environmental checklist asks you to descri be some basic information about your proposal. Governmental agencies use this checklist to det ermine whether the envir onmental impacts of your proposal are significant, requíring preparation of an ElS. An swer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. ln most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. lf you really do not know the answer, or if a question does not apply to your proposal, write " do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about government al regulations, such as z oning, shoreline, and landmark designations. Answer these questions if you can. lf you have problems, the City can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answe rs or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." lN complete the sUeeLEMENTAL sHEET FoR NoNpRoJECT ACTIoNS (part For non-project actions, the references in the c hecklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer and "affected geographic area," respectively. UpdaLed 7 12011 ENVIRONMENTAL A SALMONIDS CHECKLIST Page 1 of 20 EXHIBIT A-6 Page 5 of 24 ---PAGE BREAK--- A. TO BE COMPLETED BY APPLICANT BAGKGROUND 1. Name of proposed project, if applicable: Fountain Hills Phase 3 a 2. Name of applicant: Fountain Hills Northwest, LLC 3. Address and phone number of applicant and contact person: 891 1 W. Grandridge Boulevard,Kennewick,WA 99336 509-735-225s 4. Date checklist prepared: Julv 13,2011 - 5. Agency requesting checklist: City of Kennewick, WA - 6. Proposed timing or schedule (including phasing, if applicable): Division 1 - 2011 Site lmprovements I Division 2 - 2012 Site lmprovements - 7. Do you have any plans for future additions, expansion, fufther activity related to or connected with this proposal? yes, explain. No future additions - only separate divisions of this preliminary plat/ for engineering and construction 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Previously approved / expired Preliminary plat, pre-plat 97-01 (Fountain Hills) and Fountain Hills ll PDP and pre-ptat, pDp 00-02. or tf Updafed 712O11 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 2 of 20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 6 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT 9. Do you know whether applications are pending for governmental approvals of other proposals direcfly affecting the property covered by your proposal? lf yes, explain. None known. - 10. List any government approvals or per¡nits that will be needed for your proposal, if known. washington state Department of Ecology - construction stormwater GeneralPermit. 11. Give brief, complete descriptíon of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. you do not need to repeat those answers on this page. Fountain Hills Phase 3 Prelimínary plat proposes 1 1o single family _ lots on a 27 .5 acre parcel; meeting the Residential Low Density zoning standards. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if âny, and section, township, and range, if known. lf a proposal would occur over a range of area, provide the range or boundaríes of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located in the west half of Section 3l,Township 9 / North, Range 29 East, W.M. Generally located between W. Grandridge Boulevard, and N. Pittsburgh Street at approximately W. Payette Avenue, if extended. Located across the street from costco and to the south on Grandridge Boulevard. Updated 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 3 of 20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 7 of 24 ---PAGE BREAK--- B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circre on"¡@oiling, hiily, steep slopes, mountainous, other The site is flat. ' b. what is the steepest slope on the site (approximate percent slope)? The steepest slope is less than - c. what general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? lf you know the classification of agricultural soils, specify them and note any prime farmland. The soil classification is Hezel-euincy-Burbank, with loamy sand. d. Are there surface indications or history of unstable soils in the immediate vicinity? lf so, describe. None. - e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. lndicate source of fill. Minor for bldg pads & roads,earthwork cuts/fills balanced onsite - f. Could erosion occur as a result of clearing, construction, or use? lf so, generally describe. Erosion from wind and rain runoff could occur, but control measures - such as applying water to exposed soils will be utilized. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 40% of the site will be covered with impervious / surfaces after project construction. g About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 40% of the site wíllbe covered with impervious surfaces after project construction. EVALUATION FOR W Uodaled 712O11 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 4 o'f 20 EXHIBIT A-6 Page 8 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT h. Proposed measures to reduce or control erosion. or other impacts to the earth, if any: Measures as approved by City Engineer, i.e., disturbed areas hydroseeded, water applied to soil to prevent dust, etc. 2. Air a. What types of emissions to the air would result from the proposal dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? lf any, generally describe and give approximate quantities if known. Dust and exhaust from construction, minor exhaust from vehicular traffic on completion, and emissions associated with single family houses. b. Are there any off-site sources of emissions or odor that mav affect your proposal? lf so, generally describe. None known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Project will adhere to local and state regulations to control emissions, including application of water to control erosion. 