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CITY OF KENNEWICK HEARING EXAMINER James Driscoll, Hearing Examiner AGENDA MONDAY, FEBRUARY 9, 2015 @ 6:00 PM KENNEWICK CITY HALL, COUNCIL CHAMBER 210 W. 6TH AVE, KENNEWICK, WA 99336 Procedure for Participation • Please sign in if you wish to receive a copy of the decision when it is issued and if you plan to give testimony. • When recognized by the Examiner, state your name, address and whether you are representing only yourself or others. • All remarks, comments, and questions should be addressed to the Hearing Examiner and not to the audience or parties. You may offer written comments or other items (such as photographs) to the Hearing Examiner as an exhibit for the permanent record. Please provide at least three copies of each item submitted: one copy for the Hearing Examiner, one for the Official Record, and one for Staff). During an Appeal Hearing, if the appellant and the applicant are different parties, then a fourth copy of all documentation is requested. I. CALL TO ORDER II. PROCEDURAL INFORMATION III. PUBLIC HEARING A. Preliminary Plat (PP 14-03/PLN-2014-04448). The site is approximately 9.82 acres in size and located east of S. Jean Street and south of W. 27th Avenue at 7121 W. 27th Place. The proposal requests the site be divided into thirty-nine (39) single family lots. The applicant is Matt Smith of Tri-Cities Development Company, (15 SW Colorado Avenue, Suite 1, Bend, OR 97702). IV. ADJOURN ECONOMIC DEVELOPMENT/PLANNING DEPARTMENT PO BOX 6108 ▪ 210 W. 6 TH AVENUE, KENNEWICK, WA 99336 PHONE: (509) 585-4275 FAX: (509) 585-4442 ---PAGE BREAK--- EXHIBIT 1 Staff Report Date: January 30, 2015 Public Hearing Date and Location: February 9, 2015, Kennewick City Hall Report Prepared By: Wes Romine Development Services Manager Report Reviewed By: Gregory McCormick, AICP Planning Director Summary Recommendation: The City of Kennewick RECOMMENDS that Preliminary Plat 14-03 be APPROVED with conditions. Summary of Proposal: A Preliminary Plat for a subdivision on 4 parcels that total approximately 9.82 acres in size, proposed to be divided into 39 lots for single family homes. There is an existing home that will remain on block 2, lot 16. Proposal Location: 721 W. 27th Place, east of S. Jean Street and south of W. 27th Avenue. Parcel Nos. 1-1389-202-0020-001, 1-1389-202-0020- 002, 1-1389-202-0019-007, and 1-1389-202-0019-008. Legal Description: Parcel A: 1-1389-202-0019-007 That portion of Lot 19, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records of Benton County, Washington described as follows: The Southerly 100 feet of the Northerly 267 feet, as measured at a right angle from the Northerly line of said Tract 19; EXCEPT the Westerly 200 feet thereof. Parcel B: 1-1389-202-0019-008 That portion of Lot 19, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records of Benton County, Washington described as follows: The Northerly 167 feet, as measured at a right angle from the Northerly line of said Tract 19 Parcel C: 1-1389-202-0020-001 The west 154.5 feet of Lot 20, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records ECONOMIC DEVELOPMENT AND COMMUNITY PLANNING DEPARTMENT STAFF REPORT AND RECOMMENDATION TO THE HEARING EXAMINER FILE NO: PP 14-03/PLN-2014-04448 Page 1 of 7 ---PAGE BREAK--- EXHIBIT 1 of Benton County, Washington: EXCEPT the North 477.54 feet thereof. Parcel C: 1-1389-202-0020-002 Lot 20, The Highlands Plat D, according to the Plat thereof recorded in Volume 2 of Plats, Page 40, records of Benton County, Washington: EXCEPT the North 352.54 feet thereof; and EXCEPT the West 154.5 feet thereof. Property Owner: Morbeck Estate 1008 W. Naches Avenue Selah, WA 98942 Applicant: Matt Smith Tri Cities Development Co. 15 S. W. Colorado Avenue, Suite 1 Bend, OR 97702 Engineer: Paul Inwards JUB Engineers, Inc. 2810 W. Clearwater Avenue, Suite 201 Kennewick, Washington 99336 Surveyor: John Shea JUB Engineers, Inc. 2810 W. Clearwater Avenue, Suite 201 Kennewick, Washington 99336 Approval Criteria: 1. Comprehensive Plan – Land Use 2. KMC Title 18 – Zoning 3. KMC Title 17 – Subdivisions 4. KMC Section 