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EXHIBIT A-1 Page 1 of 7 Staff Report Date: February 4, 2013 Public Hearing Date and Location: February 11, 2013, Kennewick City Hall Report Prepared By: Wes Romine Development Services Manager Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 12-08 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on a parcel approximately 3.67 acres in size that is proposed to be divided into14 lots for single family homes. Proposal Location: Northwest corner of S. Olympia Street and W. 45th Avenue. Parcel No. 11489000008005 Legal Description: The Southeast quarter of the Southeast quarter of the Southeast quarter of Section 14, Township 8 North, Range 29 East, W.M., Benton County, Washington; EXCEPT that portion conveyed to Benton County for road purposes by deed recorded under Auditor’s File No. 258699; AND EXCEPT the East 30 feet conveyed to Benton County for road purposes by deed recorded under Auditor’s File No. 300330; AND EXCEPT that portion lying within ROYAL ANN ESTATES – PHASE 3A, according to the Plat thereof recorded in Volume 15 of Plats, Page 418; AND EXCEPT that portion conveyed to City of Kennewick for road purposes by deed recorded under Auditor’s File No. 2011-011063. Property Owner: Envision Homes 2200 6th Avenue, Suite 523 Seattle, Washington 98121 Applicant: Austin Roupe Envision Homes 2200 6th Avenue, Suite 523 Seattle, Washington 98121 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 12-08/PLN-2012-03999 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 7 Engineer: Gary Hall 10 S. Auburn Street Kennewick, Washington 99336 Surveyor: HDJ Design Group 6115 Burden Boulevard, Suite E Pasco, Washington 99301 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 December 26, 2012 Determination of Completeness Issued December 26, 2012 Notice of Application Mailed January 4, 2013 Property Posting Sign January 25, 2013 City Department Review Meeting January 23, 2013 SEPA Threshold Determination Issued Adopted MDNS – January 24, 2013 Date of Published Notice of Public Hearing January 27, 2013 Date of Mailed Notice of Public Hearing January 24, 2013 SEPA Appeal Period Ends N/A Public Hearing Date February 11, 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 Adopted SEPA Determination A-8 City Department Comments A-9 Outside Agency Comments A-10 Royal Ann Estates (Mountain View) Preliminary Plat Drwg A-11 Resolution 03-03 – Royal Ann Estates (Mountain View) Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 12-08) is a request for a subdivision with 14 lots for single family homes with lots ranging in size from 7,500 square feet to 11,602 square feet and an average lot size of 8,520 square feet. The project is located on a parcel of land that totals approximately 3.67 acres in size located at the northwest corner of S. Olympia Street and W. 45th Avenue. The site is zoned Residential Low Density (RL) which allows between 3 and 4 units per acre and a minimum lot size of 7,500 square feet. The proposed preliminary plat is a portion of the Royal Ann Estates (formerly Mountain View) preliminary ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 7 plat (PP 03-02) that was approved by Council February 15, 2003 (Res. 03-03). Per RCW 58.17.170 plats approved before December 31, 2007 are valid for 9 years. The Royal Ann Estates (formerly Mountain View) preliminary plat expired February 15, 2012 so the subject preliminary plat application is required to complete the final phase 3B of the Royal Ann Estates subdivision. A Preliminary Plat (KMC 17.10) is the first step in subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required to create lots for preliminary plats and is the last phase in the subdivision process and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in February of 1999 with an Agriculture zoning designation (Ord. 3848). The annexation ordinance was amended in May of 2002, however the zoning designation for the subject parcel remained Agriculture (Ord. 4035). 