3. Water a. Surface: 1) ls there any sudace water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saftwater, lakes, ponds, weflands)? lf yes, describe type and provide names. lf appropriate, state what stream or river it flows into. None in the immediate vicinity. The Columbia River is located 1.2 - míles north of the site; the K.l.D. Canal is 0.75 miles north of the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? lf yes, please describe and attach available plans. No. - 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or weflands and indicate the area of the site that would be affected. lndicate the source of fill material. None. / Updaled 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 5 of 20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 9 of 24 ---PAGE BREAK--- No. TO BE COMPLETED BY APPLICANT Will the proposal require sudace water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Does the proposal lie within a note location on the site plan. 100-year floodplain? lf so, No. - 6) Does the proposal involve any discharges of waste materials to surface waters? lf so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals. . . ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. All lots will be served with city sanitary sewer and city storm sewer. - c. Water runoff (incf uding stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? lf so. describe. Source is direct rainfall which will be collected by on-site Storm Drainage system and incorporated into the City Stormwater system. 2) Could waste materials enter ground or surface waters? lf so, generally describe. Yes. some sediment laden water could enter the stormwater system, especially if erosion control measures are not implemented. - ' 4) 5) Updated 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 6 of20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 10 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT d. Proposed measures to reduce or control sudace, ground, and runoff water impacts, if any: Conformance with the City of Kennewick Storm Drainage requirements. - 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other - evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? weeds, grasses and sagebrush wiil be creared for construction. - c. List threatened or endangered species known to be on or near the site. None. ' d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Street trees, landscape strip and pedestrian path landscaping, ano individual lot landscaping following construction. - 5. Animals a. circle any birds and animals which have been observed on or near the site or are known to be on or near the site: biros:@heron, ""glu,@s{þs¡.Quait - mammals: deer, bear, elk, beaver, other: rortenfs fish: bass, salmon, trout, herring, shellfish, other:_ b. List any threatened or endangered species known to be on or near the site. None known Updaled 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST PageT of20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 11 of 24 ---PAGE BREAK--- c, ls the site part of a migration route? lf so, explain. None specifically, however all of the columbia Basin is a migration route for ducks and geese. - d. Proposed measures to preserve or enhance wildlife, if any: street trees, pedestrían oriented landscaping and individual lot landscaping. - 6. Energy and natural resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturiñg, etc. Electric and natural gas for heating and cooling. - b. would your project affect the potential use of solar energy by adjacent properties? ff so, gener:ally describe. No. c. what kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Energy efficient construction and heating/cooling equipment to - comply with local energy requirements, and wA state Energy code. 7. Environmental health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, sþill, or hazardous waste, that could occur as a result of this proposal? lf so, describe. No. / 1) Describe special emergency services that might be required. None. Typical fire/pofice and emergency services associated with a single family neighborhood. 2) Proposed measures to reduce or contror environmentar health hazards, if any: constructíon contractors will follow standard safety practices for site development and construction. Updafed 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 8 of20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 12 of 24 ---PAGE BREAK--- b. ÏO BE COMPLETED BY APPLICANT Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Localtraffic noise associated with residentiar neighborhoods. - Local traffic noise long term. construction equipment and traffic noií short term. 3) Proposed measures to reduce or contror noise impacts, if any: construction noise will adhere to the city of Kennewick standards - including permitted construction hours. 8. Land and shoreline use a. what is the current use of the site and adjacent properties? The site is currently vacant land with weeds, grass, and sagebrush - surrounded by residential neighborhooos. b. Has the site been used for agriculture? lf so, describe. No. ' c. Describe any structures on the site. None. - d. Will any structures be demolished? lf so. what? No. . e. What is the current zoning classification of the site? RL f. what is the current comprehensive plan designation of the site? Residential Low Densitv / Updaled 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 9 of20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 13 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT g. lf applicable, what is the current shoreline master program designation of the site? Not applicable. ¿ h. Has any part of the site been classified as an "environmentailv sensitive" area? lf so, specify. No. - i. Approximately how many people would reside or work in the completed project? 3 people per lot x 110 lots = 330 people - j. Approximately how many people would the completed project displace? None. . k. Proposed measures to avoid or reduce displacement impacts, if any: None proposed. / l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposal is consistent with Comprehensive plan, current zoning, ano the existing, surrounding community. - 9. Housing a. Approximately how many units would be provided, if any? lndícate whether high, middle, or low-income housing. Approximately I 10 middle income, single family homes. - b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. / c. Proposed measures to reduce or control housing impacts, if any: None proposed. EVALUATION FOR AGENCY USE ONLY Updated 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 10of20 EXHIBIT A-6 Page 14 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT 10. Aesthetics a. What ís the taflest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 30'max. height per Kennewick Municipar code. Ext. building materiall wood, manufactured wood product, metal, brick, stone and/or stucco. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: conformance with city of Kennewick Residential Design standards. 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Residential and street lighting at night. b. could light or glare from the finished project be a safety hazard or interfere with víews? No. / c. what existing off-site sources of light or glare may affect your proposal? None. / d. Proposed measures to reduce or control light and glare impacts, if any: None proposed. / 12. Recreation a. what designated and informal recreational opportunities are in the immediate vicinitv? sunset Elementary school play fields located nearby to the south, and large open space tracts located in adjacent neighborhoods. Also Lawrence Scott Park, Columbia Park East, Meadow East park are within 2 miles. Updated 712O11 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 11 o'l 20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 15 of 24 ---PAGE BREAK--- b would the proposed project displace any existing recreational uses? lf so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opporlunities to be provided by the project or applicant, if any: None proposed as this was addressed with earlier phases. 13. Historic and cultural preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? lf so, generally describe. No. / b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. Not applícable. ' c. Proposed measures to reduce or control impacts, if any: Not applicable. 14. Transportation a. ldentify public streets and highways serving the site, and describe proposed access to the existing street system. show on site plans, if any. serving streets include w. Metaline Ave. & Rio Grand Ave. via N. Pittsburgh st., and also N. Montana st. via w. Grandridge Blvd. b. ls site currently served by public transit? lf not, what is the approximate distance to the nearest transit stop? Ben Franklin Transit service is available on w. Grandridge Blvd., adjacent to the site. Nearest transit stop is located 0.6 mìles away. c. How many parking spaces would the completed project have? How many would the project eliminate? A minimum of two off-street parking spaces per lot will be provided 220 spaces. Updared 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 12 o'f 20 w( ilttn EVALUATION FOR AGENCY USE ONLY t\Pløf mtlTâlrin'l ftè1 tr- Fü,,,û¿tptÐ. tf t+ryþr? tølf?r?Þ n2ã' P¿LFIÞ, 61t2zto-tJ¡cu þ7- qfryÞÞ + ¡Yaofq*ti> t*øt¿{æ> flaft4*7} - EXHIBIT A-6 Page 16 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? lf so, generally describe (indicate whether public or private). New public streets will be constructed/dedicated to serve the platted lots. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transporlation? lf so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? lf known, indicate when peak volumes would occur. Assuming approx. 10 trips per household per day x I 10 = 1,100 trips - per day. Peak volumes would occur in PM peak hrs. (approx. 4-6 pm) g. Proposed measures to reduce or control transportation impacts, if any: Construction and dedication of new public roads to serve the Oropo."l lots. 15. Public services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? lf so, generally describe, Additional need would result for services associated with the - constructíon/addition of 110 new single family homes. b. Proposed measures to reduce or control direct impacts on public services, if any. Pay increased property taxes as well as any required fees for road, - school, park, fire, police or other government impacts. 16. Utilities a. Circle utilities currently available at the site: system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water/Sewer-City of Kennewick;Telephone-Frontier; Gas-Cascade; Cable-Charter; Power-Benton County pUD; lrriqation-K.l.D. E Updaled 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 13of20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 17 of 24 ---PAGE BREAK--- T9 BE COMPLETED BY APPUCANT C. Signature The above answers are true and complete to the best of my knowledge, I understand that the lead agency is relying on them to make its decision. sisnature: J? t'rrfualJLe.( ' DateSubmitted: 7' tcJ -ll EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 18 of 24 ---PAGE BREAK--- D. Supplemental sheet for non-project actions (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. tmp Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release oÌ toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine lífe? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: UpdaÍed 71201'l ENVIRONMENTAL & SALMONIDS CHECKLIST Page 15 of 20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 19 of 24 ---PAGE BREAK--- TO BE COMPLETED BY APPLICANT 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wílderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, weflands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be líkely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existíng plans? Proposed measures to reduce or respond to such demand(s) ate: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) afe: 7. ldentify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. Updaled 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 16 of20 EVALUATION FOR AGENCY USE ONLY EXHIBIT A-6 Page 20 of 24 ---PAGE BREAK--- ESA LISTED SALMONIDS CHECKLIST The Listed Salmonids Checklist is provided in order that t he City can identif y a project's potential impacts (if any) on salmonids that have been listed as "threat ened" or "endangered" under the Federal Endangered Species Act (ESA). A salmonid is any fish species that spends part of its life cycle in the ocean and returns to fres h water. Potential project impacts that may result in a "taking" of listed salmonids must be avoided, or mitigated to insignificant levels. Generally, under ESA, a "taking' is broadly defined as any action t hat causes the death of, or harm to, the listed species. Such actions incl ude those that affect t he environmental in ways that interfere with or reduce the level of reproduction of the species. lf ESA listed species are present or ever were present in the watershed where your project will be located, your project has the potential for affecting them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listing will impact your project. The Fish Program Manager at the appropriate Department of Fish and Wildlife (DFW) regional office can provide additional information. Please contact the Dept. of Fish and Wildlife at 1701 S. 24th, Yakima WA 98902-5720, Phone No. 509-57 5-27 40. 