5.56 – Public Works Construction Standards 5. Washington State Environmental Policy Act Preliminary Plat Key Application Processing Dates: Pre-Application/Feasibility Meeting December 3, 2014 Application Submittal December 5, 2014 Determination of Completeness Issued December 8, 2014 Notice of Application Mailed December 16, 2014 Property Posting Sign January 9, 2015 City Department Review Meeting December 31, 2014 SEPA Threshold Determination Issued January 8, 2015 Date of Published Notice of Public Hearing January 25, 2015 Date of Mailed Notice of Public Hearing January 21, 2015 SEPA Appeal Period Ends January 23, 2015 Public Hearing Date February 9, 2015 Page 2 of 7 ---PAGE BREAK--- EXHIBIT 1 Exhibits: 1 Staff Report 2 Application 3 Notice of Application/Mailing List 4 Vicinity Map 5 Preliminary Plat Plans 6 SEPA Determination 7 City Department Comments 8 Outside Agency Comments 9 Traffic Letter 10 Developer Response to City Comments Staff Analysis of Proposal & Discussion: The proposed Preliminary Plat (PP 14-03) is a request for a 39 lot single-family home subdivision on 4 parcels of land that total approximately 9.82 acres in size. The lots range in size from 7,500 square feet to 27,780 square feet and an average lot size of 9,159 square feet. The project is located at 721 W. 27th Place, south W. 27th Avenue and east of S. Jean Street. Access to the lots will be from S. Jean Street and the existing dead end at S. Garfield Street. The site is zoned Residential Low Density (RL) which allows a minimum lot size of 7,500 square feet. The City of Kennewick’s Single-Family Residential Design Standards apply to this project. A Preliminary Plat (KMC 17.10) is the first step in a subdivision process for subdivisions with more than nine lots and is an approval for overall lot layout and compliance with land use regulations. A Final Plat is required to create lots for preliminary plats and is the last phase in the subdivision process, and must be recorded prior to the creation of individual lots. Final plat approval is based on the Preliminary Plat conditions of approval. A civil permit with a detailed review of street, utility and stormwater construction standards, and street and utility construction or bonding for incomplete work is required prior the final plat approval. Property History: 1. The subject parcel was annexed into the City in May of 2007 with a Residential Suburban (RS) zoning designation (Ord. 5183). 2. The zoning was change from Residential Suburban (RS) to Residential Low Density (RL) January 10, 2015 (Ord 5586). Density/Lot Size: Per the Table of Residential Development Standards (KMC 18.12.010 A.2) the Residential Low Density (RL) zoning district does not have a minimum or maximum density requirement, however the minimum lot size allowed is 7,500 square feet. The smallest lot is proposed is 7,500 square feet. STAFF COMMENT: The preliminary plat as proposed meets the Residential Development Standards contained in KMC 18.12.010(A.2). Page 3 of 7 ---PAGE BREAK--- EXHIBIT 1 Traffic: The City’s traffic engineer has determined that this project meets concurrency for transportation. The City’s traffic engineer has accepted the Trip Generation Letter dated December 19, 2014 by JUB Engineers. The Traffic Letter states that the subdivision will generate 371 average weekday trips with 29 trips occurring during AM peak hours and 39 trips occurring during the PM peak hour. The City’s traffic engineer has determined that traffic calming is not required for this project and no mitigation fees are required by this project. Half-street improvements are required on S. Jean Street where the project abuts S. Jean Street. Full residential street improvements are required on interior plat roadways. Storm Water: The City stormwater standard for residential subdivisions is to be designed to retain and dispose of a 25-year, 24-hour event for the developed state and the 10-year 24-hour event for the natural pre-developed state. Prior to Final Plat approval the applicant will be required to submit detailed civil engineering drawings for review and approval to the City’s Public Works