Benton City planning commission recommends approval of 46‑lot Bath Meadows preliminary plat amid residents’ infrastructure concerns

The Benton City Planning Commission on the evening of the public hearing voted to recommend approval of a preliminary plat that would divide 13.27 acres near Babs Avenue into 46 lots for single‑family homes, but asked the city council to require several conditions before final platting.

City planner George summarized the staff report, saying the owner‑applicant (identified in the packet as Red McClory) proposes a preliminary plat to divide three existing lots at 904 and 1002 Babs Avenue into 46 new residential lots. George said the proposal falls under R‑2 medium‑density residential, the developer proposes about 3.47 dwelling units per acre, and lots would range from roughly 7,200 to 8,500 square feet. He also told the commission that a portion of the east side of the site falls within the 100‑year FEMA floodplain and that the developer must extend and design public infrastructure—water, sewer, streets and storm drainage—“in accordance with the city municipal code and state regulations.”

The hearing drew multiple neighbors who said the town’s sewer, water mains and roads are already strained. “We are strongly in objection to this and the development on 7th,” said Chris Stewart, a nearby resident, who added he and others did not receive notice under the 300‑foot rule and that adding dozens of homes would overload Babs Avenue’s water and sewer mains and worsen an already congested evacuation route. Neighbors repeatedly described heavy truck traffic that shakes homes and raised concerns about whether existing wells and lift stations are sufficient.

Residents also pressed staff on whether the packet used the most recent FEMA flood maps. Diana Alcazar, who said she lives immediately adjacent to the parcels, asked why the application appeared to rely on the older 1979 FEMA map rather than the newly issued preliminary map. George told the commission FEMA’s new maps have been released as preliminary; he said the application was filed under the existing (older) map and that final building will be required to comply with FEMA and city floodplain standards when construction is proposed.

The record includes comment letters requesting a cultural resources survey from the Yakama Nation cultural program and concurrence from the Washington Department of Archaeology and Historic Preservation; the planner said staff would recommend a cultural‑resources condition. WSDOT and Benton PUD also supplied comments about access and electrical distribution, and the fire chief supplied notes about hydrant locations and fire protection layout.

During its discussion, the commission drafted a set of conditions and recommendations to forward to council: require a cultural resources survey and adherence to Department of Fish & Wildlife timing for migratory birds and nesting windows; require the developer to engineer and fund road, curb, gutter and sidewalk work and to repair any off‑site road impacts; clarify irrigation‑easement language and protection for pressurized irrigation mains on the plat; and consider fencing and landscaping restrictions to avoid roots damaging utilities. Chair Commissioner Michelle McLeod said she would recommend the council ensure Fish & Wildlife monitors the bird timing and that traffic safety be made clear to the public.

After debate, the commission moved to recommend approval of the preliminary plat (PP‑24‑03) based on staff findings and the commission’s amendments. The motion passed on a roll‑call vote.

The commission’s recommendation is advisory; the final decision will be made by the Benton City Council when the item reaches its agenda. If the council approves, future building permits will still need to demonstrate compliance with FEMA, SEPA and city engineering standards as part of final plat and building permit reviews.