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EXHIBIT 1 Staff Report Date: January 30, 2015 Public Hearing Date and Location: February 9, 2015, 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 14-03 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on 4 parcels that total approximately 9.82 acres in size, proposed to be divided into 39 lots for single family homes. There is an existing home that will remain on block 2, lot 16. Proposal Location: 721 W. 27th Place, east of S. Jean Street and south of W. 27th Avenue. Parcel Nos. 1-1389-202-0020-001, 1-1389-202-0020- 002, 1-1389-202-0019-007, and 1-1389-202-0019-008. Legal Description: Parcel A: 1-1389-202-0019-007 That portion of Lot 19, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records of Benton County, Washington described as follows: The Southerly 100 feet of the Northerly 267 feet, as measured at a right angle from the Northerly line of said Tract 19; EXCEPT the Westerly 200 feet thereof. Parcel B: 1-1389-202-0019-008 That portion of Lot 19, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records of Benton County, Washington described as follows: The Northerly 167 feet, as measured at a right angle from the Northerly line of said Tract 19 Parcel C: 1-1389-202-0020-001 The west 154.5 feet of Lot 20, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 14-03/PLN-2014-04448 Page 1 of 7 ---PAGE BREAK--- EXHIBIT 1 of Benton County, Washington: EXCEPT the North 477.54 feet thereof. Parcel C: 1-1389-202-0020-002 Lot 20, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records of Benton County, Washington: EXCEPT the North 352.54 feet thereof; and EXCEPT the West 154.5 feet thereof. Property Owner: Morbeck Estate 1008 W. Naches Avenue Selah, WA 98942 Applicant: Matt Smith Tri Cities Development Co. 15 S. W. Colorado Avenue, Suite 1 Bend, OR 97702 Engineer: Paul Inwards JUB Engineers, Inc. 2810 W. Clearwater Avenue, Suite 201 Kennewick, Washington 99336 Surveyor: John Shea JUB Engineers, Inc. 2810 W. Clearwater Avenue, Suite 201 Kennewick, Washington 99336 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 December 3, 2014 Application Submittal December 5, 2014 Determination of Completeness Issued December 8, 2014 Notice of Application Mailed December 16, 2014 Property Posting Sign January 9, 2015 City Department Review Meeting December 31, 2014 SEPA Threshold Determination Issued January 8, 2015 Date of Published Notice of Public Hearing January 25, 2015 Date of Mailed Notice of Public Hearing January 21, 2015 SEPA Appeal Period Ends January 23, 2015 Public Hearing Date February 9, 2015 Page 2 of 7 ---PAGE BREAK--- EXHIBIT 1 Exhibits: 1 Staff Report 2 Application 3 Notice of Application/Mailing List 4 Vicinity Map 5 Preliminary Plat Plans 6 SEPA Determination 7 City Department Comments 8 Outside Agency Comments 9 Traffic Letter 10 Developer Response to City Comments Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 14-03) is a request for a 39 lot single-family home subdivision on 4 parcels of land that total approximately 9.82 acres in size. The lots range in size from 7,500 square feet to 27,780 square feet and an average lot size of 9,159 square feet. The project is located at 721 W. 27th Place, south W. 27th Avenue and east of S. Jean Street. Access to the lots will be from S. Jean Street and the existing dead end at S. Garfield Street. The site is zoned Residential Low Density (RL) which allows a minimum lot size of 7,500 square feet. The City of Kennewick’s Single-Family Residential Design Standards apply to this project. A Preliminary Plat (KMC 17.10) is the first step in a subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required to create lots for preliminary plats and is the last phase in the subdivision process, and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in May of 2007 with a Residential Suburban (RS) zoning designation (Ord. 5183). 2. The zoning was change from Residential Suburban (RS) to Residential Low Density (RL) January 10, 2015 (Ord 5586). Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Low Density (RL) zoning district does not have a minimum or maximum density requirement, however the minimum lot size allowed is 7,500 square feet. The smallest lot is proposed is 7,500 square feet. STAFF COMMENT: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). Page 3 of 7 ---PAGE BREAK--- EXHIBIT 1 Traffic: The City’s traffic engineer has determined that this project meets concurrency for transportation. The City’s traffic engineer has accepted the Trip Generation Letter dated December 19, 2014 by JUB Engineers. The Traffic Letter states that the subdivision will generate 371 average weekday trips with 29 trips occurring during AM peak hours and 39 trips occurring during the PM peak hour. The City’s traffic engineer has determined that traffic calming is not required for this project and no mitigation fees are required by this project. Half-street improvements are required on S. Jean Street where the project abuts S. Jean Street. Full residential street improvements are required on interior plat roadways. Storm Water: The City stormwater standard for residential subdivisions is to be designed to retain and dispose of a 25-year, 24-hour event for the developed state 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. 