department. This submittal will include a stormwater plan that will need to meet City standards. Streets & Utilities: A separate permit will be required from the Department of Public Works prior to construction for driveways, sidewalks, wheelchair ramps and utility extensions (water, sewer, street, storm drainage, street lights, fire hydrants, etc.). Full street improvements for residential streets within the subdivision will be required per KMC 5.56.270 and are required to be constructed per Kennewick Standard Detail 2-1, sheet 2 of 4. The Residential Design Standards allow curb tight sidewalks as an option to separated sidewalks; however the sidewalk at driveway curb cuts needs to meet ADA standards. An 8-inch waterline is available from S. Garfield Street and from S. Jean Street. The developer will be required to loop the water mains to avoid buildup of stagnant water and minimize bacteria regrowth. An 8-inch sanitary sewer line is available from S. Jean Street north of the property and connection will be at the developer expense. Connection to the existing sewer in S. Everett Street is available with the requirement that sanitary sewer mains are to be in a 15-foot easement and the sewer be designed to discharge as much as possible to S. Jean Street to the gravity sewer main. The sewer main in S. Everett Street drains into an existing sanitary sewer lift station. There is an existing house on Block 2, Lot 16 that is currently on a septic system. That house will be required to hook up to the City sewer system prior to final plat. Page 4 of 7 ---PAGE BREAK--- EXHIBIT 1 Parks: Based on the City’s Comprehensive Park Plan the applicant’s required amount of land to be dedicated for park land is .318 acres. Because the area is too small for a City Park, park fees in the amount of $4,635.19 are required in lieu of dedication of park land. Per the Mitigated Determination of Non-significance (ED 14-63), park fees in the amount of $4,635.19 are required to be paid to mitigate impacts to park zone 6E – Cascade. Fees will be required to be paid prior to signing the final plat mylar. Critical Areas: There are no critical areas that have been identified on the site. Schools: Per a memo from Doug Carl of the Kennewick School District dated January 12, 2015, the schools that will serve the subdivision are the Cascade Elementary School, Horse Heaven Hills Middle School and Kennewick High School. Students living in the proposed subdivision will be bussed to Horse Heaven Hills Middle School and Kennewick High School. Cascade Elementary School is in a walking zone. All new streets within the subdivision will be required to have 5-foot wide sidewalks. Cascade Elementary School is located at S. Cascade Street and Highland Drive. S. Jean Street would be the most direct way to reach Highland Drive. Because this area was recently annexed from the County, there are no sidewalks on S. Jean Street or Highland Drive, however there are wide gravel shoulders (approximately 10-feet wide) where students could walk. The memo states that the Kennewick School District has the capacity to add students at all levels and at the three schools. Surrounding Property: The surrounding property is a mix of RL & RS zoned property with single-family homes that have the same zoning designation (RL) as the subject property to the east and southeast. There are larger lots zoned RS directly north, to the west and southwest. Staff Comment: It is staff’s opinion that the proposed Preliminary Plat will be harmonious with the surrounding properties. Provisions for Public Health, Safety, and Welfare: Staff Comment: It is Staff’s opinion that appropriate provisions have been made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, public sidewalks, utility easements and other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation areas, playgrounds, schools and school grounds, and the proposed subdivision has considered all other relevant facts and other planning features that assure safe walking conditions for students who walk to and from school. Page 5 of 7 ---PAGE BREAK--- EXHIBIT 1 Comprehensive Plan: Staff is of