Document Kennewick_doc_6a1263de1d

EXHIBIT A-1 Page 1 of 7 Staff Report Date: August 5, 2013 Public Hearing Date and Location: August 12, 2013, Kennewick City Hall Report Prepared By: Michelle Dellinger Development Services Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 13-01 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on one parcel approximately 8.24 acres in size that is proposed to be divided into 30 lots for single family homes, developed in three phases Proposal Location: 21301 S Sherman Pl. Parcel No. 117891011989002 Legal Description: Lot 2 Short Plat 1989 Property Owner: Richard and Kimberly Hendrickson 3315 S Sherman St Kennewick, WA 99338 Applicant: Dan Swanson KDS Development, LLC 32814 SE 110th St Issaquah, WA 98027 Engineer: Andy Rykels, P.E. Rykels Engineering Group, Inc 3206 NW Fairway Hts Drive Bend, OR 97701 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 18 – Zoning including Residential Single Family Design Standards 3. KMC Title 17 – Subdivisions 4. KMC Section 5.56 – Public Works Construction Standards 5. Washington State Environmental Policy Act ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 13-01/PLN-2013-01002 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 7 Preliminary Plat Key Application Processing Dates: Pre-Application/Feasibility Meeting October 3, 2012 Application Submittal April 11, 2013 Determination of Completeness Issued April 22, 2013 City Department Review Meeting May 1, 2013 SEPA Threshold Determination Issued May 23, 2013 Revised SEPA Threshold Determination Issued June 20, 2013 SEPA Appeal Period Ends July 5, 2013 Date of Mailed Notice of Public Hearing July 24, 2013 Notice of Application Mailed July 26, 2013 Property Posting Sign July 26, 2013 Date of Published Notice of Public Hearing July 28, 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 Preliminary Grading Plan A-7 SEPA Determination A-8 City Department Comments A-9 Outside Agency Comments A-10 Park Fee Agreement A-11 HDJT Traffic Study A-12 Neighborhood Comment(s) Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 13-01) is a request for a subdivision with 30 single family lots ranging in size from 7,409 square feet to 12,193 square feet with an average lot size of 9,500 square feet. The project is located on one parcel of land that is approximately 8.24 acres in size addressed as 21301 S Sherman Pl. 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 site topography is generally flat with a constant slope towards the northeast. 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: ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 7 1. The subject parcel was annexed into the City in April of 2006 with a Residential Medium Density RM and Open Space (OS) zoning designation (Ord. 5142). 2. In December of 2011 the zoning designation for the majority of the subject area was changed from Residential Medium Density (RM) and Open Space (OS) to Residential Medium Density (RM) (Ord. 5385). 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 30 dwelling units on 7.057 net acres with a density of 4.25 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 8,454 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 approved a Trip Generation and Distribution letter stamped by a licensed Traffic Engineer and submitted by the applicant. It has been estimated that the proposed project will generate 347 average weekday vehicle trips per day (Exhibit A-8), and has determined that this project meets Concurrency for Transportation. The City’s traffic engineer determined mitigation fees are required. The Mitigated Determination of Non Significance (ED 13-15 REVISED) requires Traffic Mitigation Fees in the amount of $9,818.00 for the project’s proportionate share of traffic trips impacting the intersections at Hildebrand/Sherman and Ridgeline/Sherman. Fees will be collected at the final plat based on a percentage of lots being final platted. Storm Water: The City stormwater standard for residential subdivisions is to be designed to retain and dispose of a 25-year, 24 hour developed state storm and the 10-year 24-hour event for the natural pre-developed state. Prior to Final Plat approval the applicant will be required to submit detailed civil engineering drawings for review and approval to the City’s Public Works department. This submittal will include a stormwater plan that will need to meet City standards. A comprehensive storm drainage plan for review will be required prior to approval of construction plans for any phase of work. Streets & Utilities: A separate permit will be required from the Department of Public Works prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). Full street improvements for residential streets within the subdivision will be required per KMC 5.56.270 and be required to be constructed per Kennewick Standard Detail 2-1, sheet 2 of 4. An existing 8-inch waterline is available from S Sherman. The City of Kennewick will temporarily allow potable water for irrigation use. The Developer shall coordinate with the ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 7 Kennewick Irrigation District (KID) to prepare a Tri-Developer Agreement