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Page 1 of 3 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: October 23, 2012 Re: Revised Public Works Consolidated Comments per 4th Submittal Project: Pre-Plat 12-01/PLN-2012-00011 1. Provide construction of public and private road, sidewalks, streetlights, storm drainage and designate sidewalk and utility Easements all in conformance with KMC 5.56.270 and current City of Kennewick Standard Drawing 2-1 Sheet 2. 2. Due to project phasing, any temporary dead end street 150-ft or greater from the street intersection will require construction of a temporary cul-de-sac constructed with 6- inches of base rock and 2-inches Hot Mix Asphalt (HMA) 3. Water is not available to the proposed Plat; it will be the Developers responsibility to extend the water and/or coordinate with the surrounding development per Memo of Understanding reviewed by Developer and City. A 10-ft water line easement will be required for mainlines and 5-ft past the fire hydrants constructed outside the Plat boundaries. Dedication of the easement will be required prior to acceptance of the utility permit. 4. Hydraulic Calculations were approved as submitted. 5. Comprehensive Water Plan was approved as submitted. 6. Comprehensive sewer plan is approved as submitted. 7. Sanitary sewer is available at the street intersection of Sherman Road and Hildebrand. Sanitary sewer mainlines outside the City right of way south of KID AP Canal east to Sherman road will be required to be in a 15-easement and provide a 12’ wide access road to access the utilities, constructed of 6-inches of rock and concrete rings around manholes and water valves per city of Kennewick Standard detail 3-4. MEMORANDUM Engineering Division of Municipal Services EXHIBIT A-10 Page 1 of 48 ---PAGE BREAK--- Page 2 of 3 Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax 8. Comprehensive storm plan was reviewed by Public Works Department. Design Calculations per City of Kennewick Standard Specifications 5-9.02 will be required at the time of Civil Preliminary review for the size of the proposed Storm Retention Ponds and a Xerox copy of a recorded Temporary Pond Easements will be required before DPW Permits are accepted 9. Residential sub-divisions shall be designed to retain and dispose of a 25-year 24-hour developed state storm, with allowance for the continuous overflow, where conditions allow, of a 10-year 24-hour natural state storm. The developed state shall include streets, sidewalks, an estimated average driveway and one-half of an estimated average building roof for impervious surfaces and 50-foot from back of sidewalk for pervious surfaces. A comprehensive plan for storm sewer needs to be submitted prior to review of phase one construction plans. Per City of Kennewick Standards Specifications Section 5-9.02 and Section 5 drawings of the City Standards. 10. Zone 6 Booster Pump Station -Bauder-Young agrees to provide appropriate land within their subdivision, including associated residential utilities, and three phase power for the placement of the Zone 6 Booster Pump station. For this contribution, Bauder-Young shall receive a $70,000 credit toward their portion of the shared cost of the Zone 6 booster pump station. - The Bauder-Young pro-rata share of the cost for the Zone 6 Booster Pump Station shall be paid at time of final plat approval and based upon the final plat’s portion of the total pump station service area. -City shall reimburse Bauder-Young for the cost difference between a 10” and 8” diameter discharge for the booster pump station to support all Zone 6 beneficiaries. -Pending Council budget approval, the City shall use its best effort to complete construction of the booster pump station by the time Bauder-Young applies for final plat approval for Phase 1. This is currently estimated to take place in August of 2013. - The Zone 6 booster pump station located on the Bauder-Young property shall service the entire Zone 6 usage area (Thompson Hill above the 940 foot elevation), not just the Bauder-Young property. Bauder- Young have agreed to cost sharing proposal. The city will complete the design. 11. Sherman Rd Water Intertie: -Bauder-Young will coordinate the Zone 5 water line though Sage Crest development to Sherman Street. -The City shall design and construct approximately 2,030 linear feet of 18” waterline along Sherman from the end of the Sage Crest water line (approx. 36th St.) north to the beginning of the Bauder-Young connection. -Pending Council budget approval, the City shall make their best efforts to complete the Zone 5 water intertie by August 2013. EXHIBIT A-10 Page 2 of 48 ---PAGE BREAK--- Page 3 of 3 Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax -Bauder-Young shall complete the portion of 12 inch water intertie along Sherman Road from end of City contribution to the west portion of Roth Road where utilities cross the canal north into the Bauder-Young plat to city standards. 12. Hildebrand Sewer -Bauder-Young agrees to pay the City for the portion of sewer on Hildebrand adjoining its platted property (approximately 1600’); this shall include the cost of 8” sewer pipe (any oversizing shall be paid by City) and ½ the cost of trenching. -The City agrees to abide by the Southwest Sewer Interceptor contract between Milo Bauder and the City dated 9-22-1978 stating that pre-paid sewer area charges will be waived for the Bauder-Young SouthCliffe subdivision for the areas stipulated in the contract. 