the opinion that this request is consistent with and generally conforms to the City’s Comprehensive Plan, and it will implement, goals and policies of the Comprehensive Plan. Particularly the following: URBAN AREA POLICY 3: “Promote new growth consistent with the Comprehensive Land Use Map, the Capital Facilities Plan and the Capital Improvement Plan.” Staff Comment: Single-Family housing is a permitted use within Residential Low Density (RL) zoning. The subject property can be served by City utilities. RESIDENTIAL GOAL 1: “Guide the design of new residential developments to be compatible with adjacent residential areas.” Staff Comment: The proposed Preliminary Plat is consistent with the Comprehensive Plan Land Use, is zoned the same as much of the surrounding property and complies with development standards for Residential Low Density (RL) zoning. RESIDENTIAL GOAL 3: “Promote a variety of residential densities with a minimum density target of 3 units per acre as averaged throughout the urban area.” Staff Comment: The proposed Preliminary Plat has a density of 3.97 units per acre. RESIDENTIAL GOAL 4: “Encourage residential development only in urban areas where services can be provided.” Staff Comment: City water and sewer is available at S. Jean Street and S. Everett Place. RESIDENTIAL POLICY 5: “Provide provisions for parks, schools, drainage, transit, water, sanitation, infrastructure, pedestrian, and aesthetic considerations in new residential developments.” Staff Comment: The proposed Preliminary Plat provides the above provisions. HOUSING GOAL 1: “Support and develop a variety of housing types and densities to meet the diverse needs of the population.” Staff Comment: The project is an infill project that contains single family housing in a medium price range. CRITICAL AREAS AND SHORELINE GOAL 3: “Regulate or mitigate activities in or adjacent to critical areas or the shoreline to avoid adverse environmental impacts”. Staff Comment: Per the City’s critical area maps have there are no critical areas on or adjacent to the site. The City of Kennewick hereby RECOMMENDS that Preliminary Plat 14-03 be APPROVED with the following conditions: 1. Comply with City of Kennewick regulatory controls, policies and codes, including the Single-family Residential Design Standards. 2. All fees required by the City shall be paid prior to the approval of the final plat. Page 6 of 7 ---PAGE BREAK--- EXHIBIT 1 3. Construct residential streets per City of Kennewick Standard Detail 2-1, sheet 2 of 4. The Single-Family Residential Design Standards allow an option for curb tight sidewalks which may be used. 4. Development shall be in conformance with the plat drawing (Exhibit 5. The existing home on Block 2, Lot 16 must be hooked up to the City sanitary sewer prior to final plat. 6. Comply with Traffic Engineer memorandum dated December 22, 2014 (Exhibit 7. Comply with Public Works memorandum dated January 5, 2015 (Exhibit 8. Comply with Benton PUD requirements dated December 16, 2014. (Exhibit 8) 9. Comply with Kennewick Irrigation District letter dated January 8, 2015 (Exhibit Provide “on site” irrigation storage pond or alternate method of “off site” improvements. 10. Geo-Tec reports are required for each lot at the time of building permit submittal. With prior approval a blanket geological report may be accepted as long as all applicable codes are met regarding soil bearing capacity. 11. Provide dust control method(s) such as hydroseeding for all areas of the site that are disturbed. Re-hydroseeding may be required. 12. In lieu of dedication of park land park fees are required in the amount of $4,635.19 for impacts to Park Planning Zone 6E-Cascade. Park fees will be collected prior to signing the final plat mylar. 