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EXHIBIT 1 Page 1 of 5 Staff Report Date: March 2, 2016 Public Hearing Date and Location: March 14, 2016, Kennewick City Hall Report Prepared By: Steve Donovan, Planner Report Reviewed By: Gregory McCormick, AICP, Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 15-07 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat proposed to subdivide 4.49 acres into 43 lots. Proposal Location: 302 E 10th Avenue, Parcel No. 1-0780-2000-004-000 Legal Description: The West half of the Northwest quarter of the Northeast quarter of the Northwest quarter of Section 7 Township 8 North, Range 30 East of W.M., Benton County Washington, except the West 20 feet and except the South 20 feet thereof for road and also except that portion deeded to the City of Kennewick by instrument recorded on September 4, 1970 under Auditor’s File No. 614494. Property Owner(s): JMS Construction, Inc. P.O. Box 7251 Kennewick, WA 99336 Applicant: JMS Construction, Inc. P.O. Box 7251 Kennewick, WA 99336 Engineer: HDJ Design, PLLC 6115 Burden Boulevard, Suite E Pasco, WA 99301 Surveyor: HDJ Design, PLLC 6115 Burden Boulevard, Suite E Pasco, WA 99301 COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 15-07/PLN-2015-04017 ---PAGE BREAK--- EXHIBIT 1 Page 2 of 5 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 October 7, 2015 Application Submittal December 21, 2015 Determination of Completeness Issued December 30, 2015 Notice of Application Mailed January 4, 2016 Property Posting Sign February 9, 2016 City Department Review Meeting January 27, 2016 SEPA Threshold Determination Issued February 9, 2016 Date of Published Notice of Public Hearing February 27, 2016 Date of Mailed Notice of Public Hearing February 25, 2016 SEPA Appeal Period Ends February 23, 2016 Public Hearing Date March 14, 2016 Exhibits: 1. Staff Report 2. Application 3. Notice of Public Hearing, 300-ft. mailing list and mailing affidavit 4. Vicinity Map 5. Preliminary Plat 6. SEPA Determination 7. Building Department Memorandum, dated 1/05/16 8. Fire Department Memorandum, dated 1/07/16 9. Benton Clean Air Agency Letter, dated 1/08/16 11. Letter from Ken Klander, Benton PUD, Distribution Design Technician, dated 1/11/16 12. Letter from the State of Washington Department of Ecology, Gwen Clear, Environmental Review Coordinator, dated 1/14/16 13. Traffic Engineering Division Memorandum, dated 1/15/16 14. Letter from the Bonneville Power Administration, Joseph E. Cottrell II, Field Realty Specialist, dated 1/19/16 15. Engineering Division of Municipal Services Memorandum, dated 1/21/16 16. Plat map showing City of Kennewick GIS Department comments. 17. Memorandum from the Columbia Irrigation District. 18. Email from Greg Duffy, City of Kennewick Facilities & Grounds Supervisor, dated 2/04/16 ---PAGE BREAK--- EXHIBIT 1 Page 3 of 5 19. Letter from Doug Carl, Kennewick School District Capital Projects Director, dated 2/11/16 Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 15-07) is a request for the subdivision of 4.49 acres into 43 lots. The lots range in size from 2,604 square feet to 5,600 square feet. The project is generally located at 302 E 10th Avenue. Access to the site is via S Cedar Street and E 13th Avenue. The site has a Comprehensive Plan Land-Use Designation of Medium Density Residential and is zoned Residential Medium Density (RM). 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. Additionally, the City of Kennewick’s Single-Family Residential Design Standards apply to this project. Property History: The subject property was annexed into the City in November 1949 (Ordinance 0568) and June 1957 (Ordinance 0947). The property has an existing residence and several outbuildings on it. Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Medium Density (RM) zoning district has a minimum lot size requirement of 1,800 square feet for Row and Townhomes. The maximum density for the zoning district is 13 units per acre. The average lot size of the development is 3,188 square feet with the smallest lot proposed being 2,604 square feet and the largest lot proposed is 5,600 square feet. Staff Comment: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). Traffic: The development will be subject to the conditions provided in Exhibit 13. Storm Water: 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 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, see Exhibit 15. Streets & Utilities: The following is only a portion of the comments and conditions provided in Exhibit 15: The developer will be required to provide construction of public roads, sidewalks, streetlights, storm drainage and designate sidewalk and utility easements all in conformance with current City of Kennewick Standard Drawing 2-1 Sheet 1 and 2. Widen sidewalk an additional 18-inches when adjoining a fence per City of Kennewick detail 2-10 sheet 1 of 8. Water main and sanitary sewer line extensions to serve the proposed subdivision are required at the developer’s expense. ---PAGE BREAK--- EXHIBIT 1 Page 4 of 5 Comprehensive water and sewer plans needs to be approved by the City for the entire plat prior to approval of Phase 1 construction plans. The comprehensive plan can be submitted with the preliminary civil plan review. Parks: Park fees in the amount of $7,981.52 are required in lieu of dedication of park land. Per the Mitigated Determination of Non-significance (ED 15-68), park fees in the amount of $7,981.52 are required to be paid to mitigate impacts to park zone 3E Civic. 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: The boundary schools for the proposed development are Washington Elementary (Walking Zone), Park Middle School (Walking Zone) and Kennewick High School (Walking Zone). Surrounding Property: The surrounding properties consist of urban single family residential lots and manufactured home parks. The land use designations for the surrounding properties are High Density residential and Medium Density Residential. The property to the south is in the Urban Growth Area and under the jurisdiction of Benton County. Staff Comment: It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties due to the single family residences and density’s that are adjacent to the proposal. Provisions for Public Health, Safety, and Welfare: The proposed development will be constructed to City of Kennewick Residential Design Standards and the applicable requirement of the Kennewick Municipal Code. 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: Townhomes are a permitted use in the Residential Medium Density (RM) zoning district. The subject property can be served by City utilities and services. 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 complies with development standards for Residential Medium Density (RM) zoning district. Developments with similar densities are to the north, south and east of the site. 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.” ---PAGE BREAK--- EXHIBIT 1 Page 5 of 5 Staff Comment: The RM zone has a maximum density of 13 units per acre. The proposed development will create 43 lots for townhomes. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer utilities are available in E 10th Avenue. RESIDENTIAL POLICY 3: “Incorporate residential design standards into new residential developments.” Staff Comment: The proposed preliminary plat and future homes are subject to the Residential Design Standards. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: As proposed, the Preliminary Plat is providing the required improvements, infrastructure and open space. 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, there are no critical areas on the site. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 15-07 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. Address the proposed lots as labeled by the City of Kennewick GIS Department. (Exhibit 16) 4. Comply with the Building Department Memorandum, dated January 5, 2016. (Exhibit 7) 5. Comply with the Fire Department Memorandum, dated January 7, 2016. (Exhibit 8) 6. Comply with the Traffic Engineering Division Memorandum, dated January 15, 2016. (Exhibit 13) 7. Comply with the Engineering Division of Municipal Services Memorandum, dated January 21, 2016. (Exhibit 15) 8. Provide dust control method(s) such as hydro seeding for all areas of the site that are disturbed. 