13. Hildebrand Roadway Bauder–Young agree to build the widening piece of roadway on Hildebrand when their platted lots become adjacent to the core roadway (or reimburse the city for their proportionate share via a Late Comers Agreement if the full roadway section is completed as part of a city construction project). EXHIBIT A-10 Page 3 of 48 ---PAGE BREAK--- To: Wes Romine, Development Services Manager From: John Deskins, Traffic Engineer Date: November 1, 2012 Re: REVISED Traffic Engineer’s Comments – Based on 4th Submittal Project: PP 12-01 - Southcliffe – 414 Unit Residential Subdivision 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. Based on the approved traffic letter dated 9-24-12, The “Street V” access point is anticipated to need a right-turn lane based on the criteria established in KMC 13- 46-060 and based on p.m. peak hour right turns and total turning volume for the access point throughout the day respectively. With future projected volumes on Hildebrand, the right-turn will help aid decision making for exiting traffic and reduce the risk of rear-end crashes that might otherwise occur. The right-turn lane shall be a full added width of 12 feet wide for 100 feet in length, tapering back to the normal section over 100 feet. 2. Half Street improvements on Hildebrand Blvd. shall be completed adjacent to Phase 10 and Phase 13 prior to opening any phases labeled 10 through 17. This assumes that the City will have completed construction of the center lane/median, one lane in each direction, plus shoulder. The work then would consist of completion of the north half of the roadway per City of Kennewick Standard Drawing 2-5, sheet 2 of 2 including any additional pavement, curb and gutter, sidewalk, and linear park construction. Note that the standard section has a different right-of-way and roadway width than the current section that has been used up to Sherman Street. 3. Sherman Street within the proposed plat shall be partially constructed to the COK Std. Dwg. 2-3 Sheet 2 of 2. The minimum total width shall be 32 feet split on the MEMORANDUM Traffic Engineering Division EXHIBIT A-10 Page 4 of 48 ---PAGE BREAK--- PP 12-01 Page 2 of 3 roadway centerline. The full section of COK Std. Dwg. 2-3 Sheet 2 of 2 shall be constructed from the south side of the canal to the far curb return on the north side of the private road connection, then can taper down to the standard residential section over 100 feet. The contractor can optionally extend the partial 32’ roadway section from the south end of the proposed plat to the intersection of Hildebrand Blvd. Doing so would provide a a consistent cross section approaching the development as well as a safe area for bicyclists and pedestrians to connect with Hildebrand Blvd. future linear pathways and Southridge High School. 4. Streets shall be designed with a maximum 12% slope for safe driving per KMC 5.56.275. 5. Sight distance shall be reviewed at the intersections to ensure adequate sight distance can be met. If necessary sight distance easements shall be provided on the plat where vegetation, retaining walls, or other features impacting sight distance should be excluded. a. Traffic Calming shall be provided as identified on the approved traffic letter Figure 5 dated 9-24-12. The developer needs to work closely with the Traffic Engineer with final design and placement of speed humps and traffic circles and associated signage and striping to mitigate challenges with pedestrian ramp placement, impacts to driveways, and placement of center islands. b. Basic standards are covered in City of Kennewick Standard Drawings 7- 11 (sheets 1 & 2) and 7-12. Speed humps should not be installed on grades greater than c. Sight distance of at least 200 feet should be provided for vehicles approaching traffic calming devices. There may be a few lots that need sight distance easements to meet this requirement (per KAC 13-40-140 Specifically, Lots 4, 57, 68, 70, 203, and 204 may have concerns and should be evaluated. 6. The project will meet concurrency requirements for the City of Kennewick. 7. At the Plan Review stage provide plans that show street lighting, signing, and striping on one consolidated drawing. 8. One other item for the developer to consider is the number of intersections of alleyways and pedestrian pathways. These intersections may have limited sight distance due to fencing. The pathway users could be pedestrians, cyclists and skateboarders. This ultimately may be an item of concern to the homeowner’s association. 9. The developer shall contribute a total of $56,854 (limited by the initial SEPA review) for the cost of a roundabout at Hildebrand Blvd and Sherman Street. 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. EXHIBIT A-10 Page 5 of 48 ---PAGE BREAK--- PP 12-01 Page 3 of 3 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 full 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 PM PEAK HOUR TRIP GENERATION AVERAGE WEEKDAY TRIP GENERATION (vpd) Single Family Detached Housing (Land Use 210) [PHONE REDACTED] Average Weekday PM Trip Rate determined from the 8th 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 Percent of Trips using Mitigation Project Trips using Mitigation Percent Responsible Cost Hildebrand & Sherman Street $ 250,000 1087 418 60% 250.8 23.1% $ 57,682 Total Costs 250,000 $ 57,682 $ Note that difference in mitigation from original letter is based solely on the change from 408 units to 414 units 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-10 Page 6 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 7 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 8 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 9 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 10 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 11 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 12 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 13 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 14 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 15 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 16 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 17 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 18 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 19 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 20 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 21 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 