Document Kennewick_doc_4bfe28ead6

EXHIBIT A-1 Page 1 of 8 Staff Report Date: August 5, 2013 Public Hearing Date and Location: August 12, 2013, 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 Plat Alteration 13-01 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat Alteration for a subdivision to reduce the total number of preliminary plat approved lots from 148 to 143 lots. Phase 1 consisting of 22 lots has been final platted and legal lots created. The preliminary plat alteration area includes the remaining phases consisting of 121 lots on approximately 23.89 acres. Proposal Location: West of Clodfelter Road and north of W. 10th Avenue. Parcel Nos. 101884000001013, and 101884000001014. Legal Description: That portion of the Southeast Quarter of Section 1, Township 8 North, Range 28 East, W.M. Benton County, Washington: Benton County identifies the lots as parcel numbers #101884000001013 and 101884000001014. The lots were created by Boundary Line Adjustment #BLA 12-07 with Quit Claim Deeds recorded with the Benton County Auditor, Recording Nos. 2012-017929, 2012-017930, and 2012- 017931. Property Owner: John & Janet Cauffman, Trustees P.O. Box 11927 Santa Ana, California 92711 Applicant: Nathan Machiela Hayden Homes, LLC 2464 S.W. Glacier Place, Suite 110 Redmond, Oregon 97756 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PVA 13-01/PLN-2013-02039 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 8 Engineer: Travis Johnson PLS Engineering 1014 Franklin Street, Atrium Suite Vancouver, WA 98660 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 June 19, 2013 Determination of Completeness Issued June 19, 2013 Notice of Application Mailed June 24, 2013 City Department Review Meeting July 3, 2013 SEPA Threshold Determination Issued July 16, 2013 Property Posting Sigh July 18, 2013 Date of Mailed Notice of Public Hearing July 23, 2013 Date of Published Notice of Public Hearing July 28, 2013 SEPA Appeal Period Ends July 30, 2013 Public Hearing Date August 12, 2013 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 Revised SEPA Determination A-7 City Department Comments A-8 Outside Agency Comments A-9 Preliminary Plat PP 12-06 Drawing A-10 Preliminary Plat PP 12-06 Preliminary Grading Plan A-11 Preliminary Plat PP 12-06 Decision Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat Alteration (PVA 13-01) is a request to modify an approved preliminary plat (PP 12-06). After approval of the preliminary plat the developer realized some of the lots were too small to accommodate their typical house plans, which is the reason for the proposed plat alteration. The proposed plat alteration will reduce the number of lots in the preliminary plat area from 148 to 143 lots and remove one of the cul-de-sac streets. Phase 1 of the original approved preliminary plat has been final platted creating 22 lots. The remaining preliminary plat area to be altered consists of 121 lots on approximately 23.89 gross acres, and 16.76 net acres with a proposed density of 7.23 dwelling units per ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 8 acre (net). The site is zoned Residential Medium Density (RM) which allows between 4.1 and 13 units per acre and a minimum lot size of 4,000 square feet. The project is located west of Clodfelter Road and north of W. 10th Avenue. The original approved preliminary plat (PP 12-06) was a re-plat of an approximately two thirds portion of a preliminary plat (PP 03- 11) that was approved by Council in March of 2004 (Res. 04-11). Development of the 2004 preliminary plat has been slow so Hayden Homes has been working with the current owners to purchase the undeveloped portion. The site topography is generally hilly with the steepest slopes approximately 12% - 15% and bounded on the east side by the Amon Wasteway. A Preliminary Plat (KMC 17.10) is the first step in subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required to create lots for preliminary plats and is the last phase in the subdivision process and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in January of 1995 with an Industrial Light (IL) zoning designation (Ord. 3603). 2. In May of 1995 the zoning designation for the majority of the subject area was changed from Industrial Light (IL) and Commercial Community (CC) to Residential Trailer Park-Limited (RTP-L)(Ord. 3628). 3. In May of 2002 Annexation Ordinance 3603 was amended to correct legal descriptions for areas of different zoning designations (Ord. 4040) 4. In November of 2003 the zoning classification was changed from Residential Trailer Park-Limited (RTP-L) to Residential Manufactured Home (RMH) (Ord. 5004). 5. In August of 2012 the zoning designation was changed to Residential Medium Density (RM)(Ord. 5430). 6. Preliminary Plat (PP 12-06) was approved by the Hearing Examiner’s decision dated January 17, 2013. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Medium Density (RM) zoning district requires a minimum density of 4.1 units per acre and a maximum density of 13 units per acre. Per Footnote #2 of the Table of Residential Site Development Standards (KMC 18.12.010 A.2), land dedicated for public use as open space, right-of-way, etc. can be excluded from the minimum density calculation. The proposed project has 143 dwelling units on 24.2651 net acres with a density of 5.9 dwelling units per acre. Of the remaining area not final platted there are 121 lots on 16.76 net acres with a density of 7.23 dwelling units per acre. The RM zoning district requires a minimum lot size of 4,000 square feet. The smallest lot is proposed to be 4,999 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 estimated that the originally approved preliminary plat (PP 12-06) generated 1506 average weekday vehicle trips per day. The proposal to revise the ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 8 preliminary plat reduces the total number of lot from 148 to 143 and consequently reduced the number of vehicle trips to 1459 average weekday vehicle trips per day (Exhibit A-7). Since the number of vehicle trips has been reduced the Revised Environmental Determination (Exhibit A-6) reduces the amount of traffic mitigation fees from $56,196.00 to $53,501.00. Traffic mitigation is required for the project’s proportionate share of traffic trips impacting the intersections of Clodfelter & W. 10th Avenue, right & left turn lanes on W. 10th Avenue and W. Clearwater Avenue, and adding a right turn lane at W. Clearwater Avenue and Utah Street. The City’s traffic engineer has determined 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. A comprehensive storm drainage plan was reviewed prior to the final plat of phase 1 for the entire area, so only a detailed stormwater plans for each phase will be required. 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, however moving the sidewalks to curb tight is an option based on City Council’s approval at the May 21, 2013 meeting of a change to the Single Family Design Standards (Ord.5493). An existing 8-inch waterline is available from the easterly side of existing W. 5th Place. An 8-inch sanitary sewer line is available from the northeast corner of the proposed Preliminary Plat serving the existing Santiago Bridgewater Estates in an existing 15-foot Sanitary Sewer easement. Fire Department: The City of Kennewick Fire Department reviewed the proposed preliminary plat alteration and had no comments. Kennewick Irrigation District: Per the Kennewick Irrigation District comments dated July 28, 2013 (Exhibit A-8) this area is within the KID Irrigation district, but classified as non-irrigable land. No grading or permanent structures will be allowed in the USBR right of way without an approved permit from the Kennewick Irrigation District. Critical Areas: Erosion Hazard Critical Areas: At the time of the original preliminary plat PP 12-06 was processed, the City of Kennewick critical areas map indicated the eastern portion of the site ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 8 contained Erosion Hazard Critical Areas. For the original approved preliminary plat (PP 12- 06), the applicant provided an “Erosion Hazard Evaluation Report” which certified there are no Erosion Hazard Critical Areas on the site. The City has corrected their critical area maps, eliminating the need for a Critical Area Report. Fish and Wildlife Habitat Conservation Areas (KMC 18.63): The Amon Wasteway borders the east side of the subject preliminary plat area. The City’s critical area maps show the Amon Wasteway as a Fish and Wildlife Habitat Conservation Area. However, per Senate Bill 5292 that went into effect June 7, 2012 irrigation canals and drainage ditches are exempted from the definition of critical areas. Since the Amon Wasteway is exempted from the definition of critical areas a critical area report is not required. Also, per the Department of Ecology comment letter dated November 2, 2012 (Exhibit A-8) The Department of Ecology considers the Amon Wasteway a “natural drainage feature” and to protect it from “untreated stormwater inputs and other water quality impacts” they recommend a 100 foot buffer planted to “native plants”. Tract A, shown on the preliminary plat drawing is 100 feet wide, and the City recommends as one of the Conditions of Approval (see condition that Tract A be planted with native plants to act as a vegetative buffer. Parks: Based on the City’s “Park Fee Determination Process” form, which uses land value and density of living units it was determined that for the original preliminary plat (PP 12-06) the applicant was required to pay $53,587.43 to mitigate impacts on park zone 7W (Five Corner) (KMC 17.100.010). For the current preliminary plat alteration proposal the number of lots has been reduced by 5 lots so the park fees have been recalculated and a Revised Environmental Determination was issued which reduced the park fees to $49,992.00. Park fees will be collected as the project builds out based on a percent of units in the phase of work that a final plat is applied for. Existing Homeowners Association/Maintenance Agreement: There is an existing Homeowners Association with Covenants, Conditions and Restrictions for the original Santiago Bridgewater Estates plat, and also a maintenance agreement between the Santiago Bridgewater Estates HOA and the City to assure maintenance of common areas. The City does not regulate CC&Rs however if modifications are made to the Maintenance Agreement they will need to be per the Agreement, Section 9 “Recordation, Modification, and Termination”. Schools: Per a memo from Doug Carl dated July 9, 2013 of the Kennewick School District, the schools that will serve the subdivision are Cottonwood Elementary School, Desert Hills Middle School and Kamiakin High School. The proposed preliminary is in a bussing zone for all three schools. All new streets within the subdivision will be required to have 5-foot wide sidewalks, which will connect to W. Clearwater Avenue that also has sidewalks. Surrounding Property: Adjacent property to the west is zoned Residential Manufactured Home (RMH) and is currently developed with similar size lots and a mix of manufactured homes and stick built homes. To the north is property zoned Commercial Community (CC) with W. Clearwater ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 8 Avenue beyond that. To the east is the Amon Wasteway with Industrial Light (IL) zoned property and Clodfelter Road to the east of the Amon Wasteway. To the south is a narrow strip of Industrial Light (IL) zoned property between the subject site and W. 10th Avenue. Staff Comment: It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. Provisions for Public Health, Safety, and Welfare: Staff Comment: It is Staff’s opinion that appropriate provisions have been made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, public sidewalks, utility easements and other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation areas, playgrounds, schools and school grounds, and the proposed subdivision has considered all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Both Single-Family and Multi-family housing is a permitted use within Residential Medium Density (RM) zoning. The subject property can be served by City utilities. RESIDENTIAL GOAL 1: “Guide the design of new residential developments to be compatible with adjacent residential areas.” Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use and development standards for Residential Medium Density (RM) zoning. RESIDENTIAL GOAL 3: “Promote a variety of residential densities with a minimum density target of 3 units per acre as averaged throughout the urban area.” Staff Comment: The proposed Preliminary Plat has a density of 5.9 dwelling units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water is available from W. 5th Place and sewer is available at the northwest corner of the proposed preliminary plat. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Preliminary Plat provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 8 Staff Comment: The project contains single family affordable housing. CRITICAL AREAS AND SHORELINE GOAL 3: “Regulate or mitigate activities in or adjacent to critical areas or the shoreline to avoid adverse environmental impacts”. Staff Comment: The City’s critical area maps have been corrected and there are no critical areas on or adjacent to the site. Per recommended condition of approval #5 a native plant buffer is required on Tract A. The City of Kennewick hereby RECOMMENDS that Preliminary Plat Alteration 13-01 be APPROVED with the following conditions: 1. Comply with City of Kennewick regulatory controls, policies and codes, including the Single-family Residential Design Standards. 2. All fees required by the City shall be paid prior to the approval of the final plat. 3. Construct residential streets per City of Kennewick Standard Detail 2-1, sheet 2 of 4. Curb tight sidewalk option is allowed. 4. Development shall be in conformance with the plat drawing revised and submitted July 24, 2013, (Exhibit A-5). 5. Tract A to be planted with native plants to act as a stormwater buffer for the Amon Wasteway. Plants to be installed or bonded for prior to final plat of each adjacent phase. 6. A maintenance agreement to the satisfaction of the City Attorney is required for maintenance of private shared driveways and common landscape areas. 7. The landscape island on S. Utah Street is to be altered to allow access from S. Utah Street to lots 1 & 2, phase 2. Alteration of the landscape island to be per approval of the City’s Traffic Engineer. Landscaping in the island may be replaced with low or no maintenance landscape or ground cover with the approval of the City Planning Department and Traffic Engineer. 8. A landscape plan must be submitted for approval for any common areas, including tract A and any alterations to the landscape in the island on S. Utah Street. The landscape plan shall be prepared by a licensed landscape architect or licensed landscape installer drawn to a legible scale. Landscaping, including residential street trees, is required to be installed or bonded for prior to final plat of the phase it is in. 9. All landscaped areas to be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. 10. Comply with the Public Works memorandum(s) dated July 3, 2013 & November 8, 2012 (Exhibit A-7). 11. Comply with Traffic Engineer memorandum dated July 15, 2013 & June 26, 2013 memorandum (Exhibit A-7). In lieu of limited access to lots 2 & 3 from S. Utah Street the existing landscape island can be altered with approval from the City’s Traffic Engineer. 12. Comply with Kennewick Irrigation District letter dated July 28, 2013 (Exhibit A-8). ---PAGE BREAK--- EXHIBIT A-1 Page 8 of 8 13. A monument sign with addresses must be placed at the entrance to all shared driveways for address location by emergency vehicles. 14. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- EXHIBIT A-2 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-3 Page 1 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 2 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 3 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 4 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 5 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 6 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 7 of 8 ---PAGE BREAK--- EXHIBIT A-3 Page 8 of 8 ---PAGE BREAK--- 600 ft 1 : 7200 1in : 600ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 08:42 6/24/2013 Vicinity Map EXHIBIT A-4 Page 1 of 1 Project Location PVA 13-01 ---PAGE BREAK--- NOT TO SCALE VICINITY MAP SITE Bridgewater Park Plat Modification Located in a portion of the SE 1/4 of Section 1, T8N, R28E, W.M. Kennewick, Benton County, Washington PROJECT NOTES: Applicant: Hayden Homes, LLC 2464 SW Glacier Place, Suite 110 Redmond, OR 97756 Ph. (509) 544-0858 e-mail: [EMAIL REDACTED] Owner: John & Janet Cauffman, Trustees PO Box 11927 Santa Ana, CA 92711 Ph. (714) 744-4993 Project Engineer & Contact: PLS Engineering Travis Johnson 2008 C Street Vancouver, WA 98663 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Surveyor Stratton Surveying & Mapping, P.C. 7525 W. Deschutes PL., Unit 1C Kennewick WA, 99336 Ph. (509) 735-7364 Project Notes: The site address is 9449 West Clearwater Avenue. The parcels are identified as serial numbers 101884000001012 & 101884000002000. This project is within the RM zone of the City of Kennewick, a Single-family Residential zone. The comprehensive plan designation for the site is MDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Minimum from Right-of-Way = 20' Rear = 15' Site Area - 23.887 acres (1,040,525 sq ft), excludes Phase 1. Total Number of Lots = 121 Phase 1: Existing - Not included Phase 2: 28 Lots Phase 3: 21 Lots Phase 4: 25 Lots Phase 5: 24 Lots Phase 6: 23 Lots Minimum Lot Size = 4,999 sq ft Maximum Lot Size = 12,838 sq ft Average Lot Size = 6,035 sq ft Density: Net Area: 6729,858 SQ FT / 16.76 Acres Total lots: 121 Lots Density: 7.23 units per acre Tract A is to be dedicated to Kennewick Irrigation District = 3.788 acres (164,995 sq ft). Right-of-way Dedication to City of Kennewick = 3.34 acres (145,672 sq ft) Existing W. 5th Place & W. 9th Place are classified as Residential/Neighborhood Streets. The proposed streets are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1, updated roadway section. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = City of Kennewick There are no known wells or septics on site. If any should be found during site development they will be properly abandoned. Pedestrian facilities will be provided onsite by way of 5' sidewalks along the proposed full width improvements. The nearest transit stop appears to be located approximately one mile east of the project site at the intersection of W. Clearwater Avenue and Columbia Center Blvd. Contour data shown on the existing conditions plan is from topographical survey data prepared by Worley Surveying Service, Inc. of Kennewick, Washington. Datum: City of Kennewick as per Record of Survey 1540 as recorded in Volume 1 of Surveys Page 1540 records of Benton County Washington. Bench Mark is the South 1/4 corner of Section 1 T8N, R28E, W.M. Point 918 Elev. = 593.34. LEGAL DESCRIPTIONS: PARCEL 101884000002000 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 8 NORTH, RANGE 28 EAST, W.M., BENTON COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1; THENCE ALONG THE SOUTH LINE OF SAID SECTION 1 SOUTH 86°07'47” WEST, FOR 397.03 FEET TO THE CENTERLINE OF THE KENNEWICK IRRIGATION DISTRICT AMON WASTEWAY AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTH LINE SOUTH 86°07'47” WEST FOR 652.95 FEET; THENCE NORTH 03°52'13” WEST FOR 99.97 FEET; NORTH 23°29'35” EAST FOR 45.08 FEET; THENCE NORTH 03°52'13” WEST FOR 820.00 FEET; THENCE NORTH 86°07'47” EAST FOR 220.00 FEET; THENCE NORTH 03°52'13” WEST FOR 107.03 FEET; THENCE NORTH 04°47'56” EAST FOR 40.00 FEET; THENCE SOUTH 85°12'04” EAST FOR 81.93 FEET; THENCE NORTH 09°30'53” EAST FOR 154.36 FEET; THENCE NORTH 22°07'11” WEST FOR 143.37 FEET TO THE START OF A 4565.00 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS POINT BEARS NORTH 22°07'12” WEST); THENCE NORTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 06°20'43” AN ARC LENGTH OF 505.56 FEET; THENCE NORTH 61°32'05” EAST FOR 71.70 FEET TO THE CENTERLINE OF THE KENNEWICK IRRIGATION DISTRICT AMON WASTEWAY; THENCE ALONG SAID CENTERLINE THE FOLLOWING COURSES AND DISTANCES, SOUTH 15°46'42” WEST FOR 536.02 FEET TO THE START OF A 286.48 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS SOUTH 74°13'18” EAST); THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 43°30'35” AN ARC LENGTH OF 217.55 FEET; THENCE SOUTH 27°43'53” EAST FOR 255.80 FEET TO THE START OF A 286.48 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS SOUTH 62°16'07” WEST); THENCE SOUTHWESTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 41°51'45” AN ARC LENGTH OF 209.31 FEET; THENCE SOUTH 14°07'52” WEST FOR 361.20 FEET; THENCE SOUTH 14°04'15” WEST FOR 100.97 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 20.76 ACRES PARCEL 101884000001012 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 8 NORTH, RANGE 28 EAST, W.M., BENTON COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1 THENCE SOUTH 86°07'47” WEST ALONG THE SOUTH LINE OF SAID SECTIONS 1, FOR 1049.98 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID LINE SOUTH 86°07'47” WEST FOR 200.00 FEET; THENCE NORTH 03°52'13” WEST FOR 95.00 FEET; THENCE NORTH 86°07'48” EAST FOR 2.15 FEET; THENCE NORTH 03°52'13” WEST FOR 117.53 FEET; THENCE NORTH 86°07'47” EAST FOR 10.57 FEET; THENCE NORTH 03°52'13” WEST FOR 819.50 FEET TO THE SOUTHWEST CORNER OF LOT 1 BLOCK 5 OF BRIDGEWATER ESTATES PHASE 1 AS RECORDED IN VOLUME 15 PAGE 278 RECORDS OF BENTON COUNTY, WASHINGTON; THENCE ALONG THE BOUNDARY OF SAID BRIDGEWATER ESTATES PHASE 1 THE FOLLOWING COURSES AND DISTANCES, NORTH 86°07'48” EAST FOR 80.88 FEET TO THE START OF A 2500.01 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS POINT BEARS SOUTH 77°11'57” WEST); THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 00°33'58” AN ARC LENGTH OF 24.70 FEET TO THE SOUTHERLY MARGIN OF 8TH PLACE; THENCE ALONG THE SOUTHERLY MARGIN OF SAID 8TH PLACE NORTH 71°52'49” EAST FOR 232.69 FEET; THENCE NORTH 18°07'11” WEST FOR 50.00 FEET TO THE START OF A 25.00 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS NORTH 18°07'11” WEST); THENCE NORTHWESTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 89°59'59” AN ARC LENGTH OF 39.27 FEET; THENCE NORTH 18°07'12” WEST 171.75 FEET TO THE START OF A 4565.00 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS BEARS NORTH 18°26'48” WEST); THENCE LEAVING SAID BOUNDARY OF BRIDGEWATER ESTATES PHASE 1, NORTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 03°40'24” AN ARC LENGTH OF 292.67 FEET; THENCE SOUTH 22°07'11” EAST FOR 143.37 FEET; THENCE SOUTH 09°30'53” WEST FOR 154.36 FEET; THENCE NORTH 85°12'04” WEST FOR 81.93 FEET; THENCE SOUTH 04°47'56” WEST FOR 40.00 FEET; THENCE SOUTH 03°52'13” EAST FOR 107.03 FEET; THENCE SOUTH 86°07'47” WEST FOR 220.00 FEET THENCE SOUTH 03°52'13” EAST FOR 820.00 FEET ; THENCE SOUTH 23°29'35” WEST FOR 45.08 FEET; THENCE SOUTH 03°52'13” EAST FOR 99.97 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 7.07 ACRES SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: B A 1 4 3 2 Consulting Engineers & Planners 2008 C Street, Vancouver, WA 98663 PH (360) 944-6519 Fax (360) 944-6539 Preliminary Plat For: Bridgewater Park Plat Modification A Site Located In Kennewick, Washington TGJ 1 3 2265 TGJ TGJ AJG 1" = 100' N/A 6-6-13 Submitted For Review EXHIBIT A-5 Page 1 of 3 Revision submitted 7/24/13 ---PAGE BREAK--- PHASE 3 PHASE 2 PHASE 4 EXISTING PHASE 1 J VERMONT STREET W. 7TH PLACE W. 6TH PLACE 5,400 SF TRACT A WYOMING STREET YOLO STREET W. 5TH PLACE UTAH STREET CLEARWATER AVENUE S. TEXAS STREET 55' ROW EXTG GRAVEL ROAD TO BE REMOVED EXTG SEWER MAIN 1 11 10 9 7 15 14 13 12 11 10 4 5 6 3 1 9 8 7 6 5 4 6 5 4 3 2 1 3 2 1 BLOCK 2 BLOCK 5 BLOCK 1 2 7 1 2 8 EXTG SEWER TO BE ABANDONED FROM OREGON ST. TO W. 5TH PLACE PHASE LINE (TYP) W. 5TH PLACE S. TEXAS STREET 6,886 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 7,211 SF 6,926 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 6,905 SF 6,293 SF 6,219 SF 6,145 SF 6,070 SF 7,392 SF 6,466 SF 5,044 SF 5,200 SF 5,400 SF 5,400 SF 5,400 SF 7,222 SF 7,767 SF 6,600 SF 6,175 SF 6,808 SF 6,783 SF 6,498 SF 6,578 SF 7,143 SF 9,253 SF 10,274 SF 6,989 SF 7,274 SF 8,758 SF 6,531 SF 12,838 SF 10,461 SF 7,127 SF 6,899 SF 5,707 SF 5,435 SF 5,435 SF 5,435 SF 5,435 SF 5,435 SF 5,243 SF 5,166 SF 5,916 SF 5,916 SF 6,608 SF 7,429 SF 6,600 SF 105' 72' 38' 3' 8' 13' 70' 60' 62' 125' 36' 120' 55' 120' 47' 52' 68' 55' 50' 50' 130' 120' 65' 70' 144' 60' 99' 60' 95' 60' 100' 60' 109' 50' 20' 28' 60' 109' 68' 60' 166' 151' 114' 86' 99' 70' 38' 87' 68' 76' 48' 49' 32' 30' 30' 30' 26' 104' 100' 11' 25' 32' 100' 26' 48' 100' 61' 61' 48' 61' 48' 100' 61' 100' 61' 100' 34' 100' 27' 48' 48' 53' 30' 100' 50' 105' 58' 59' 61' 50' 114' 50' 128' 50' 61' 34' 47' 54' 54' 54' 54' 54' 54' 52' 52' 42' 56' 51' 51' 42' 75' 52' 15' 26' 28' 36' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 52' 52' 52' 52' 52' 52' 52' 42' 100' 100' 100' 77' 58' 70' 51' 1' 49' 3' 48' 4' 46' 6' 45' 7' 43' 9' 42' 10' 40' 261 51' 51' 51' 51' 51' 36' 5' 36' 6' 42' 19' 36' 5' 41' 6' 36' 71' 70' 94' 117' 52' 52' 97' 52' 100' 54' 100' 54' 54' 100' 100' 54' 55' 41' 73' 100' 63' 54' 54' 54' 54' 52' 46' 54' 116' 54' 114' 113' 54' 112' 47' 38' 85' 1' 17' 38' 27' 58' 29' 55' 120' 49' 31' 38' 8' 3' 130' 31' 22' 22' 20' 51' 100' 100' 100' 8' 1 2 3 4 5 7 8 9 22 23 24 6 3' 3' 14 13 12 11 12 11 10 9 8 7 6 5 4 3 2 1 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 1 2 3 4 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 8 7 6 5 28 27 26 25 24 36' PAVEMENT 5' SW 5' IRR ESMT 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT 40' ROW EXISTING CENTER MEDIAN TO BE REMOVED 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 3 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. N/A 1" = 50' AJG TGJ TGJ 2265 3 2 A Site Located In Kennewick, Washington Bridgewater Park Plat Modification Preliminary Plat For: EXHIBIT A-5 Page 2 of 3 Revision Submitted 7/24/13 ---PAGE BREAK--- PHASE 6 EXISTING PHASE 1 VERMONT STREET W. 9TH PLACE W. 8TH PLACE W. 7TH PLACE TRACT A WYOMING STREET YOLO STREET W. 9TH PLACE S. TEXAS STREET EXTG GRAVEL ROAD TO BE REMOVED EXTG GRAVEL ROAD TO BE REMOVED 24 23 22 41 6 5 4 3 2 1 7 21 20 19 18 17 16 15 14 13 5 6 6 BLOCK 4 BLOCK 1 BLOCK 3 7 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 10 11 PHASE LINE (TYP) PHASE 5 7 8 9 10 11 12 13 14 15 16 17 18 19 6 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT 36' PAVEMENT 40' ROW 5' SW 5' IRR ESMT PHASE 4 PHASE 3 5,295 SF 5,486 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,502 SF 6,031 SF 7,355 SF 6,222 SF 5,017 SF 6,899 SF 5,100 SF 5,100 SF 5,200 SF 5,200 SF 5,200 SF 5,100 SF 6,801 SF 7,186 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,100 SF 7,372 SF 6,957 SF 5,200 SF 5,200 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 7,093 SF 6,957 SF 5,200 SF 5,200 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 5,400 SF 6,778 SF 6,886 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 7,211 SF 6,926 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 5,050 SF 6,905 SF 5,166 SF 5,916 SF 5,916 SF 6,608 SF 7,429 SF 7,544 SF 6,827 SF 6,059 SF 5,865 SF 5,007 SF 4,999 SF 4,999 SF 30' 100' 50' 105' 58' 59' 61' 50' 114' 50' 128' 50' 138' 61' 50' 132' 61' 48' 14' 117' 50' 60' 106' 50' 50' 101' 64' 50' 100' 17' 50' 100' 50' 28' 22' 100' 50' 50' 40' 87' 102' 128' 29' 46' 24' 72' 37' 76' 60' 100' 41' 55' 100' 45' 55' 100' 55' 55' 100' 55' 55' 55' 55' 100' 100' 100' 55' 55' 55' 100' 99' 94' 38' 19' 55' 55' 55' 20' 55' 23' 51' 52' 52' 52' 51' 51' 51' 13' 75' 62' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 77' 77' 69' 47' 45' 55' 55' 44' 41' 55' 4' 8' 11' 14' 38' 34' 21' 30' 25' 26' 29' 73' 43' 61' 55' 55' 55' 55' 42' 52' 52' 54' 54' 54' 54' 54' 54' 42' 32' 81' 80' 34' 47' 54' 54' 54' 54' 54' 54' 52' 52' 42' 76' 77' 71' 100' 100' 52' 100' 52' 100' 54' 100' 100' 100' 54' 100' 54' 100' 100' 100' 100' 100' 100' 54' 100' 54' 100' 68' 100' 100' 56' 51' 51' 42' 75' 52' 15' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 77' 58' 70' 51' 1' 49' 3' 48' 4' 46' 6' 45' 7' 43' 9' 42' 10' 40' 261 51' 51' 51' 51' 51' 36' 5' 36' 6' 5' 36' 37' 6' 16' 15' 7' 11' 36' 6' 42' 19' 20' 33' 10' 10' 100' 60' 54' 51' 100' 100' 100' 23 22 21 20 19 18 17 16 15 14 13 12 11 10 15 14 13 12 11 15 14 13 12 11 12 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 25 1 2 16 24 3 23 4 22 5 21 6 20 7 19 8 18 9 17 10 24 23 1 2 3 22 21 20 19 18 17 4 5 6 7 8 16 9 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 2 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. N/A 1" = 50' AJG TGJ TGJ 2265 3 3 A Site Located In Kennewick, Washington Bridgewater Park Plat Modification Preliminary Plat For: EXHIBIT A-5 Page 3 of 3 Revision Submitted 7/24/13 ---PAGE BREAK--- EXHIBIT A-6 Page 1 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 2 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 3 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 4 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 5 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 6 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 7 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 8 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 9 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 10 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 11 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 12 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 13 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 14 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 15 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 16 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 17 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 18 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 19 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 20 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 21 of 22 ---PAGE BREAK--- EXHIBIT A-6 Page 22 of 22 ---PAGE BREAK--- Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax To: Wes Romine, Development Services Manager From: Fernando Garcia, Utility Coordinator Date: July 3, 2013 Re: Public Works Consolidated Comments Project: Plat Vacation/ Alteration 13-01/PLN-2013-02039 1. DPW comments for Preliminary Plat 12-06 apply together with comments below. 2. Construct public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility easements. The land Developer will be required to construct the sidewalk in conjunction with the street construction per City of Kennewick (COK) Detail 2-1 sheet 2 of 4 and KMC 17.10.260. Home builder will be required to install a driveway bypass on curb tight sidewalks with minimum 4-ft wide level area not to exceed 2% slope behind the driveway approach. 3. Revise right of way width to 40-feet per COK Standard detail 2-1 sheet 2 of 4. 4. Revise proposed easement to read 18’ Public Sidewalk and Utility Easement. 5. Existing sanitary sewer crossing Lot 5 and Lots 9-13 is live and will require a bypass during the sewer main relocation. 6. Note: Engineering will not accept civil drawings for preliminary review until PVA 13- 01 has been approved by Development Services. MEMORANDUM Engineering Division of Municipal Services EXHIBIT A-7 Page 1 of 9 ---PAGE BREAK--- To: Wes Romine, Development Services Manager From: Fernando Garcia, Utility Coordinator Date: November 8, 2012 Re: Public Works Consolidated Comments Project: Pre-Plat 12-06/PLN-2012-02309 1. Provide construction of public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility Easements all in conformance with KMC 18.45.020 and current City of Kennewick Standard Drawing 2-1 Sheet 2. 2. Provide water, sanitary sewer and storm sewer comprehensive plans for review, they can be submitted together with the Preliminary Civil Plan review. 3. No water main smaller than 6-inches in diameter may be installed and at no point in the installed water main will have a static pressure bellow 40 PSI and residual pressure of 30 PSI per KMC 14.10.05(1). 4. Existing 8-inch waterline is available from the easterly side of W 5th Place. Loop water system where possible to ensure they comply with Health Regulations and Fire Code. 5. Revise Irrigation Purveyor to be Kennewick Irrigation District (KID). 6. 8-inch sanitary sewer is available from the northeast corner of the proposed Pre-Plat serving Santiago Bridgewater Estates (SBE) in an existing 15-ft Sanitary Sewer Easement. Show limits of 15-ft existing sewer easement across lots 10, 11, and 12 as required to accommodate the existing sewer main. It will be required to extend this sewer main at the Developer expense to serve the proposed Plat. Relocate existing 8- inch sanitary sewer crossing Lot 6 and Lot 32 before Final Plat is approved 7. Provide a 20-foot Access and Sanitary Sewer easement along the west side of Tract A, together with a turnaround hammer head to service the proposed 21-inch sanitary sewer constructed by the City of Kennewick. A construction temporary easement will be required during the construction of the sanitary sewer main. Legal description has EXHIBIT A-7 Page 2 of 9 ---PAGE BREAK--- been prepared by Worley Surveying and available to Developer to incorporate into the Pre-Plat. 8. Residential sub-divisions shall be designed to retain and dispose of the calculated difference between a 25-year 24-hour event for the developed state and the 10 year 24-hour event for the natural pre-developed state. Detention ponds (control outlet) may be used only where it can be clearly demonstrated that infiltration, or retention, are not feasible per City of Kennewick Standard Specifications section 5-9.02. 