2. In October of 2002 the zoning designation was changed from Agriculture to Residential Low Density (RL)(Ord. 4066). 3. February 15, 2003, Council approved the preliminary plat of “Mountain View” (Res. 03-03) which included the area of the subject Royal Ann Estates Phase 3B preliminary plat. The name of the “Mountain View” preliminary plat was changed to “Royal Ann Estates”. The current Royal Ann Estates Phase 3B preliminary plat application matches the original Royal Ann Estates (Mountain View) preliminary plat with the same lot and street layout and same number of lots as approved by City Council in 2003. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Low Density (RL) zoning district requires a minimum density of 3 units per acre and a maximum density of 4 units per acre. The proposed project has 14 dwelling units on 3.67 acres with a density of 3.81 dwelling units per acre. The RL zoning district requires a minimum lot size of 7,500 square feet. The smallest lot is proposed to be 7,500 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 has determined that traffic mitigation fees will be required per the previous plat. Since the lot layout and number of lots matches the previously approved preliminary plat, the City determined it to be appropriate to adopt the Mitigated Determination of Non-significance (ED 02-79) that was issued for the original preliminary plat. In the adopted Environmental Determination #ED 03-79 traffic mitigation fees were required in the amount of $8,064 for a future roundabout at the intersection of W. 45th Avenue and S. Olympia Street. The number of lots for the current application as 14, and the total number of lots in the original plat was 89. This project is 15.7% of the original ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 7 calculated impacts. Traffic mitigation fees in the amount of $1,266.05 will be due at the time of final plat. 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 be required to be constructed per Kennewick Standard Detail 2-1, sheet 2 of 4. Half street improvements on W. 45th Avenue will be required per City standard detail Drwg 2-3, sheet 2 of 2. Since there is excess City right of way, the excess City right of way can be used for the 10-foot landscape strip and sidewalk. The back of sidewalk shall be located 39-feet from the street centerline. It will be the responsibility of the homeowners association to maintain the 10- foot landscape strip. An existing 8-inch waterline is available from S. Palouse Street and S. Palouse Place. An 8-inch sanitary sewer line is available from S. Palouse Street and S. Palouse Place. Parks: Based on the adopted Mitigated Determination of Non-significance (ED 02-79), park fees in the amount of $86,335 were due for impacts to park zone 5E. To date, $74,213.16 has been collected. The balance of $12,121.84 will be due at the time of final plat of phase 3B. Existing Homeowners Association/Maintenance Agreement: There is an existing Homeowners Association with Covenants, Conditions and Restrictions for the Royal Ann Estates subdivision, and an existing Maintenance Agreement. The Maintenance Agreement will need to be amended to include phase 3B or a new maintenance agreement recorded for common arterial/collector street landscaping to be maintained by the Homeowner’s Association. Schools: Per a memo from Doug Carl dated January 31, 2013 of the Kennewick School District, the schools that will serve the subdivision are