Full Text
EXHIBIT A-1 Page 1 of 8 Staff Report Date: December 27, 2012 Public Hearing Date and Location: January 3, 2012, 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 Planned Development Permit 12-03 and Plat Alteration12-01 be APPROVED with conditions. Summary of Proposal: The Highland Townhomes Plat Alteration and Planned Development Permit is a proposal to reduce the total number of lots in preliminary plat #PP 10-03, phases 1, 2, & 3 from 125 to 113 townhome style lots. The original approved preliminary plat was for zero lot line/townhomes in buildings with 4 – 8 units. The plat alteration proposes 2 – 3 unit buildings. The site is zoned Residential Medium Density (RM). Proposal Location: W. Hood Avenue, near N. Grant Street and west of N. Edison Street. Legal Description: Lots 1 thru 41 of Highland Townhomes Phase 1 According to the Plat Thereof Recorded in Volume 15 of Plats, Page 417 Records of Benton County, Washington; and Lot 50, The Highlands Plat According to the Plat Thereof Recorded in Volume 2 of Plats, Page 2, Records of Benton County, Washington. Property Owner: Viking Partners, LLC/New Castle Homes, LLC P.O. Box 310 Plymouth, Washington 99346 Applicant: Tom Longley Viking Partners, LLC/New Castle Homes, LLC P.O. Box 310 Plymouth, Washington 99346 ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PVA 12-01/PLN-2012-03398 PDP 12-03/PLN-2012-03399 ---PAGE BREAK--- EXHIBIT A-1 Page 2 of 8 Surveyor: Worley Surveying Service, Inc. 121 S. Ely Street 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 N/A Application Submittal October 16, 2012 Determination of Completeness Issued October 16, 2012 Notice of Application Mailed October 26, 2012 Property Posting Sign December 12, 2012 City Department Review Meeting November 7, 2012 SEPA Threshold Determination Issued Revised MDNS – December 10, 2012 Date of Published Notice of Public Hearing December 18, 2012 Date of Mailed Notice of Public Hearing December 13, 2012 SEPA Appeal Period Ends N/A Public Hearing Date January 3, 2012 Exhibits: A-1 Staff Report A-2 Plat Alteration Application A-3 Planned Development Permit Application A-4 Notice of Application/Mailing List A-5 Vicinity Map A-6 Plat Alteration Drawing A-7 Revised SEPA Determination A-8 City Department and Outside Agency Comments A-9 Deviation Request Letter A-10 Preliminary Plat (PP 10-03) Drawing A-11 Resolution No. 11-04 approving PP 10-03 A-12 Alternate Residential Development approval letter (ARD 10-02) Staff Analysis of Proposal & Discussion: The proposed Planned Development Permit (PDP 12-03) and Plat Alteration (PVA 12-01) is a request to reduce the number of lots in an approved preliminary plat from 125 to 113 in a townhome style subdivision that is approximately 10.14 acres in size. The originally approved preliminary plat was for zero lot line/townhome style buildings that had groups of 4 – 8 units in each building. The alteration request proposes that each building has 2 – 3 units. The applicant has stated market conditions as the reason for the change. Since the original project was approved the City’s development standards for Townhome/Rowhouse front and rear yard setbacks has increased, so the applicant has submitted a Planned ---PAGE BREAK--- EXHIBIT A-1 Page 3 of 8 Development Permit application to request setback deviations to match what was approved in the original project. The project is located west of N. Edison Street and south of W. Hood Avenue, at N. Grant Street. The site topography is generally flat with the average slope being approximately Chapter 17.10 of the Kennewick Municipal code regulates platting and in particular KMC 17.10.100 and 17.10.110 contain regulations for subdivision alterations. Approval of the Planned Development Permit is required prior to approval of the Plat Alteration application since the alteration proposal does not meet the current Residential Medium Density (RM) development standards and deviations from the City’s Codes are required for the project to conform to the City’s codes. The purpose of Planned Developments (KMC 18.45) is to provide the opportunity for flexible design concepts warranting deviations from normal development standards. Deviations may be approved if the proposal better accommodates the physical conditions of the property and represents an equal or superior product than if applicable sections of the Code were strictly followed. For the Planned Development Permit the following deviations are requested: RM Zoning District PDP Modification Requested Minimum Lot Size(Rowhouse/Townhouse) 1,800 sq. ft. No Modification Requested Max. Density (Units/Acre) 13 No Modification Requested Min. Density (Units/Acre) 4.1 No Modification Requested Min. Lot Width (Rowhouse/Townhouse) 24-feet No Modification Requested Min. Structure Street Setback 15-feet 10-foot Setback Requested for