9. Santiago Bridgewater Estates Phase 1B included a Retention Pond on Proposed Phase 1 of this Pre-Plat. This Retention Pond was not constructed and Bond was submitted to cover the construction of the Pond. Stormwater for the currently completed section of this development does not fully retain its own stormwater. Provide retention for the existing Santiago Bridgewater Estates storm drain runoff for all storm not retained on previous phases to the West. Show the incorporation of these volumes in your Stormwater Report for the proposed Pre-Plat. 10. As part of all residential development civil construction plans, there shall be a separate schematic drawing which at a minimum, shows the power source(s), wiring diagram street light pole spacing and street permanent signing per KMC Section 5.56.260(3) and City of Kennewick Standard Specifications 6-.02 and Specifications 7-10. Combine Signing, Striping, and Illumination Plans onto the same drawing with other elements left off. Meter-Disconnect pedestals will be required to provide power to the streetlights as required and approved by Benton PUD. 11. Revise Tract A west of Amon Wasteway on sheet 1 to have the same identification on sheets 2 and 3. 12. Note: Engineering will not accept civil drawings for preliminary review until the Pre- Plat has been approved by Development Services. EXHIBIT A-7 Page 3 of 9 ---PAGE BREAK--- To: Wes Romine Development Services Manager From: John Deskins, Traffic Engineer Date: July 15, 2013 Re: Traffic Engineer’s Revisions to Traffic Calming & Mitigation Fees Project: PP 12-06 – Bridgewater Park (Santiago Bridgewater Estates) 143 Unit Subdivision (reduced from original 148 unit proposal). Conditions Based upon review of the proposed development site plan, existing traffic conditions, the average weekday traffic volumes generated by similar types of developments (per current ITE Trip Generation Manual), traffic flow and safety, proximately to the intersection adjoining property access and in conformance with Kennewick Administrative Code (KAC) Chapter 13-46 “Highway Access Management”, the conditions are as follows: 1. The project will meet concurrency. 2. The developer shall install Speed Humps on Vermont Street and on 9th Place (a total of 3) in lieu of traffic circles previously requested. This was a mutual agreement based on a request from the developer 3. The developer shall contribute a total of $27,319 for the cost of adding a right- turn lane on Clearwater Avenue at Utah Street to mitigate the project’s traffic impacts at this intersection. The turn lane shall be 100 feet of widening at 12 feet and 100 feet of taper. This can be accomplished with either an escrow agreement or irrevocable five-year letter of credit approved by the City. The standard escrow form may be obtained through the Public Works Administrative Office. The payments will be made proportionally by phase at the Final Plat stage. The only other participant in this project will be the commercial property at 9501 W Clearwater Avenue which will have sole access off of Utah Street. The construction will need to be completed prior to acceptance of the last final plat or the certificate of occupancy for a building at 9501 W Clearwater, depending on which comes last (or when funds start expiring) to ensure that the maximum amount of funding is available for the party that actually installs the turn lane. Therefore if the 9105 Clearwater property comes in early and the final plats drag out, risking expiration of the commercial 9105 property, then a final plat may be required to complete the construction prior to the final phase to avoid expiration of funds. MEMORANDUM Traffic Engineering Division EXHIBIT A-7 Page 4 of 9 ---PAGE BREAK--- PP 12-06 Page 2 of 4 a. This is based on an evaluation of the trip generation and distribution characteristics of the intersection of Utah Street and Clearwater Avenue and based on requirements set forth in KAC 13-46-06 i. The addition of a right-turn lane will provide for intersection efficiency and safety in the future build-out condition by taking right- turn movements out of through traffic, reducing rear-end crash potential on Clearwater (a 45 mph facility) and making all other intersection turning movements easier by keeping through traffic flowing at constant speeds (i.e. making gap judgments easier). ii. The intersection will have a total volume in and out of Utah Street that exceeds 1000 based on the total of existing mobile home units and planned single family units alone (not including the mortuary or the north side of the intersection or the property at 9501 W Clearwater, the total residential trips are estimated at 1416). iii. Based on evaluation of an earlier study for SPA 11-51, dated May 2, 2012 from JUB, it is estimated that 9501 W Clearwater Property will generate approximately 160 PM peak hour trips, of which 24 are expected to be eastbound right-turns, making total right-turns projected 49 or more (mortuary unknown). b. Based on evaluation of the study for SPA 11-51, the cost of a similar right- turn lane was estimated to be $56,000 for construction and $18,000 for right-of-way. Based on the zoning of the 9501 W Clearwater property and the anticipated trips generated, then the cost share between the residential pre-plat and the commercial property should be approximately 50-50. The total cost would be $74,000 split 50-50 would be $37,000 minus an adjustment from for existing trips from the mobile court. Based on Table 1, the proportion daily trips from the new project is 73.8% of the current total, thus yielding a proportionate share contribution of $27,319. Table 1 – Project Trip Information Project Information Project Name: Santiago Bridgewater Date: 11/13/2012 City: Kennewick Analyst's Name: John Deskins Edition: 9th Land Use Size Weekday PM Peak Entry Exit Entry Exit 210 ‐ Single‐Family Detached Housing 148 Dwelling Units 729 730 91 54 240 ‐ Mobile Home Park 68 Occupied Dwelling Units 258 259 25 16 Total 987 989 116 70 EXHIBIT A-7 Page 5 of 9 ---PAGE BREAK--- PP 12-06 Page 3 of 4 4. The developer shall contribute a total of $22,189 for the cost of adding a roundabout solution at 5-corners area. The developer shall contribute a total of $3,993 for the cost of widening for right-turn and left-turn lanes on Clearwater Avenue at 10th to mitigate the project’s traffic impacts at this intersection. This can be accomplished with either an escrow agreement or irrevocable five-year letter of credit approved by the City. The standard escrow form may be obtained through the Public Works Administrative Office. 5. Note that total existing plus new trips are used when evaluating the need for a turn lane on Clearwater, while only new trips were used to estimate mitigation fees for the 5- corners area roundabout and the turn lanes at Clearwater and 10th Avenue. If the developer disagrees with the assigned contributions for traffic mitigation, the developer has the right to hire an independent Traffic Engineering Consultant to prepare a Traffic Impact Study to evaluate appropriate impacts and mitigations. No work should start on such a study until consulting with the City of Kennewick Traffic Engineer. TRAFFIC MITIGATION FEE CALCULATIONS Project Trip Generation: TYPE OF PROJECT PROJECT SIZE AVERAGE WEEKDAY TRIP GENERATION (vpd) Land Use Code 210 - Single-Family Detached Housing 143 1459 Average Weekday Trip Rate determined from the 9th Edition of the Institute of Transportation Engineers Trip Generation Manual. Mitigation Cost Calculations (for planned mitigation projects): Specific Mitigation Project(s) Mitigation Cost Estimate Main Street ADT Minor Street ADT Projec t Trips Percent of Trips using Mitigation Project Trips using Mitigation Percent Respons- ible Cost 5-Corners Roundabout (Clodfelter/Steptoe/10th/ Hildebrand) $ 300,000 5,480 0 1,459 30% 438 7.4% $ 22,189 Clearwater & 10th Ave Right and Left Turn Lanes $ 160,000 9,900 1,500 1,459 20% 292 2.5% $ 3,993 Total Costs 460,000 $ 26,183 $ Note: 5-Corners Roundabout ADT is total ADT of both roads combined based on a calculation from the TransCAD model runs of 2005 and 2025 for this intersection. Calculating the growth factor, the PM peak volumes were projected to 2016 which is the analysis year required for this project. This calculated PM volume was converted to an ADT using a 12% DHV, which is the 2016 ADT calculated above. EXHIBIT A-7 Page 6 of 9 ---PAGE BREAK--- PP 12-06 Page 4 of 4 Project Calculation Method: Formula: Project Trip Generation multiplied by the percent of trips using the intersection divided by sum of Main Street and Minor Street Average Daily Traffic (ADT) plus project trips using mitigation and then multiplied by the cost of the mitigation measure equals the project incremental traffic mitigation fee. See below for mitigation fee breakdown per Phase. Improvement Site Name & Location Total Units/Units per phase PP Estimate Assessment 5‐Corners Area Roundabout PP 12‐06 Santiago Bridgewater Estates 143 $ 21,189 ‐ Phase 1 22 $ 3,414 Phase 2 28 $ 4,345 Phase 3 21 $ 3,259 Phase 4 25 $ 3,879 Phase 5 24 $ 3,724 Phase 6 23 $ 3,569 S 10th/Clearwater (RT/LT Lanes) PP 12‐06 Santiago Bridgewater Estates 143 $ 3,993 ‐ Phase 1 22 $ 614 Phase 2 28 $ 782 Phase 3 21 $ 586 Phase 4 25 $ 698 Phase 5 24 $ 670 Phase 6 23 $ 642 W Clearwater/Utah Street (Right‐turn Lane) PP 12‐06 Santiago Bridgewater Estates 143 $ 27,319 ‐ Phase 1 22 $ 4,203 Phase 2 28 $ 5,349 Phase 3 21 $ 4,012 Phase 4 25 $ 4,776 Phase 5 24 $ 4,585 Phase 6 23 $ 4,394 EXHIBIT A-7 Page 7 of 9 ---PAGE BREAK--- EXHIBIT A-7 Page 8 of 9 ---PAGE BREAK--- To: Wes Romine, Planning Manager From: Joe Terpenning, Deputy Fire Marshal Date: August 2, 2013 Re: Bridgewater Park, 9449 West Clearwater The Fire Department has no comments on the alteration to Bridgewater Park. EXHIBIT A-7 Page 9 of 9 ---PAGE BREAK--- July 9, 2013 Wes Romine Development Services Manager City of Kennewick 210 W. 6th Ave. Kennewick, WA 99336 Wes, This memo is written in regards to your request for the Kennewick School District #17 to address capacity questions in regards to the proposed Bridgewater Park, Preliminary Plat. The school district was previously asked to identify the boundary schools for this development and state if each of the schools were within walking zones or received bussing. The boundary schools for this development are Cottonwood Elementary (Bussing Zone), Desert Hills Middle School (Bussing Zone) and Kamiakin High School (Bussing zone). The Kennewick School District has a Ten-Year Plan in place that forecasts future growth. It is impossible to know exactly where pockets of growth may occur, but the district works closely with the City of Kennewick and Benton County to make sure that we own property near projected areas of growth. Having property near potential growth areas allows us to add schools where the students are living, and to avoid additional bussing or redistricting of our boundaries. That being said, we do occasionally have to redistrict to keep our schools within our preferred enrollment numbers. The Kennewick School District has the capacity to add students at all levels and at the three schools mentioned in this letter. Forecasted growth in additional boundary areas of the Kennewick School District makes it difficult to know if any redistricting could result