Cascade Elementary School, Horse Heaven Hills Middle School and Kennewick High School. The proposed preliminary plat is in a bussing zone for Cascade Elementary School and Kennewick High School. Horse Heaven Hills Middle School is in a walking zone. All new streets within the subdivision will be required to have 5-foot wide sidewalks, and although there are street segments between the preliminary ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 7 plat area there are residential streets with low traffic volume and wide shoulders that will provide a safe walking route to Horse Heaven Hills Middle School. Surrounding Property: Adjacent property to the west is zoned Residential Trailer Park (RTP) and is occupied by a manufactured home development with multiple manufactured homes on one large lot. To the north is the previously developed Royal Ann Estates subdivision with similar size lots, and to the south across W. 45th Avenue is a residential subdivision zoned RL with similar size lots. The property across S. Olympia street to the east is occupied by a church, and the property to the southeast is zoned Agriculture with an orchard. 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 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 and 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 3.81 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 from S. Palouse Street and S. Palouse Place. ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 7 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: 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 12-08 be APPROVED with the following conditions: 1. Comply with City of Kennewick regulatory controls, policies and codes, including the Single-family Residential Design Standards. 2. All fees required by the City shall be paid prior to the approval of the final plat. 3. Construct residential streets per City of Kennewick Standard Detail 2-1, sheet 2 of 4. However, if City Council approves a new City Standard street detail with curb tight sidewalks prior to signing the final plat mylar, curb tight sidewalks may be used. 4. Development shall be in conformance with the plat drawing dated January 31, 2013, (Exhibit A-5). 5. A landscape plan must be submitted for approval for any common areas, including Arterial Streetscaping and Arterial street fencing. The landscape plan shall be prepared by a licensed landscape architect or licensed landscape installer drawn to a legible scale. Landscaping is required to be installed or bonded for prior to final plat of the phase it is in. 6. Revise the existing Royal Ann Estates Maintenance Agreement to include phase 3B or execute a new written agreement to the satisfaction of the City Attorney which will allow the City to make arrangements for maintenance of any common areas, open spaces, private roads, and landscape areas should the Homeowner’s Association fail or refuse to maintain these areas. 7. All landscaped areas to be irrigated with an automatic sprinkler system or drip irrigation system. Xeriscape landscaping is encouraged. 8. Comply with the Public Works memorandum dated January 24, 2013 (Exhibit A-8). 9. Comply with Traffic Engineer memorandum dated January 30, 2013 (Exhibit A-8). 10. Comply with Benton PUD requirements for easements and power services for the plat. 11. Comply with Kennewick Irrigation District letter dated January 31, 2013 (Exhibit A-9). 12. Comply with Kennewick Fire Department comment memorandum dated January 9, 2013 (Exhibit A-8). ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 7 13. Comply with Department of Ecology comments dated January 15, 2013 (Exhibit A-9). 14. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 15. In lieu of dedication of park land and based on the “Park Fee Determination Process” calculation, pay park fees in the amount of $12,121.84 for impacts to Park Planning Zone 5E . Park fees will be collected prior to signing the final plat mylar. 16. Pay Traffic Mitigation Fees in the amount of $1,266.05 for impacts to the intersection at S. Olympia Street and W. 45th Avenue. Fees will be collected prior to signing the final plat mylar. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- EXHIBIT A-2 Page 1 of 2 ---PAGE BREAK--- EXHIBIT A-2 Page 2 of 2 ---PAGE BREAK--- EXHIBIT A-3 Page 1 of 5 ---PAGE BREAK--- EXHIBIT A-3 Page 2 of 5 ---PAGE BREAK--- EXHIBIT A-3 Page 3 of 5 ---PAGE BREAK--- EXHIBIT A-3 Page 4 of 5 ---PAGE BREAK--- EXHIBIT A-3 Page 5 of 5 ---PAGE BREAK--- 400 ft 1 : 4800 1in : 400ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 15:49 1/4/2013 Vicinity Map EXHIBIT A-4 Page 1 of 1 Project Site PP 12-08 ---PAGE BREAK--- S. OLYMPIA ST. W. 45TH AVE. W. 44TH AVE. S. PALOUSE ST. 1 2 3 BLOCK 1 BLOCK 2 1 2 3 4 1 2 3 4 5 6 7 BLOCK 3 8057 SF 8143 SF 8152 SF 8280 SF 8862 SF 7500 SF 7500 SF 8834 SF 11602 SF 10277 SF 7901 SF 8006 SF 7835 SF 8337 SF S. QUINCY ST. R = 4 0 . 0 0 ' L = 6 2 . 7 9 ' 40.81' 106.78' 76.35' 106.78' 76.18' 106.78' 38.72' R = 4 0 .0 0 ' L = 6 2 . 7 7 ' 66.83' 66.78' 80.76' 76.35' 76.34' 78.66' 106.42' 58.75' R = 2 5 . 0 0 ' L = 1 5 . 5 9 ' 104.01' 92.09' 122.72' 95.59' 108.62' 106.45' 104.30' 106.42' 106.42' 70.47' 70.48' 83.08' R = 2 5 . 0 0 ' L = 4 0 . 0 0 ' 60.43' 70.48' 70.47' 80.72' R= 6 0 . 0 0 ' L= 1 5 . 1 9 ' R= 6 0 . 0 0 ' L= 7 1 .5 1 ' R= 6 0 . 0 0 ' L= 5 6 . 0 1 ' R= 6 0 .0 0 ' L= 2 6 .2 7 ' R = 2 5 . 0 0 ' L = 1 5 . 5 9 ' 85.75' 124.34' 39.80' 45.28' 95.87' 15.30' 59.35' 74.48' 74.38' 59.07' R = 2 5 . 0 0 ' L = 3 8 . 5 4 ' 52.59' R = 2 5 . 0 0 ' L = 3 9 . 2 7 ' 36.04' 74.45' 74.35' 58.46' ROCKERFELLER PARCEL# 114894080003003 RICHARD H JR & JILL A PARCEL# 114894080002001 JEREMY ALLEN WARREN STEVEN WOODS PARCEL# 114894080002002 WHITWORTH PARCEL# 114894080002003 LAUREN DANAE ADEN T HOARD PARCEL# 114894080002004 ENVISION LAND & DEVELOPMENT LLCA PARCEL# 114894080001008 DEVELOPMENT LLCA PARCEL# 114894080001007 ROCKERFELLER PARCEL#114894080003003 RICHARD H JR & JILL A WELDON LEE & TRACT ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A ROYAL ANN ESTATES 3A 50' 25' 25' 50' 25' 50' 7.00' 238.63' 41.87' 151.45' PROPOSED 10' UTILITY EASEMENT PROPOSED 10' UTILITY EASEMENT PROPOSED 10' UTILITY EASEMENT PROPOSED 10' PUBLIC SIDEWALK & UTILITY EASEMENT PROPOSED 1' NO ACCESS EASEMENT PROPOSED 1' NO ACCESS EASEMENT PROPOSED 1' NO ACCESS EASEMENT EL 595.74' EL 585.76' EL 601.5'+/- EL 589.5'+/- S. PALOUSE ST. 30' 40' 30' S88°03'08"E 527.91' W. 42TH AVE. S00°21'20"W 520.25' PROPOSED 5' KID EASEMENT PROPOSED 5' KID EASEMENT PROPOSED 5' KID EASEMENT ENVISION LAND & PROPOSED SIGHT OBSCURING FENCE (TYP) R/W R/W R/W PROPOSED 10' PUBLIC SIDEWALK & UTILITY EASEMENT EXISTING 20' USBR R/W (MAP # 566-121-435) (AF#803521) EXISTING 20' USBR R/W (MAP # 566-121-435) (AF#803521) DATE: SCALE: PROJECT NO.: CLIENT: DRAWN BY: SHEET CITY: TOWNSHIP: RANGE: SECTION: COUNTY: CALC BY: SURVEYOR: 6115 Burden Blvd, Suite E Pasco, WA 99301-8930 509/547-5119 306/695-3488 509/547-5129 fax OF ENVISION HOMES, LLC 3079-03 PETER H. KOWATSCH 1-31-2013 PHK ROP 1" = 40' 14 8 NORTH 29 EAST KENNEWICK BENTON 1 1 VICINITY MAP NOT TO SCALE OWNER/APPLICANT: ENVISION HOMES LLC 2200 6TH AVE STE 523 SEATTLE, WA 98121 SURVEYOR: HDJ DESIGN GROUP 6115 BURDEN BLVD. STE PASCO WA 99301 ENGINEER: HALL ENGINEERING ASSOCIATES 10 S. AUBURN AVE. KENNEWICK, WA 99336 LAND USE SUMMARY: TOTAL AREA 3.67 ACRES SMALLEST LOT 7,500 SF LARGEST LOT 11,602 SF AVERAGE LOT SIZE 8,520 SF TRACT 3,023 SF Scale 1" = 40' LEGAL DESCRIPTION: PARCEL # 114894000008005: THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER; THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER; AND THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER, ALL IN SECTION 14, TOWNSHIP 8 NORTH, RANGE 29 EAST, W.M. BENTON COUNTY, WASHINGTON; EXCEPT THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER CONVEYED TO BENTON COUNTY FOR ROAD PURPOSES BY DEED RECORDED AUGUST 11, 1950 UNDER AF# 258699, AND EXCEPT THE EAST 30 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER CONVEYED TO BENTON COUNTY FOR ROAD PURPOSES BY DEED RECORDED DECEMBER 15, 1952 UNDER AF# 300330, ALSO EXCEPT THAT PORTION THEREOF LYING WITHIN ROYAL ANN ESTATES-PHASE 1 RECORDED IN PLATS VOL 15 PG220, AND ALSO EXCEPT THAT PORTION THEREOF LYING WITHIN ROYAL ANN ESTATES PHASE 2 RECORDED IN PLATS VOL 15 PG 251. ALSO EXCEPT THAT PORTION THEREOF LYING WITHIN ROYAL ANN ESTATES PHASE 3A (RECORDED IN PLATS VOL. 15 PAGE 418, AF#2011-019337, 7/12/2011). ALSO EXCEPT THAT PORTION FOR ROAD PURPOSES DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 14; THENCE NORTH 00°43'24" WEST, ALONG THE EAST LINE OF SAID SECTION 14, FOR A DISTANCE OF 98.00 FEET; THENCE SOUTH 89°16'36" WEST, FOR A DISTANCE OF 30.00 FEET, TO A POINT ON THE WEST RIGHT OF WAY LINE OF SOUTH OLYMPIA AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 35°34'24" WEST, FOR A DISTANCE OF 51.63 FEET; THENCE SOUTH 60°13'20"WEST, FOR A DISTANCE OF 45.28 FEET; THEN NORTH 89°57'37"WEST, TO A POINT ON THE NORTH RIGHT OF WAY LINE OF WEST 45TH AVENUE, FOR A DISTANCE OF 111.11 FEET; THENCE SOUTH 89°07'54" EAST, ALONG THE NORTH RIGHT OF WAY LINE OF WEST 45TH AVENUE, FOR A DISTANCE OF 151.35 FEET;THENCE NORTH 45°04'21" EAST, TO A POINT ON THE WEST RIGHT OF WAY LINE OF SOUTH OLYMPIA STREET, FOR A DISTANCE OF 41.83 FEET; THENCE NORTH 00°43'24" WEST, ALONG THE WEST RIGHT OF WAY LINE OF SOUTH OLYMPIA STREET, FOR A DISTANCE OF 37.16 FEET, TO THE TRUE POINT OF BEGINNING (PER STATUTORY WARRANTY DEED EMINENT DOMAIN FOR ROAD PURPOSES, AF#2011-011063, 4/18/2011). SITE (full size: 22"x34") EXHIBIT A-5 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-6 Page 1 of 2 ---PAGE BREAK--- EXHIBIT A-6 Page 2 of 2 ---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--- Page 1 of 2 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: January 24, 2013 Re: Public Works Consolidated Comments Project: Pre-Plat 12-08/PLN-2012-03999 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 stubs available for connection at S Palouse St and S Palouse Pl. Waterline has to be loaded from 45th Avenue and install blow off assemblies before connecting to existing 8-inch waterline. 3. 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. 4. 8-inch sanitary sewer is available from S Palouse Pl and S Palouse St for Developer to extend it as required to provide sanitary sewer services to proposed lots. 5. Construct curb gutter, sidewalk, and streetlights and pave asphalt to face of new gutter along 45th Avenue. 6. Include the existing utilities on Short Plat drawing installed with the construction of Royal Ann Estates Phase 3A (water, sewer, power) per KMC 17.13.050 7. Residential sub-divisions shall be designed to retain and dispose of the calculated difference between a 25-year 24-hour event for the developed state and the 10 year EXHIBIT A-8 Page 1 of 4 ---PAGE BREAK--- Page 2 of 2 Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax 24-hour event for the natural pre-developed state. Detention ponds (control outlet) may be used only where it can be clearly demonstrated that infiltration, or retention, are not feasible per City of Kennewick Standard Specifications section 5-9.02. 8. Coordinate with the COK for 45th Avenue construction limits including the concrete vault and curb, gutter, sidewalk and streetlights. 