lots 1, 30, 31, 75, 15, 45, & 56. Min. Garage Street Setback 25-feet 20-foot Setback Requested on all lots. Min. Side Yard Setback 5-feet No Modification Requested Min. Rear Yard Setback 15-feet 9-foot Setback Requested on lots 1 - 45 (Phases 2 & 13.5-foot Setback on lots 46 – 75 (Phases 2 & and lots 8 – 15 (Phase Max. Building Height 30-feet No Modification Requested Min. Lot Frontage (Rowhouse/Townhouse) 20-feet No Modification Requested Residential Street Width per City Standard Detail 2-1, sheet 2 of 4 40-foot right of way No Modification Requested Planned Development Permits are regulated by KMC 18.45. The following two sections are important to consider when deciding on approval or denial of a project: KMC 18.45.020(2), “The City may approve deviations from certain standards of this Code if the proposal better accommodates the physical conditions of the property and represents an equal or superior product than if applicable sections of the Code were strictly followed, but there may be no deviations from the street standards contained in KMC Titles 5 and 17. The City may reduce required walkways if adequate, safe, pedestrian routes are otherwise established.” ---PAGE BREAK--- EXHIBIT A-1 Page 4 of 8 It is staff’s opinion that by approving the requested deviations that the proposal will better accommodate the physical conditions of the property and represent an equal or superior product than if applicable sections of the code were strictly followed. KMC 18.45.040: Findings: A Planned Development Permit may be approved only when the following findings are made: The planned development generally conforms to the Comprehensive Plan and zoning district for use, density, open space, circulation, public facilities, and the standards of development set forth therein; The planned development generally conforms with the zoning district uses; The planned development forms an integrated whole of sufficient unity to justify exceptions to the normal regulations of the Kennewick Municipal Code; and The residential development will produce a desirable and stable residential environment in harmony with the surrounding property; or The Commercial development will have proper traffic circulation and parking and should have no adverse effects upon surrounding property; or The industrial development conforms with the applicable performance standards, railroad or truck access and necessary storage, and should have no adverse effects upon surrounding property. It is staff’s opinion that the above findings other than findings & can be made for proposed project as conditioned. Findings & do not apply to this project since it is not a Commercial or Industrial development. Property History: 1. The subject parcel was annexed into the City in 1982 (Ord. No. 2707) with a Residential Low Density (RL) zoning designation. 2. In 2009 the Comprehensive Plan Designation was changed from Low Density Residential to Medium Density Residential (Res. 09-06). 3. In 2009 the zoning designation was changed to Residential Medium Density (RM) (Ord. No. 5248). 4. An Alternate Residential Development permit (ARD 10-02) was approved on January 21, 2011for a 125 unit townhome development. Since approval of the ARD permit our zoning code has been amended to eliminate ARD permits and incorporate Townhome/Rowhouse standard in our Residential Development standards. 5. February 22, 2011City Council approved a Preliminary Plat (PP 10-03) for a 125 lot subdivision. 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. The proposed density for the 10.14 acre project area is 11.14 units per acre. The RM zoning district for “Rowhouse/Townhouse” requires a minimum lot size of 1,800 square feet. The smallest lot is proposed to be 2,520 square feet, the largest lot 4,037 square feet and the average lot size is proposed to be 3,056 square feet. STAFF COMMENT: The Plat Alteration as proposed meets the density and lot size of the Residential Development Standards contained in KMC 18.12.010(A.2). The proposed Plat Alteration does not comply with all of the current setback standards in the Residential ---PAGE BREAK--- EXHIBIT A-1 Page 5 of 8 Medium Density (RM) Development Standards. Footnote of the table of Residential Site Development Standards (KMC 18.12.010A.2) allows up to 10% deviations, which covers some, but not all of the deviations requested. The applicant has requested a 20-foot setback from back of sidewalk to the garage. The City’s development standards require a 25-foot setback, however it is staff’s opinion that 20 feet allows enough room to park a car in front of the garages without blocking the sidewalk. The applicant has also requested a 9- foot rear yard setback for lots 1-45 in phases 2 & 3. Those lots are all internal to the development and no lots on adjacent properties will be affected by the 9-foot rear yard