because of the Bridgewater Park development. Sincerely, Doug Carl Douglas M. Carl Director of Capital Projects 622 N. Kellogg Street Kennewick, WA 99336 (509) 222-7667 Fax (509) 222-5057 [EMAIL REDACTED] EXHIBIT A-8 Page 1 of 7 ---PAGE BREAK--- EXHIBIT A-8 Page 2 of 7 ---PAGE BREAK--- EXHIBIT A-8 Page 3 of 7 ---PAGE BREAK--- EXHIBIT A-8 Page 4 of 7 ---PAGE BREAK--- EXHIBIT A-8 Page 5 of 7 ---PAGE BREAK--- EXHIBIT A-8 Page 6 of 7 ---PAGE BREAK--- 1 Wes Romine From: Rick Sunford [[EMAIL REDACTED]] Sent: Monday, June 24, 2013 1:54 PM To: Wes Romine; Ben Franklin Transit; Ben Franklin Transit; Benton Clean Air Authority; Benton Franklin Health Dept; Bob Roe; Jeff Vosahlo; Ken Klander; David Smith; Cascade Natural Gas; Cascade Natural Gas; Charter Communication; Charter Communication Tyler Chappell; CID; Dean Kelley; Dept of Fish & Wildlife; Dept of Fish & Wildlife; Frontier; Frontier; Frontier; Kenewick Irrigation District; Kennewick School District; Mike Blatman Subject: RE: Pre-Plat Alteration - Bridgewater Estates No Comment at this time. From: Wes Romine [mailto:[EMAIL REDACTED]] Sent: Monday, June 24, 2013 10:45 AM To: Ben Franklin Transit; Ben Franklin Transit; Benton Clean Air Authority; Benton Franklin Health Dept; Bob Roe; Jeff Vosahlo; Ken Klander; Rick Sunford; David Smith; Cascade Natural Gas; Cascade Natural Gas; Charter Communication; Charter Communication Tyler Chappell; CID; Dean Kelley; Dept of Fish & Wildlife; Dept of Fish & Wildlife; Frontier; Frontier; Frontier; Kenewick Irrigation District; Kennewick School District; Mike Blatman Subject: Pre-Plat Alteration - Bridgewater Estates Attached is an application for an Alteration to the Bridgewater Estates preliminary plat. The approved preliminary plat (PP 12‐06) was approved for 148 lots. The alteration proposed to reduce the total number of lots to 143. Please send any comments by July 8, 2013. Thank you, Wes Romine Development Services Manager City of Kennewick 210 W. 6th Avenue Kennewick, WA 99336 (509) 585-4558 Disclaimer: Public documents and records are available to the public as required under the Washington State Public Records Act (RCW 42.56). The information contained in all correspondence with a public entity may be disclosable to third party requesters under the Public Records Act. EXHIBIT A-8 Page 7 of 7 ---PAGE BREAK--- SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: Consulting Engineers & Planners 1014 Franklin Street, Atrium Suite, Vancouver, WA 98660 B A 1 4 3 2 PH (360) 944-6519 Fax (360) 944-6539 Revised Per City Comments Dec. 4, 2012 Submitted For Review June 20, 2012 N/A 1" = 100' AJG TGJ TGJ 2265 3 1 TGJ TGJ A Subdivision Located In Kennewick, Washington Preliminary Plat For: NOT TO SCALE VICINITY MAP SITE Bridgewater Park Subdivision Located in a portion of the SE 1/4 of Section 1, T8N, R28E, W.M. Kennewick, Benton County, Washington PROJECT NOTES: Applicant: Hayden Homes, LLC 2464 SW Glacier Place, Suite 110 Redmond, OR 97756 Ph. (509) 544-0858 e-mail: [EMAIL REDACTED] Owner: John & Janet Cauffman, Trustees PO Box 11927 Santa Ana, CA 92711 Ph. (714) 744-4993 Project Engineer & Contact: PLS Engineering Travis Johnson 1014 Franklin St. Atrium Suite Vancouver, WA 98660 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Project Notes: The site address is 9449 West Clearwater Avenue. The parcels are identified as serial numbers 101884000001012 & 101884000002000. This project is within the RM zone of the City of Kennewick, a Single-family Residential zone. The comprehensive plan designation for the site is MDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Minimum from Right-of-Way = 20' Rear = 15' Site Area - 27.83 acres (1,212,080 sq ft). Total Number of Lots = 148 Phase 1: 33 Lots Phase 2: 20 Lots Phase 3: 21 Lots Phase 4: 26 Lots Phase 5: 26 Lots Phase 6: 22 Lots Minimum Lot Size = 4,197 sq ft Maximum Lot Size = 11,255 sq ft Average Lot Size = 5,703 sq ft Density: Net Area: 1,009,429 SQ FT / 24.2651 Acres Total lots: 148 Lots Density: 6.1 units per acre Tract A is to be dedicated to Kennewick Irrigation District. Right-of-way Dedication to City of Kennewick = 4.699 acres (204,699 sq ft) Existing W. 5th Place, W. 9th Place, S. Utah Street & S. Yolo Street are classified as Residential/Neighborhood Streets. The proposed streets are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = City of Kennewick There are no known wells or septics on site. If any should be found during site development they will be properly abandoned. Pedestrian facilities will be provided onsite by way of 5' sidewalks along the proposed half-width improvements and full width improvements. The nearest transit stop appears to be located approximately one mile east of the project site at the intersection of W. Clearwater Avenue and Columbia Center Blvd. The nearest hydrants are located on the east side of S. Utah Street approximately 80' north of the project site and on the south side of W. 9th Place near the western project boundary. Contour data shown on the existing conditions plan is from topographical survey data prepared by Worley Surveying Service, Inc. of Kennewick, Washington. Datum: City of Kennewick as per Record of Survey 1540 as recorded in Volume 1 of Surveys Page 1540 records of Benton County Washington. Bench Mark is the South 1/4 corner of Section 1 T8N, R28E, W.M. Point 918 Elev. = 593.34. LEGAL DESCRIPTIONS: PARCEL 101884000002000 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 8 NORTH, RANGE 28 EAST, W.M., BENTON COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1; THENCE ALONG THE SOUTH LINE OF SAID SECTION 1 SOUTH 86°07'47” WEST, FOR 397.03 FEET TO THE CENTERLINE OF THE KENNEWICK IRRIGATION DISTRICT AMON WASTEWAY AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTH LINE SOUTH 86°07'47” WEST FOR 652.95 FEET; THENCE NORTH 03°52'13” WEST FOR 99.97 FEET; NORTH 23°29'35” EAST FOR 45.08 FEET; THENCE NORTH 03°52'13” WEST FOR 820.00 FEET; THENCE NORTH 86°07'47” EAST FOR 220.00 FEET; THENCE NORTH 03°52'13” WEST FOR 107.03 FEET; THENCE NORTH 04°47'56” EAST FOR 40.00 FEET; THENCE SOUTH 85°12'04” EAST FOR 81.93 FEET; THENCE NORTH 09°30'53” EAST FOR 154.36 FEET; THENCE NORTH 22°07'11” WEST FOR 143.37 FEET TO THE START OF A 4565.00 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS POINT BEARS NORTH 22°07'12” WEST); THENCE NORTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 06°20'43” AN ARC LENGTH OF 505.56 FEET; THENCE NORTH 61°32'05” EAST FOR 71.70 FEET TO THE CENTERLINE OF THE KENNEWICK IRRIGATION DISTRICT AMON WASTEWAY; THENCE ALONG SAID CENTERLINE THE FOLLOWING COURSES AND DISTANCES, SOUTH 15°46'42” WEST FOR 536.02 FEET TO THE START OF A 286.48 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS SOUTH 74°13'18” EAST); THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 43°30'35” AN ARC LENGTH OF 217.55 FEET; THENCE SOUTH 27°43'53” EAST FOR 255.80 FEET TO THE START OF A 286.48 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS SOUTH 62°16'07” WEST); THENCE SOUTHWESTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 41°51'45” AN ARC LENGTH OF 209.31 FEET; THENCE SOUTH 14°07'52” WEST FOR 361.20 FEET; THENCE SOUTH 14°04'15” WEST FOR 100.97 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 20.76 ACRES PARCEL 101884000001012 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 8 NORTH, RANGE 28 EAST, W.M., BENTON COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 1 THENCE SOUTH 86°07'47” WEST ALONG THE SOUTH LINE OF SAID SECTIONS 1, FOR 1049.98 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID LINE SOUTH 86°07'47” WEST FOR 200.00 FEET; THENCE NORTH 03°52'13” WEST FOR 95.00 FEET; THENCE NORTH 86°07'48” EAST FOR 2.15 FEET; THENCE NORTH 03°52'13” WEST FOR 117.53 FEET; THENCE NORTH 86°07'47” EAST FOR 10.57 FEET; THENCE NORTH 03°52'13” WEST FOR 819.50 FEET TO THE SOUTHWEST CORNER OF LOT 1 BLOCK 5 OF BRIDGEWATER ESTATES PHASE 1 AS RECORDED IN VOLUME 15 PAGE 278 RECORDS OF BENTON COUNTY, WASHINGTON; THENCE ALONG THE BOUNDARY OF SAID BRIDGEWATER ESTATES PHASE 1 THE FOLLOWING COURSES AND DISTANCES, NORTH 86°07'48” EAST FOR 80.88 FEET TO THE START OF A 2500.01 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS POINT BEARS SOUTH 77°11'57” WEST); THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 00°33'58” AN ARC LENGTH OF 24.70 FEET TO THE SOUTHERLY MARGIN OF 8TH PLACE; THENCE ALONG THE SOUTHERLY MARGIN OF SAID 8TH PLACE NORTH 71°52'49” EAST FOR 232.69 FEET; THENCE NORTH 18°07'11” WEST FOR 50.00 FEET TO THE START OF A 25.00 FOOT RADIUS CURVE (WHOSE RADIUS POINT BEARS NORTH 18°07'11” WEST); THENCE NORTHWESTERLY ALONG SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 89°59'59” AN ARC LENGTH OF 39.27 FEET; THENCE NORTH 18°07'12” WEST 171.75 FEET TO THE START OF A 4565.00 FOOT RADIUS NON-TANGENT CURVE (WHOSE RADIUS BEARS NORTH 18°26'48” WEST); THENCE LEAVING SAID BOUNDARY OF BRIDGEWATER ESTATES PHASE 1, NORTHEASTERLY ALONG SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 03°40'24” AN ARC LENGTH OF 292.67 FEET; THENCE SOUTH 22°07'11” EAST FOR 143.37 FEET; THENCE SOUTH 09°30'53” WEST FOR 154.36 FEET; THENCE NORTH 85°12'04” WEST FOR 81.93 FEET; THENCE SOUTH 04°47'56” WEST FOR 40.00 FEET; THENCE SOUTH 03°52'13” EAST FOR 107.03 FEET; THENCE SOUTH 86°07'47” WEST FOR 220.00 FEET THENCE SOUTH 03°52'13” EAST FOR 820.00 FEET ; THENCE SOUTH 23°29'35” WEST FOR 45.08 FEET; THENCE SOUTH 03°52'13” EAST FOR 99.97 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 7.07 ACRES EXHIBIT A-9 Page 1 of 3 ---PAGE BREAK--- PHASE 3 PHASE 2 PHASE 4 PHASE 1 5,767 SF VERMONT STREET W. 7TH PLACE W. 6TH PLACE W. 5TH PLACE OREGON COURT 95' 55' 108' 13' 17' 28.09' 52' 108' 53' 53' 108' 53' 52' 108' 53' 52' 108' 53' 52' 108' 53' 52.5' 52.5' 108' 65.5' 65.5' 108' 51' 51' 5,670 SF 6,264 SF TRACT A 165,028 SF 128' 114' 61' 59' 105' 60.54' 50.00 50.00' 50.00' 50.00' 20.29' 7,428 SF 6,608 SF 5,917 SF 58' 53' 22' 100' 100' 100' 100' 100' 26.92' 48.13' 48.13' 30' 22' 33.89' 60.59' 60.59' 5,526 SF 5,166 SF 5,243 SF 5,436 SF 5,435 SF 100' 100' 101' 100' 23' 48.13' 48.13' 60.59' 60.59' 28.69' 32.01' 48.13' 25.90' 32.67' 23' 50' 50' 5,436 SF 5,435 SF 5,486 SF 5,289 SF 5,050 SF 50' 50' 96' 143' 60' 35' 85' 101' 12.29' 9.03' 38.83' 32.79' 35.03' 4,701 SF 4,197 SF 5,579 SF 170' 125' 125' 87' 85' 133' 88' 112' 31' 50' 62' 29' 143.32' 48.83' 50.00' 12.49' 56.15' 127.34' 20.99' 23.49' 41.67' 55.00' 62.98' 17.33' 31' 8.36' 58' 88' 105' 99' 81.17' 20' 44' 14.56' 62.52' 10,823 SF 6,163 SF 6,784 SF 5,333 SF 7,083 SF 7,848 SF 5,985 SF 5,929 SF 8,104 SF 96' 50' 73' 71' 82' 121' 108' 95' 149' 90' 95.37' 84.51' 95.37' 131' 37' 39.27' 11.27' 59.45' 61.68' 55.00' 55.00' 45.28' 33.55' 36.15' 8,351 SF 8,090 SF 11,255 SF 6,062 SF 7,715 SF 8,116 SF 6,049 SF 60' 55' 55' 55' 55' 55' 55' 68' 82' 34' 42' 55' 55' 55' 55' 55' 55' 65' 50.82' 57' 58' 23' 56' 56' 56' 55' 100' 89' 103' 117' 115' 107' 99' 90' 100' 100' 100' 100' 100' 100' 32.00' 0.60' 63.54' 79.01' 4,929 SF 5,279 SF 6,054 SF 6,507 SF 6,117 SF 5,656 SF 5,194 SF 6,656 SF 7,292 SF 5,500 SF 5,930 SF 82' 82' 42' 50' 50' 55' 55' 55' 55' 55' 38.46' 42' 56' 51' 51' 51' 51' 51' 51' 51' 63.56' 60' 50' 50' 55' 55' 55' 55' 55' 93' 56' 51' 51' 51' 51' 51' 51' 51' 55' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 81.78' 14.71' 29.72' 52' 5,930 SF 5,000 SF 5,000 SF 5,500 SF 7,129 SF 5,930 SF 5,600 SF 5,100 SF 7,122 SF 42' 50' 40.50' 