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EXHIBIT 1 Page 1 of 8 Staff Report Date: June 6, 2016 Public Hearing Date and Location: June 13, 2016, Kennewick City Hall Report Prepared By: Wes Romine Development Services Manager Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 16-02 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on a parcel of land 19.8 acres in size, proposed to be subdivided into 44 single-family lots. The project area is zoned Residential Suburban (RS). Proposal Location: North of HWY 397 and east of S. Olympia Street at 5602 S. Newport Place PR. Parcel Nos. 1-2489-200-0007-000 & 1-2489- 301-2820-003 Legal Description: Parcel #1-2489-200-0007-000 THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 8 NORTH RANGE 29 LYING SOUTHWESTERLY OF CANAL RIGHT OF WAY AND EASTERLY OF COUNTY ROAD. TOGETHER WITH THAT PORTION OF THE NORTH300 FEET OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER WHICH LIES EASTERLY OF THE EASTERLY RIGHT OF WAY OF THE COUNTY ROAD. LESS PORTION DEFINED AS FOLLOWS: LESS THE NORTH 206 FEET, AS MEASUREDPARALLEL TO THE EAST LINE OF THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER, LYING EAST OF COUNTY ROAD. EXCEPT THE EAST 504.61 FEET AS MEASURED ALONG THE NORTH LINE THEREOF. LESS ANYPORTION DESCRIBED AS FOLLOWS: A PARCEL OF LAND SITTING IN THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER AND IN THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24: THENCE NORTH 88¦ 56' 25' WEST ALONG THE SOUTH LINE THEREOF A DISTANCE OF 415.08 FEET TO THE TRUE POINT OFBEGINNING: THENCE SOUTH 01¦ 03' 35' WEST A DISTANCE OF 300 FEET: THENCE NORTH 88¦ 56' 25' WEST A DISTANCE OF 308.91 FEET TO THE EASTERLY MARGIN OF OLYMPIA STREET RIGHT OF WAY: THENCE NORTH 05¦ 25'14' EAST ALONG SAID EASTERLY MARGIN A DISTANCE OF 127.36 FEET: THENCE NORTH 00¦ 48' 23' EAST A DISTANCE OF 173.04 FEET: THENCE NORTH 00¦ 24' 55' EAST A DISTANCE OF 77.17 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 16-02/PLN-2016-00631 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 8 FEET TO THE BEGINNING OF A984.00 FOOT RADIUS CURVE TO THE LEFT: THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 18¦ 50' 08' A DISTANCE OF 323.76 FEET: THENCE NORTH 71¦ 34' 47' EAST A DISTANCE OF20 FEET TO THE BEGINNING OF A 78.10 FOOT RADIUS CURVE TO THE RIGHT: THENCE ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 69¦ 30' 00' A DISTANCE OF 94.74 FEET: THENCE SOUTH 38¦ 55' 13' EAST A DISTANCE OF 392.88 FEET: THENCE SOUTH 01¦ 03' 35' WEST A DISTANCE OF 76.69 FEET TO THE TRUE POINT OF BEGINNING: (AKA SP #371) UTILITY AGREEMENT 3-25-76. SUBJECT TO EASEMENTS AND RESTRICTIONS OFRECORD 9-29-76, 8-13- 76. Parcel #1-2489-301-2820-003 Section 24 Township 8 Range 29 Quarter SW; SHORT PLAT #2820, LOT 3, 7/6/2004, AF#04-023957. RECORDED IN VOLUME 1 OF SHORT PLATS, PAGE 2820, RECORDS OF BENTON COUNTY, WASHINGTON. Property Owner: Jim Aust 5602 S. Newport Place PR Kennewick, WA 99337 Applicant: DJ Sunrise Development, LLC 5602 S. Newport Place PR Kennewick, WA 99337 Engineer: JF Engineering, PLCC 5220 S. Auburn Place Kennewick, WA 99337 Land Surveyor: Rogers Surveying Inc. 1455 Columbia Park Trail, Suite 201 Richland, WA 99352 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 March 4, 2016 Determination of Completeness Issued March 17, 2016 Notice of Application Mailed March 17, 2016 City Department Review Meeting March 30, 2016 SEPA Threshold Determination Issued April 27, 2016 SEPA Appeal Period Ends May 11, 2016 Public Hearing Property Posting Sign May 25, 2016 Date of Published Notice of Public Hearing May 29, 2016 Date of Mailed Notice of Public Hearing May 25, 2016 Public Hearing Date June 13, 2016 ---PAGE BREAK--- EXHIBIT 1 Page 3 of 8 Exhibits: 1 Staff Report 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 9 Outside Agency Comments 10 Neighborhood Comments 11 Applicant Response to Neighbor Comments 12 Geologic Hazards Assessment and Critical Areas Report 13 Trip Generation Letter Staff Analysis of Proposal & Discussion: The proposed Sunrise Ridge Preliminary Plat (PP 16-02) is a request for a subdivision with forty-four single family lots located on two parcels of land approximately 19.8 acres in size. The project is located east of S. Olympia Street and north of Highway 397 at 5602 S. Newport Place. The site topography is hilly with some slopes over 15%. The site is zoned Residential Suburban (RS) which allows a minimum lot size of 10,500 square feet. Most lots are 12,000 square feet to 15,000 square feet in size with the smallest lot proposed to be 11,794 square feet and the largest lot 51,946 square feet in size. The proposed area to be subdivided is mostly vacant land that surrounds approximately 7 homes on larger lots that are accessed from S. Olympia Street. A Preliminary Plat (KMC 17.10) is the first step in subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required for preliminary plats and is the last phase in the subdivision process and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in June of 2007 as part of the “Southeast Annexation” (Ord. No. 5183). The property was zoned Residential Suburban (RS) at the time of annexation. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Suburban (RS) zoning district does not have a minimum or maximum density requirement, however the minimum lot size allowed is 10,500 square feet. The smallest lot proposed for the RL zoned lots is 11,794 square feet. The area of the proposed preliminary plat has a density of 2.7 units per acre. STAFF COMMENT: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). ---PAGE BREAK--- EXHIBIT 1 Page 4 of 8 Traffic: The applicant submitted a Trip Generation Letter to the City for review on February 25, 2016. The letter identified that the project is likely to generate a total of 421 average weekday trips with 33 AM Peak Hour trips (8 inbound and 25 outbound) and 44 PM Peak Hour trips (28 inbound and 16 outbound). The letter also identified Street Kent Street) as being over 600-feet long with no curvature which warrants the discussion of traffic calming. The City’s traffic engineer has identified the southeastern corner where S. Kent Street intersects S. Olympia as not meeting the city standard radius requirements and will need to be changed. He also recommends that the private drive for 5389 S. Olympia Street be closed and the 5389 S. Olympia Street property be accessed from future S. Kent Street. Per the City Traffic Engineers memorandum dated April 1, 2016, a traffic impact fees at a rate of $900 per lot is required. Fees are due at the time the building permit is issued or the builder can defer the fees until closing of the home sale if a Covenant of Payment Obligation is recorded against the property prior to issuing the building permit. The City of Kennewick adopted an ordinance to collect Traffic Impact Fees in July of 2015 which became effective September 1, 2015. (Ord 5596) Also the City Traffic Engineer is requiring one speed hump to be installed near the south edge of Lot 7 in Phase 2. Adjacent Property Owner Comments: The City has received comments from adjacent property owners at 5289 S. Olympia Street and 4811 S. Olympia Street. (See Exhibit 10) The owners at 5289 S. Olympia Street have expressed concerns about vibrations during the construction of S. Kent Street damaging their existing pool and have requested a guarantee that the pool stability will be maintained. 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 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 to be constructed per City of Kennewick Standard Street detail 2-1 sheeet 1 of 4 or sheet 2 of 4. A 40-foot right of way with an 18- foot public sidewalk, utility and irrigation easement is required on each side of the right of way. An existing 8-inch waterline is available from S. Olympia Street near proposed S. Kent Street. The developer will be required to loop all water mains to avoid buildup of stagnant water. A comprehensive water plan needs to be approved by the City for the entire plat prior to approval of civil construction plans. ---PAGE BREAK--- EXHIBIT 1 Page 5 of 8 There is an existing 8-inch sanitary sewer line available at S. Olympia Street near W. 52nd Avenue. A comprehensive sewer plan needs to be approved by the City for the entire plat prior to approval of the civil construction plans. Critical Areas: The subject parcel contains “Steep Slope” (over 15% slope) and “Erosion Hazard” critical areas. A Critical Area report per KMC 18.58.140 is required with the additional requirements KMC 18.62.06 for Geologically Hazardous areas. The purpose of the City’s Critical Area ordinance is to control slope stability and not to prohibit development unless slopes exceed 40%. See (Exhibit 12) for the Critical Area Report. A Critical Area Report was prepared in February of 2016 for the proposed preliminary plat. Per the “Executive Summary” of the report, significant volumes of imported fill material have been placed at the site. A portion of the fill in 2014 was transported to the site and placed as controlled engineered fill under GNN’s review, however some of the deeper fill material included “large volumes of miscellaneous trash and debris” and there were indications “that the materials were not placed as competent engineered fill”. The recommendations of the Critical Area Report state that “At the start of grading, areas of the proposed improvements should be cleared of existing vegetation, large roots, non-engineered fill, construction debris, trash, and abandoned underground utilities”. As a condition of approval staff recommends that work be done under the observation of a qualified engineer that that can certify the work is done per the recommendations of the Critical Area Report. Parks: Based on the City’s Comprehensive Park Plan the applicant’s required amount of land to be dedicated for park land is .395 acres. Because the area is too small for a City Park, park fees in the amount of $2,697.02 are required in lieu of dedication of park land. Per the Mitigated Determination of Non-significance (ED 16-36), park fees in the amount of $2,697.02 are required to be paid to mitigate impacts to park zone 6E. Fees will be required to be paid prior to signing the final plat mylar as a percentage of lots being final platted. Common Area Maintenance: As part of the recommended conditions of approval by City staff, a landscape plan will be required to be submitted for review and approval prior to final plat approval, and a maintenance agreement to the satisfaction of the City Attorney for common open space and private streets will be required to be recorded against the property. Schools: At the time of this staff report the Kennewick School District has not responded to a request for comments. It