between the Developer, KID and the City of Kennewick addressing the following: a. Construction of the irrigation; b. Construction of the infrastructure (dry Line); c. Time and conditions for transferring the use of potable water to KID irrigation water serving the homes. d. Payment method for future irrigation installations; e. A date (not to exceed 5 years) when the development will transfer over to KID supply for irrigation purposes. A sanitary sewer manhole is available at the intersection of S Sherman and Hildebrand for the required extension to serve the development per Section 3 of the city of Kennewick Standard Specifications and details. Half street improvements, including roadway, curb, gutter, sidewalk, street lighting and landscaping on Sherman St in front of the plat meeting City of Kennewick Standard Drawing 2-3 Sheet 2 of 2. The project has been submitted with a dead end street exceeding 600 ft in length and is within the adopted Southridge Subarea Plan. In accordance with Section 17.20.010 Design and Construction Standards Subsection lands identified in the adopted Southridge Subarea Plan with one entry-street will be approved if; the final plat does not exceed three hundred lots and (ii) each dwelling unit is equipped with an International Fire Code (IFC) or equivalent approved sprinkler system that is installed and operable prior to final occupancy of said dwelling. Staff comment: A stub street has been designed for possible future connection to the adjacent property to the north which could provide a secondary emergency vehicle access or continuation of the street at future development. Critical Areas: Per the City of Kennewick critical areas map, there are no critical areas in the area of the proposed plat. Parks: In lieu of dedication of park land and based on the “Park Fee Determination Process” calculation, park fees in the amount of $19,101.59 for impacts to Park Planning Zone 6W (Southridge) have been agreed to be paid by the Developer. (Exhibit A-10) Park fees will be collected prior to signing the final plat mylar based on a percentage of lots being final platted. Maintenance Agreement / Covenants, Conditions and Restrictions: The Developer has submitted Covenants, Conditions and Restrictions which are required to be recorded prior to acceptance of a final plat. A Maintenance Agreement will also be required to be recorded for shared driveways and required landscaping. Schools: Per a memo from Doug Carl dated July 8, 2013 of the Kennewick School District (EXHIBIT A-9), the schools that will serve the subdivision are Lincoln Elementary School, Highlands ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 7 Middle School and Southridge High School. The proposed preliminary plat is in a bussing zone for the elementary and middle schools, but is in a walking zone to Southridge High School. The proposed plat requirements include sidewalk installation on S Sherman St. All new streets within the subdivision will be required to have 5-foot wide sidewalks, which will connect to S Sherman St. Staff Comment: The surrounding large semi rural parcels do not offer the opportunity to install internal walking paths to the Southridge High School property. Hildebrand Blvd has been improved with the center lanes installed consisting of a 100 ft right of way area. Sidewalks will be installed upon future development but the existing shoulder depths on W Hildebrand Blvd allow for walking areas accessing the northwest portion of the High School property. Surrounding Property: A portion of the property abuts S Sherman St to the west and an approximate158 acre parcel zoned Residential Low Density west of Sherman St. Also abutting a portion of the projects west and south property line is a 1.78 acre parcel containing a single family dwelling. Additionally to the south are 1 acre parcels containing single family homes which abut Ridgeline Dr. Adjacent property to the east is zoned Residential Medium Density (RM) and is currently undeveloped with approximately 3.77 acre parcels. To the north the property immediately adjacent is zoned Residential Medium Density (RM) and has a single family residence. Further north is a large undeveloped Residential Low Density zoned, 40 acre parcel with the Hildebrand Blvd extension going through the south west area of this parcel. 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. ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 7 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 4.25 units per acre based on net lot area. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is available from the S Sherman Pl and Hildebrand intersection approximately 500 feet from the north property line of the proposed preliminary plat. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Preliminary Plat provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” Staff Comment: The project contains single family affordable housing. CRITICAL AREAS AND SHORELINE GOAL 3: “Regulate or mitigate activities in or adjacent to critical areas or the shoreline to avoid adverse environmental impacts”. Staff Comment: There are no critical areas on or adjacent to the site. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 13-01be 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 will be collected prior to signing the final plat mylar based on a percentage of lots being final platted. 3. Construct residential streets and sidewalks per City of Kennewick Standard Detail 2- 1, sheet 2 of 4. 4. Development shall be in conformance with the plat drawing revised and submitted July 2, 2013, (Exhibit A-5). 5. The homes shall be equipped with fire sprinkler systems installed in compliance with NFPA 13D (Exhibit A-8). The fire sprinkler systems will allow the development to have one access street per KMC 17.20.010(d). A note must be added to each phase final plat stating each home must be equipped with an International Fire Code (IFC) or equivalent approved sprinkler system. This requirement will be waived if a secondary access is made available meeting the requirements of KMC 17.20.010(d)(ii). ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 7 6. An address monument must be placed at the street for all parcels with shared driveways prior to receiving a building permit and a note must be added to the face of each final plat stating the lot numbers which are required to comply. 7. The City of Kennewick will temporarily allow potable water for irrigation use. The Developer shall submit the required recorded Tri-Developer Agreement outlined in the Memorandum from the Engineering Division of Public Works dated May 7, 2013 for the entire subdivision (Exhibit A-8) A signed and recorded copy of the tri-party agreement between the City of Kennewick, Kennewick Irrigation District and the Developer must be submitted prior to signature on the first phase final plat 8. All landscaped areas to be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. A landscape plan for lots 1, 8 and 9 adjacent to Sherman St must be submitted for review and approval. The Developer must install or place a guarantee for the required landscape areas at Sherman St and all required street trees prior to approval of each phase final plat. 9. Fencing adjacent to Sherman St on lots 1, 8 and 9 as stated in the Single Family Residential Design Standards must have masonry columns minimum 2 feet wide at every 50 feet maximum spacing. The support posts and stringers must be on the interior and not face the street. A detail of the fencing must be added to the Covenants and Restrictions with a listing of the lots required to comply with this fencing detail. 10. A Maintenance agreement for all required landscaping, irrigation, and shared driveway tracts must be submitted for review and approval by the City of Kennewick. Once approved a recorded copy of the approved Maintenance agreement and the Covenants and Restrictions must be submitted prior to signature on the first phase final plat. 11. Comply with the Public Works memorandum dated May 7, 2013 (Exhibit A-8). 12. Comply with Traffic Engineer memorandum dated June 20, 2013 (Exhibit A-8) 13. Comply with Benton PUD requirements for easements and power services for the plat (Exhibit A-9). 14. Comply with Kennewick Irrigation District letter dated May 17, 2013 (Exhibit A-9). 15. Comply with Kennewick Fire Department comment memorandum dated July 18, 2012 (Exhibit A-8). 16. Street grades shall not exceed 10 percent unless specifically approved by the Fire Code Official in accordance with IFC Appendix D, Section D103.2. 17. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Ongoing maintenance of dust control in all disturbed areas is required. Report Prepared By and Contact Person: Michelle Dellinger Development Services [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- Department only PP / PLN- _ City Of Kennewick Preliminary Plat Application Date: April 3, 2013 Name Or Number Of Plat: Southridge Terrace Preliminary Subdivision General Location: East side of S Sherman Street Approximately 600 ft north of W 36th Ave Parent Parcel Numbers: 117-891011989002 Applicant Name: Dan Swanson, KDS Develoment, LLC Address: 32814 SE 110th Street City, State, Zip: Issaquah, WA 98027 Phone Number: [PHONE REDACTED] cell [PHONE REDACTED] E-mail: [EMAIL REDACTED] Owner's Name: Richard and Kimberly Hendrickson Address: 3315 South Sherman Street City, State, Zip: Kennewick, WA 99338 Surveyor's Name: Stratton Surveying and Mapping, PC Address: 7525 W Deschutes Place, Unit 1C City, State, Zip: Kennewick, WA 99336 Engineer's Name: Andy Rykels, P.E., Rykels Engineering Group, Inc. Address: 3206 NW Fairway Hts Drive City, State, Zip: Bend, OR 97701 Area Of Plat: 8.24 acres Zoning: RM #/Lots: 30 Lots,3 Phases Min. Lot Size: 7,409 SF Average Lot Size: Approximately 9,500 sf Proposed Land Use: single family residential subdivision of 30 lots Telephone Co: Verizon X Other Water System: Well Private Sewer System: Septic _ _ City X Natural Gas: Yes No _X _ Cable TV: Yes X No Irrigation District: Kennewick Irrigation District Power PUD Benton PUD _ City _X _ EXHIBIT A-2 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-3 Page 1 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 2 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 3 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 