50' 50' 50' 50' 50' 50' 50' 50' 5,670 SF 5,670 SF 5,670 SF 5,670 SF 6,480 SF 5,454 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF WYOMING STREET YOLO STREET W. 5TH PLACE UTAH STREET CLEARWATER AVENUE 1 2 3 4 5 7 8 9 14 13 12 11 12 11 10 9 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 33 32 31 30 29 28 27 22 23 24 25 26 1 2 3 8 7 6 5 4 3 2 1 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 6 OREGON STREET 15' PEDESTRIAN ACCESS ESMT 11.83' 42.52' 13.56' 3.69' 27.70' 3.60' 28.27' 27.87' 26.57' 27.47' 32.13' 21.79' 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 28.27' 38' ROW 5' SW 18' SW & UTIL. ESMT 34' PAVEMENT 55' ROW 55' ROW 5' SW 18' SW & UTIL. ESMT ESMT SEWER ESMT 5' EXTG GRAVEL ROAD TO BE REMOVED 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 28.27' 28.27' 28.27' 32.78' 21.50' 90.93' 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT EXTG ROW TO BE ADJUSTED TO ACCOMODATE PROPOED ROAD RE-ALIGNMENT EXTG SEWER MAIN 40' ROW 1 11 10 9 7 15 14 13 12 11 10 4 5 6 3 1 9 8 7 6 5 4 6 5 4 3 2 1 3 2 1 BLOCK 2 BLOCK 5 BLOCK 1 2 7 1 2 8 40' ROW EXTG SEWER TO BE ABANDONED FROM OREGON ST. TO W. 5TH PLACE PHASE LINE (TYP) 14' TRAFFIC CIRCLE 18' 18' 10' WIDE PATH TO BE OWNED AND MAINTAINED BY LOT 8 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 3 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Preliminary Plat For: Bridgewater Park Subdivision A Subdivision Located In Clark Kennewick, Washington 2 3 2265 TGJ TGJ AJG 1" = 50' N/A EXHIBIT A-9 Page 2 of 3 ---PAGE BREAK--- PHASE 4 PHASE 6 PHASE 5 PHASE 1 VERMONT STREET W. 9TH PLACE W. 8TH PLACE W. 7TH PLACE 108' 52' 108' 53' 52' 53' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 51' 51' 108' 30' 119' 51' 20' 60' 41.65' 73' 29.10' 6,264 SF 5,665 SF 7,081 SF 50' 92' 92' 50' 4,600 SF 50' 50' 50' 50' 50' 50' 43' 25' 93' 97' 100' 100' 100' 4,605 SF 4,726 SF 4,937 SF 5,000 SF 25.28' 23.69' 26.48' 11.54' 38.57' 6.63' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 100' 100' 100' 100' 100' 100' 89' 50' 98' 147' 21' 2' 40.42' 25.93' 5,091 SF 6,798 SF 96' 77' 50' 107' 100' 100' 44.00' 15.31' 28' 7,875 SF 6,057 SF 50' 50' 64' 60' 50' 50' 17' 100' 101' 106' 117' 32.69' 50.00' 50.00' 5,000 SF 5,000 SF 5,007 SF 5,865 SF 6,059 SF TRACT A 165,028 SF 132' 138' 128' 114' 48' 61' 59' 105' 61.40' 14.31' 60.54' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 20.29' 6,827 SF 7,547 SF 7,428 SF 6,608 SF 5,917 SF 58' 100' 30' 5,526 SF 5,166 SF 82' 82' 42' 56' 51' 51' 51' 51' 51' 51' 51' 63.56' 60' 50' 50' 55' 55' 55' 55' 55' 93' 56' 51' 51' 51' 51' 51' 51' 51' 55' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 81.78' 14.71' 52' 5,930 SF 5,000 SF 5,000 SF 5,500 SF 7,129 SF 5,930 SF 5,600 SF 5,100 SF 7,122 SF 82' 82' 42' 50' 60' 50' 42' 50' 40.50' 34.91' 62' 85.80' 84.16' 100' 100' 100' 100' 5,930 SF 5,000 SF 5,930 SF 5,000 SF 5,997 SF 6,677 SF 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 50' 50' 50' 100' 100' 82.72' 82' 42' 50' 60' 50' 53' 52' 53' 52' 100' 100' 100' 100' 100' 26.98' 14.1' 5,930 SF 5,000 SF 5,950 SF 5,300 SF 5,200 SF 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 50' 50' 100' 52' 52' 100' 52' 52' 100' 52' 52' 100' 52' 52' 100' 52' 52' 100' 65.49' 58' 17' 80.37' 62' 93' 75.39' 7,261 SF 7,298 SF 5,670 SF 6,480 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,454 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,500 SF 5,500 SF 5,500 SF 5,500 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,100 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,000 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF 5,200 SF WYOMING STREET YOLO STREET W. 9TH PLACE W. 10TH AVENUE OREGON STREET 15' PEDESTRIAN ACCESS ESMT EXTG GRAVEL ROAD TO BE REMOVED 28.27' 28.27' 28.27' 28.27' 29.21' 27.18' 33.93' 25.02' 32.78' 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT EXTG GRAVEL ROAD TO BE REMOVED 24 23 22 41 6 5 4 3 2 1 7 21 20 19 18 17 16 15 14 13 5 6 6 BLOCK 4 BLOCK 1 BLOCK 3 7 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 10 11 PHASE LINE (TYP) 10.57' 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 21 20 19 18 17 16 15 14 13 12 11 10 16 15 14 13 12 15 14 13 12 11 12 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 26 25 1 2 16 11 24 3 23 4 22 5 21 6 20 7 19 8 18 9 17 10 26 25 1 2 3 24 23 22 21 20 19 18 4 5 6 7 8 17 9 6 TRAFFIC CIRCLE 14' 18' 18' 10' WIDE PATH TO BE OWNED AND MAINTAINED BY LOT 8 14' TRAFFIC CIRCLE 18' 18' 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 2 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Preliminary Plat For: Bridgewater Park Subdivision A Subdivision Located In Kennewick, Washington 3 3 2265 TGJ TGJ AJG 1" = 50' N/A EXHIBIT A-9 Page 3 of 3 ---PAGE BREAK--- PHASE 3 PHASE 2 PHASE 4 PHASE 1 PHASE 1 VERMONT STREET W. 7TH PLACE W. 6TH PLACE W. 5TH PLACE OREGON COURT TRACT A WYOMING STREET W. 5TH PLACE UTAH STREET CLEARWATER AVENUE 1 2 3 4 5 7 8 9 14 13 12 11 12 11 10 9 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 33 32 31 30 29 28 27 22 23 24 25 26 1 2 3 8 7 6 5 4 3 2 1 21 20 19 18 17 16 15 14 13 1 2 3 4 5 6 7 8 9 10 6 OREGON STREET 15' PEDESTRIAN ACCESS ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 38' ROW 5' SW 18' SW & UTIL. ESMT 34' PAVEMENT 55' ROW 55' ROW 5' SW 18' SW & UTIL. ESMT ESMT SEWER ESMT 5' EXTG GRAVEL ROAD TO BE REMOVED 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT EXTG ROW TO BE ADJUSTED TO ACCOMODATE PROPOED ROAD RE-ALIGNMENT EXTG SEWER MAIN 40' ROW PROPOSED CONTOUR (TYP) EXISTING CONTOUR (TYP) 5 4 6 5 4 3 2 1 3 2 1 BLOCK 5 BLOCK 1 7 1 TRACT A 14' TRAFFIC CIRCLE 18' 18' 10' WIDE PATH TO BE OWNED AND MAINTAINED BY LOT 8 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 2 SCALE: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Revisions H: V: Consulting Engineers & Planners 1014 Franklin Street, Atrium Suite, Vancouver, WA 98660 B A 1 4 3 2 PH (360) 944-6519 Fax (360) 944-6539 Revised Per City Comments Dec. 4, 2012 Submitted For Review June 20, 2012 N/A 1" = 50' AJG TGJ TGJ 2265 2 1 TGJ TGJ A Subdivision Located In Kennewick, Washington Preliminary Grading Plan For: PROJECT NOTES: Applicant: Hayden Homes, LLC 2464 SW Glacier Place, Suite 110 Redmond, OR 97756 Ph. (509) 544-0858 e-mail: [EMAIL REDACTED] Owner: John & Janet Cauffman, Trustees PO Box 11927 Santa Ana, CA 92711 Ph. (714) 744-4993 Project Engineer & Contact: PLS Engineering Travis Johnson 1014 Franklin St. Atrium Suite Vancouver, WA 98660 Ph. (360) 944-6519 Fax (360) 944-6539 e-mail: [EMAIL REDACTED] Project Notes: The site address is 9449 West Clearwater Avenue. The parcels are identified as serial numbers 101884000001012 & 101884000002000. This project is within the RM zone of the City of Kennewick, a Single-family Residential zone. The comprehensive plan designation for the site is MDR. Lot Setbacks: Front = 15' Front (Garage)= 25' Side = 5' Minimum from Right-of-Way = 20' Rear = 15' Site Area - 27.83 acres (1,212,080 sq ft). Total Number of Lots = 148 Phase 1: 33 Lots Phase 2: 20 Lots Phase 3: 21 Lots Phase 4: 26 Lots Phase 5: 26 Lots Phase 6: 22 Lots Minimum Lot Size = 4,197 sq ft Maximum Lot Size = 11,255 sq ft Average Lot Size = 5,703 sq ft Density: Net Area: 1,009,429 SQ FT / 24.2651 Acres Total lots: 148 Lots Density: 6.1 units per acre Tract A is to be dedicated to Kennewick Irrigation District. Right-of-way Dedication to City of Kennewick = 4.699 acres (204,699 sq ft) Existing W. 5th Place, W. 9th Place, S. Utah Street & S. Yolo Street are classified as Residential/Neighborhood Streets. The proposed streets are classified as Residential/Neighborhood Streets. Full-width improvements for these streets will be constructed per City of Kennewick Drawing 2-1. Public Water Purveyor = City of Kennewick Public Sewer Purveyor = City of Kennewick Irrigation Purveyor = City of Kennewick There are no known wells or septics on site. If any should be found during site development they will be properly abandoned. Pedestrian facilities will be provided onsite by way of 5' sidewalks along the proposed half-width improvements and full width improvements. The nearest transit stop appears to be located approximately one mile east of the project site at the intersection of W. Clearwater Avenue and Columbia Center Blvd. The nearest hydrants are located on the east side of S. Utah Street approximately 80' north of the project site and on the south side of W. 9th Place near the western project boundary. Contour data shown on the existing conditions plan is from topographical survey data prepared by Worley Surveying Service, Inc. of Kennewick, Washington. Datum: City of Kennewick as per Record of Survey 1540 as recorded in Volume 1 of Surveys Page 1540 records of Benton County Washington. Bench Mark is the South 1/4 corner of Section 1 T8N, R28E, W.M. Point 918 Elev. = 593.34. EXHIBIT A-10 Page 1 of 2 ---PAGE BREAK--- PHASE 4 PHASE 6 PHASE 5 PHASE 1 VERMONT STREET W. 9TH PLACE W. 8TH PLACE TRACT A WYOMING STREET YOLO STREET W. 9TH PLACE W. 10TH AVENUE 9 10 11 12 13 14 15 16 17 18 19 20 22 21 20 19 18 17 16 15 14 13 12 11 10 16 15 14 13 12 15 14 26 25 1 2 16 11 24 3 23 4 22 5 21 6 20 7 19 8 18 9 17 10 26 25 1 2 3 24 23 22 21 20 19 18 4 5 6 7 8 17 9 EXTG GRAVEL ROAD TO BE REMOVED 40' ROW 36' PAVEMENT 5' SW 18' SW & UTIL. 40' ROW ESMT 36' PAVEMENT 5' SW 18' SW & UTIL. ESMT 40' ROW 36' PAVEMENT 5' SW ESMT 18' SW & UTIL. 40' ROW 36' PAVEMENT 5' SW ESMT 18' SW & UTIL. EXTG GRAVEL ROAD TO BE REMOVED PROPOSED CONTOUR (TYP) EXISTING CONTOUR (TYP) OREGON STREET 24 23 22 41 6 5 4 3 2 21 20 19 18 17 16 BLOCK 4 BLOCK 1 BLOCK 3 2 3 4 5 6 7 1 2 3 4 5 6 7 8 9 10 11 TRACT A 21 TRAFFIC CIRCLE 14' 18' 18' 50 Scale 1" = 50' 50 25 0 MATCH LINE - REFER TO SHEET 1 SCALE: H: V: DESIGNED BY: DRAFTED BY: REVIEWED BY: Project No. Preliminary Grading Plan For: Bridgewater Park Subdivision A Subdivision Located In Kennewick, Washington 2 2 2265 TGJ TGJ AJG 1" = 50' N/A EXHIBIT A-10 Page 2 of 2 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 1 of 9 BEFORE THE HEARING EXAMINER FOR THE CITY OF KENNEWICK In the Matter of the Application of ) PP 12-06 ) ) Bridgewater Park Hayden Homes LLC ) ) ) For Preliminary Plat ) FINDINGS, CONCLUSIONS, AND ) DECISION SUMMARY OF DECISION The requested preliminary plat to subdivide 27.8 acres into 148 single-family residential lots is APPROVED subject to conditions. SUMMARY OF RECORD Nathan Machiela, on behalf of Hayden Homes LLC (Applicant), requested approval of a preliminary plat subdividing 27.8 acres into 148 single-family residential lots. The subject property is west of Clodfelter Road and north of W. 10th Avenue in Kennewick, Washington. Request On January 3, 2013, the City of Kennewick Hearing Examiner conducted an open record public hearing on the request. Hearing Date At the open record hearing, the following individuals presented testimony under oath: Testimony Wes Romine, Kennewick Development Services Manager Nathan Machiela, Applicant Representative Wes Burkhead At the open record hearing, the following exhibits were offered in evidence: Exhibits 1. Economic Development and Community Planning Staff Report, dated Dec. 27, 2012 2. Application 3. Notice of Application/Mailing List 4. Vicinity Map 5. Preliminary Plat Drawing 6. Preliminary Grading Plan 7. SEPA Determination 8. City Department Comments, including: a. Public Works consolidated comments, dated November 8, 2012 EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 2 of 9 b. Traffic Engineering comments, dated November 19, 2012 c. Kennewick Fire Department comments, dated December 19, 2012 9. Outside Agency Comments, including: a. Kennewick Irrigation District comments, dated November 2, 2012 b. Washington State Department of Ecology comments, dated November 2, 2012 c. Kennewick School District comments, dated December 20, 2012 10. Erosion Evaluation Report prepared by GN Northern, Inc., dated October 12, 2012 11. KID Amon Wasteway Letter/Senate Bill 5292 12. Staff's PowerPoint presentation slides 13. City of Kennewick resolution No. 04-11, Approving Preliminary Plat 03-11, Santiago Bridgewater Estates, passed March 16, 2004, with attached plat map Upon consideration of the testimony and exhibits submitted, the Hearing Examiner enters the following findings and conclusions in support of the decision: 1. The Applicant requested approval of a preliminary plat subdividing 27.8 acres into 148 single-family residential lots. The proposal is a re-plat of approximately two-thirds of the Santiago Bridgewater Estates plat (PP 03-11) approved in March 2004. The plat did not fully develop; only 67 of the approved 170 lots have been final platted. The Applicant is working with the current owners to purchase and re-plat the undeveloped portion of the property. Exhibit 1, pages 2-3; Exhibit 2. 