22 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 23 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 24 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 25 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 26 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 27 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 28 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 29 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 30 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 31 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 32 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 33 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 34 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 35 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 36 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 37 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 38 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 39 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 40 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 41 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 42 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 43 of 48 ---PAGE BREAK--- September 21, 2012 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 Southcliffe Preliminary Plat. The school district has been asked to identify the boundary schools for this development and state if each of the schools were within walking zones or receive bussing. The boundary schools for this development are Ridgeview Elementary (Bussing Zone), Desert Hills Middle School (Bussing Zone) and Southridge High School (Walking & 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 know if any redistricting could result because of the Southcliffe Preliminary Plat. Sincerely, 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-10 Page 44 of 48 ---PAGE BREAK--- State of Washington Department of Fish and Wildlife South Central Region – Ellensburg District Office, 201 North Pearl, Ellensburg, WA 98926 Phone: (509) 962-3421, Fax (509) 925-4702 To: Wes Romine, Development Services Manager City of Kennewick From: Mark Teske, WDFW RE: Southridge, Bauder / Young Properties Date: January 31, 2012 The Washington State Department Fish and Wildlife (WDFW) reviewed the SEPA checklist and reports associated with this proposal. We have the following comments at this time. Additional comments may follow as more information becomes available. Critical Areas Review The surveys and assessments of the property appear to have occurred in September and October. This survey timing is not appropriate. Surveys for wildlife use should be timed to coincide with the life history of the species. Burrowing owls and ferruginous hawks migrate seasonally and return in the spring. Ground squirrels are underground 8 months of the year or more and would not be active outside of spring and early summer. Surveys that do not overlap with this timing are of little or no value when determining use or occupancy of an area. WDFW recommends a survey of the area that temporally overlaps with the expected use of the area by these and other shrub steppe species. WDFW is willing to work with consultants or provide information as to the use of the area this spring or early summer during the time when species would be expected to occur here. An analogy for the importance of survey timing would be to survey for adult spring Chinook in the Yakima River today. That search would be fruitless, but nobody would consider the Yakima River unimportant to the species. A survey later this summer would yield an entirely different result because it coincides with the timing of that fish run. Survey timing is everything. East Fork Amon Buffer The buffer along both sides of Amon should not be incorporated into individual lots that border the buffer. Rather, the buffer should be identified and recorded as its own parcel. Protection of the buffer or the ability to prevent intrusions into the buffer is exceedingly difficult if it has been incorporated into individual lots. Common ownership as an open space element within the development for example has the strongest likelihood of success. Individual lot ownership EXHIBIT A-10 Page 45 of 48 ---PAGE BREAK--- Southridge January 31, 2012 Page 2 of 2 results in as many managers and management ideas as there are lots. The area becomes parking for RVs or other vehicles, or a dumping area for lawn clippings, leaves or brush piles. Community ownership prevents these activities. Sidewalks, roads or other hardened trails or paths should be located primarily outside of the buffer. Storm water The checklist information indicates that 48% of the development will be impervious surface. WDFW recommends that the infrastructure for treatment and or retention of storm water be located outside the Amon buffer. The construction and regular maintenance of the storm water infrastructure in the buffer reduces the integrity of the buffer. Additionally, if infrastructure fails, delivery of untreated storm water to down slope fish bearing water is assured if no separation exists between the storm water infrastructure and the channel. To accommodate the cloud bursts where up to an inch of water falls in a brief period of time, the infrastructure should be sized to retain and treat these quantities. Rain on snow is mentioned in the checklist. Snow can physically block entrances to storm water treatment or retention infrastructure. This scenario should be anticipated and the planning and design should follow accordingly. Thank you for the opportunity to provide these comments. If you have any questions regarding these comments, please do not hesitate to call me. I can be reached at (509) 962-3421. Sincerely, Mark S. Teske, WDFW cc: Perry Harvester, WDFW Habitat Region 3 EXHIBIT A-10 Page 46 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 47 of 48 ---PAGE BREAK--- EXHIBIT A-10 Page 48 of 48