4 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 5 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 6 of 7 ---PAGE BREAK--- EXHIBIT A-3 Page 7 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 1 of 2 Hildebrand Blvd Extension Hildebrand Blvd ---PAGE BREAK--- EXHIBIT A-4 Page 2 of 2 PP 13-01/PLN-2013-01002 21301 S Sherman Pl ---PAGE BREAK--- REV 3 SUBMITTED 7/2/2013 EXHIBIT A-5 PAGE 1 of 1 ---PAGE BREAK--- EXHIBIT A-6 Sidewalks cannot be curb tight. PAGE 1 of 1 ---PAGE BREAK--- EXHIBIT A-7 Page 1 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 2 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 3 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 4 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 5 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 6 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 7 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 8 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 9 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 10 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 11 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 12 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 13 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 14 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 15 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 16 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 17 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 18 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 19 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 20 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 21 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 22 of 23 ---PAGE BREAK--- EXHIBIT A-7 Page 23 of 23 ---PAGE BREAK--- To: Michelle Dellinger, Development Services From: Fernando Garcia, Utility Coordinator Date: May 7, 2013 Re: Public Works Consolidated Comments Project: Pre-Plat 13-01/PLN-2013-01002 1. 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. 2. 8-inch waterline is available from S Sherman PL and Hildebrand Street intersection. Developer will be required to loop all water mains to avoid the buildup of stagnant water and be able to assist in minimizing bacteria re-growth and also taste and odor concerns associated with stagnant water. All proposed extensions must conform to the adopted master plan, as amended and all proposed extensions of water mains must conform to an overall program for a grid system, with provisions made for extensions or looping for circulation where at all possible. Per Kennewick Municipal Code (KMC) 14.10.010. 3. The City of Kennewick will temporarily allow the use of potable water for irrigation use. The Developer shall coordinate with the Kennewick Irrigation District (KID) to prepare a Tri-Developer Agreement between the Developer, KID and the City of Kennewick addressing the construction of the irrigation, construction of the infrastructure (dry line), time and conditions to transfer the use of potable water to irrigation water to serve the homes. The development agreement shall address payment method for future irrigation installations, and shall establish a date certain (not to exceed 5 years) when the development will transfer over to KID supply for irrigation purposes. 4. The waterline design shall include provisions to separate the potable and irrigation water as required by the Agreement without interruption of potable water to homeowners in the proposed subdivision, because of potential connections between the potable water system and irrigation system, approved cross connection control MEMORANDUM Engineering Division of Municipal Services Exhibit A-8 Page 1 of 7 ---PAGE BREAK--- devices shall be installed per Kennewick Municipal Code (KMC) 15.41 and City of Kennewick Standards Section 4. 5. Provide Hydraulic calculations to assure the proposed water mains can provide fire protection per KMC 14.10.050: Size compliance with Standards. 6. A comprehensive water plan needs to be approved by the City for the entire plat prior to approval of the civil construction plans. Comprehensive Plan can be submitted with the Preliminary Civil plan review. 7. There is an existing sanitary sewer manhole at the intersection of S Sherman PL and Hildebrand. Sanitary sewer extension will be completed at Developer expense to serve the proposed subdivision per Section 3 of the City of Kennewick Standards Specifications and details. 8. A comprehensive sewer plan needs to be approved by the city for the entire plat prior to approval of civil construction plans. Comprehensive Plan can be submitted with the Preliminary Civil plan review. 9. Residential sub-divisions shall be designed to retain and dispose of the calculated difference between a 25-year 24-hour event for the developed state and the 24-hour event for the natural pre-developed state. Detention ponds (control outlet) may be used only where it can be clearly demonstrated that infiltration, or retention, are not feasible per COK Standard Specifications section 5-9.02. 10. A comprehensive storm plan needs to be approved by the city for the entire plat prior to approval of civil construction plans. 