13. The Preliminary Plat (PP 14-03) expires 5 years from the approval date. The City may grant an extension, but any extension application must be applied for before the approved preliminary plat expires. Report Prepared By and Contact Person: Wes Romine Development Services Manager [EMAIL REDACTED] [PHONE REDACTED] Page 7 of 7 ---PAGE BREAK--- EXHIBIT 2 Page 1 of 2 14 03 2014 04448 200 ---PAGE BREAK--- EXHIBIT 2 Page 2 of 2 ---PAGE BREAK--- EXHIBIT 3 Page 1 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 2 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 3 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 4 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 5 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 6 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 7 of 9 ---PAGE BREAK--- Morbeck Addition Preliminary Plat Public Hearing Sign EXHIBIT 3 Page 8 of 9 ---PAGE BREAK--- EXHIBIT 3 Page 9 of 9 ---PAGE BREAK--- 400 ft 1 : 4800 1in : 400ft This plan is suitable for informational use only. City of Kennewick accepts no liability for any error whatsoever. Produced by CITY\wesr 11:14 12/16/2014 Page 1 of 1 Print Preview 12/16/2014 http://cokgisweb02/gisdataviewer/commands/printadvanced/print_preview_landscape.asp EXHIBIT 4 Page 1 of 48 PP 14-03 Project Location ---PAGE BREAK--- S JEAN ST S GARFIELD ST S FRUITLAND ST S EVERETT PL W 29TH AVE W 29TH PL S HARTFORD PL S GARFIELD ST W 30TH PL 2NQV&CVG J-U-B ENGINEERS, INC. MORBECK ADDITION PRELIMINARY PLAT KENNEWICK WASHINGTON PP 14-03/PLN-2014-04448 LAND USE SUMMARY DEVELOPER LAND SURVEYOR CIVIL ENGINEER LAND PLANNER UTILITIES SHEET INDEX ROADWAY STANDARDS N 0 50 100 SCALE IN FEET VICINITY MAP PROJECT LOCATION OWNER EXHIBIT 5 Page 1 of 5 ---PAGE BREAK--- S JEAN ST S GARFIELD ST S FRUITLAND ST S EVERETT PL W 29TH AVE #24 5*''607/$'4 &'5%4+26+10 OF DRAWINGS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF J-U-B ENGINEERS, Inc.AND IS NOT TO BE USED, IN WHOLE OR PART, FOR ANY OTHER PROJECT WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF J-U-B ENGINEERS, Inc. 01 4'8+5+10 #24 #24 .#5672'& 2NQV&CVG %105647%6+10 016(14 2.#05 J-U-B ENGINEERS, INC. 5WKVG YYYLWDEQO (CZ 2JQPG 25+ 25+ N 0 50 100 SCALE IN FEET VERTICAL DATUM ” BENCHMARK BASIS OF BEARINGS ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” EXHIBIT 5 Page 2 of 5 ---PAGE BREAK--- S JEAN ST S GARFIELD ST S FRUITLAND ST S EVERETT PL W 29TH AVE W 29TH PL S HARTFORD PL W 30TH PL S GARFIELD ST #24 5*''607/$'4 &'5%4+26+10 OF DRAWINGS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF J-U-B ENGINEERS, Inc.AND IS NOT TO BE USED, IN WHOLE OR PART, FOR ANY OTHER PROJECT WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF J-U-B ENGINEERS, Inc. 01 4'8+5+10 #24 #24 .#5672'& 2NQV&CVG %105647%6+10 016(14 2.#05 J-U-B ENGINEERS, INC. 5WKVG YYYLWDEQO (CZ 2JQPG 25+ 25+ N 0 50 100 SCALE IN FEET EXHIBIT 5 Page 3 of 5 ---PAGE BREAK--- S JEAN ST S GARFIELD ST S FRUITLAND ST S EVERETT PL W 29TH AVE W 29TH PL S HARTFORD PL W 30TH PL S GARFIELD ST #24 5*''607/$'4 &'5%4+26+10 OF DRAWINGS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF J-U-B ENGINEERS, Inc.AND IS NOT TO BE USED, IN WHOLE OR PART, FOR ANY OTHER PROJECT WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF J-U-B ENGINEERS, Inc. 01 4'8+5+10 #24 #24 .#5672'& 2NQV&CVG %105647%6+10 016(14 2.#05 J-U-B ENGINEERS, INC. 5WKVG YYYLWDEQO (CZ 2JQPG 25+ 25+ N 0 50 100 SCALE IN FEET EXHIBIT 5 Page 4 of 5 ---PAGE BREAK--- SCALE: A TYPICAL STREET SECTION 1" = 4' SCALE: B JEAN STREET SECTION 1" = 4' #24 5*''607/$'4 &'5%4+26+10 OF DRAWINGS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF J-U-B ENGINEERS, Inc.AND IS NOT TO BE USED, IN WHOLE OR PART, FOR ANY OTHER PROJECT WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF J-U-B ENGINEERS, Inc. 01 4'8+5+10 #24 #24 .#5672'& 2NQV&CVG %105647%6+10 016(14 2.#05 J-U-B ENGINEERS, INC. 5WKVG YYYLWDEQO (CZ 2JQPG 564''65'%6+105 25+ 25+ EXHIBIT 5 Page 5 of 5 ---PAGE BREAK--- EXHIBIT 6 Page 1 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 2 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 3 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 4 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 5 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 6 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 7 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 8 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 9 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 10 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 