9. In lieu of dedication of park land park fees are required in the amount of $7,981.52 for impacts to Park Planning Zone 3E-Civic. Park fees will be collected prior to signing the final plat mylar. 10. The Preliminary Plat (PP 15-07) 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: Steve Donovan, Planner [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- City Of Kennewick Preliminary Plat Application Date: Name Or Number Of Plat: General Location: Parent Parcel Numbers: Applicant Name: Address: City, State, Zip: Phone Number: E-mail: Owner's Name: Address: City, State, Zip: Surveyor's Name: Address: City, State, Zip: Engineer's Name: Address: City, State, Zip: Area Of Plat: Zoning: #/Lots: Min. Lot Size: Average Lot Size: Proposed Land Use: Plat Will Be Served By: (Check Those Which Apply) Telephone Co: Verizon____ Other Water System: Well Private City Sewer System: Septic City Natural Gas: Yes Cable Tv: Yes No Irrigation District: Power: PUD Department only PP / Fee 12/15/15 Cedar Village 302 East 10th Avenue, adjacent to S. Cedar Street 107802000004000 JMS Construction, Inc. PO BOX 7251 Kennewick, WA 99336 [PHONE REDACTED] [EMAIL REDACTED] JMS Construction, Inc. PO BOX 7251 Kennewick, WA 99336 HDJ Design Group, PLLC 6115 Burden Blvd., Ste E Pasco, WA 99301 HDJ Design Group, PLLC 6115 Burden Blvd., Ste E Pasco, WA 99301 4.49 Ac RM 43 2,604 SF 3,188 SF Townhome Residential Housing Columbia Irrigation District BPUD 15 07 2015 04017 2,250 Exhibit 2 ---PAGE BREAK--- Exhibit 2 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- Exhibit 3 ---PAGE BREAK--- 200 ft 1 : 2304 1in : 192ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\SDonovan 15:30 2/25/2016 Page 1 of 1 Print Preview 2/25/2016 http://cokgisweb02/gisdataviewer/commands/printadvanced/print_preview_landscape.asp PP 15-07 SITE Exhibit 4 ---PAGE BREAK--- 6115 Burden Blvd, Suite E Pasco, WA 99301-8930 509/547-5119 306/695-3488 509/547-5129 fax DESIGNED: DRAWN BY: CHECKED: SCALE: Internet: H: V: SHEET PRELIMINARY PLAT FOR: CEDAR VILLAGE A SUBDIVISION LOCAED IN KENNEWICK, WA KWB BMW KWB 1" = 40' N/A Dec 2015 4195-00 1 2 Scale 1" = 40' 0 20 40 80 VICINITY MAP NOT TO SCALE Located In NW 1/4 of Section 7, Township 8 N, Range 30 E, W.M. PRELIMINARY PLAT THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 8 NORTH, RANGE 30 EAST, W.M., BENTON COUNTY WASHINGTON, EXCEPT THE WEST 20 FEET AND EXCEPT THE SOUTH 20 FEET THEREOF FOR ROAD AND ALSO EXCEPT THAT PORTION DEEDED TO THE CITY OF KENNEWICK BY INSTRUMENT RECORDED ON SEPTEMBER 4, 1970 UNDER AUDITOR'S FILE NO. 614494. LEGAL DESCRIPTION: TAX LOT # 107802000004000 PARENT PARCEL: Total Site Area (Gross): Road Right of Way Dedication: Common Area Tract: Total Net Lot Area: Lot Count: Average Lot Area: Largest Lot Area: Smallest Lot Area: 4.49 Acres 0.62 Acres 0.73 Acres 3.14 Acres 43 Lots 3,188 SF 5,600 SF 2,604 SF LAND USE TABLE Zoning Classifications: RM - Residential Medium Density Easement Note: All lots shall have an 18' sidewalk, Irrigation, and Utility Easement along Right-of-Way frontage. Lots with Back Yards abutting 10th Avenue and S. Date Street shall have a 10' Utility Easement. Irrigation: This property is located within the boundaries of the Columbia Irrigation District and is entitled to irrigation water under the existing operating rules of the district. Owner/Developer: JMS Construction, Inc. P.O. Box 7251 Kennewick, WA 99336 Phone: (509) 948-7368 Engineer: HDJ Design Group P.L.L.C. Attn: Kevin Barney, PE 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119 Surveyor: HDJ Design Group P.L.L.C. Attn: Paul Tomkins, PLS 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119 PROJECT SITE W 10TH AVE W KENNEWICK AVE 395 N WASHINGTON ST 240 RM-zoning Area Density: Number of 3-BR Homes: Number of 2-BR Homes: Total Number of Bedrooms Number of 1st Bedrooms (x 300 SF): Number of Add'l Bedrooms (x 200 SF): Required Open Space Area: 9.58 Units/Ac 19 Units 24 Units 105 43 62 25,300 SF TOWNHOUSE OPEN SPACE CALCULATIONS Open Space Note: Open space(s) shall be provided as part of residential parcels, exclusive of front yard setbacks and required parking per KMC Chapter 18.12 and shall be maintained by the homeowner's association. Fencing restrictions to maintain open spaces shall be established by the Covenants, Conditions & Restrictions. 