1. Are ESA listed salmonids currently present in the watershed in which your project will be? Yes X No-- Please Describe. 2. Has there ever been an ESA listed salmonid stock present in this watershed? YesXNo/ Please Describe. NOTE: Kennewick is located in the upper Mid- Columbia watershed. Salmonoids are present in the watershed - questions no. 1 and no.2 already answered "yes". Questions A-1 and A-2 are also answered. PROJECT SPECIFIC: The questions in this section are specific to the project and vicinity. A1. Name of watershed: Upper Mid-Columbia ' 42. Name of nearest waterbody: Columbia River ' 43. What is the distance from this project to the nearest body of water? The distance is 1 2 miles to the north of the site Often a buffer between the project and a stream can reduce the chance of a negative impact to fish. Updaled 712011 ENVIRONMENTAL & SALIVIONIDS CHECKLIST Page 17 of20 EXHIBIT A-6 Page 21 of 24 ---PAGE BREAK--- A4' What is the current land use between the project and the po tentially affected water body (parking lots, farmland, etc.) Land use between the Project and the columbía River includes Low and Medium Density Residential, as well as commercial, lndustrial and Open Space. 45. What percentage of the pr oject will be impervious surface (including pavement & roof area)? Approximately 40o/o of the site will be covered with impervious surfaces following construction. FISH MIGRATION: The following questions will help determi ne if this project could interfere with migration of adult and juvenile fish. Both incieases and decreases in water flows can affect fish migration. 81. Does the project require the withdrawal of a. Sudace water? Yes_ No { ' Amount Name of surface water body b. Ground water? Yes No { Amount From Where Depth of well 82. Will any water be rerouted? yes_ No / ' lf yes, will this require a channel change? 83. Will there be retention ponds? yes / No_ lf yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? Retention/infiltration ponds with overflow to municipal storm system constructed previously ín Fountain Hills phases 2 and 4, in approximately 2001 lf to a surface water discharge, please give the name of the waterbody. 84. Will this project require the building of new roads? (lncreased road mileage may affect the timing of water reaching a stream and may, thus, impact fish habitat.) Yes. 85. Are culverts proposed as part of this project? yes No { 86. Are stormwater drywells proposed as part of this project? yes / No Updated 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 18 of20 EXHIBIT A-6 Page 22 of 24 ---PAGE BREAK--- 87. Will topography changes affect the duration/direction of runoff flows? yes lf yes describe the changes. trlo / reduce or increase shade along or over a waterbody? (Removal of shadíng vegetation or the buirding of structures such result in a change in shade.) BB. Will the project involve any reduction of a fl oodway or floodplain by filling or other partial blockage of flows? Yes_ No { lf yes, how will the loss of flood storage be mitigated by your project? WATER QUALITY: Tle following questions will help determine if this project could adversely impact water quality. Degraded water quality can affect listed species. Water quality can be made worse by runoff from impervious surfaces, altering water iemperature, discharging contaminants, etc. C1. Will your project either Yes- No / as docks or floats often C2. Wil the project increase nut rient loading or have the potentia I to increase nutrient loading or contaminants (fertilizers, other waste discharges, or runoff) to the waterbody? Yes No { C3. Will turbidity (dissolved or partially dissolved sediment load) be increased because of construction of the project or during operation of the project? (ln-water or near water work will often increase turbidity.) Yes No / C4. Will your project require long term maint enance, i.e., bridge cleaning, highway salting, chemical sprays for vegetation management, clearing of parking lots? YesNo{- Please oeEi-oe. Updated 712011 ENVIRONMENTAL & SALMONIDS CHECKLIST Page 19 of 20 EXHIBIT A-6 Page 23 of 24 ---PAGE BREAK--- Vegetation: The following questions are designed to dete rmine if the project will affect riparian vegetation, which can impact listed species. D1 W¡ll the pro¡ect involve the removal of any vegetation from the stream banks? YES_ NO/ ¿ lf yes, please describe the ex isting conditions and the amount and type of vegetation to be removed. D2. lf any vegetation is removed, do you plan to re-plant? yES _ No lf yes, what types of plants will you use? Not applicable. / E. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand the City is relying on them to make its decision. ENVIRONMENTAL & SALMONIDS CHECKL¡ST Date Ufial.ed7l2O11 Page 20 of20 EXHIBIT A-6 Page 24 of 24 ---PAGE BREAK--- K To: From: Date: Re: Project: 1. 2. 3. 4. 5. 6 7. MEMORANDUM Englneerlng of Publlc Works Wes Romine, Development Services Manager Fernando Garcia, Utility Coordinator August 15,2011 Public Works Consolidated Comments Pre Plat No. 11-04iPLN-2011-02929 All work shall be in conformance with the latest revision of City of Kennewick Standards and Specifications, Details and the current edition of the State of Washington Standard Specifications for Road and Bridge Construction M-41 (CN). Existing 8-inch waterline (Zone 3) is available from W Metaline, existing 8-inch waterline (Zone 3) available from Rio Grande. South end of Montana has an existing 8-inch waterline (Zone 2) stubbed to the end of the street. Make provisions to loop the waterlines without connecting the two different water zones. Developer will be required to extend the existing waterlines to serye the new development. It will be required to install approved-type pressure regulators behind the water meter on lots exceeding 80 PSl, per Uniform Plumbing Code Section 608.2. Affected Lots to be identified during waterline construction and labeled on the Civil Record Drawings. 8-inch sanitary sewer main is available from W. Metaline, Rio Grande and N Montana Street. Developer will be required to extend the existing sanitary sewer main lines to serve the new development. Comprehensive Plans for water, sewer, storm drainage and street lighting shall be submitted and approved prior to approval of construction plans for any phase. Construct residential streets per Kennewick Municipal Code (KMC) section 5.56.270 and city of Kennewick Standard Detail 2-1 sheet 2 of 4. Municipal Services Department 1010 S. Chemical Drive * PO Box 6108'. Kennewick" WA 99336 [PHONE REDACTED] k [PHONE REDACTED]. F ax EXHIBIT A-7 Page 1 of 8 ---PAGE BREAK--- 8. L Due to project phasing, any temporary dead end street 15O-feet or grater from the street intersection will requíre construction of a temporary cul-de-sac, constructed with 6-inches of top rock and 2-inches of asphalt. Preliminary Civil Drawings: as part of all residential development construction plans, there shall be a separate schematic drawing which at a minimum, shows the power source(s), wiring diagram and streetlight spacing. Combine Signing Striping and lllumination plans on the same drawing with other elements left off per City of Kennewíck Standard specification Section 6-1.02. Complete the Plan Review Disclaimer and submit with the Preliminary Drawings. A separate permit is required from the Department of Public Works Department (DPW), prior to construction, for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). DPW will require one full size 24" x 36" set of civil drawings and one set of storm calculations. Up to 20 working days will be required for preliminary plan reviews. Note on the plans that "All utility construction must conform to the Iatest revision of the City of Kennewick Standard Specifications". No permit fees or utility fees will be quoted prior to plan approval by the City Engineer. For further information please visit our website at: Municipal Services DepaÉment 1010 S. Chemical Drive * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] F a, 10. 11. EXHIBIT A-7 Page 2 of 8 ---PAGE BREAK--- To: From: Date: Re: Project: MEMORANDUM Trafflc of Publlc Works Wes Romine, Development Services Manager John Deskins, Traffic Engineer August 12,2011 Traffic Engineer's Comments PP 11-04 - Fountain Hills 3 - 110 Lot 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. This design layout has several long tangents (straight sections of roadway) greater than 600 feet and the curves are gradual such that speeds may not be well controlled within the neighborhood. ln general it is close enough that it will probably work but the speeds could be reduced further with a different layout or with addition of some speed humps. The developer can request assistance in placement and types of devices if there is a desire to do so up front. 2. The intersection of Nevada Street (Road A on the plat) with Metaline Avenue is significant intersection within the development and is a potential cut through route on Metaline/Montana with long tangents, and some sight distance issues. To help mitigate speeds and potential cut-through traffic and sight distance concerns, a traffic circle needs to be installed at the Nevada and Metaline intersection. Due to the nature of the intersection and the T-design the Traffic Circle should be designed to the standards of a Mini-Roundabout (with raised central island, but painted splitter islands and thus some minor modifications to the proposed right-of-way (and street curbing) will be required on lots 12 and 13. Contact the Traffic Engineer for design/layout information on the Mini- Roundabout. 3. Many of the intersections in the development appear that they will have sight distance issues since they are placed on curves. Road B at Metaline is acceptable. All other intersections will require review based on the planned curb lines of the roadway against the KMC 13,12for Traffic Obstructions. The analysis shall be based on Figure 2, using a 25 mph speed at 15 feet set backfrom the edge of the traveled way and presuming that the edge of traveled way is located B feet off of the face of curb. Sight distance easements will be required for lots as necessary on the final plat. Most likely there will be sight distance easements required for up to 10 lots. The mini-roundabout may require smaller sight distance easements on lots 48 and 56 based on yield sight distance requirements. 4. A review was done on how this development would affect neighboring streets to determine if traffic calming exterior to the development would be needed Based on the layout and anticipated traffic distribution the most significant impacts would be on Pittsburgh Street between Ne'rada Street and Grandridqe This segment is already EXHIBIT A-7 Page 3 of 8 ---PAGE BREAK--- PP 11-04 Page2 of 2 divided with a median and has no houses fronting Pittsburgh Street. Therefore no traffic calming is required here. The southern access point will see a much smaller amount of traffic and that would likely be disbursed in both directions minimizing that impact even more, so again no traffic calming is required. PnO.¡ecr TRIP GENERATIoN: TYPE OF PROJECT PROJECT SIZE PM Peak Hour Trips AVERAGE WEEKDAY TRIP GENERATION (vpd) Single Family Detached Housinq (Land Use 210) 110 Units 114 1 153 Rate determined from the 8th Edition of the lnstitute Generat¡on Manual. Trip Generat¡on Galculations Average Weekday Trip Transportation Engineers Trip 45% trips anticipated to use Nevada Street, 25o/o anticipated to use Metaline Street, and 30% anticipated to use Montana Street for access to the development. lf the developer disagrees with the required traffic mitigations, the developer has the right to hire an independent Traffic Engineering Consultant to prepare a Traffic lmpact Study to evaluate appropriate impacts and mitigations. No work should start on such a study until consulting with the City of Kennewick Traffic Engineer. EXHIBIT A-7 Page 4 of 8 ---PAGE BREAK--- DENAfl August 3,2011 City of Kennewick Attn: Wes Romine 210 W 6'hAvenue Kennewick, WA 99336 Re: Prelìminøry Pløtt PP ll-04, Fountain Hìll Phsse 3 Dear Wes: Please forward this letter to the Developer/Owner of this property. This letter is a follow up to your request for electrical service to your new project. Thank you for deciding to build in our service area. There are several items we will need from you to begin the electrical