11. Storm design calculations, bearing a registered professional engineer’s stamp, are required for all storm drainage designs per COK Standard Specifications 5-9.02. 12. As part of all residential development construction plans, there shall be a separate schematic drawing which at a minimum, shows the power source(s), wiring diagram street light pole spacing and street permanent signing per COK Standard Specifications 6-.02 and Specifications 7-10. Combine Signing, Striping, and Illumination Plans onto the same drawing with other elements left off. 13. A separate permit is required from the Department of Public Works (DPW), prior to construction, for driveways, sidewalks, pedestrian ramps and utility (water, sewer, street lights, storm drainage, fire hydrants streets, etc.) 14. Before granting a DPW permit for a private contract to construct a street or make street improvements, connect to existing water, sanitary sewer and storm drains on existing or pending public right-of-way, the permitee must provide an estimate of quantities which must be certified by a registered engineer licensed to practice within the State of Washington, per KMC 5.56.290 KMC 5.56.440 and KMC 5.56.500 Exhibit A-8 Page 2 of 7 ---PAGE BREAK--- 15. Property owners as well as their contractors, subcontractors, builders, suppliers, and other representatives shall follow all KMC’s regarding storm water management, erosion sediment control, and illicit discharges. Failure to meet City Code can result in approval delays, fines, and a hold on permits per the following KMC’s: a. KMC 14.29: Illicit Discharge b. KMC 18.72: Clearing and Grading c. KMC 17.20: Design and Construction d. KMC 18.75 and KMC 18.78: Residential & Commercial Design Standards. 16. Note: Engineering will not accept civil drawings for preliminary review until the Pre- Plat has been approved by the Hearing Examiner. Exhibit A-8 Page 3 of 7 ---PAGE BREAK--- To: Michelle Dellinger, Development Services Technician From: John Deskins, Traffic Engineer Date: June 20, 2013 Re: Traffic Engineer’s Comments - REVISED Project: PP 13-01 – Southridge Terrace Subdivision on Sherman Street Conditions Based upon review of the proposed development site plan, existing traffic conditions, the average weekday PM 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. A Trip Generation and Distribution Letter has been submitted and approved that includes the following elements: a) Project description, including proposed use; b) Site plan with vicinity map; c) Number of residential units d) Proposed and existing access points, site circulation e) Project phasing, expected opening year and completion year (for phased projects); f) An estimate of trip generation for the typical weekday AM and PM peak-hour conditions. Supporting calculations and data sources shall be shown. Any adjustments for transit use, pass-by trips, and/or diverted trips shall be clearly stated. A preliminary distribution pattern for traffic on the adjacent street network, shown in a graphical format; and, g) Develop schematic plan for street light and sign locations that meet city standards (saves time and cost at civil design stage). h) The Trip Generation and Distribution Letter shall be sealed, signed and dated by the Engineer licensed within the State of Washington qualified to perform traffic engineering. MEMORANDUM Traffic Engineering Division EXHIBIT A-8 Page 4 of 7 ---PAGE BREAK--- PP 13-01 Page 2 of 2 2. Provide half-street improvements, including roadway, curb, gutter, sidewalks, street lighting, and landscaping on Sherman Street in front of the plat meeting City of Kennewick Standard Drawing 2-3 Sheet 2 of 2. 3. The developer shall contribute a total of $9,818 for the cost of transportation improvements to include roundabouts to mitigate the project traffic impacts in the Southridge Area as detailed below. 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. These fees can be paid on a per lot basis at each Final Plat. TRAFFIC MITIGATION FEE CALCULATIONS Project Trip Generation: TYPE OF PROJECT PROJECT SIZE PM PEAK HOUR TRIP GENERATION AVERAGE WEEKDAY TRIP GENERATION (vpd) Single-Family Detached Housing (Land Use 210) 30 units 37 347 Average Weekday PM Trip Rate determined from the 9th Edition of the Institute of Transportation Engineers Trip Generation Manual. Mitigation Cost Calculations: Southridge Area Mitigation Projects Specific Mitigation Projects Mitigation Cost Estimate Build-out Projected PM Trips (2025) Total PM Project Trips Project Trips using Mitigation Percent Responsible Cost Hildebrand & Sherman Street Roundabout $ 250,000 1087 36 28 2.6% $ 6,440 Ridgeline & Sherman Street Roundabout $ 250,000 592 36 8 1.4% $ 3,378 Total Costs 250,000 $ 9,818 $ Project Calculation Method: Formula: Project Trip Generation multiplied by the percent of trips using the intersection divided by Baseline 2025 PM Trips then multiplied by the cost of the mitigation measure equals the project incremental traffic mitigation fee. EXHIBIT A-8 Page 5 of 7 ---PAGE BREAK--- City of Kennewick Fire Department Memo To: Michelle Dellinger, Development Services From: Joe Terpenning, Kennewick Fire Department Date: July 18, 2013 The following item shall apply to the proposed project in accordance with the Kennewick Municipal Code and the International Fire Code, 2012 Edition. The homes shall be equipped with fire sprinkler systems installed in compliance with NFPA 13D. The fire sprinkler systems will allow the development to have one access street. EXHIBIT A-8 Page 6 of 7 ---PAGE BREAK--- Kennewick Parks and Recreation Providing Quality Living for Our Citizens MEMORANDUM DATE: May 21, 2013 TO: Development Services Section Attn: Wes Romine FROM: Gary Deardorff, Manager,Utility Services for Maxine Whattam, Director of Parks and Recreation RE: 6W Southridge Permit PLN-2013-01002 Preliminary Plat for Southridge Terrace on approx. 