11 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 12 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 13 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 14 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 15 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 16 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 17 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 18 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 19 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 20 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 21 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 22 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 23 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 24 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 25 of 26 ---PAGE BREAK--- EXHIBIT 6 Page 26 of 26 ---PAGE BREAK--- To: From: Date: Re: Project: 1. Cons sidew 2. 8-inc Reco 1019 stagn and o (KMC 3. Ther prope at De Kenn 4. Conn requi sanit main statio 5. Resid differ even used feasi 6. Storm requi Wes Ferna Janua Public Pre-P struct public walk and ut ch waterline ord Drawing 9_08. Devel nant water odor conce C) 14.10.01 e is an exis erty per CO eveloper ex newick Stan nection to th irement of s tary sewer t n, Sewer ma on. dential sub- rence betwe nt for the nat d only where ble per CO m design ca ired for all s 210 W. 6th A 5 Romine, De ando Garcia ary 5, 2015 c Works Co Plat 14-03/P c roads, sid tility easem is available g A-11071_ oper will be and be able erns associa 10. sting 8-inch OK Record D pense to se ndards Spec he existing s sanitary sew o discharge ain in South -divisions sh een a 25-ye tural pre-de e it can be c K Standard alculations, storm draina Municipal S Avenue * PO B [PHONE REDACTED] evelopmen a, Utility Co 5 onsolidated PLN-2014-0 dewalks, str ents per Tr e from S Ga 15 and from e required t e to assist ated with st sanitary sew Drawing C-3 erve the pro cifications a sanitary sew wer mains s e as much a h Everett Str hall be desi ear 24-hour eveloped sta clearly demo Specificati bearing a re age designs Services Depa Box 6108* Ke 9 * 509-585-4 t Services oordinator d Comments 04448 reetlights, s raffic Engin arfield Stree m S Jean St o loop all w in minimizin tagnant wat wer availab 3095. Sanit oposed subd and details. wer in S Eve shall be in a as possible reet draining gned to reta event for th ate. Detent onstrated th ons section egistered p s per COK S Engine artment ennewick, WA 4451 Fax Manager s storm draina eer Memor et per City o treet by CO water mains ng bacteria ter. Per Ke ble from S J tary sewer e division per erett Street a 15-ft easem to S Jean S g into an ex ain and disp he develope tion ponds ( hat infiltratio n 5-9.02. rofessional Standard S M ering Divi A 99336 age and de randum dat of Kennewic OK Record D s to avoid th a re-growth nnewick M ean Street extension w r Section 3 o t is available ment and d Street to the xisting sanit pose of the ed state and (control outl on, or retent engineer’s pecification MEMO ision of M esignate ted 12/22/1 ck (COK) Drawing A- he buildup o and also ta unicipal Co north of the will be comp of the City o e with the esign the e gravity sew tary sewer l calculated d the 24-ho let) may be tion, are not stamp, are ns 5-9.02. ORAND unicipal S _ 4. of aste ode e pleted of wer ift ur t e DUM Services EXHIBIT 7 Page 1 of 4 ---PAGE BREAK--- Municipal Services Department 210 W. 6th Avenue * PO Box 6108* Kennewick, WA 99336 [PHONE REDACTED] * [PHONE REDACTED] Fax 7. 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 onto the same drawing with other elements left off. 8. A separate permit is required from the Department of Public Works (DPW), prior to construction, for driveways, sidewalks, pedestrian ramps and utility (water, sewer, street lights, storm drainage, fire hydrants streets, etc.) 9. 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. 