design for your project. These items include: A complete set of detailed plans Detailed Site Plan Electrical panel schedules One-line diagram showing the electrical layout Service address Contact person for this project, including mailing address for all correspondence Type of heating/cooling system (heat pump, forced air, gas, etc.) Proposed start date ofproject or date service is required. Legal description of property, including the tax parcel identification number. AutoCAD drawing of the project. Our design process will not begfu until we have received all of the above itents. Upon receipt of these items, we will use them to plan an electrical design to serve your project. After completion of the design, a packet will be mailed to the designated contact person. Any items requiring follow up (such as fees, application for selice, easements, and developer's agreement, etc.) will be included in this packet. If one or more of these items are required, we will need the item(s) returned to us before the job is scheduled. Design of large projects can take up to six weeks. Construction on these projects may take up to twelve weeks. The delivery of materials for the project can take six months. In some cases system outages are required and construction periods may be restricted to certain times of the year. Thank you again for your inquiry. If you have further questions, please call me at (509) 582-1271. RECEIVED "CMY OF KENNEWCK ,AUG B 2011 .COMMUNIW PI.ANNINCI DEPARTMENT a) b) c) d) e) Ð s) h) Ð i) Ricþ L. Sunford Distribution Design Technician RLS:jlw EXHIBIT A-7 Page 5 of 8 ---PAGE BREAK--- r(ENt{EWtCK t0N August 22,zÙtt Wes Romine City of Kennewick Development Services Division 206 W. 6th Avenue Kennewick, WA 99336 Ben Woodard Staff Engineer BW\rs C: LB\correspondence\File: [31-9-29] R:\Development\Dry Plats\Fountain Hills Phase 3 Subject: Review Comments for Preliminary Plat 11-04/PLN-20I1.-O2929 Fountain Hills Phase 3 Dear Mr. Romine: This letter provides Kennewick lrrigation District (KlD) review comments on Preliminary Plat No. 11-04/PLN-2011.-02929. The property is located west of Columbia Center Boulevard between N. Pittsburgh Street and Grandridge Boulevard, north of W. Klamath Avenue (1-3199-200-0010-003). The property identified on the proposed preliminary plat is located within the KID boundaries. The property within this preliminary plat is NOT classified as irrigable land. KID provides the following comments as a condition of approval by the legislative authority for R.C.W. 58.17.310: 1) Dedicate to KID an irrigation easement 10 feet in width, five (5)feet in width if adjacent to a utility easement, along the road frontage of all lots. 2) A preliminary plat (without water entitlement) review fee of 5150.00 is due prior to KID signature on the plat. 3) As of May 12, 2OIO all subdivisions of land are required to be approved by the KID Board of Directors during a KID Board Meeting. KID Board Meetings are regularly scheduled on the first and third Tuesdays of each month. All conditions must be completed prior to submittal to KID for final approval. The submittal for final approval must be received by KID a minimum of two weeks prior to a regularly scheduled Board Meeting in order to be considered at that meeting. This change can potentially extend the approval process by a minimum of tr¡¡o weeks. lf you have any questions regarding these comments, please contact me at the address/phone number listed below. Sincerely, RECEIVED CITYOF KENNEWICK AUG ;i J 20i1 COMMUNITY PI.ANNINO DEPARTMENT 12 W. Kennewick Ave., Kennewick, WA 99336, (509) 586-9L11, fax (509) 586-7663, www.kid.org EXHIBIT A-7 Page 6 of 8 ---PAGE BREAK--- STATE OF WASHINGTON DEPARTMENT OF ECOLOGY 15 W Yakima Ave, Ste 200 . Yakima, WA 98902-3452 o (509) 575-2490 August 25,201I Gregory McCormick City of Kennewick P.O. Box 6108 Kennewick,'WA 99336 Re: ED Il-34 Dear Mr. McCormick: Thank you for the opportunity to comment on the mitigated determination of nonsignificance for the Fountain Hills 3, proposed by Fountain Hills Northwest,LLC. We have reviewed the environmental checklist and have the followine comments. 'Water Quality Project with Potential to Discharge Off-Site The NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities. The permit requires that Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. RECEIVED CITYOF KENNEWCK AUG 2 e 2û11 COMMUNITY PIáNNINO DEPARTMENT fi EXHIBIT A-7 Page 7 of 8 ---PAGE BREAK--- .eì llouglnn M, I)ltuutur tll' (''lplluI ltrujsu'll N, Kellogg Strr'et luk, 993¡ó (¡0e):l:'7órì7 (509) l:3.50"r7 tlotrg,cnrl 1rt¡ ksd,ot'g Eductulun lt tfu hrlilgt n lhe !ilun, DATEI TOr FROM; RE: Augurt 11,2011 Clty of Kennewlck, Doug Carl Plat PP 11-04, Fountaln 3 The above referenced proJcot cltc lc ln the Kennewlck School boundary and le cunently eerved by three schools, The assigned schools are llsted bclow as well as avallable transportatlon. Transoortation Sunset View Elementary Desert Hills Sohool Kamiakin High School Provlded) (Bussing Provided) -Þr- Douglas M, Carl EXHIBIT A-7 Page 8 of 8 ---PAGE BREAK--- Wo¡ Romlno Frem¡ Sent: To: Cc: Subject: Wes: Please make note thât the commeRts that I sent to you yesterdey represent my personal eomments as a property owner that abuts Fountaln Hlll 3 and NOT the Homeowners Assoclatlon, Any comments that the Homeowners Associatlon wlshes to provlde to you wlll come from the Homeowners Assoclatlon presldent Mr, Rsn Hayden, I apologlze lf I mlslead you in my eommunlcatlons wlth you over the pest two day, Sincerely From: klamathST Imailto:[EMAIL REDACTED]] Sent: Monday, August 29,2011 5:02 PM To:'wesr@ci. kennewick.wa. us' Subject: Fountain Hills Phase 3 Wes Romine: Thanks for our phone conversation this morning and for emailing the Fountain Hills Phase 3 Plot Plan. We have several concerns regarding the existing plan as it currently stands and for the livability of our neighborhood during and after the construction. r This is very high density building and will result in even more traffic in and around our subdivision. As a result of the commercial development that has occurred on Grandridge, and Gage traffic as well as the apartment complex on the corner of Klamath and Grandridge traffic is already an issue with speeding motorists traveling through residential areas to try to avoid the traffic. ln addition we have