8.24 acres located east of S. Sherman St. Our comments on the referenced project: Parks comments on the proposed Preliminary Plat for Southridge Terrace on approx. 8.24 acres located east of S. Sherman St. Payment of park fees in lieu of dedication of parkland will be required for development in park zone 6W Southridge. Page 7 of 7 Exhibit A-8 ---PAGE BREAK--- EXHIBIT A-9 Page 1 of 18 ---PAGE BREAK--- Department of Energy Bonneville Power Administration PO Box 4580 West Richland, WA 99353-4049 April 29, 2013 In reply refer to: PP 13-01/PLN-2013-01002 ED 13-15 Located within a Portion of Section 17, Township 8 North, Range 29 East, W.M., Benton County, Washington City of Kennewick Michelle Dellinger, Development Services 210 W. 6th Avenue - PO Box 6108 Kennewick, WA 99336 Dear Ms. Dellinger: The Bonneville Power Administration (BPA) has had the opportunity to review the Optional Determination of Non Significance (DNS) Process, along with the site plan and vicinity and aerial maps. In researching our records, we have found that this proposal will not impact our transmission line corridor in that area. BPA does not have any objections to the approval of this request at this time. Thank you for the opportunity to review this application. Sincerely, Sandra L. Billings Field Realty Specialist EXHIBIT A-9 Page 2 of 18 ---PAGE BREAK--- 2 bcc: J. Murray – TERR/Kalispell G. Wilfong – TFPF/Pasco S. Fenton – TERR-3 ROW File – TERR/Pasco SLBillings:dxr:1150:04/25/2013(w:/…./employeefolders/fieldservices/billings/cityofrichland/ PP 13-01/PLN-2013- 01002 ED 13-15.doc) EXHIBIT A-9 Page 3 of 18 ---PAGE BREAK--- From: Kelley Jr, Dean D To: Michelle Dellinger; Ben Franklin Transit; Ben Franklin Transit; Benton PUD ([EMAIL REDACTED]); Benton PUD ([EMAIL REDACTED]); Benton PUD ([EMAIL REDACTED]); Benton PUD Dave Smith; Benton PUD Rick Sunford; BPA Sandra Billings; Cascade Natural Gas ([EMAIL REDACTED]); CID ([EMAIL REDACTED]); Dept of Fish and Wildlife; Dept of Fish and Wildlife; Frontier Ken Aldrich; Joe Cottrell ([EMAIL REDACTED]); Kennewick Irrigation District; Kennewick Irrigation District Ben Woodard; Kennewick School District; Rick Dawson Benton Franklin Health Dept; Rob Rodger Clean Air Authority; US Army Corps Joyce M McDonald; Verizon; Verizon; WSDOT Paul Gonseth; Carey Miller CTUIR; CTUIR ([EMAIL REDACTED]); DEPARTMENT OF ECOLOGY - SEPA UNIT; Tyler Thompson Benton Clean Air Authority; WSDOT Rick Yakama Nation Environmental Review Subject: RE: PP 13-01/PLN-2013-01002/ED 13-15 Date: Monday, April 22, 2013 2:38:56 PM Hi Michelle, To serve this Charter needs to tie into our conduit system on Hildebrand Rd. We need to tie in down Sherman to make our service available to this. Mr. Swanson would have to provide trench from Hildebrand Rd down to the entrance of his plat get our service. Thanks, Dean Kelley Charter Construction Coordinator Office - (509) 222-2665 Cell - (509) 727-6006 -----Original Message----- From: Michelle Dellinger [mailto:[EMAIL REDACTED]] Sent: Monday, April 22, 2013 1:02 PM To: Ben Franklin Transit; Ben Franklin Transit; Benton PUD ([EMAIL REDACTED]); Benton PUD ([EMAIL REDACTED]); Benton PUD ([EMAIL REDACTED]); Benton PUD Dave Smith; Benton PUD Rick Sunford; BPA Sandra Billings; Cascade Natural Gas ([EMAIL REDACTED]); Kelley Jr, Dean D; CID ([EMAIL REDACTED]); Dept of Fish and Wildlife; Dept of Fish and Wildlife; Frontier Ken Aldrich; Joe Cottrell ([EMAIL REDACTED]); Kennewick Irrigation District; Kennewick Irrigation District Ben Woodard; Kennewick School District; Rick Dawson Benton Franklin Health Dept; Rob Rodger Clean Air Authority; US Army Corps Joyce M McDonald; Verizon; Verizon; WSDOT Paul Gonseth; Carey Miller CTUIR; CTUIR ([EMAIL REDACTED]); DEPARTMENT OF ECOLOGY - SEPA UNIT; Tyler Thompson Benton Clean Air Authority; WSDOT Rick Yakama Nation Environmental Review Subject: PP 13-01/PLN-2013-01002/ED 13-15 From: Michelle Dellinger, Development Services Date: April 22, 2013 Re: Pre-Plat No. 13-01/PLN-2013-01002 The City of Kennewick wishes to inform you of a Pre-Plat application. Please review and submit comments and conditions of approval necessary to implement your agency's applicable regulations. Comments may be mailed to the Development Services Division or submitted via e-mail to [EMAIL REDACTED] Project description: A Preliminary Plat application and SEPA Checklist Ed 13-15 have been submitted by Dan Swanson, KDS Development, 32814 SE 110th St. Issaquah. WA 