2. The underlying property was annexed in January 1995 with an Industrial Light (IL) zoning designation. In May 1995 the zoning designation for the majority of the subject area was changed from Industrial Light (IL) and Commercial Community (CC) to Residential Trailer Park-Limited (RTP-L). A November 2003 rezone changed the zoning designation of the site from Residential Trailer Park-Limited (RTP-L) to Residential Manufactured Home (RMH). In August 2012, the site was rezoned to Residential Medium Density (RM). Exhibit 1, page 3. 3. The subject property is comprised of two parcels of land that total approximately 27.83 acres located west of Clodfelter Road and north of W. 10th Avenue.1 Site topography is hilly with the steepest slopes approximately 12% - 15%. The east site boundary abuts the Amon Wasteway. Exhibit 1, page 2; Exhibit 5; Exhibit 12, Slides 3, 4, 6, 7, and 8. 4. According to the City's critical areas map, the eastern portion of the site is mapped as known or suspected erosion hazard critical areas.2 1 The legal description of the subject property is that portion of the Southeast Quarter of Section 1, Township 8 North, Range 28 East, W.M. Benton County, Washington: Benton County identifies the lots as parcel numbers #101884000001013 and 101884000001014. The lots were created by Boundary Line Adjustment #BLA 12-07 with Quit Claim Deeds recorded with the Benton County Auditor, Recording Nos. 2012-017929, 2012-017930, and 2012-017931. Exhibit 1, page 1. However, per 18.62.040 “Mapping of 2 Per KMC 18.62.020, erosion hazards are those areas identified by the US Dept. of Agriculture - Natural Resource Conservation Service as having a "moderate to severe", "severe", or "very severe" rill and inter-rill erosion hazards and slopes in excess of 15% grade. EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 3 of 9 Geologically Hazardous Areas”, 18.62.040(2) the City's map is to be used as a guide and may be updated as new information becomes available; it is a reference and is not intended to provide critical area designations. The Applicant commissioned an Erosion hazard evaluation report by a geotechnical consultant who visited the site. The consultant noted that the eastern portion of the site has already been altered by grading operations that have apparently occurred over years or decades. The report noted that the site presently contains areas of relative steepness, but that the overall site grade within the area mapped "erosion hazard" is relatively gentle, and proposed grading would further moderate site slopes to less than 10%. The consultant concluded that there are no erosion hazard critical areas on the site. The City accepted this report and has modified its critical areas map to show no hazard on-site. Exhibit 1, page 4; Exhibit 10. 5. The Amon Wasteway abuts the subject property to the east. The City’s critical area maps show the Amon Wasteway as a fish and wildlife habitat conservation area. However, since 1955 when the right-of-way was acquired, the wasteway and its tributary drains have collected irrigation runoff from a network of drains in Benton County. Since 1975, the state of Washington has deemed the wasteway and its tributaries to be Yakima Project irrigation return flows subject to recovery and reuse by the Kennewick Irrigation district. Per Senate Bill 5292, which has an effective date of June 7, 2012, irrigation canals and drainage ditches are exempted from the definition of critical areas. Since June 2012, the City of Kennewick recognizes the Amon Wasteway as irrigation return flows and not as a critical area. Exhibit 1, page 4; Exhibit 11. 6. Parcels to the west are zoned Residential Manufactured Home (RMH) with similar size lots and developed with a mix of manufactured and stick built homes. Commercial Community (CC) zoned property abuts the site to the north with W. Clearwater Avenue beyond that. East of the site, the Amon Wasteway runs roughly north/south with Industrial Light (IL) zoned property and Clodfelter Road farther east. To the south is a narrow strip of Industrial Light (IL) zoned property between the subject site and W. 10th Avenue. Exhibit 1, page 6. 7. The site is zoned Residential Medium Density (RM) which allows between 4.1 and 13 units per acre and requires a minimum lot size of 4,000 square feet. The Kennewick Municipal Code (KMC) allows land dedicated for public use (open space, right-of-way, etc.) to be excluded from the minimum density calculation. KMC 18.12.010 A.2, Footnote The project would develop 148 single-family lots and one large open space tract (Tract A next to the Amon Wasteway) with a proposed density of 6.1 dwelling units per acre on 24.2651 net acres. The proposed lots range from 4,197 square feet to 11,255 square feet with an average lot size of 5,703 square feet. The lots would be developed in six phases, with Phase 1 adjacent to the existing Santiago Bridgewater Estates lots. Exhibit 1, page 3; Exhibit 2; Exhibit 5. 8. The City's residential subdivision stormwater standards require facilities capable of retaining and disposing of a 25-year, 24-hour event for the developed state. Prior to Final Plat approval the Applicant would be required to submit detailed civil engineering drawings for review and approval to the City’s Public Works Department, including a EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 4 of 9 stormwater plan demonstrating compliance with City standards. A comprehensive storm drainage plan for review would be required prior to approval of construction plans for any phase of work. Exhibit 1, page 4; Exhibit 8.a; Romine Testimony; Exhibit 12, Slide 16. 9. The City’s Public Works Department submitted comments instructing the Applicant as follows: Santiago Bridgewater Estates Phase 1B included a Retention Pond on proposed Phase 1 of this Pre-Plat. The Retention Pond was not constructed and a Bond was submitted to cover the construction of the Pond. Stormwater for the currently completed section of this development does not fully retain its own stormwater. Provide retention for the existing Santiago Bridgewater Estates storm drain runoff for all storm not retained on previous phases to the west. Show the incorporation of these volumes in your Stormwater Report for the proposed Pre-Plat. Exhibit 8.a. The Applicant complied, calculating stormwater management volumes that include the unmanaged runoff from Santiago Bridgewater Estates Phase 1B. According to the Applicant's calculations, the previously proposed retention pond is not necessary. Stormwater management via dry wells or other infiltration methods is currently under study and looks feasible. The City accepted the Applicant's calculations and is not requiring a retention pond. Exhibit 1, page 5; Exhibit 8.a; Romine Testimony. 10. Santiago Bridgewater Estates plat established a pedestrian path between lots as a short cut connecting Yolo and Wyoming Streets to the boundary of the current subject property. The instant application would continue the intended pedestrian path between proposed Lots 7 and 8 of Phase 1. The Applicant representative indicated that this path would be placed in an easement upon Lots 7 and 8, to be maintained by the lot owners, and not as a common area belonging to the entire plat. The representative indicated that the intent is to avoid common areas and not to establish a homeowners association. Machiela Testimony; Exhibit 5. 11. Phase 1 would provide connection to public roads to the north at Utah Street (connecting to Clearwater Avenue) and to the south at W. 10th Avenue. Full street improvements consistent with current City road standards would be required for all roads within the plat. Because proposed Vermont Street is longer than 900 feet and straight, the City has required roundabouts at its intersections with W. 7th Place and W. 9th Place to mitigate speeds in the residential neighborhood. Exhibit 1, page 4; Exhibit 5; Exhibit 8.b. 12. Based on the proposed 148 single-family lots, the project is anticipated to generate 1506 average weekday vehicle trips, with 151 PM peak hour trips. The City’s traffic engineer determined that the project meets Concurrency for Transportation. Traffic mitigation fees in the amount of $56,196.00 are required for the project’s proportionate share of trips impacting the intersections of Clodfelter & W. 10th Avenue, right & left turn lanes on W. EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 5 of 9 10th Avenue and W. Clearwater Avenue, and adding a right turn lane at W. Clearwater Avenue and Utah Street. Exhibit 1, pages 3-4; Exhibit 8.b. 13. Municipal water and sewer are available to serve the proposed lots. Exhibit 1, page 5; Exhibit 8.a. 14. The subject property is situated in the Five Corners park zone (Zone 7W). The developer would be required to pay per lot park impact mitigation fees totaling $53,587.43, collected as the project builds out based on the percentage of units in each phase. Exhibit 1, page 5. I 15. Santiago Bridgewater Estates has an existing homeowners association (HOA) with covenants, conditions, and restrictions (CC&Rs). The existing plat also has a legally recorded maintenance agreement with the City to assure maintenance of common areas. There has been discussion between the HOA members and the Applicant regarding how the transition would occur related to maintenance of specific common areas, stormwater management, and other issues. The current Applicant representative is a member of the board of the Santiago Bridgewater HOA. According to his testimony, discussions with the existing HOA would continue towards resolution. Planning Staff indicated that the City does not enforce or regulate CC&Rs and any dispute arising between the Applicant and the existing HOA would be a private matter. However Staff noted that if modifications are made to the existing maintenance agreement, they would need to be consistent with the Agreement, Section 9 “Recordation, Modification, and Termination”. Exhibit 1, page 5; Machiela Testimony; Burkhead Testimony; Romine Testimony. 