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EXHIBIT 1 Page 1 of 6 Staff Report Date: August 27, 2015 Public Hearing Date and Location: September 14, 2015, Kennewick City Hall Report Prepared By: Steve Donovan, Planner Report Reviewed By: Gregory McCormick, AICP, Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 15-02 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on one parcel that totals approximately 7.90 acres in size, proposed to be divided into 57 lots for townhomes and single family homes. The site is currently vacant. Proposal Location: 1020 S. Columbia Center Boulevard Parcel No. 1-0789-100-0001- 000 Legal Description: That portion of the Northeast quarter of the Northeast quarter of Section 7, Township 8 North, Range 29, East, W.M., Benton County, Washington, lying Northerly of the Kennewick Irrigation District Lateral H.F1.8-A, and Easterly of the described line: Beginning at the Northwest corner of the Northeast quarter of the Northeast quarter of said Section; thence Easterly along the North line of said Section 639 feet to the True Point of Beginning; thence angle right 83°05’ a distance of 469 feet, more or less, feet thereof conveyed to the City of Kennewick for road right of way. That portion of the North half of said lateral 1.8-A right-of-way laying adjacent to the following described parcel known as APN #1-0789-200-0001-000 and legally described as follows: That portion of the North half of the Northeast quarter of Section 7, Township 8, Range 29, lying North of KID Highland Feeder Canal, Lateral Highland Feeder 1.8 except THAT PORTION LYING West of the following described line: BAE Northwest of Northeast of Northeast of said Section: then Easterly along the North line 639’ to the True Point of Beginning the angle right 83°05’ a distance of 469’ more or less to the center line of KID Highland Feeder 1.8-A COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 15-02/PLN-2015-01943 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 6 Lateral and terminus of said line; less the East 60’ to the City of Kennewick and less the portion of Northeast lying Southerly of KID H.F. Canal and North of KID M.C. and East of FDL: BAE Northwest corner of the Northeast quarter, the South 82°35’ East along the North line thereof 929.10’ to the True Point of Beginning of said described line; the South 9°08’30” West 1260.25’; the South 50°51’30” East 210.40; the South 9°08’30” West 260.35 to a point on the North right of way line of KID main canal, the terminus of said described line. Property Owner: BMB Development, Inc. 3411 Canyon Lakes Drive Kennewick, WA 99337 Applicant: BMB Development, Inc. 3411 Canyon Lakes Drive Kennewick, WA 99337 Engineer: HDJ Design Group, PLLC 6115 Burden Blvd., Ste. E Pasco, WA 99301 Surveyor: HDJ Design Group, PLLC 6115 Burden Blvd., Ste. E Pasco, WA 99301 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 August 20, 2014 Application Submittal June 17, 2015 Determination of Completeness Issued June 18, 2015 Notice of Application Mailed June 19, 2015 Property Posting Sign July 31, 2015 City Department Review Meeting July 15, 2015 SEPA Threshold Determination Issued July 31, 2015 Date of Published Notice of Public Hearing August 30, 2015 Date of Mailed Notice of Public Hearing August 27, 2015 SEPA Appeal Period Ends August 14, 2015 Public Hearing Date September 14, 2015 Exhibits: 1. Staff Report 2. Application 3. Notice of Public Hearing, 300-ft. mailing list, and Property Posting Affidavit 4. Vicinity Map 5. Preliminary Plat Plans 6. SEPA Determination ---PAGE BREAK--- EXHIBIT 1 Page 3 of 6 7. Memorandum from Joe Terpenning, City of Kennewick Deputy Fire Marshal, dated 7/06/15 8. Memorandum from John Deskins, City of Kennewick Traffic Engineer, dated 7/10/15 9. Memorandum from Fernando Garcia, City of Kennewick Utility Coordinator, dated 6/29/15 10. Email from Ken Klander, Benton PUD Distribution Design Tech 1, dated 6/22/15 11. Letter from Jason McShane, P.E. Kennewick Irrigation District Engineering/Operations Manager, dated 7/07/15 12. Letter from Doug Carl, Kennewick School District Capital Projects Director, dated 7/27/2015 13. Plat map showing City of Kennewick GIS Department address comments 14. The Boulevard Townhomes Trip Generation and Distribution Letter, John Manix, P.E., HDJ Design Group, dated 6/16/2015 Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 15-02) is a request for a 57 lot subdivision, consisting of 48 townhome lots and 9 single family residence lots on one parcel of land that totals approximately 7.90 acres in size. The lots range in size from 2,880 square feet to 8,662 square feet. The project is located at 1020 S. Columbia Center Boulevard at the SW corner of the W. 10th Avenue and S. Columbia Center Boulevard intersection. Access to the lots will be from W. 10th Avenue and S. Columbia Center Boulevard. The site has two zoning districts within its boundaries which consist of Residential Medium Density (RM) and Residential Low Density (RL). Additionally, the City of Kennewick’s Single-Family and Multi- Family Residential Design Standards apply to this project. A Preliminary Plat (KMC 17.10) is the first step in a subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required to create lots for preliminary plats and is the last phase in the subdivision process, and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in June of 1974 with an Agriculture zoning designation (Ord. 1754). 