98027. The proposed Preliminary Plat is located on the east side of S Sherman St addressed as 21301 S Sherman Pl. The site consists of approximately 8.24 acres, and is proposed to be divided into 30 single-family lots to be completed in 3 Phases. The smallest lot size is 7,409 square feet, the largest lot size is 12,345 square feet and the average lot size is 9,500 square feet. The site is currently zoned Residential Medium Density District (RM). The RM zoning districts allow a minimum lot size of 4,000 square feet and a minimum density of 4.1 units per acre and maximum density of 13 units per acre. The Comprehensive Plan designation is Medium Density Residential. EXHIBIT A-9 Page 4 of 18 ---PAGE BREAK--- Please review and submit your comments to the City of Kennewick Development Services Division, 210 W. 6th Avenue, Kennewick, WA 99336, or email to [EMAIL REDACTED] on or before May 7, 2013. E-MAIL CONFIDENTIALITY NOTICE: The contents of this e-mail message and any attachments are intended solely for the addressee(s) and may contain confidential and/or legally privileged information. If you are not the intended recipient of this message or if this message has been addressed to you in error, please immediately alert the sender by reply e-mail and then delete this message and any attachments. If you are not the intended recipient, you are notified that any use, dissemination, distribution, copying, or storage of this message or any attachment is strictly prohibited. EXHIBIT A-9 Page 5 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 6 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 7 of 18 ---PAGE BREAK--- From: Goodwin, Gregory To: Michelle Dellinger Subject: RE: PP 13-01/PLN-2013-01002/ED 13-15 Date: Monday, April 22, 2013 2:25:58 PM The builder/developer shall notify Frontier at least 90 days prior to the development start date. This will allow Frontier to plan, design and schedule construction of the telephone facilities to the development in a timely manner. As soon as the building plans are complete, the developer/contractor should schedule a meeting with the local Frontier Engineer. The following information shall be supplied to Frontier (at no expense to Frontier): A. One set of the E-2 electrical layout drawings indicating proposed termination points for telephone cables. B. One set of site development plans or development Plat and Power Company design plan. C. Expected development start/completion dates. Please note that telephone service to construction trailers and/or makeshift sales offices will be considered temporary according to the General Exchange Tariffs. All temporary services will be placed and removed at the expense of the customer. Request for service should be placed through Frontier's Customer Contact Center or Business Office. Greg Goodwin Network Engineer Frontier Communications 4916 W. Clearwater Ave. Kennewick, WA 99336 (509) 736-3720 o (509) 392-1307 c (509) 736-6689 f [EMAIL REDACTED] "I Can Help You!" -----Original Message----- From: Michelle Dellinger [mailto:[EMAIL REDACTED]] Sent: Monday, April 22, 2013 1:02 PM To: Ben Franklin Transit; Ben Franklin Transit; Benton PUD ([EMAIL REDACTED]); Benton PUD ([EMAIL REDACTED]); Benton PUD ([EMAIL REDACTED]); Benton PUD Dave Smith; Benton PUD Rick Sunford; BPA Sandra Billings; Cascade Natural Gas ([EMAIL REDACTED]); Charter Communication ([EMAIL REDACTED]); CID ([EMAIL REDACTED]); Dept of Fish and Wildlife; Dept of Fish and Wildlife; 03012013 Aldrich, Ken; Joe Cottrell ([EMAIL REDACTED]); Kennewick Irrigation District; Kennewick Irrigation District Ben Woodard; Kennewick School District; Rick Dawson Benton Franklin Health Dept; Rob Rodger Clean Air Authority; US Army Corps Joyce M McDonald; Matson, Marcia; Goodwin, Gregory; WSDOT Paul Gonseth; Carey Miller CTUIR; CTUIR ([EMAIL REDACTED]); DEPARTMENT OF ECOLOGY - SEPA UNIT; Tyler Thompson Benton Clean Air Authority; WSDOT Rick Yakama Nation Environmental Review Subject: PP 13-01/PLN-2013-01002/ED 13-15 From: Michelle Dellinger, Development Services Date: April 22, 2013 Re: Pre-Plat No. 13-01/PLN-2013-01002 EXHIBIT A-9 Page 8 of 18 ---PAGE BREAK--- The City of Kennewick wishes to inform you of a Pre-Plat application. Please review and submit comments and conditions of approval necessary to implement your agency's applicable regulations. Comments may be mailed to the Development Services Division or submitted via e-mail to [EMAIL REDACTED] Project description: A Preliminary Plat application and SEPA Checklist Ed 13-15 have been submitted by Dan Swanson, KDS Development, 32814 SE 110th St. Issaquah. WA 98027. The proposed Preliminary Plat is located on the east side of S Sherman St addressed as 21301 S Sherman Pl. The site consists of approximately 8.24 acres, and is proposed to be divided into 30 single-family lots to be completed in 3 Phases. The smallest lot size is 7,409 square feet, the largest lot size is 12,345 square feet and the average lot size is 9,500 square feet. The site is currently zoned Residential Medium Density District (RM). The RM zoning districts allow a minimum lot size of 4,000 square feet and a minimum density of 4.1 units per acre and maximum