seen an increase ¡n petty crime and vandalism in the neighborhood and this will only increase with addition high density housing. o We are concerned that as a result of conflicting homeowner association bylaws, that there will be a degradation of our property values especially where Fountain Hills 3 abuts against the back yards of Morningside lots. o There is a great concern about fugitive dust/dirt during a prolonged construction period as well as the noise that theconstructionwill bringtothisresident¡alarea. lnaddition,thehistoryoftheearlierFountainHills developments the cleared lots become weed infested and not only an eyesore but an extreme fire hazard. o As the plot plan now stands there are several Morningside lots that will have two lots abutting their back yards, we believe that th¡s will create significant issues regarding landscaping and fence ownership and we would recommend that the all lots that abut backyards of the existing homes be built upon lots that align. ¡ We would hope that the development would take place in small phases in order to reduce the dust/dirt associated with clearing large tracks of land and leaving them undeveloped for long periods of time as has been the experience with the other Fountain Hills developments. ln this period of Hanford layoffs and uncertain economic conditions it would seem prudent to take more a conservative construction approach. l,4arþ.ï-(.øvl,anàt Secretary/Treasure EXHIBIT A-8 Page 1 of 7 ---PAGE BREAK--- Homeowners Assoe, EXHIBIT A-8 Page 2 of 7 ---PAGE BREAK--- Wes Romine From: Sent: To: Subject: [EMAIL REDACTED] Tuesday, August 30,2011 9:50 AM Wes Romine RE: Greg Markel's preliminary plat application (1 1-04) Follow Up Flag: Follow up Flag Status: Flagged 'Wes, I opened the affachment you forwarded, but didn't spot any revisions. The heavy red boundary line is no big deal unless one was a student in Architectural Drafting/Drawing at Oregon State University in Corvallis under a certain professor who did not appreciate overly intrusive boundary lines. The applicant - Greg Markel - has proven to me to be an elusive and non-forthcoming sort over the past few years. I relocated to the Tri-Cities in late 2005 and began in early 2006 to take issue with Markel's Fountain llills IIOA (Homeowners Association). Greg and Chadwick Markel had failed to establish the IIOA in accordance with Secretary of State requirements. Your applicant unilaterally established the CC&R's and HOA. In early '06 I advised the president of the HOA and subordinate offÌcers that RCW 64.38 was not being complied with and it seemed to me that no officer from Markel down to the treasurer - a nearby homeowner - had ever read RCW 64.38 and thus had no opportunify to comply with it. After numerous wriffen (by letter and email) attempts to get compliance with the provisions of RCW 64.38,I placed Markel and the HOA president on notice that I intended to contact Benton County Prosecutor Andy Miller, which I did. Miller and his deputy did not respond to me on this matter as they and I had prior numerous differences following an attempted burglary of my residence and subsequent prosecution of the burglar, who remains in prison. Bottom line and to make a long story short, I have no demonstrated reason to trust Markel on any venture. I do have an e-mail on file from the former HOA president stating the Fountain Hills HOA is/was "illegal". I hand-carried a letter to MarkeIs secretary stating my belief he was extorting dues from the current resident homeowners under the auspices of an organization that was not legal in its establishment and administration. His response? Nothing. Am I too leery of Markel? Naaah - I don't think so. I have no reason to trust him and he knows I still reside at 1402 N. Nevada. Kris Original Message From: "Wes Romine" <[EMAIL REDACTED]> T o : Subject: RE: Greg Markel's preliminary plat application ( 1 1-04) Date: Tue,30 Aug 2011 08:54:17 -0700 EXHIBIT A-8 Page 3 of 7 ---PAGE BREAK--- Krls, The proposal wc are revlewlng et thls tlme has no str€et to the Nevada and Payette e ul=de=sacs, The applleant would need to submlt a revl¡ed plan and ehange th€lr rêqu€st before that could be consldered and I don't thå aBplleant has any lntentlon¡ of dolng that, Therc have been ¡ome mlnor revlslons to the plen that I s€nt you yesterday 50 I em an updated plan, I feel they are lmprovements, but they do not lnelude e conn€ctlon to th€ Nevada and Payette cul=de"¡acs, The atteched plan l¡ the one thät wlll be lncluded ln the staff r€port and eonsldered for approval, A¡ far a¡ the rcd boundary llnc on the mep i€nt wlth your that map was only for thc purBoses of general locatlon of the proJect, You should look at the attached map for the exact proJect boundary follows parcel llnes, And yes, severalpedestrlan connectlons, the extenslon of the stub streêts at Metallne, Montana and Rlo Grande arê the sole street accesses lnto the area, Please let me know if you have further questlons or concerns, Wes Romlne Development Services Manager City of Kennewick 210W,6th Avenue Kennewick, WA 99336 (509) 585-4558 From : kr202 1 @ netzero. net Ima ilto : kr202 1 @ netzero. net] Sent: Monday, August 29,2071 6:14 PM To: Wes Romine Subject: RE: Greg Markel's preliminary plat application (11-04) Wes, Thanks for the timely response. EXHIBIT A-8 Page 4 of 7 ---PAGE BREAK--- My address is 1402 N. Nevada Court. 1405 N. Nevada Ís across the street, so lot 45 has no known impact on me insofar as you have described. You state ff There is no proposal to connect roads to the existing Nevada and Payette cul-de-sacs." I would have felt more secure if you had emphatically stated "There will be no connecting of new roads to the ends of the cul-de-sacs on Nevada and Payette." If a proposal is made by the Cify of Kennewick or developer Markel to connect new roads to those two cul-de-sacs, please let me know at once. As for the rrsouth of your (my) housef r, the red boundary line cuts through that portion of my house and does not do the same with the house that you mentioned (1405 N. Nevada). Corners of lots 43 and,42 abut the south side of my lofhouse. My review of the plat map indicates that a newly connected Metaline-Montana and Rio Grande are the sole access roads for both construction and residential purposes. Please let me know if I am not correct or if