setback deviation. Traffic: At the time the original plat (PP 10-03) was approved the City’s traffic engineer had determined this project meets Concurrency for Transportation. The current Plat Alteration proposes the number of lots & units be reduced from 125 to 113 lots which will also decrease the number of vehicle trips generated. The site is accessed from W. Hood Avenue which connects to N. Edison Street and N. Jefferson Street. Traffic mitigation fees for this project are reduced from $19,707.00 to $18,720.00 due to the reduced number of lots/dwelling units. Storm Water: The City stormwater standard for residential subdivisions is to be designed to retain and dispose of a 25-year, 24 hour event and designed per City Standard Specifications 5-9.02. 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 and dedication of right of way will be required on W. Hood Avenue for the area the development abuts W. Hood Avenue. An 8-inch waterline is available from the W. Entiat Place, and an 8-inch sanitary sewer line is also available from W. Entiat Place. Both water and sewer are required to be extended to serve the plat area. Parks: Based on the City’s “Park Fee Determination Process” form, which uses land value and density of living units for the calculation, it was determined that for the original approved 125 lot preliminary plat the applicant was required to pay $90,626.50 to mitigate impacts on park zone 5E (Horse Heaven)(KMC 17.100.010). Because the Plat Alteration proposes to reduce the number of lots/dwelling units to 113, park fees have been recalculated and reduced to $75,960.84. Park fees will be collected as the project builds out based on a percent of units in the phase of work that a final plat is applied for. ---PAGE BREAK--- EXHIBIT A-1 Page 6 of 8 Common Area Maintenance: The applicant is proposing that a Homeowners Association be formed for the development and be responsible for maintenance of common areas. One of the Conditions of Approval requires a written agreement to the satisfaction of the City Attorney which will allow the City to make arrangements for maintenance of the common areas should the Homeowner’s Association fail or refuses to maintain those areas. Schools: Per a memo from Doug Carl dated December 20, 2012 representing the Kennewick School District (see Exhibit A-8), the schools that will serve the subdivision are Vista Elementary School, Highlands Middle School and Kamiakin High School. Vista Elementary School, and Highlands Middle School are in a “Bussing Zone”, and Kamiakin High School is in a “Walking Zone”. There are currently sidewalks on south side of W. Hood Avenue which connect to N. Edison Street sidewalks and Kamiakin High School. New City Standard sidewalks will be required in the proposed Highland Townhome plat alteration subdivision. Surrounding Property: Property surrounding the subject site has a variety of zoning and uses. Immediately to the east is property zoned Commercial Community (CC) and is occupied by mini-storage. To the south - southeast is a mix of Residential Low Density (RL), Residential Medium Density (RM) and Commercial General (CG) zoned property. To the south is Commercial Community (CC) zoned property, and to the west and north is Residential Low Density (RL) zoned property. It is staff’s opinion that the proposed Plat Alteration will be compatible with the surrounding land uses. 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 Rowhouse/Townhouse development is a permitted use within Residential Medium Density (RM) zoning and Medium Density Residential land use. 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 area.” ---PAGE BREAK--- EXHIBIT A-1 Page 7 of 8 Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use and with the exception of deviations requested in the PDP application it is consistent with the 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 11.14 dwelling 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 at W. Entiat 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 proposed project provides affordable single-family ownership Townhouse style dwelling units that are low maintenance, and an option to larger lot single-family dwellings. HOUSING POLICY 4: “Allow residential developments such as condominiums, zero lot lines, accessory apartments and other innovative housing techniques” Staff Comment: The proposed plat alteration provides zero lot line housing. The City of Kennewick hereby RECOMMENDS that the Planned Development Permit 12-03 be approved and Plat Alteration 12-01 be APPROVED with the following conditions: 1. With the exception of deviations allowed in the Planned Development Permit, comply with City of Kennewick regulatory controls, policies and codes, including the Multi-family Residential Design Standards. 