density of 13 units per acre. The Comprehensive Plan designation is Medium Density Residential. Please review and submit your comments to the City of Kennewick Development Services Division, 210 W. 6th Avenue, Kennewick, WA 99336, or email to [EMAIL REDACTED] on or before May 7, 2013. EXHIBIT A-9 Page 9 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 10 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 11 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 12 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 13 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 14 of 18 ---PAGE BREAK--- July 8, 2013 Michelle Dellinger Development Services City of Kennewick 210 W. 6th Ave. Kennewick, WA 99336 Michelle, This memo is written in regards to your request for the Kennewick School District #17 to address capacity questions in regards to the proposed Southridge Terrace 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 Lincoln Elementary (Bussing Zone), Highlands Middle School (Bussing Zone) and Southridge High School (Walking 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 Southridge Terrace 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-9 Page 15 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 16 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 17 of 18 ---PAGE BREAK--- EXHIBIT A-9 Page 18 of 18 ---PAGE BREAK--- EXHIBIT A-10 Page 1 of 2 ---PAGE BREAK--- EXHIBIT A-10 Page 2 of 2 ---PAGE BREAK--- EXHIBIT A-11 Page 1 of 6 ---PAGE BREAK--- EXHIBIT A-11 Page 2 of 6 ---PAGE BREAK--- EXHIBIT A-11 Page 3 of 6 ---PAGE BREAK--- EXHIBIT A-11 Page 4 of 6 ---PAGE BREAK--- EXHIBIT A-11 Page 5 of 6 ---PAGE BREAK--- EXHIBIT A-11 Page 6 of 6 ---PAGE BREAK--- From: John S To: Michelle Dellinger Cc: Wes Romine; Pat Schultz; [EMAIL REDACTED] Subject: Comments regarding Southridge Terrace Subdivision (PP 13-01/PLN-2013-01002) Date: Sunday, July 28, 2013 9:07:02 AM Michelle, I am writing this in regards to a recent notice of public hearing for KDS Development, LLC application for a preliminary plat for the Southridge Terrace subdivision (PP 13-01/PLN-2013- 01002) on S. Sherman Pl. (117891011989002). In that they are proposing separating the 8.25 acres into 30 single family residential lots, I would like to know what the plans are to address the following items as they relate to my property at 6552 Ridgeline Drive (117891011264004) and the other three parcels along Ridgeline Drive just south of the planned development. 1. Will there be any restrictions to not allow any two or more story homes in the development? We do not want any disruption/interference of our view of the South side of Thompson’s Hill. 2. As the development will be required to connect to the City of Kennewick Sewer system, will there be taps for the four lots along Ridgeline Drive which will be supplied from the Developer’s Sewer system? 3. Even though the City of Kennewick may consider this as not their responsibility, please address the following: What will be done about the Kennewick Irrigation District water access to Southridge Terrace as it relates to the remainder of the properties on the 40 Acres which have been fed from the gravity flow Weir box in the Southwest corner of the 40 acres, which the development is a part of? Please recheck all Title Property paperwork as it was previously identified that each property is a part of that system. Will there be a KID LID prepared, and if so, will there be a pressurized system put in that will replace the archaic system currently on the 40 acres? 4. Please supply the surrounding residents with the planned Schedule for construction of the development. As a follow-up to question 2, above, please note the following: This was an issue brought up prior to the City of Kennewick annexing the whole Southridge Area and has been a verbal guarantee by the City that we would be have sewer connection made available to us. This is brought up due to the fact that in order to have a gravity flow for the sewer (we were told that we were not going to have sewer taps made available in the future on Ridgeline Drive due to elevation concerns. I have had discussions with Wes Romine about this issue in the past and was told that it was up to us, as property owners to work with the future developers of the 8.25 acres to ensure that we have Sewer Taps made available to us. I feel that this is the time to make the City of Kennewick stand up and take responsibility for their commitment to us when they forced us to be annexed and now force the developer, at either the City of Kennewick or the Developer’s cost to make these Sewer EXHIBIT A-12 Page 1 of 2 ---PAGE BREAK--- Taps available at our northern-most property lines. I would appreciate your consideration of the above input, in total, prior to the City of Kennewick holding and approving the application. In addition, I would appreciate having the responses made available to each of the four lot owners along Ridgeline Drive who are or will be affected by this development. Thank you. Regards, John W Schultz 6552 Ridgeline Drive Kennewick, WA 99338-196952 Cell Phone: [PHONE REDACTED] Home Phone: [PHONE REDACTED] EXHIBIT A-12 Page 2 of 2