that road plan should later be modified. Kris Original Message From: "Wes Romine" <[EMAIL REDACTED]> T o : Subject: RE: Greg Markel's preliminary plat application (11-04) Date: Mon,29 Aug2}lI 16:12:21 -0700 Kris, There is no proposal to conneet roads to the existing Nevada Ct and Payette Ct cul-de-sacs, however there is a pedestrian walkway that will connect between lots 41 and 42 to the open space between those cul-de-sac areas to provide a pedestrian connection from the proposed subdívision to Montana Street. As to your concern about the encroachment on the south 1/5th of your house, I might need to discuss this issue wíth you onthephonesolcanfullyunderstandyourconcern, Howeverwiththatsaid,ifyouraddressis1405N.NevadaCt,your youhaveazerolotlineonthesouthofyourproperty(facingtheproposedsubdivision)soyourhousewill beonthe back lot line of proposed lot 45. There will be a 15-foot rear yard setback for the main house and S-foot setback for accessory structures required for that lot so there will be some separation between your house and any new structures onlot45. Theredboundarylinewasaroughdrawnoutlineoftheprojectareaandnotanexactlocationoftheproperty line(s), l'm attaching a proposed plat drawing that shows more detail. Hopefully that answers your questions, but if please give me a call. Thank you, EXHIBIT A-8 Page 5 of 7 ---PAGE BREAK--- We¡ Romlne Devclopment Serviee¡ Manager Olty of Kennewlok . 210 W, 6th Avenue Kennewlck, WA 99300 (509) õ66-4õ68 From : kr202 I @ netzero, net [mailto : kr202 1 @ netzero. net] Sent: Friday, August 26,2OtI10:42 AM To: Wes Romine Subject: Greg Markel's preliminary plat application (11-04) 'Wes, I live on the north edge of the proposed developmental site at the end of the Nevada Court cul-de-sac. My primary concern now is the location of the points of entry and exit. My review of the map sent to me shows that egress and ingress to the specific area may be obtained at Rio Grande (which currently has a paved spur road), Metaline, and Grandridge. The red boundary line of the map does not touch the cul-de-sac at Nevada Court, but it is uniquely and unfortunately drawn to encroach on the south 1/5th of my house. What is the intent of the City and Markel in terms of constructing roads that merge the cul-de-sacs on Nevada and Payette with the area to be developed? Current residents on Payette and Nevada Courts would not take kindly to access roads that would disturb the current privacy and lower property values. Kris Penny Stock Jumping 3000% Sign up to the #1 voted penny stock newsletter for free todayl Awesom ePen nvStocks.com EXHIBIT A-8 Page 6 of 7 ---PAGE BREAK--- Wr¡ Romlnr From¡ Sent: To: Subject: CIomment rer Zonlng Bropooal PP 11.04 Dean Mn. Romaine, We would like to ask that a current walkway be continued into this plat of land to be developed in within the Fountain Hills subdÍvision. The curnent walkway is located south of the nesidence at 86øø bl Klamath Ave. withÍn the Monningside subdivision. This would allow a pedestnian connection into the back of this pnoposed development that k e assume would connect to new noadways on othen pedestnian cornidons in the new development. We would appreciate knowing if this walkway is already in the curnent plans, or whether this would require a change in the developens pnoposed plan. hJe may be contacted by phone at 783- ø755, by e-mail Thank you fon allowing our comment. If you have further questions, please contact us at any of the numbens lÍsted above. Sincerely, Stan and Nancy Schweissing EXHIBIT A-8 Page 7 of 7 ---PAGE BREAK--- EXHIBIT A-9 Page 1 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 2 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 3 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 4 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 5 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 6 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 7 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 8 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 9 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 10 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 11 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 12 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 13 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 14 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 15 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 16 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 17 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 18 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 19 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 20 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 21 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 22 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 23 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 24 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 25 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 26 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 27 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 28 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 29 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 30 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 31 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 32 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 33 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 34 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 35 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 36 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 37 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 38 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 39 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 40 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 41 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 42 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 43 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 44 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 45 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 46 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 47 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 48 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 49 of 50 ---PAGE BREAK--- EXHIBIT A-9 Page 50 of 50