9. 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 on the same drawing with other elements left off. 10. Construction (DPW Permits) will not be accepted until items associated with the work are complete to the satisfaction of the City Engineer and until Record Drawings are submitted. 11. 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. 12. 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 2 of 4 ---PAGE BREAK--- To: Wes Romine, Development Services Technician From: John Deskins, Traffic Engineer Date: January 30, 2013 Re: Traffic Engineer’s Comments Project: PP 12-08 – Royal Ann Estates 3B Conditions Based upon review of the proposed development site plan, existing traffic conditions, the average weekday traffic volumes generated by similar types of developments (per current ITE Trip Generation Manual), traffic flow and safety, proximately to the intersection adjoining property access and in conformance with Kennewick Administrative Code (KAC) Chapter 13-46 “Highway Access Management”, the conditions are as follows: 1. Half street improvements on 45th Avenue will be required per COK Std. Dwg. 2-3 Sheet 2 of 2 with setback sidewalks. The right-of-way will remain at the same location, but the back of the "Public Sidewalk & Utility Easement" shall be placed at 39 feet from centerline. The responsibility for maintaining the planter strip will rest with the homeowner's association. The sidewalk may meander to the curb only to avoid major utilities. 2. The fence at Palouse Street will need to meet the sight distance requirements in 13.12.020 Figure 1 3. Traffic Mitigation fees will be required per the previous plat. MEMORANDUM Traffic Engineering Division EXHIBIT A-8 Page 3 of 4 ---PAGE BREAK--- EXHIBIT A-8 Page 4 of 4 ---PAGE BREAK--- EXHIBIT A-9 Page 1 of 7 ---PAGE BREAK--- EXHIBIT A-9 Page 2 of 7 ---PAGE BREAK--- EXHIBIT A-9 Page 3 of 7 ---PAGE BREAK--- EXHIBIT A-9 Page 4 of 7 ---PAGE BREAK--- EXHIBIT A-9 Page 5 of 7 ---PAGE BREAK--- EXHIBIT A-9 Page 6 of 7 ---PAGE BREAK--- January 31, 2013 Wes Romine Development Services Manager City of Kennewick 210 W. 6th Ave. Kennewick, WA 99336 Wes, This memo is written in regards to your request for the Kennewick School District #17 to address capacity questions in regards to the proposed Royal Ann Estates (Phase 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 Cascade Elementary (Bussing Zone), Horse Heaven Hills Middle School (Walking Zone) and Kennewick High School (Bussing zone). The Kennewick School District has a Ten-Year Plan in place that forecasts future growth. It is impossible to know exactly where pockets of growth may occur, but the district works closely with the City of Kennewick and Benton County to make sure that we own property near projected areas of growth. Having property near potential growth areas allows us to add schools where the students are living, and to avoid additional bussing or redistricting of our boundaries. That being said, we do occasionally have to redistrict to keep our schools within our preferred enrollment numbers. The Kennewick School District has the capacity to add students at all levels and at the three schools mentioned in this letter. Forecasted growth in additional boundary areas of the Kennewick School District makes it difficult to know if any redistricting could result because of the Royal Ann Estates 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 7 of 7 ---PAGE BREAK--- EXHIBIT A-10 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-11 Page 1 of 5 ---PAGE BREAK--- EXHIBIT A-11 Page 2 of 5 ---PAGE BREAK--- EXHIBIT A-11 Page 3 of 5 ---PAGE BREAK--- EXHIBIT A-11 Page 4 of 5 ---PAGE BREAK--- EXHIBIT A-11 Page 5 of 5