16. The proposed lots would be served by Cottonwood Elementary School, Desert Hills Middle School, and Kamiakin High School of the Kennewick School District. The subject property is in a bussing zone for all three schools. New streets within the subdivision would be required to have five-foot wide sidewalks and to connect to W. Clearwater Avenue's sidewalks, but children would not be expected to walk to schools. Exhibit 1, page 5; Exhibit 9.c. 17. Staff submitted the opinion that the proposed plat would be consistent with to the City’s Comprehensive Plan, specifically implementing the following goals and policies: Urban Area Policy 3: Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan. Residential Goal 1: Guide the design of new residential developments to be compatible with adjacent residential area.” 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. Residential Goal 4: Encourage residential development only in urban areas where services can be provided. EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 6 of 9 Residential Policy 5: Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments. Housing Goal 1: Support and develop a variety of housing types and densities to meet the diverse needs of the population. Exhibit 1, page 6. 18. The Kennewick Fire Department submitted comments indicating that fire hydrants would be required at intersections and at an average 500 foot spacing on the proposed streets. Exhibit 8.c. 19. The City of Kennewick acted as lead agency in reviewing the plat for compliance with the requirements of the State Environmental Policy Act (SEPA). After evaluating the complete application materials and environmental checklist, the City's Responsible Official issued a mitigated determination of non-significance (MDNS) on December 7, 2012. The MDNS required mitigation of impacts on City parks and transportation facilities through the payment of impact fees. It also required the Applicant to obtain, if applicable, a NPDES construction stormwater general permit from Department of Ecology (DOE). Exhibit 7, MDNS; Romine Testimony. 20. Notice of application was mailed to surrounding property owners on October 22, 2012. Notice of public hearing was mailed to surrounding property owners on December 13, 2012. Hearing notice was posted on-site and published on December 18, 2012. This notice was provided consistent with City requirements. Exhibit 1, page 2; Exhibit 3. The City received no public comments on the application prior to the hearing. Romine Testimony. 21. DOE submitted comments dated November 2, 2012 that call the Amon Wasteway a “natural drainage feature” and ask that the City require it to be protected from “untreated stormwater inputs and other water quality impacts” through provision of a 100-foot buffer "planted to native plants”. Proposed Tract A is 100 feet wide, satisfying the DOE's requested setback. Initially the City recommended a condition of approval (see Exhibit 1, page 7, condition 5 ) requiring Tract A be planted with native plants. At hearing, the Applicant representative indicated that the existing wild, native vegetation would be retained and the 100-foot buffer would be kept as a natural area. Silt fencing would be installed prior to construction to control stormwater runoff, if any. Tract A would be deeded to the Kennewick Irrigation District upon final plat. Planning Staff revised condition number 5 to require native plantings only where development of the project disturbs the 100-foot buffer. Exhibit 1, pages 5, 7; Exhibit 9.b; Romine Testimony; Machiela Testimony. 22. Only one from an audience of about ten people testified during the public comment period at hearing. Comments offered included concerns about whether the existing EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 7 of 9 Santiago Bridgewater Estates HOA would remain in existence to manage the existing common areas, including the landscaped plat entrance. In addition, testimony noted concern that the amenities promised in the original plat approval are being done away with by the new proposal, significantly a common RV storage area and a local park. According to the testimony, members of the existing HOA are concerned about the transition because they don’t feel their concerns are being adequately considered. The Applicant offered to develop a park, but the member of the public who testified said the location offered was not good. He noted that the portion of the plat already developed doesn't have room to provide RV parking, lighted common parking areas, or a park, all of which were contemplated in the initial plat approval. Burkhead Testimony. 23. In response to public comment, the Applicant representative acknowledged that the original plat maps showed a clubhouse, pool, RV parking, and other open spaces, none of which was developed. He acknowledged that the new developer has come in and proposed to do away with a lot of those amenities. There is ongoing discussion about whether the existing HOA would be disbanded. Machiela Testimony. 24. Upon completion of review, and considering evidence offered at hearing, Planning Staff recommended approval of the plat with the conditions proposed in the staff report with the amendment to condition 5 that would require planting of Tract A with native species only in disturbed areas. Exhibit 1, pages 6-7; Romine Testimony. CONCLUSIONS The Hearing Examiner has jurisdiction to hear and decide applications for preliminary plat pursuant to KMC 4.02.080(b) and 17.10.080. Jurisdiction Pursuant to KMC 17.10.080(1), an application for preliminary plat may be approved only when the record demonstrates conformance with the Comprehensive Plan, comprehensive water plan, Preliminary Plat Criteria for Review utilities plan, the Comprehensive Park and Recreation Plan, and when the record demonstrates that appropriate provisions will be made for 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 only walk to and from school. 1. The Santiago Bridgewater Estates plat was approved on March 16, 2004. As a matter of state law, all portions of that plat that do not receive final plat approval by March 16, 2013 will expire. Aside from the already developed lots of the existing plat, none of the previously approved lots and infrastructure has been developed; no final plat could be approved for any portion of the Santiago Bridgewater Estates prior to expiration. RCW 58.17.140(3)(b); Findings 1, 2, and 3. Conclusions Based on Findings EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 8 of 9 2. As conditioned, the plat would be consistent with applicable goals and policies of the City of Kennewick Comprehensive Plan. Single-family housing is permitted in the RM zone, and the proposed density of 6.1 units per acre is consistent with the RM development standards. City water and sewer are able to serve the 148 connections. Conditions of approval would ensure that development is consistent with all applicable City utility, road, stormwater, and fire standards and that the project's traffic and park impacts are mitigated. Findings 6, 7, 8, 9, 11, 12, 13, 14, 15, 17, 18, and 24. 3. As conditioned, adequate provision would be made for stormwater management both from the subject property and from Phase 1 of the adjacent Santiago Bridgewater Estates plat. All new roads would be designed and built to City standards, including sidewalks throughout and two new roundabouts for speed mitigation. A pedestrian connection planned for in Santiago Bridgewater Estates would be continued through to the public streets within the plat. Municipal water and sewer connection would be provided to each lot. Children at all grade levels would be bussed to Kennewick School District facilities. Professional geotechnical information in the record confirms the lack of erosion hazard area on-site. The Amon Wasteway and adjacent lands are, by state law, not fish and wildlife habitat conservation critical areas. Still, a 100-foot buffer of native vegetation is proposed to be retained adjacent to the wasteway to be dedicated to the KID upon final plat for permanent preservation. The proposal was reviewed for compliance with the requirements of SEPA and an MDNS was issued and not appealed. With conditions, all necessary findings for public health, safety, and general welfare can be made. Findings 3, 4, 5, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 18, 19, 21, 22, and 24. DECISION Based on the preceding findings and conclusions, the requested approval of a preliminary plat subdividing 27.8 acres into 148 single-family residential lots is GRANTED subject to the following conditions: 1. Development of the site shall 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. The developer shall construct residential streets per City of Kennewick Standard Detail 2- 1, sheet 2 of 4. 4. Development shall be in conformance with the plat drawing revised and plotted December 4, 2012, (Exhibit 5. Any portion of Tract A that is disturbed during development of the proposed lots shall be planted with native plants by the Applicant or successor in interest. 6. The pedestrian walkway at Lots 7 & 8, phase 1 shall be constructed and landscaped per the single family residential design standards. EXHIBIT A-11 ---PAGE BREAK--- Findings, Conclusions, and Decision Kennewick Hearing Examiner Bridgewater Park Preliminary Plat/PP12-06 page 9 of 9 7. A landscape plan must be submitted for approval for any common areas, including tract A and the pedestrian walkway at Lots 7 & 8, Phase 1. The landscape plan shall be prepared by a licensed landscape architect or licensed landscape installer drawn to a legible scale. Landscaping is required to be installed or bonded for prior to final plat of the phase it is in. 8. All landscaped areas must be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. 9. Development shall comply with the Public Works memorandum dated November 8, 2012 (Exhibit 8.a). 10. Development shall comply with Traffic Engineer memorandum dated November 19, 2012 (Exhibit 8.b). 11. Development shall comply with Benton PUD requirements for easements and power services for the plat. 12. Development shall comply with Kennewick Irrigation District letter dated November 6, 2012 (Exhibit 9.a). 13. Development shall comply with Kennewick Fire Department comment memorandum dated December 19, 2012 (Exhibit 8.c). 14. Street grades shall not exceed 10 percent unless specifically approved by the Fire Code Official in accordance with IFC Appendix D, Section D103.2. 15. The developer shall 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, the developer shall pay park fees in the amount of $53,587.43 for impacts to Park Planning Zone 7W (Five Corner). Park fees will be collected prior to signing the final plat mylar based on a percentage of lots being final platted. 17. The developer shall pay traffic mitigation fees in the amount of $56,196.00 for impacts to the intersection at W. Clearwater/Utah, the Five Corner Roundabout, and Clodfelter & W. 10th Avenue turn lanes. Fees will be collected at the final plat based on a percentage of lots being final platted. DECIDED January 17, 2013. By: Sharon A. Rice City of Kennewick Hearing Examiner EXHIBIT A-11