2. All fees required by the City shall be paid prior to the approval of the final plat. 3. Development shall be in conformance with the plat drawing dated October 9, 2012, (Exhibit A-6). 4. Dedicate right of way as required (approx. 5-feet) to provide 18-foot half street improvements south of center line of at W. Hood Avenue. 5. Provide one-foot no access easement(s) on W. Hood Avenue for lots 1, 30, 31, and 75. 6. Prior to signing the final plat mylar for phase 2, the existing house must be demolished. 7. Comply with the Public Works memorandum dated November 16, 2012 (Exhibit A-8). 8. Comply with Traffic Engineer memorandum dated December 10, 2012 (Exhibit A-8). 9. Comply with Benton PUD e-mail comments dated October 31, 2012 (Exhibit A-8). ---PAGE BREAK--- EXHIBIT A-1 Page 8 of 8 10. Comply with Kennewick Irrigation District letter dated November 13, 2012 (Exhibit A-8). 11. Comply with Fire Department comments dated December 19, 2012 (Exhibit A-8). 12. All private access roads to be built to city standard construction with curb and gutter, width can be reduced per Plat Alteration Drawing. 13. Provide address monuments at entry to private access roads and “No Parking” signs on private roads that provide access to homes. 14. A landscape/fencing plan must be submitted for approval of all common areas, open spaces and rights of way, 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. 15. 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 spaces, private roads, access driveways, and landscape areas should the Homeowner’s Association fail or refuse to maintain these areas. The arrangement must be recorded prior to the first building permit being issued. 16. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 17. For Traffic Mitigation fees contribute $18,720.00 toward the cost of signal modifications at Clearwater & Edison, street widening at Edison, and signal modification at Canal & Edison. 18. In lieu of dedication of park land and based on the “Park Fee Determination Process” calculation, pay park fees in the amount of $75,960.84 for impacts to Park Planning Zone 2W (Scott). 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 1 ---PAGE BREAK--- EXHIBIT A-4 Page 1 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 2 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 3 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 4 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 5 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 6 of 7 ---PAGE BREAK--- EXHIBIT A-4 Page 7 of 7 ---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 15:26 10/26/2012 Vicinity Map EXHIBIT A-5 Page 1 of 1 Project Site PVA 12-01/PDP 12-03 ---PAGE BREAK--- EXHIBIT A-6 Page 1 of 1 ---PAGE BREAK--- EXHIBIT A-7 Page 1 of 2 ---PAGE BREAK--- EXHIBIT A-7 Page 2 of 2 ---PAGE BREAK--- Page 1 of 2 Municipal Services Department 1010 E. Chemical Drive PO Box 6108 Kennewick, WA 99336-0108 (509) 585-4481 Fax (509) 585-4451 [EMAIL REDACTED] To: Wes Romine, Development Services Manager From: Fernando Garcia, Utility Coordinator Date: November 16, 2012 Re: Public Works Consolidated Comments Project: PVA 12-01 PLN-2012-03398/PDP 12-03 PLN-2012-03399 1. 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 City of Kennewick Standard Specifications 6-.02 and Specifications 7-10. Combine Signing, Striping, and Illumination Plans onto the same drawing with other elements left off. 2. Existing 8-Waterline is available from W Entiat Place; Developer will be required to extend the waterline into the proposed development to provide water services to the lots. 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 KMC 14.10.010. 4. When a property is developed that has an existing water service or mainline stubbed and development will not utilize the existing service or stub, the developer contractor shall expose the water main and remove the abandoned corporation stop and install a plug, or remove the abandoned valve and install a blind flange. Per City of Kennewick Specifications 4-3.01. 5. Existing 8-inch sewer main line is available from W Entiat Place; developer will be required to extend the sewer main into the proposed development to provide sewer services to the lots. MEMORANDUM Engineering Division of Public Works EXHIBIT A-8 Page 1 of 12 ---PAGE BREAK--- Page 2 of 2 Municipal Services Department 1010 E. Chemical Drive PO Box 6108 Kennewick, WA 99336-0108 (509) 585-4481 Fax (509) 585-4451 [EMAIL REDACTED] 6. Proposed development adjacent to W Hood Avenue; construct curb, gutter and sidewalk per City of Kennewick detail 2-1 sheet 2 of 4 and install streetlights, extend existing asphalt to gutter to provide 18-ft half of street south of center line to face of curb. 7. Provide construction of public road, sidewalks, streetlights, storm drainage and designate sidewalk and utility Easements all in conformance with current City of Kennewick Standard Drawing 2-1 Sheet 2. 