397 BNSF RAILROAD BNSF RAILROAD BNSF RAILROAD W CANAL DR E COLUMBIA DR N YELM ST N WASHINGTON ST W 4TH AVE E 10TH AVE N GUM ST S GUM ST E CHEMICAL DR FAIRWAY ST S OAK ST Exhibit 5 ---PAGE BREAK--- CITY OF KENNEWICK MITIGATED DETERMINATION OF NON-SIGNIFICANCE FILE/PROJECT NUMBER: ED 15-68/PLN-2015-04017 DESCRIPTION OF PROPOSAL: The request is to create 43 lots on 4.49 acres with an average lot size of 3,188 square feet. The property has a comprehensive plan land use designation of Medium Density Residential and it is zoned Residential, Medium Density (RM). PROPONENT: JMS Construction, Inc., P.O. Box 7251, Kennewick, WA 99336 LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: 302 E 10th Avenue, Kennewick, WA 99337 LEAD AGENCY: City of Kennewick DETERMINATION: The City of Kennewick has determined that this proposal does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) will not be required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. This information is available to the public on request. Application for other required permits may require further review under SEPA procedures. There is no comment period for this DNS. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. This DNS is issued under 197-11-340(2); the City will not act on this proposal for fifteen days from the date below. Comments must be submitted by February 24, 2016. After the review period has elapsed, all comments received will be evaluated and the DNS will be retained, modified, or withdrawn as required by SEPA regulations. RESPONSIBLE OFFICIAL: Gregory McCormick, AICP POSITION/TITLE: Community Planning Director ADDRESS: 210 W 6th Ave., P.O. Box 6108, Kennewick, WA 99336 PHONE: (509) 585-4463 Changes, modifications and /or additions to the checklist have been made on the attached Environmental Checklist Review. This DNS is subject to the attached conditions: No conditions. See attached condition(s). Date: __February 9, Signature: Appeal: An appeal of this determination must be submitted to the Community Planning Department within fourteen (14) calendar days after the date issued. This appeal must be written and make specific factual objections to the City’s threshold determination. Appeals shall be conducted in conformance with Section 4.12.090(9) of the Kennewick Municipal Code and the required fees pursuant to the City’s adopted Fee Schedule shall be paid at time of appeal submittal. Exhibit 6 ---PAGE BREAK--- Copies of this DNS were mailed to: Dept. of Ecology WA Dept of Fish & Wildlife WSDOT Yakima Nation CTUIR PP 15-07 File CITY OF KENNEWICK ENVIRONMENTAL CHECKLIST REVIEW File# ED 15-68 Reviewed by: Steve Donovan Action: PP 15-07 February 9, 2016 The City of Kennewick has reviewed the checklist and made additions & corrections to it. Please note the following conditions(s): Park Fees For this proposal, PP 15-07/PLN-2015-004017, conditions include the mitigation fees for impacts for the addition of 43 dwelling units in Park Planning Zone 3E-Civic. In lieu of land dedication, fees are required to be paid to Park Planning Zone 2W-Scott in the amount of $7,981.52 as calculated per the City’s Park Fee Determination Process form. This fee must be paid at the time of final plat as a percentage of lots in each final plat phase. Exhibit 6 ---PAGE BREAK--- Building Department 210 W.6th Avenue, Kennewick * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax To: Steve Donovan, Development Services From: Thomas Woods Plans Examiner Date: 1/5/2016 Re: Building Department comments Project: Site Plan PLN-2015-0417 Buildings must conform to COK currently adopted codes. A soils compaction report is required from a registered design professional prior to footings