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 are required to be constructed per Kennewick Standard Detail 2-1, sheet 2 of 4. The Residential Design Standards allow curb tight sidewalks as an option to separated sidewalks; however the sidewalk at driveway curb cuts needs to meet ADA standards. An 8-inch waterline is available from S. Garfield Street and from S. Jean Street. The developer will be required to loop the water mains to avoid buildup of stagnant water and minimize bacteria regrowth. An 8-inch sanitary sewer line is available from S. Jean Street north of the property and connection will be at the developer expense. Connection to the existing sewer in S. Everett Street is available with the requirement that sanitary sewer mains are to be in a 15-foot easement and the sewer be designed to discharge as much as possible to S. Jean Street to the gravity sewer main. The sewer main in S. Everett Street drains into an existing sanitary sewer lift station. There is an existing house on Block 2, Lot 16 that is currently on a septic system. That house will be required to hook up to the City sewer system prior to final plat. Page 4 of 7 ---PAGE BREAK--- EXHIBIT 1 Parks: Based on the City’s Comprehensive Park Plan the applicant’s required amount of land to be dedicated for park land is .318 acres. Because the area is too small for a City Park, park fees in the amount of $4,635.19 are required in lieu of dedication of park land. Per the Mitigated Determination of Non-significance (ED 14-63), park fees in the amount of $4,635.19 are required to be paid to mitigate impacts to park zone 6E – Cascade. Fees will be required to be paid prior to signing the final plat mylar. Critical Areas: There are no critical areas that have been identified on the site. Schools: Per a memo from Doug Carl of the Kennewick School District dated January 12, 2015, the schools that will serve the subdivision are the Cascade Elementary School, Horse Heaven Hills Middle School and Kennewick High School. Students living in the proposed subdivision will be bussed to Horse Heaven Hills Middle School and Kennewick High School. Cascade Elementary School is in a walking zone. All new streets within the subdivision will be required to have 5-foot wide sidewalks. Cascade Elementary School is located at S. Cascade Street and Highland Drive. S. Jean Street would be the most direct way to reach Highland Drive. Because this area was recently annexed from the County, there are no sidewalks on S. Jean Street or Highland Drive, however there are wide gravel shoulders (approximately 10-feet wide) where students could walk. The memo states that the Kennewick School District has the capacity to add students at all levels and at the three schools. Surrounding Property: The surrounding property is a mix of RL & RS zoned property with single-family homes that have the same zoning designation (RL) as the subject property to the east and southeast. There are larger lots zoned RS directly north, to the west and southwest. 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. Page 5 of 7 ---PAGE BREAK--- EXHIBIT 1 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 Low Density (RL) 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, is zoned the same as much of the surrounding property and complies with development standards for Residential Low Density (RL) 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 3.97 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is available at S. Jean Street and S. Everett Place. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Preliminary Plat provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” Staff Comment: The project is an infill project that contains single family housing in a medium price range. CRITICAL AREAS AND SHORELINE GOAL 3: “Regulate or mitigate activities in or adjacent to critical areas or the shoreline to avoid adverse environmental impacts”. Staff Comment: Per the City’s critical area maps have there are no critical areas on or adjacent to the site. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 14-03 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. Page 6 of 7 ---PAGE BREAK--- EXHIBIT 1 3. Construct residential streets per City of Kennewick Standard Detail 2-1, sheet 2 of 4. The Single-Family Residential Design Standards allow an option for curb tight sidewalks which may be used. 4. Development shall be in conformance with the plat drawing (Exhibit 5. The existing home on Block 2, Lot 16 must be hooked up to the City sanitary sewer prior to final plat. 6. Comply with Traffic Engineer memorandum dated December 22, 2014 (Exhibit 7. Comply with Public Works memorandum dated January 5, 2015 (Exhibit 8. Comply with Benton PUD requirements dated December 16, 2014. (Exhibit 8) 9. Comply with Kennewick Irrigation District letter dated January 8, 2015 (Exhibit Provide “on site” irrigation storage pond or alternate method of “off site” improvements. 10. Geo-Tec reports are required for each lot at the time of building permit submittal. With prior approval a blanket geological report may be accepted as long as all applicable codes are met regarding soil bearing capacity. 11. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 12. In lieu of dedication of park land park fees are required in the amount of $4,635.19 for impacts to Park Planning Zone 6E-Cascade. Park fees will be collected prior to signing the final plat mylar. 13. The Preliminary Plat (PP 14-03) expires 5 years from the approval date. The City may grant an extension, but any extension application must be applied for before the approved preliminary plat expires. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] Page 7 of 7