2. Zoning changed to RL and RM in June of 2002. (Ord. 4047) Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Medium Density (RM) zoning district does not have a minimum density requirement but it does have a maximum density of 13 lots/units per acre and a minimum allowed lot size of 4,000 square feet, and minimum lot size of 1,800 square feet for Rowhouse/Townhouse developments. Residential Low Density (RL) zoning district does not have a minimum density or maximum density requirement. The smallest lot proposed is 2,880 square feet and the largest lot proposed is 8,465 square feet. Staff Comment: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). ---PAGE BREAK--- EXHIBIT 1 Page 4 of 6 Traffic: The City’s traffic engineer has determined that Trip Generation & Distribution Study is not required for this proposal. Additionally, the traffic engineer is requiring numerous street improvements that are listed in the July 10, 2015 memo, see Exhibit 8. Storm Water: Residential sub-divisions shall be designed to retain and dispose of the calculated difference between a 25-year 24 hour event for the developed state and the 24-hour event for the natural pre-developed state. Detention ponds (control outlet) may be used only where it can be clearly demonstrated that infiltration, or retention, are not feasible per City of Kennewick Standard Specifications Section 5-9.02, see Exhibit 10. Streets & Utilities: The developer will be required to provide construction of public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility easements all in conformance with current City of Kennewick Standard Drawing 2-1 Sheet 1 and 2. Widen sidewalk an additional 18-inches when adjoining a fence per City of Kennewick detail 2-10 sheet 1 of 8. A 16-inch waterline is available from the north side of W 10th Avenue and a 16-inch waterline is available from the west side of Columbia Center Boulevard. The developer will be required to loop the water mains to avoid buildup of stagnant water and minimize bacteria regrowth. An 8-inch sanitary sewer line is available at W 15th Avenue and the Columbia Center Boulevard intersection. Additionally, there is an 8-inch sanitary sewer main along W 10th Avenue, 150-ft west of Columbia Center Boulevard. The sanitary sewer extension to serve the proposed development will be constructed at the expense of the developer and will be required to coordinate with the Kennewick Irrigation District to install the sanitary sewer under the canal without affecting KID service, see Exhibit 9. Parks: Park fees in the amount of $15,228.49 are required in lieu of dedication of park land. Per the Mitigated Determination of Non-significance (ED 15-30), park fees in the amount of $15,228.49 are required to be paid to mitigate impacts to park zone 2W-Scott. Fees will be required to be paid prior to signing the final plat mylar. Critical Areas: There are no critical areas that have been identified on the site. Schools: The boundary schools for the proposed development are Ridge View Elementary (Walking Zone), Desert Hills Middle School (Walking Zone) and Kamiakin High School (Bussing Zone). Surrounding Property: The surrounding property is a mix of RS, RL and CC zoned property with single-family homes in the adjacent RL and RS and commercial businesses in the CC zone. Staff Comment: It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. Provisions for Public Health, Safety, and Welfare: The proposed development will be constructed to City of Kennewick Residential Design Standards and the applicable requirement of the Kennewick Municipal Code. ---PAGE BREAK--- EXHIBIT 1 Page 5 of 6 Staff Comment: It is Staff’s opinion that appropriate provisions have been made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, public sidewalks, utility easements and other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation areas, playgrounds, schools and school grounds, and the proposed subdivision has considered all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Single-Family housing is a permitted use in the Residential Low Density (RL) zoning district and Townhomes are a permitted use in the Residential Medium Density (RM) zoning district. The subject property can be served by City utilities. RESIDENTIAL GOAL 1: “Guide the design of new residential developments to be compatible with adjacent residential areas.” Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use and complies with development standards for Residential Low Density (RL) and Residential Medium Density (RM) zoning districts. 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 6.21 acres of the Preliminary Plat that are zoned RM, have a density of 7.73 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is available at W. 10th Avenue and Columbia Center Boulevard. RESIDENTIAL POLICY 3: “Incorporate residential design standards into new residential developments.” Staff Comment: The proposed preliminary plat and future homes are subject to the Residential Design Standards. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Preliminary Plat provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” Staff Comment: The project is an infill project that contains multi and single family housing in a middle income price range. CRITICAL AREAS AND SHORELINE GOAL 3: “Regulate or mitigate activities in or adjacent to critical areas or the shoreline to avoid adverse environmental impacts”. Staff Comment: Per the City’s critical area maps, there are no critical areas on or adjacent to the site. ---PAGE BREAK--- EXHIBIT 1 Page 6 of 6 The City of Kennewick hereby RECOMMENDS that Preliminary Plat 15-02 be APPROVED with the following conditions: 1. Comply with City of Kennewick regulatory controls, policies and codes, including the Single-family and Multi-Family Residential Design Standards. 2. All fees required by the City shall be paid prior to the approval of the final plat. 3. Development shall be in conformance with the plat drawing (Exhibit 4. A non-exclusive easement shall be established around proposed common areas to ensure future public access to the areas. 5. Comply with Traffic Engineer memorandum dated July 10, 2015 (Exhibit 6. Comply with Public Works memorandum dated June 29, 2015 (Exhibit 10). 7. Comply with Kennewick Irrigation District letter dated July 7, 2015 (Exhibit13). 8. Geo-Tec reports are required for each lot at the time of building permit submittal. 9. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. 10. In lieu of dedication of park land park fees are required in the amount of $15,228.49 for impacts to Park Planning Zone 2W-Scott. Park fees will be collected prior to signing the final plat mylar. 11. The Preliminary Plat (PP 15-02) expires 5 years from the approval date. The City may grant an extension, but any extension application must be applied for before the approved preliminary plat expires. Report Prepared By and Contact Person: Steve Donovan, Planner [EMAIL REDACTED] [PHONE REDACTED]