being inspected. A 2 hour fire rated wall is required between the units. This wall must sit on a foundation and the wall must extend to the underside of the roof sheathing. There can be no penetrations through this wall unless a UL listed detail is submitted with the plans that will restore the 2 hour rating and there can be no exterior wall or roof penetrations within four feet of this rated wall. MEMORANDUM Building Department Exhibit 7 ---PAGE BREAK--- FIRE DEPARTMENT 210 W 6TH AVE * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax To: Steve Donovan, Development Services From: Joe Terpenning, Deputy Fire Marshal Date: January 7, 2016 Re: 302 East 10th Avenue Project: PLN 2015-04017 1. Install one fire hydrant between lots 29 and 30 to meet the minimum spacing requirements of the 2012 edition of the International Fire Code, Appendix C. 2. Dead end streets over 150 feet shall be provided with a means of turning around fire apparatus. Install a hammerhead or bulb with a minimum turning radius of 24’ inside and 44’ outside. MEMORANDUM Fire Department Exhibit 8 ---PAGE BREAK--- Exhibit 9 ---PAGE BREAK--- January 11, 2016 City of Kennewick Attn: Steve Donovan PO Box 6108 Kennewick, WA Re: PP 15-07/PLN-2015-04017 Customer Response Dear Steve: Please forward this letter to the Developer/Owner of this property. This letter is a follow up to your request for electrical service to your new project. Thank you for deciding to build in our service area. There are several items we will need from you to begin the electrical design for your project. These items include: a) A complete set of detailed plans b) Detailed Site Plan c) Will the project be phased, if so you need to show on drawing d) One-line diagram showing the electrical layout e) Service address f) Contact person for this project, including mailing address for all correspondence g) Type of heating/cooling system (heat pump, forced air, gas, etc.) for subdivision h) Proposed start date of project or date service is required. i) Copy of property deed, including the tax parcel identification number. j) AutoCAD 2010 drawing of the project. Our design process will not begin until we have received all of the above items. Upon receipt of these items, we will use them to plan an electrical design to serve your project. After completion of the design, a packet will be mailed to the designated contact person. Any items requiring follow up (such as fees, application for service, easements, and developer’s agreement, etc.) will be included in this packet. If one or more of these items are required, we will need the item(s) returned to us before the job is scheduled. Design of large projects can take up to six weeks. Construction on these projects may take up to twelve weeks. The delivery of materials for the project can take six months. In some cases system outages are required and construction periods may be restricted to certain times of the year. Thank you again for your inquiry. If you have further questions, please call me at (509)582-1231. Sincerely, Ken R Klander Distribution Design Technician KRK:jlw Exhibit 10 ---PAGE BREAK--- Exhibit 11 ---PAGE BREAK--- Traffic Engineering Division 1010 E. Chemical Drive * PO Box 6108 * Kennewick, WA 99336 John Deskins – [PHONE REDACTED] * Alisha Piper – [PHONE REDACTED] To: Steve Donovan, Planner From: Alisha Piper Traffic Technician III Date: January 15, 2016 Re: Traffic Engineer’s Comments for Cedar Village Project: PP 15-07/PLN-2015-04017 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. Stop signs and street name signs must be provided at both entrances. Street name signs shall also be provided on the inside of the curve. 2. The east/west street will need a name, check with the Planning Department. 3. The existing stop sign at S. Cedar St. and E. 13th Ave. must be shown relocated behind the new sidewalk. 4. All traffic signage must be delivered to the City Sign Shop prior to installation. See COK Standard specification 7-10. The City will need 5 working days to inspect and bar code the signs for the City sign inventory. Contact Josh Soggie, Street Supervisor, at 585-4510 to arrange for delivery time. 5. An Access Easement is required across lots 7, 8, & 9. 