8. Storm Drainage design shall be designed and costructed per City of Kennewick Standard Specifications 5-9.02. 9. Include the existing utilities installed with the first phase (water, sewer, power) on map per KMC 17.13.050 10. A Plat bond for all uncompleted construction and a 5 percent maintenance bond for all construction costs are required prior to the City Engineer signing the Final Plat. 11. 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. 12. A separate permit is required from Public Works Department, prior to construction, for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.) One full size set and a PDF File of construction plans for the extension of utilities or for work within the city right-of-way shall be submitted to the Public Works Department for review. Typically, up to 20 working days plan review time is required. No permit fees or utility fees will be quoted prior to plan approval by the City Engineer. All construction must conform to the latest revision of the City of Kennewick Standard Specifications. For additional information on City Standards, please see the Municipal Services website at: http://www.ci.kennewick.wa.us/municipal_services/home.asp 13. Note: Engineering will not accept civil drawing for preliminary review, until the Preliminary Plat has been approved by Hearing Examiner. EXHIBIT A-8 Page 2 of 12 ---PAGE BREAK--- To: Wes Romine, Development Services Manager From: John Deskins, Traffic Engineer Date: December 10, 2012 Re: Traffic Mitigation Fees - REVISED Project: PP 10-03: Highland Townhomes, 114 residential lots near Edison St. Mitigation Fees 1. The developer shall contribute a total of $18,720 for the cost of Signal Modifications and roadway widening in the vicinity of the project, as detailed on the second page, to mitigate traffic impacts. 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. 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 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 AVERAGE WEEKDAY TRIP GENERATION (vpd) Low-rise Residential Condo/Townhouse (Land Use 230) 114 units 721 Average Weekday Trip Rate determined from the 8th Edition of the Institute of Transportation Engineers Trip Generation Manual. Mitigation Cost Calculations: MEMORANDUM Traffic Engineering Division EXHIBIT A-8 Page 3 of 12 ---PAGE BREAK--- PP 10-03 Page 2 of 2 Specific Mitigation Project(s) Mitigation Cost Estimate Main Street ADT Minor Street ADT Project Trips Percent of Trips using Mitigation Project Trips using Mitigation Percent Respons- ible Cost Clearwater & Edison Signal Modification $ 311,000 23,750 11,800 721 30% 216 0.6% $ 1,892 Edison Widening $ 1,106,000 14,715 NA 721 30% 216 1.5% $ 16,257 Canal & Edison Signal Modification $ 72,000 19,160 12,680 721 35% 252 0.8% $ 571 Total Costs 1,489,000 $ 18,720 $ Project Calculation Method: Formula: Project Trip Generation multiplied by the percent of trips using the intersection divided by sum of Main Street and Minor Street Average Daily Traffic (ADT) an then multiplied by the cost of the mitigation measure equals the project incremental traffic mitigation fee. EXHIBIT A-8 Page 4 of 12 ---PAGE BREAK--- To: Wes Romine, Development Services From: Joe Terpenning, Kennewick Fire Department Date: December 19, 2013 Re: Highland Townhome Plat The proposed development will need to install fire hydrants at intersections and average 500 foot spacing on streets. Minimum water flow for the hydrants shall be 1,000 gpm at 30 psi. EXHIBIT A-8 Page 5 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 6 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 7 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 8 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 9 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 10 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 11 of 12 ---PAGE BREAK--- EXHIBIT A-8 Page 12 of 12 ---PAGE BREAK--- EXHIBIT A-9 Page 1 of 1 ---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 ---PAGE BREAK--- K January 21,2011 Tom Longley T&E Development LLC P.O. Box 10 Plymouth, WA 99346 Re: ARD l0-02lPLN-2010-04865 Highland Townhomes Address: 5515 W. Hood Avenue APPROVED this 21st day of January 2011 Congratulations on gaining site plan approval to construct a new 125 unit townhouse Alternate Residential Development. For your information and use during the construction process of this project we are providing you with conditions of approval that will need to be completed prior to the City issuing a building permit and/or a certificate of occupancy KMC 18.42.110. All other plans, submittal items and permit applications needed by the City of Kennewick for your proposal are to reference the land use permit number PLN- 2010-04865 and project name ARD 10-02. All permits can be viewed using City of Kennewick On-Line Services and clicking