10. Note: Engineering Department will not accept civil drawings for preliminary review until Developer Services completes the Preliminary Plat review and submits the Conditions of Approval Letter to the Applicant. EXHIBIT 7 Page 2 of 4 ---PAGE BREAK--- To: From: Date: Re: Project: Conditi Based u the aver current I intersect Adminis condition 1. A u D 2. H p fa 3. F st 4. T st T fi 5. T tr If the deve prep work Engi Wes John Dece Traffi PP 14 ions upon review rage weekd ITE Trip Ge tion adjoini trative Cod ns are as fo All streets in tilize the Re Drawing 2-1 Half-street im lat. Place a acing over S Full street im treetlight sp The Trip Ge tates that n The letter ha ndings. There are no ransportatio e developer eloper has t are a Traffi k should sta neer. Romine, De Deskins, T mber 22, 2 c Engineer 4-03 – Mor w of the pro day traffic vo eneration M ng property de (KAC) Ch ollows: ncluding ha esidential S , Sheets 1- mprovemen a streetlight S Jean Stre mprovemen pacing is at neration & no traffic ca as been acc o mitigation on concurre r disagrees the right to c Impact S art on such evelopmen Traffic Engin 014 ’s Commen beck Additi posed deve olumes gen Manual), traf y access an hapter 13-4 lf-street imp Street Cross as applic nts are requ t at the NE eet. nts are requ t 300 feet o Distribution lming elem cepted with n fees requi ency. with the as hire an inde tudy to eva a study unt t Services neer nts on Plat sou elopment si nerated by ffic flow and nd in confor 46 “Highway provements s Sections cable. uired on S J corner of S uired on inte or less. n Letter dat ents are re h concurren ired by this ssigned con ependent T aluate appro til consultin Manager uth of 27th A ite plan, ex similar type d safety, pr rmance wit y Access M s required o from City o Jean Street S Jean Stree erior plat ro ted Decemb equired due nce from the project and ntributions f Traffic Engin opriate imp ng with the C Avenue xisting traffic es of develo roximately t h Kennewic Managemen on S Jean S of Kennewic t along the et and W 2 oadways. En ber 19th sup e to the new e Traffic En d the projec for traffic m neering Co acts and m City of Ken M Traffic En c conditions opments (p to the ck nt”, the Street shall ck Standard frontage of 9th Avenue nsure that pplied by JU w developm ngineer in th ct meets mitigation, th nsultant to mitigations. N newick Tra MEMORA gineering s, per d f the e UB ent. he he No affic ANDUM Division EXHIBIT 7 Page 3 of 4 ---PAGE BREAK--- EXHIBIT 7 Page 4 of 4 ---PAGE BREAK--- EXHIBIT 8 Page 1 of 6 ---PAGE BREAK--- EXHIBIT 8 Page 2 of 6 ---PAGE BREAK--- EXHIBIT 8 Page 3 of 6 ---PAGE BREAK--- EXHIBIT 8 Page 4 of 6 ---PAGE BREAK--- EXHIBIT 8 Page 5 of 6 ---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 January 12, 2015 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, Morbeck Addition 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 Cascade Elementary (Walking Zone), Horse Heaven Hills Middle School (Bussing 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 this proposed development. Sincerely, Doug Carl EXHIBIT 8 Page 6 of 6 ---PAGE BREAK--- EXHIBIT 9 Page 1 of 4 ---PAGE BREAK--- EXHIBIT 9 Page 2 of 4 ---PAGE BREAK--- EXHIBIT 9 Page 3 of 4 ---PAGE BREAK--- S OLYMPIA ST W 27TH AVE S HIGHLAND DR S GARFIELD ST S HIGHLAND DR S JEAN ST S EVERETT PL S LYLE ST W 37TH PL S KENT ST W 30TH AVE W 26TH AVE W 25TH AVE S GARFIELD ST S N E WPORT ST S HIGHLAND PL S I O N E ST W 32ND AVE S GARFIELD PL W 36TH PL W 29TH AVE S FRUITLAND ST W 33RD AVE W 3 6TH AVE W 34TH AVE W 27TH PL S HARTFOR D ST S JEAN PL S LYLE ST S NEWPORT ST W 26TH AVE S GARFIELD ST W 32ND AVE S FRUITLAND ST W 26T H A V E Morbeck Addition Preliminary Plat Trip Generation Letter Exhibit ¹ Estimated existing lots (87) traveling through Jean Streen. Estimated new lots (26) traveling through S Jean St. Estimated new lots (13) traveling through S Garfield St. # of Lots Daily Trips 10 % SB Trips Total NB Trips (90%) Existing 29 276 28 248 Proposed 13 124 12 112 Total 42 400 40 360 Garfield St Analysis # of Lots Daily Trips 10 % SB Trips Total NB Trips (90%) Existing 87 828 83 745 Proposed 26 248 25 223 Total 113 1,076 108 968 Jean St Analysis 2 1 1 2 Estimated existing lots (29) traveling through S Garfield St. EXHIBIT 9 Page 4 of 4 ---PAGE BREAK--- EXHIBIT 10 Page 1 of 2 ---PAGE BREAK--- EXHIBIT 10 Page 2 of 2