6. The City is changing our street standard and will require a 52’ right-of way to install the sidewalks within the right-of-way and allow 2’ behind the sidewalk. A 10’ utility easement will be required behind the right-of-way. 7. The estimated total Transportation Impact Fee (TIF) for this project is based on an analysis of the preliminary information provided by the developer and as estimated on the last page of this document. The final fee will be based on the actual project as submitted at the building permit stage. MEMORANDUM Traffic Engineering Division Exhibit 12 ---PAGE BREAK--- PP 15-07 Page 2 of 2 Land Use Category - Trip Generation, 9th Edition * Notes ITE Land Use Code ITE Average PM Peak Hour Trip Rate New Trip % Net New PM Peak Hour Trip Rate Unit of Development** Impact Fee Per Unit of Development # Units Net New Trips IMPACT FEE Single-Family Detached Housing 2 210 1.00 100% 1.00 Dwelling Unit $ 900 0.00 $0 Multi-Family 2 220, 221, 230 0.62 100% 0.62 Dwelling Unit $ 558 43 26.66 $23,994 Total $23,994 * Trip Generation , Institute of Transportation Engineers, 9th Edition, 2012 Abbreviations include: GFA = Gross Floor Area, sf = square feet, and GLA = Gross Leasable Area. The New Trip % reflects that not all trips are new to the Transportation Network. The New Trip % Factor reduces the Average Trip Rate based on average Pass-By trip percentages published in the ITE Trip Generation Handbook (3rd Edition, 2014) NOTES: Trip Generation (9th Edition, 2012) has less than 6 studies supporting this average rate. Applicants are encouraged to conduct, at their own expense, independent trip generation studies in support of their application. Alternatively, the PM peak hour trip regression equation in Trip Generation can be used instead of the average trip rate identified in the table. However the equation must be used according to the instructions in Trip Generation and it must be shown that equation represents a more realistic estimate based on the curve vs. the average rate. Uses Pass-by data from ITE Trip Generation Handbook (3rd Edition, 2014) Appendix F. Notes below indicate estimates based on similar land uses. Code Land Use New Trip Percentage 3(a) No Data Available. 25% Estimated Pass-by 75% 3(b) No Data Available. 80% Estimated Pass-by 20% 3(c) Convenience Market with Gasoline Pumps 34% 3(d) Shopping Center (820) 66% Net New PM Peak Hour Trip Rate Calculation: Transportation $900 Impact Fee Calculation: $900 Transportation Impact Fee (Per New PM Peak Hour Trip) = ITE Average PM Peak Hour Trip Rate New Trip % X Net New PM Peak Hour Trip Rate = X Per New PM Peak Hour Trip = Impact Fee/Unit of Development X # of Units = Total Impact Fee Net New PM Peak Hour Trip Rate Exhibit 12 ---PAGE BREAK--- Department of Energy Bonneville Power Administration 2211 North Commercial Avenue Pasco, WA 99301 TRANSMISSION BUSINESS LINE January 19, 2016 In reply refer to: Cedar Village Preliminary Plat, PP 15-07/PLN-2015-04017 Located within a Portion of Sections 7, Township 8 North, Range 30 East, Willamette Meridian, Benton County, Washington Steve Donovan City of Kennewick Community Planning/Planner 210 W. 6th Avenue - PO Box 6108 Kennewick, WA 99336 Dear Steve: The Bonneville Power Administration (BPA) has had the opportunity to review, Cedar Village Preliminary Plat, PP 15-07/PLN-2015-04017 to create 43 lots on 4.49 acres, with an average lot size of 3,188 sq. ft. The property involved in the proposal is generally located at 302 E 10th Avenue, adjacent to S Cedar Street, Kennewick, WA, parcel number 107802000004000. In researching our records, we have found that this proposal will not directly impact BPA facilities in the area. BPA does not have any objections to the approval of this request at this time. Thank you for the opportunity to review this application. Sincerely, Joseph E. Cottrell II Field Realty Specialist Exhibit 13 ---PAGE BREAK--- 2 Exhibit 13 ---PAGE BREAK--- Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax To: Steve Donovan, Planner From: Fernando Garcia, Utility Coordinator Date: January 21, 2016 Re: Public Works Consolidated Comments Project: Pre-Plat 15-07/PLN-2015-04017 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 (COK) Standard Specifications 6-02 and Specifications 7-10. Combine Signing, Striping, and Illumination Plans onto the same drawing with other elements left off. 2. Due to project phasing, any temporary dead end street 150-ft or greater from the street intersection will require construction of a temporary cul-de-sac constructed with 6- inches of base rock and 2-inches Hot Mix Asphalt (HMA) 3. There is an existing 12-inch water main adjacent to south property line on E 13th Ave installed by COK Record Drawing B-2155 and a 6-inch water main in South Cedar St from E 11th to E 10th Ave, no Record Drawing available for the 6-inch water main. 4. 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. Per KMC 14.10.010. Make provisions on Cul de sacs to loop the water main. 5. A comprehensive water plan needs to be approved by the City for the entire plat prior to approval of phase 1 construction plans. Comprehensive Plan can be submitted with the Preliminary Civil plan review. 6. Potable water is not available for irrigation purposes. Provide irrigation water to irrigate proposed plat. 7. There is an existing 8-inch sanitary sewer at the street intersection of S Cedar Street and E 10th Ave. Sanitary sewer extension to serve proposed developments will be constructed at Developer expense. MEMORANDUM Engineering Division of Municipal Services Exhibit 14 ---PAGE BREAK--- Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax 8. A comprehensive sewer plan needs to be approved by the City for the entire plat prior to approval of phase 1 construction plans. Comprehensive Plan can be submitted with the Preliminary Civil plan review. 9. 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 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. 10. A comprehensive storm plan needs to be approved by the city for the entire plat prior to approval of phase 1 construction plans. Dedication of storm easement will be required for any storm ponds outside the Preliminary Plat boundaries prior to acceptance of the utility permit. 11. Construction drawings shall include only the infrastructure proposed with the first phase of the project. Design Engineer has an option of showing phase 2 in a lighter line style to assure clarity for review, permitting and construction. 12. Sidewalks shall be widen additional 18-inches when adjoining a wall or fence per COK detail 2-10 sheet 1 off 8, note 4. 13. Before granting a DPW permit for a private contract to construct a street or make street improvements, connect to existing water, sanitary sewer and storm drains on existing or pending public right-of-way, the Developer must provide bid tabulation showing all cost related to construct the infrastructure or an engineer estimate certified by a registered engineer licensed to practice within the State of Washington, per KMC 5.56.290 KMC 5.56.440 and KMC 5.56.500 14. 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. Exhibit 14 ---PAGE BREAK--- 6115 Burden Blvd, Suite E Pasco, WA 99301-8930 509/547-5119 306/695-3488 509/547-5129 fax DESIGNED: DRAWN BY: CHECKED: SCALE: Internet: H: V: SHEET PRELIMINARY PLAT FOR: CEDAR VILLAGE A SUBDIVISION LOCAED IN KENNEWICK, WA KWB BMW KWB 1" = 40' N/A Dec 2015 4195-00 1 2 Scale 1" = 40' 0 20 40 80 VICINITY MAP NOT TO SCALE Located In NW 1/4 of Section 7, Township 8 N, Range 30 E, W.M. PRELIMINARY PLAT THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 8 NORTH, RANGE 30 EAST, W.M., BENTON COUNTY WASHINGTON, EXCEPT THE WEST 20 FEET AND EXCEPT THE SOUTH 20 FEET THEREOF FOR ROAD AND ALSO EXCEPT THAT PORTION DEEDED TO THE CITY OF KENNEWICK BY INSTRUMENT RECORDED ON SEPTEMBER 4, 1970 UNDER AUDITOR'S FILE NO. 614494. LEGAL DESCRIPTION: TAX LOT # 107802000004000 PARENT PARCEL: Total Site Area (Gross): Road Right of Way Dedication: Common Area Tract: Total Net Lot Area: Lot Count: Average Lot Area: Largest Lot Area: Smallest Lot Area: 4.49 Acres 0.62 Acres 0.73 Acres 3.14 Acres 43 Lots 3,188 SF 5,600 SF 2,604 SF LAND USE TABLE Zoning Classifications: RM - Residential Medium Density Easement Note: All lots shall have an 18' sidewalk, Irrigation, and Utility Easement along Right-of-Way frontage. Lots with Back Yards abutting 10th Avenue and S. Date Street shall have a 10' Utility Easement. Irrigation: This property is located within the boundaries of the Columbia Irrigation District and is entitled to irrigation water under the existing operating rules of the district. Owner/Developer: JMS Construction, Inc. P.O. Box 7251 Kennewick, WA 99336 Phone: (509) 948-7368 Engineer: HDJ Design Group P.L.L.C. Attn: Kevin Barney, PE 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119 Surveyor: HDJ Design Group P.L.L.C. Attn: Paul Tomkins, PLS 6115 Burden Blvd., Suite E Pasco, WA 99301 Phone: (509) 547-5119 PROJECT SITE W 10TH AVE W KENNEWICK AVE 395 N WASHINGTON ST 240 RM-zoning Area Density: Number of 3-BR Homes: Number of 2-BR Homes: Total Number of Bedrooms Number of 1st Bedrooms (x 300 SF): Number of Add'l Bedrooms (x 200 SF): Required Open Space Area: 9.58 Units/Ac 19 Units 24 Units 105 43 62 25,300 SF TOWNHOUSE OPEN SPACE CALCULATIONS Open Space Note: Open space(s) shall be provided as part of residential parcels, exclusive of front yard setbacks and required parking per KMC Chapter 18.12 and shall be maintained by the homeowner's association. Fencing restrictions to maintain open spaces shall be established by the Covenants, Conditions & Restrictions. 397 BNSF RAILROAD BNSF RAILROAD BNSF RAILROAD W CANAL DR E COLUMBIA DR N YELM ST N WASHINGTON ST W 4TH AVE E 10TH AVE N GUM ST S GUM ST E CHEMICAL DR FAIRWAY ST S OAK ST E 10TH PL 307 315 323 331 337 324 385 377 369 361 353 345 325 TRACT B 1009 TRACT D TRACT C 1073 1185 1169 1153 1137 1121 1105 1089 1057 1041 1025 1029 1188 1172 1156 1140 1124 1108 1092 1076 1028 1060 1044 1189 1173 1157 1141 1125 1109 1093 1077 1061 1045 23 22 8 7 Exhibit 15 ---PAGE BREAK--- Exhibit 16 ---PAGE BREAK--- From: Greg Duffy To: Steve Donovan; Maxine Whattam Cc: Wes Romine Subject: RE: PP 15-07/PLN-2015-04017 - Cedar Village Date: Thursday, February 04, 2016 11:15:48 AM Attachments: image001.png image003.png Please collect park fees for park zone 3E. From: Steve Donovan Sent: Thursday, February 04, 2016 8:56 AM To: Greg Duffy; Maxine Whattam Cc: Wes Romine Subject: FW: PP 15-07/PLN-2015-04017 - Cedar Village Hello, I need to have the park information/comments for the above preliminary plat no later than Monday (the 8th) morning. I am go to have SEPA ready to be issued Monday afternoon. Let me know if you have any questions. Thanks, Steve From: Steve Donovan Sent: Tuesday, February 02, 2016 10:17 AM To: Greg Duffy Subject: FW: PP 15-07/PLN-2015-04017 - Cedar Village Greg, I am checking back for your comments /park zone for the attached preliminary plat. Thanks, Steve From: Steve Donovan Sent: Monday, January 25, 2016 12:55 PM To: Greg Duffy Subject: PP 15-07/PLN-2015-04017 - Cedar Village Greg, I am checking to see if you have any comments on the proposed plat. I hope to be issuing SEPA within the next week or so. Exhibit 17 ---PAGE BREAK--- Thanks, Steve Steve Donovan City of Kennewick Community Planning/Planner O: [PHONE REDACTED] [EMAIL REDACTED] Exhibit 17 ---PAGE BREAK--- DOUG CARL • Capital Projects Director 622 N. KELLOGG. • KENNEWICK, WA 99336 P: (509) 222-7667 • F: (509) 222-5057 [EMAIL REDACTED] • WWW.KSD.ORG February 11, 2016 Steve Donovan Community Planning/Planner City of Kennewick 210 W. 6th Ave. Kennewick, WA 99336 Steve, This memo is written in regards to your request for the Kennewick School District #17 to address capacity questions in regards to the proposed, Cedar Village Preliminary Plat. The school district was 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 Washington Elementary (Walking Zone), Park Middle School (Walking Zone) and Kennewick High School (Walking 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 this proposed development. Sincerely, Doug Carl Exhibit 18