on Permits and then Permits lnquiry. When the City issues your building permit all conditions of this permit will be verified during the final inspection. Please be aware that a building permit must be applied for within one year of the date of this approval. A new site plan permit may be required if an application has not been made during that time. The Building Official requires three sets of construction drawings. One of these is for the Fire Marshal. Up to thirty (30) working days may be needed for review prior to receiving a building permit. For your information Temporary Certificates of Occupancy will not be issued if there are outstanding life-safety items to be completed. Temporary Certificates of Occupancy are subject to a security guarantee in the amount of 125 percent of the value of the outstanding work. Acceptable forms of security guarantees include cashier's checks. escrow accounts. an irrevocable letter of credit. or a performance bond. ARD #10-02 210 6'n Avenue . P.O. Box 6108 r Kennewick, WA 99336-0108 (509) 585-4200 r Fax (509) 585-4445 EXHIBIT A-12 Page 1 of 12 ---PAGE BREAK--- Pursuant to KMC 4.12.100, any party aggrieved by this decision may submit an appeal in writing to the Hearings Examiner within 10 days of the date of this decision. lf you have any questions concerning this site plan approval, please contact Wes Romine at [PHONE REDACTED] or wes. romine@ci. kennewick.wa. us Attached: Finding of Fact Conditions Site Plan (Exhibit A) Building Elevations (Exhibit B) Ryan Liddicoat, Worely Surveying Service lnc, 121 S. Ely Street, Kennewick, WA 99336 ARD 10-02 File Development Services Manager - 2 ARD #10-02 EXHIBIT A-12 Page 2 of 12 ---PAGE BREAK--- FINDINGS OF FACT ARD 1 0-02/PLN-201 0-04865 Staff has reviewed the site plan application, and subject to the conditions of approval, make the following findings: 1. The applicant for this site plan is Tom Longley, T&E Development LLC, P.O. Box 100, Plymouth, WA 99346. 2. ARD #10-02 is an Alternate Residential Development application to construct 125 Townhouse style dwelling units. 3. The subject site is located at 5515 W. Hood Avenue, west of N. Edison Street. 4. This application is accompanied by a Preliminary Plat application (PP 10-03) to create separate lots for each dwelling unit. 5. The property is zoned Residential Medium Density, District (RM) 6. Comprehensive plan land use designation is Medium Density Residential. 7. GoncurrencvRequirements Water and Sewer concurrency has been determined by the City's Utility Service Manager. Water and sewer demands of development have been calculated by using the demand tables contained in the City's Water and Sewer System Plans. Transportation Facility concurrency has been determined by the City's Traffic Engineer. Traffic demand and trip generation are calculated by the generation rates contained in the latest edition of the lnstitute of Traffic Engineers (lTE) Trip Generation Manual at the highest possible use of the property. 8. The application for ARD 10-02 was submitted to the City of Kennewick on November 24,2010 and declared complete for processing. The site plan was routed for review to the Public Works Department, Fire Department, the Building Safety Manager, KlDiClD, Charter Communications, Verizon, Cascade Natural Gas, Benton Clean Air Authority, Parks Director, Benton PUD, Community Planning Director, City Manager, Kennewick Police Dept., WSDOT, BF Transit, and Director of Economic Development. - 3 ARD #10-02 EXHIBIT A-12 Page 3 of 12 ---PAGE BREAK--- 9. A comment letter was issued on December 23,2010 and revisions were received on January 7,2011 so that application processing could continue. 10. Environmental Determínation #10-64 was assigned to this project. A Mitigated Determination of Non-Significance was issued on January 21,2011. CONDITIONS PRIOR TO BUILDING PERMIT ARDl 0-02lPLN-201 0-04865 1. Prior to issuance of a building permit submit a landscape plan for approval for any commonly maintained landscape areas. 2. Development shall comply with the City of Kennewick Multi-Family Residential Design Standards". 3. All exterior lighting must meet the requirements of KMC 18.39. Prior to issuance of a building permit submit a lighting plan with location of exterior lighting and catalogue cut sheets for all proposed light fixtures. 4. Submit payment of Traffic Mitigation fees in the amount of $19,707.00. Traffic Mitigation fees can be paid at each phase of final platting and a percentage of lots being developed. 5. Submit payment of Park Mitigation fees in the amount of $90,626.50. Park Mitigation fees can be paid at each phase of final platting and a percentage of lots being developed. 6. Prior to issuance of a building permit, return property posting sign #9003. 7. The style and appearance of the units shall be in substantial conformance with the elevation submitted. (see exhibit B) 8. At the time of construction, all units with common wall construction must be built concurrently and be under the same ownership at the time of initial construction. Upon platting, common walls must follow property lines and have no openings. 9. The Alternate Residential Development permit approval letter is required to be recorded with Benton County per KMC 18.42.130 prior to receiving a building permit. 10. Comply with the Public Works memorandum dated December 16,2010. 11. Comply with the Traffic Engineer memorandum dated December 21,2010 - 4 ARD #10-02 EXHIBIT A-12 Page 4 of 12 ---PAGE BREAK--- CONDITIONS PRIOR TO CERTIFICATE OF OCCUPANCY ARD 1 0-02IPLN-201 0-04865 1. A lighting inspection must be completed and approved by Development Services for compliance with KMC 18.39. Lighting must be installed per the approved plan using the approved fixtures. Any proposed changes must be reviewed and approved by Development Services prior to installation. 2. A landscape inspection must be completed and approved by Development Services. Landscaping shall be planted per the approved landscape plan. Any changes made to the approved landscape plan must be reviewed and approved by Development Services prior to installation. 3. An appropriate monument design shall be submitted for approval with the landscaping plans and installed at the final phase. 4. Residential street landscaping shall comply with the City of Kennewick " Multi-Family Residential Design Standards". - 5 ARD #10-02 EXHIBIT A-12 Page 5 of 12 ---PAGE BREAK--- GENERAL CONDITIONS ARD 1 0-02IPLN-201 0-04865 1. All parking and access must be improved with asphalt, BST or comparable to provide a durable and dustless surface. Barriers, curbs or tire stops must be installed if a parking area abuts a structure, adjacent property or public right-of-way (1 8.36.100(1 and (18.36.1 00(3)). 2. A building permit must be applied for within one year of the date of this approval. This site plan may be void and a new application required if a building permit application has not been made during that time. 3. lt is the applicant's responsibility to contact all applicable agencies for their regulations and requirements prior to construction. 4. A separate permit is required from the Public Works Department prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, storm drainage, street light, fire hydrants, etc.). lnstall a sidewalk along the frontage of the property. 5. An NPDES Construction Stormwater General Permit is required from the Washington State Department of Ecology if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. lt is the applicant's responsibility to obtain required stormwater permits from the Department of Ecology. For questions, contact Ray Latham at the Washington State Department of Ecology, (509) 575-2807. 6. Prior to scheduling the associated Preliminary Plat for a Public Hearing a recorded copy of the ARD approval letter must be submitted to the City of Kennewick planning department. 7. Prior to final plat approval of the associated Preliminary Plat a maintenance agreement must be submitted to the City of Kennewick for approval and the maintenance agreement recorded with Benton County. No Certificate of Occupancy will be issued until ALL conditions are met. - 6 ARD #10-02 EXHIBIT A-12 Page 6 of 12 ---PAGE BREAK--- MEMORANDUM K Englneerlng of Publlc Works To: Wes Romine, Development Services Manager From: Fernando Garcia, Utility Coordinator Date: December 16,2010 Re: Public Works Consolidated Comments Project: Pre-PlatNo. 10-03 PLN-2010-0486414RD 10-02 PLN-2010-04865 1. Existing 8-Waterline is available from W Hood Avenue; developer will be required to extend the waterline into the proposed development to provide water services to the lots. 2. Existing 8-inch sewer main line is available from W Hood Avenue at the northeast property corner; developer will be required to extend the sewer main into the proposed development to provide sewer services to the lots. 3. Relocate existing fire hydrant outside the proposed Grant Street at the Developer expense per city of Kennewick Standard Specification 4-3.01. 4. lf the existing water meter seryice serving the existing home is not utilized, expose the water main and remove Corporation Stop and install a pipe plug per City of Kennewick Standard Specification 4-3.01 . 5. Proposed development adjacent to W hood Avenue; construct curb, gutter and sidewalk per City of Kennewick detail 2-1 sheet 2 of 4 and install streetlights, extend existing asphalt to gutter to provide 18-ft half of street south of center line to face of curb. 6. Construct curb, gutter, sidewalk and utilities in the Plat per City of Kennewick Standards detail 2-1 Sheet 2 of 4. 7. Storm Drainage design to be per City of Kennewick Standard Specifications 5- 9.O2, catch basin and drywell on lttAvenue must be located at the northeast corner to pick up the flow from 1tt Avenue west of the intersection. Municipal Services Department 1010 E. Ghemical Drive o PO Box 6108 o Kennewlck, WA 99336-010g (509) 585-4481 o Fax (509) 585-4451 o [EMAIL REDACTED] EXHIBIT A-12 Page 7 of 12 ---PAGE BREAK--- 8. 9. lnclude the existing utilities (water, sewer, power) on map per KMC 17.13.050 A Plat bond for all uncompleted construction and a 5 percent maintenance bond for all construction costs are required prior to the City Engineer signing the Final Plat. Construction 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. A separate permit is required from Public Works Department, prior to construction, for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.) Two full size sets of construction plans for the extension of utilities or for work within the city right-of- way shall be submitted to the Public Works Department for review. Typically, up to 20 working days plan review time is required. No permit fees or utility fees will be quoted prior to plan approval by the City Engineer. All construction must conform to the latest revision of the City of Kennewick Standard Specifications. For additional information on City Standards, please see the Municipal Services website at: Note: Engineering will not accept civil drawing for preliminary review, untilthe Preliminary Plat has been approved by City Council. Municlpal Services Department 1010 E. Chemical Drive o PO Box 6108 . Kennewick, WA 99336-0108 (509) 585-4481 a Fax (509) 585-4451 o [EMAIL REDACTED] 10. 11. 12. EXHIBIT A-12 Page 8 of 12 ---PAGE BREAK--- K MEMORANDUM Traffic Engineering Division To: Wes Romine, Development Services Manager From: John Deskins, Traffic Engineer Date: December 21,2010 Re: Traffic Engineer's Comments Project: PP 10-03: Highland Townhomes,121 residential lots near Edison St. Gonditions 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. The project lots are so small that it is important that the drawings show proposed sidewalks, driveways and transitions, and pedestrian ramps. Driveways will not be permitted within curb return radii on corners. The pedestrian ramps will be very challenging as a result of the varying street widths. 2. Pedestrian easements one block from Deschutes Avenue between Streets A, B, and Grant Street serve no purpose and should not be located in this manner. 3. Right-of-way is shown at 40 feet properly on the plat, but the ARD drawing appears to show streets at 40 feet as well when the curb lines should be 36 feet. The drawing should show easements as well. 4. The developer shall contribute a total of $19,707 for the cost of Signal Modifications and roadway widening in the vicinity of the project, as detailed on the second page, to mitigate traffic impacts. 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 Ad mi n istrative Office. lf 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 Traffic lmpact Study to evaluate appropriate impacts and mitigations. No work should start on such a study until consulting with the City of Kennewick Traffic Engineer. EXHIBIT A-12 Page 9 of 12 ---PAGE BREAK--- PP 10-03 Page 2 of 2 TRAFFIG MITIGATION FEE CALCULATIONS Proiect Trip Generation: Mitiqation Cost Galculations: Proiect Galculation Method: Formula: Project Trip Generation multiplied by the percent of trips using the intersection divided by sum of Main Street and Minor Street Average Daily Traffic (ADT) an then multiplied by the cost of the mitigation measure equals the project incremental traffic mitigation fee. TYPE OF PROJECT PROJECT SIZE AVERAGE WEEKDAY TRIP GENERATION (vpd) Low-rise Residential Condoffownhouse (Land Use 230) 121 units 759 determ¡ned the lnstitute of Transportation Enqineers Trip Generation Manual Specific Mitigation Project(s) Mitigation Cost Estimate Main Street ADT Minor Street ADT Project Trips Percent of Trips using Mitigation Project Trips using Mitigation Percent Respons ible Gost Clean¡vater & Edison Siqnal Modification $ 311,000 23,750 11,800 759 30% 228 0.60/o $ 1,992 Edison Widening $ 1,106,000 14,715 NA 759 30% 228 15% $ 17,114 Canal & Edison Signal Vodification $ 72,ooo 1 9,1 60 12,680 759 3s% 266 O 8o/o b 601 Total Gosts $ 1,489,000 $ 19,707 EXHIBIT A-12 Page 10 of 12 ---PAGE BREAK--- ! ARO S/IE HIGHAND TOWNHOMES PAhtßN\€c tJ.1 9N F 29E Vil AENþN CfuNft, WÆHßAIAN NOIES ReFtuets ilt srMd æPERù O cftrÈNlM 0¡ (¿ts souE lNr o¡ ø- D MR yatu s/s ø NII coi&k at taat Pus. ñ A ùstdca ar Æ O- ñw ffiNa tr prcæØ s tt ffit PUSE 3f A dtÆE 6 MúrLtt @r il.i lNr a, Ptuposú F@t PrsÊ ü A otieÉ 6 MMtut[Lt alt I t 10 ,RL tL¿ 4rtN s¡atr tft I Rústu. ot/a//20 1 EXHIBIT A-12 Page 11 of 12 ---PAGE BREAK--- EXHIBIT B Front Elev ation .Jr r¡ ; _t -f-I _t fr - Rear Elevatinn Tor¡r¡hsme E levations example EXHIBIT A-12 Page 12 of 12