is anticipated the school district comments will be submitted prior to the hearing and submitted as an exhibit at the hearing. City staff does not see any problem with providing a safe walking route to any schools that may not be in a bussing zone. All new streets within the subdivision will be required to have 5-foot wide sidewalks which will connect to S. Olympia Street. South Olympia Street was recently reconstructed with new sidewalks on each side of the street. ---PAGE BREAK--- EXHIBIT 1 Page 6 of 8 Surrounding Property: Adjacent property to the north and northeast is zoned Agriculture To the south and east the property is in the County. Property across S. Olympia Street to the west is zoned Residential Suburban (RS) and across S. Olympia Street at the north part of the subdivision, property is zoned Residential Low Density (RL). 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: Single-Family housing is a permitted use within Residential Suburban (RS) 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 Suburban (RS) 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 2.7 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is currently available to the development area. 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 1 Page 7 of 8 Staff Comment: The project contains single family housing for middle to upper income households. 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: A Critical Area Report has been prepared for the project. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 16-02 be APPROVED with the following conditions: 1. Comply with City of Kennewick regulatory controls, policies and codes, including the Single-family Residential Design Standards for the Single-family lots. 2. All fees required by the City shall be paid prior to the approval of the final plat, with the exception of Traffic Impact Fees due at the time of building permit unless deferred to closing of the home sale with a recorded “Covenant of Payment Obligation”. 3. Construct residential streets per latest City of Kennewick Standard Specifications and Details. COK standard detail 2-1 sheet 1 of 4 (curb tight sidewalk) or 2-1 sheet 2 of 4 (separated sidewalk) can be used for residential streets. 4. Preliminary Plat 16-02/PLN-2016-00631 expires 5 years from the approval date, the City can grant an extension however an extension needs to be applied for before the preliminary plat expires. 5. Development shall be in conformance with the plat drawing dated May 23, 2016, (Exhibit with the exception of revisions needed to the radius where S. Kent Street intersects with S. Olympia Street, and that S. Kent Street may need to be moved if the adjacent property owners will not grant an 18-foot sidewalk, utility & irrigation easement. 6. Per the Geological Study/Critical Area Report dated February 2016, provide “positive drainage” at the top of slopes to divert water from the face. 7. Grading to be inspected by a qualified geotechnical engineer, and at the completion of grading it must be certified that cut and fill is per the recommendations of the Geological Hazard Study and Critical Areas Report prepared by GN Northern, Inc. This includes clearing the site of “non-engineered fill” per the recommendations on page 28. 8. Lot specific geotechnical foundation investigations will be required for individual homes and structures prior to issuing a building permit. 9. A landscape plan must be submitted for approval of all common areas, open spaces and rights of way not left in a natural state, listing the number, location and species of trees, sizes of plant materials and ground cover prior to final plat approval. The landscape plan shall be prepared by a licensed landscape architect or licensed landscape installer drawn to a legible scale. 10. All landscaped areas to be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. 11. If separate tracts of land or common area is used for Arterial or Residential Street landscape, execute a written agreement to the satisfaction of the City Attorney which will allow the City to make arrangements for maintenance of the common areas, open ---PAGE BREAK--- EXHIBIT 1 Page 8 of 8 spaces, private roads, access driveways, and landscaped areas should the Homeowner’s Association (or developer if no HOA) fail or refuse to maintain these areas. The arrangement must be recorded prior to the first building permit being issued. 12. Comply with the Public Works memorandum dated April 1, 2016 (Exhibit 13. Comply with Traffic Engineer memorandum dated April 1, 2016 (Exhibit 14. Comply with KID Comment letter dated April 21, 2016 (Exhibit 15. Submit a water, sewer and storm comprehensive plan for the entire site. The comprehensive plans need to be approved by the City prior to approval of Phase 1 construction plans. 16. Fire lanes and dead end streets over 150-feet in length shall be provided with an approved area for turning around a fire apparatus. 17. Install fire hydrants at intersections and 500 foot spacing, and looped water mains in accordance with City engineering standards, and IFC Appendix C. 18. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 19. Pay Park Mitigation Fees in the amount of $2,697.02 for impacts to Park Zone 6E. Fees will be collected at the final plat based on a percentage of lots being final platted. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED]