HomeMy WebLinkAbout02/04/2025 08.C. Closed record public hearing and Resolution to consider the Hearing Examiner's recommendation regarding the preliminary plat of "Occidental Place" submitted by HLA Engineering and Land Surveying, Inc., 9206 Occidental Road i4
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 8.C.
For Meeting of: February 4, 2025
ITEM TITLE: Closed record public hearing and Resolution to consider the Hearing
Examiner's recommendation regarding the preliminary plat of
"Occidental Place" submitted by HLA Engineering and Land
Surveying, Inc., 9206 Occidental Road
SUBMITTED BY: *Trevor Martin, Planning Manager
Bill Preston, Community Development Director
SUMMARY EXPLANATION:
On July 29, 2024, HLA Engineering submitted a Preliminary Long Plat to subdivide approximately 1.72
acres into 12 common wall lots in the Multifamily (R-3) zoning district located at 2905 Occidental Road.
The application was reviewed at an open record public hearing held on November 14, 2024. Next steps
in the process are for City Council to set a hearing date to conduct a closed record public hearing in front
of City Council. The complete record was distributed to City Council in the agenda packet on January 21,
2025, and can be found online at: www.yakimawa.gov/council/agendas-and-minutes/
ITEM BUDGETED: N/A
STRATEGIC PRIORITY 24-25: A Thriving Yakima
RECOMMENDATION: Adopt Resolution.
ATTACHMENTS:
Resolution_PLP-001-24.docx
Plp#001-24.pptx
83
RESOLUTION NO. R-2025-
A RESOLUTION approving the Preliminary Long Plat of Occidental Place, a 12-lot common-
wall subdivision, located at 9206 Occidental Place.
WHEREAS, on November 14, 2024, the City of Yakima Hearing Examiner ("Hearing
Examiner") held an open-record public hearing to consider the application for a Preliminary Long
Plat known as "Occidental Place," submitted by HLA Engineering and Land Surveying, Inc.
(PLP#001-24); and
WHEREAS, on December 4, 2024, the Hearing Examiner issued his Written
Recommendation for approval of the proposed plat, subject to conditions; and
WHEREAS, the proposed application conforms to the City of Yakima Zoning Ordinance,
Subdivision Ordinance, Development Standards Ordinance, Traffic Concurrency Ordinance,
and other applicable land use regulations; and
WHEREAS, at a Closed Record Public Hearing on February 4, 2025, after notice duly
given according to the requirements of the Yakima Municipal Code, the Yakima City Council
adopted the Hearing Examiner's Recommendation; and
WHEREAS, the City of Yakima has complied with the substantive, procedural, and
notice requirements associated with SEPA, the Growth Management Act, and the Yakima
Municipal Code for the purpose of reviewing the application; and
WHEREAS, the Yakima City Council finds that it is in the best interest of the City of
Yakima to pass the following; now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
Section 1. Incorporation of Recitals. The above recitals are hereby incorporated into
this resolution.
Section 2. Incorporation of the Hearing Examiner's Recommendation and
Conditions of Approval. The Hearing Examiner's Recommendation is hereby adopted and
ratified by the Yakima City Council as its conditional decision and approval of the Application
herein. A copy of the Recommendation is attached hereto as Exhibit"A" and fully incorporated
herein by this reference.
Section 3. Findings. The Yakima City Council adopts the findings of the Hearing
Examiner as its own findings herein, and further finds that the requirements of RCW§
58.17.110 have been met.
Section 4. Severability. If any section, subsection, paragraph, sentence, clause, or
phrase of this resolution is declared invalid or unconstitutional for any reason, such decision
shall not affect the validity of the remaining portions of this resolution.
84
ADOPTED BY THE CITY COUNCIL this 4th day of February, 2025.
ATTEST: Patricia Byers, Mayor
Rosalinda Ibarra, City Clerk
85
COMMUNITY DEVELOPMENT DEPARTMENT EXHIBIT A
���� Bill Preston,P.E.,Director
. 1�
Trevor Martin,AICP,Manager
.'' Planning Division
'h,�. �� 129 North Second Street,2nd Floor Yakima, Washington 98901
.' .T -" Phone(509)575-6183 • Fax(509)575-6105 • Email:askplanningeyakimawa.gov
NOTIFICATION OF HEARING EXAMINER'S
RECOMMENDATION TO THE YAKIMA CITY COUNCIL
DATE: December 4,2024
TO: Applicant,Adjoining Property Owners and Parties of Record
SUBJECT: Notice of the Hearing Examiner's Recommendation
FILE#(S): PLP#001-24,CL1#050-24
APPLICANT: Joseph Calhoun—HLA Engineering&Surveying
PROJECT LOCATION: 9206 Occidental Rd.
On December 2, 2024. the City of Yakima Hearing Examiner issued their recommendation for
PLP#001-24 and CL1#050-24, a preliminary long plat application proposing to subdivide
approximately 1.72 acres into 12 common-wall lots in the Multifamily(R-3)zoning district.This
application was reviewed during an open record public hearing held on November 14,2024.
Enclosed is a copy of the Hearing Examiner's Recommendation. The recommendation will be
considered by the Yakima City Council at a public hearing, which will be scheduled at a later
date. The City Clerk's Office will notify you of the date,time,and location of the hearing.
If you have any questions or need further assistance,please contact the assigned planner,Trevor
Martin,at(509)575-6042 or via email at trevor.martin(ciyakimawa.gov.
Eva Ri ra
Planning Technician
Date of Mailing: December 4,2024
Enclosures: Hearing Examiner's Recommendation
86
CITY OF YAKIMA, WASHINGTON
HEARING EXAMINER'S RECOMMENDATION
December 2, 2024
In the Matter of a Consolidated Application )
For Preliminary Long Plat Approval and a )
Type 1 Conditional Use Permit Approval )
Submitted by: )
) PLP#001-24
Summit Crest Construction, LLC ) CL1#050-24
) SEPA#013-24
For a 12-Lot Common Wall Residential )
Preliminary Long Plat on 1.72 Acres to )
Include 12 Common Wall Dwellings on )
The Lots at 9206 Occidental Road in the )
Multifamily Residential(R-3)Zone to be )
Known as the"Plat of Occidental Place" )
A. Introduction. The preliminary findings relative to the hearing process for this
matter are as follows:
(1) The Hearing Examiner conducted an open record public hearing for this
application on November 14,2024.
(2) The Planning Division staff report presented by Planning Manager Trevor
Martin, AICP, recommended approval of this application for a 12-lot common wall
residential preliminary long plat with the 12 lots having single-family common wall
dwellings located on them, subject to conditions. The applicant's representative for this
application who testified at the hearing, Joseph Calhoun of HLA Engineering and Land
Surveying, Inc., also presented testimony in favor of the approval of the proposed
Summit Crest Construction, LLC 1
Preliminary"Plat of Occidental Place" 9ECEIVED
9206 Occidental Road;#171201-11401
PL P#00I-24/C L I#050-241S E PA#013-24
DEC 0 2 2024
CITY Of YAKIMA
PLANNING DIV.
87
preliminary plat with Class (1)attached single-family common wall dwellings located on
the lots.
(3) Written comments were submitted prior to the hearing by the City's
Development Services Team, the Nob Hill Water Association and the IN'ashington State
Department of Ecology.
(4) No other testimony or written comments were submitted at or before the open
record public hearing. This Recommendation has been submitted to the Planning
Division within 10 business days of the public hearing.
B. Summary of Recommendation. The Hearing Examiner recommends that the
City Council approve this proposed 12-lot attached single-family common wall
residential Preliminary' "Plat of Occidental Place" with the lots to have attached single-
family common wall dwellings located on them, subject to conditions.
C. Basis for Recommendation. Based on a view of the site with no one else present
on November 1 I. 2024; the staff report, exhibits, testimony and other evidence presented
at the open record public hearing conducted on November 14, 2024: and a consideration
of the applicable subdivision ordinance requirements, zoning ordinance requirements,
development standards and consistency criteria: the Hearing Examiner makes the
following:
FINDINGS
I. Applicant, Property Owner and Representative. The applicant/property owner
is Summit Crest Construction, LLC, 4702 Summitview Avenue. Suite 100, Yakima, WA
Summit Crest Construction,LLC 2
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401 RECEIVED
PLP#00I-24iCL I#050-24iSEPAU013-24
DEC 0 2 2024
011 Y 01- YAKIMi
PLANNING DIV.
88
98908. The representative of the applicant/property owner for this proposal who testified
at the hearing is Joseph Calhoun of HLA Engineering and Land Surveying, Inc.. 2803
River Road, Yakima, WA 98902.
II. Location. The location of the proposed preliminary plat is on the south side of
Occidental Road at 9206 Occidental Road. The Yakima County Assessor's Parcel
Number for the site is 171201-11401.
HI. Consolidated Application. This application for approval of a 1.72-acre 12-lot
Preliminary Long Plat (PLP) and this application for approval of 12 attached single-
family common wall dwellings to be located on the lots were received on July 29, 2024,
and deemed complete for processing on August 27, 2024. The applicant chose to have the
applications processed as a single consolidated application subject to the highest level of
review applicable to either application which is the Type 4 review applicable to the
Preliminary Long Plat application and which requires a recommendation from the
Hearing Examiner after an open record public hearing and requires a final decision by the
City Council relative to both applications. This consolidated application is subject to
review criteria set forth in Yakima Municipal Code (YMC) Chapter 14.20 relative to
Subdivision review, YMC Chapter 15.13 relative to Type (1) Conditional Use Permit
review and YMC Chapter 6.88 relative to SEPA environmental review.
IV. Jurisdiction. The jurisdiction of the Hearing Examiner to issue this Recom-
mendation may be summarized as follows:
Summit Crest Construction, LLC 3
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#I71201-11401 RECEIVED
PLP#001-24/C L t#0S0-24/S E PA#013-24
DEC 0 2 2024
lfl Y Of- YAKIMA
PLANNING DIV.
89
(I) YMC §1.43.080 and §14.20.100 provide that the Hearing Examiner shall hold
a public hearing and submit a recommendation to the City Council regarding preliminary
long plats which shall include findings and conclusions based on the record relative to the
subdivision criteria listed in YMC §14.20.100(A)and in RCW Chapter 58.17.
(2) The proposed 12 attached single-family common wall dwellings would be
located in the proposed preliminary plat which is zoned Multifamily Residential (R-3)
where they are Class (1) permitted uses. These uses are described as "Attached Single-
Family Dwelling, Common Wall" in Table 4-1 of YMC §15.04.030. YMC §15.02.020
defines "Dwelling, single-family attached" as "two single-family dwellings that are
attached, but with each dwelling unit located entirely on its own lot."YMC §15.02.020 in
this context states that the word "attached" means "in the case of dwellings, two or more
dwellings connected by a common vertical wall(s)or roofline."
(3) YMC §1.43.100, YMC 16.03.010(B-D) and YMC 15.04.020(E) provide that
applications such as applications for Type (1) review of Class (1) uses may be
consolidated with related applications to be considered under the highest level of review
of the applications. In this case the highest level of review requires a recommendation to
the Yakima City Council regarding both the proposed preliminary plat and the proposed
Class (1) attached single-family common wall dwellings so that the City Council can
make the final decision relative to both of the applications.
V. Notices. A Notice of Public Hearing for this Preliminary Long Plat application
(PLP#001-24) and for this Class (I) common wall dwelling Conditional Use Permit
application (CL1#050-24) and for State Environmental Policy Act review (SEPA#013-
24) was provided by posting a Land Use Action Sign on the property on August 29,
2024; by mailing said Notice to the applicant, SEPA agencies and adjoining property
owners within 300 feet of the subject parcel on October 1, 2024; and by publishing said
Notice in the Yakima Herald-Republic also on October 1, 2024. The only written
comments from outside agencies were received from the Nob Hill Water Association and
the Washington State Department of Ecology.
Summit Crest Construction, LLC 4
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401 RECEIVED
PLP#001-24/CL I#050-24/SEPAN013-24
ill I 0 2 1024
;;I I Y Ut- Y AKIMA
PLANNING DIV
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VI. Comprehensive Plan. The site of the proposed Preliminary "Plat of Occidental
Place" is located within the Mixed Residential designation of the Comprehensive Plan.
That designation provides areas for a mixture of housing types and densities. The
following Goal and Policies apply to this proposal:
Goal 2.3: Preserve and enhance the quality, character, and function of Yakima's
residential neighborhoods.
Policy 2.3.1: Provide for a wide variety of housing types within the city to meet
the full range of housing needs for Yakima's evolving population.
Policy 2.3.2: Preserve and enhance established residential neighborhoods.
Specifically: (A) Ensure that new development is compatible in scale, density, and
aesthetic quality to an established neighborhood.
VII. Zonint; and Land Use. The 1.72-acre site is located within the Multifamily
Residential (R-3) zoning district. It is currently vacant except for an existing single-
family residence and garage which will be demolished. The main purpose of the Yakima
Urban Area Zoning Ordinance (UAZO) in Title 15 of the Yakima Municipal Code
(YMC) is to implement the Yakima Urban Area Comprehensive Plan and promote the
general health, safety and welfare of the present and future inhabitants of the Yakima
Urban Area. YMC §15.03.020(D) provides that the main purpose and intent of the
Multifamily Residential (R-3) zoning district is to establish and preserve high-density
residential uses having more than twelve dwelling units per net residential acre in areas
receiving the full range of urban services. Attached single-family common wall dwellings
are Class (1) generally permitted uses subject to Type 1 review criteria in the R-3 zoning
district. The zoning and the land uses of the surrounding properties are as follows:
Summit Crest Construction.,LLC 5
Preliminary"Plat of Occidental Place"
9206 Occidental Road; #171201-11401
PLP#001-241CL1#050-24/SEPA#013-24 RIMED
DEC 0 2 2024
l:l I Y 1)1- YAKIMs
PLANNING DIV.
91
Direction Zoning Land Use
North Multifamily Residential(R-3) Vacant
South Multifamily Residential(R-3) Residential
East Multifamily Residential (R-3) Residential
West ~ Two-Family Residential(R-2) Residential
Vlll. Environmental Review, This application was required to undergo SEPA State
Environmental Policy Act review because it proposes to subdivide the property into more
than nine lots. A SEPA Determination of Nonsignficance (DNS) was issued for this
proposal by the City's SEPA Responsible Official on October 16, 2024, which was not
appealed.
IX. Transportation Concurrence Ordinance. A Transportation Concurrency Appli-
cation was not deemed to be required for this application.
X. Written Comments. The following written comments were submitted as a result
of Development Services Team review on September 2, 2024, and were also submitted
by the Nob Hill Water Association and the Washington State Department of Ecology:
(1) Code Administration: The City of Yakima Code Administration comments
were as follows:
(a) The proposal will need to comply with the 2021 Washington State
Residential Code.
(b) Pursuant to the Washington State Residential Code, units shall be
constructed as Townhouses, or shall be constructed as R-2 dwelling units in
accordance with the Washington State Building Code.
Summit Crest Construction,LLC 6
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#l 71201-11401
PLP#001-24/CL10050-24/SEPA#013-24 ri EC E I V ED
DEC 0 2 2024
Gll Y Of YAKIMA
PLANNING DIV
92
(c) Prior to approval, the applicant shall show that the units arc constructed
with either (2) one hour rated walls, or (1) two hour rated wall at the "common
wall" line in accordance with Section 302 of the Washington State Residential
Code.
(d) Pursuant to Chapter 5 of the Washington State Fire Code, an approved
fire apparatus turnaround will be required where a dead-end condition exists.
(e) Required items such as, but not limited to, fire department apparatus
access roads, turnarounds, hammerheads, sanitary sewer systems, fire hydrants or
other required fire/life/safety site improvements shall be installed and approved
prior to final plat approval.
(f) All addresses shall be clearly shown on the face of the Final Plat (RCW
58.17.280). Additionally, a note shall be shown on the face of the Final Plat
stating: "The addresses shown on this plat are accurate as of the date of recording,
but may be subject to change. The City of Yakima Code Administration Division
is responsible for the confirmation or reassignment of addresses at the time of
building permit issuance."
(g)The following addresses shall be utilized for the created lots:
Lot 1 2300 Birdie PI Lot 7 2311 Birdie P1
Lot 2 2302 Birdie PI Lot 8 2309 Birdie PI
Lot 3 2304 Birdie PI Lot 9 2307 Birdie PI
Lot 4 2306 Birdie PI Lot 10 2305 Birdie PI
Lot 5 2308 Birdie P1 Lot 11 2303 Birdie P1
Lot 6 2310 Birdie PI Lot 12 2301 Birdie PI
(h) These findings are not intended to be an exhaustive review of this
proposal.
(2) Engineering: This project proposes that 1.72 acres are subdivided into 12
common wall residential lots. The property currently has a single-family residence on the
lot,which will be demolished. Right-of-way at this property on Occidential Rd. is 55 feet,
which does not meet the City requirement of 80 feet for a collector arterial street.
Additional right-of-way shall be dedicated to meet the half street width of 40 feet. The
Summit Crest Construction,LLC 7
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401
PLP#001-241CL1#050-24ISEPA#013-24 RECEIVED
DEC 0 2 2024
Gil Y OF YAKIMA
PLANNING DIV.
93
proposed development will cause increased pedestrian and vehicle traffic without
adequate safety precautions for pedestrians. The proposed development has the potential
for more frequent trips in and out of the property. The proposed development has a new
street down the center of the development, providing accessibility to the new homes. The
new internal street shall be built to residential street standards, which includes 50 feet of
right-of-way, and full frontage improvements, including curb, gutter, and sidewalk. In
order to alleviate the resulting impacts from the change in use proposal, the City is
requiring the following improvements:
(a) YMC 8.60 and 12.05 - New curb, gutter, ADA ramps and five-foot
sidewalk, including associated storm drainage, shall be installed. Street improve-
ments shall conform to standard detail R3. New sidewalks shall be constructed per
standard detail R5.
(b) YMC 8.64 and 15.06.065 - Residential driveway approaches arc
required which meet the requirements of this chapter and standard detail R4.
Driveway width shall be a maximum of 20 feet.
(c) YMC 12.06.020 - Right-of-way - Applicant shall determine adequate
dedication of right-of-way for all new/proposed roads.
(d) YMC 15.05.040 - Clear vision triangles shall be maintained per this
chapter.
(e) YMC 12.06.080 - Street lighting - Street lights shall be installed per
this chapter.
(f) YMC 12.02 - Easements shall be established and maintained per this
chapter.
YMC 8.72 - An excavation and street break permit shall be obtained for all work within
the public right-of-way.
An ENG permit is required for all civil work to be performed on site. Professional
engineered civil plans with l'E stamp shall be submitted for review and approval. All
improvements shall be completed prior to Certificate of Occupancy. Traffic generated
from the development is proposed to enter and exit the Arterial Street System to and from
Occidental Road.
Summit Crest Construction,LLC 8
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401 RECEIVED
PLP#001-24/CL1#050-24/SEPA#013-24
DEC 0 2 2024
CITY OF YAKIMA
PLANNING DIV
94
(3) Wastewater: Sewer will need to he extended to the proposed preliminary plat
per Title 12 requirements.
(4) Nob Hill Water Association: Irrigation shares on the property will be evaluated
by the Nob Hill Water Association to decide if a community irrigation system can be
created. A 20-foot-wide easement will need to be included along the southern boundary of
Lot 7 so that the water main can connect to existing facilities within the property to the
east. Sufficient domestic water facilities are around the area to serve this development.
Water main extension and improvements are to be done by Nob Hill Water, at the
developer's expense.
(5) Department of Ecology (DOE): DOE comments were to the effect that
historical aerial photos indicate that a section of this property was occupied by an orchard
during the period when lead arsenate was used, often resulting in shallow soil
contamination from lead and arsenic. DOE requires soil sampling prior to development of
vacant properties to residential uses and cleanup prior to occupancy if sampling indicates
elevated levels of lead and arsenic. This recommendation requires soil sampling of the
portion of this property which is subject to DOE soil sampling requirements.
XI. Applicable Development Standards, Lone Subdivision Requirements and
Zoning Requirements. Applicable development standards, long subdivision require-
ments and zoning requirements are as follows:
(1) YMC 412.02.020 — Easement location and width: Eight-foot-wide utility
easements shall be dedicated along the front of each lot in subdivisions and short
subdivisions. Easements for new and/or future utility lines shall be a minimum of eight
feet in width, or twice the buried depth of the utility,whichever is greater.
(2) YMC &12.03.010 — Sewer service required: All new lots and development
shall be served by a sanitary sewer line located adjacent to the lot or development site.
(3) YMC 4 12.03.070 — Side sewer service: Each building containing sanitary
facilities shall be served by a separate private side sewer line from a public main.
Branched side sewers serving multiple buildings and properties shall not be permitted.
Single side sewers serving multi-unit buildings are permitted.
Summit Crest Construction,LLC 9
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401
PLP#001-24/CL 1ao50-24/SEPA#013-24 RECEIVED
DEC 0 2 ZOZ4
CITY OF YAKIMA
PLANNING DIV
95
(4) YMC 6 12.04.010 -- Water service required: All new lots and development shall
be served by a public water supply line maintained by the city of Yakima, Nob Hill
Water Company, or other water purveyor, and located adjacent to the lot or development
site. The water line shall be capable of providing sufficient flow and pressure to satisfy
the fire flow and domestic service requirements of the proposed lots and development as
approved by the city engineer in cooperation with the code administration manager and
water irrigation division manager.
(5) YMC §12.04.020 — Water line extension required: Water lines shall be
extended to the point where the adjoining property owner's responsibility for further
extension begins. This typically requires extension across the street or easement frontage
of the developing property. In some cases it will require dedication of an easement and a
line extension across the property or extension along two or more sides of the developing
property. Extensions will be consistent with and implement the city's adopted water
comprehensive plan.
(6) YMC 412.05.010 — Sidewalk installation required: Sidewalks shall be in-
stalled along both sides of all new, improved, and reconstructed streets. Projects which
repair small portions of or maintain existing street shall not be considered"improvement"
for the purpose of this section and shall not trigger the requirements of this section.
Sidewalks shall also be installed across the frontage of all newly developed or
redeveloped lots where feasible.
(7) YMC §12.06.030 — Design standards, adjustment of standards: Final design of
street improvements is subject to approval by the city engineer. The city engineer, at his
discretion, is authorized to adjust these standards as necessary to facilitate the
construction of new streets and improvement of existing streets. Projects which repair
small portions of or maintain existing streets shall not be considered "improvements" for
the purposes of this section.
(8) YMC §12.06.080 — Street lighting: A street light shall be installed at each
street intersection and at mid block if the block exceeds five hundred feet in length. Street
lights shall meet the design and placement standards of the city engineer. Lighting
improvements shall become the property of the city of Yakima upon installation and will
thereafter be maintained by the city.
Summit Crest Construction,LLC 10
Preliminary"Plat of Occidental Place" RECEIVED
9206 Occidental Road; #171201-l 1401
PLP#001-24/CLI0050-24/SEPA#013-24 ail: 0 2 2024
L'11Y Of YAKIM
PLANNING 0IV
96
(9) YMC 614.10.020 — Subdivision: "Subdivision" means the division or re-
division of land into ten or more lots for the purpose of sale, lease, or transfer of
ownership in the present or future except as expressly exempted by this title.
(10) YMC §14.25.040(B) — Lot Design: All lots within a subdivision shall have
direct access to and frontage upon a dedicated public street or be accessed by an
easement. Access easements cannot serve more than one lot. Minimum street frontage
and/or access easement width shall be at least twenty feet. Lots intended for residential
use should not access a principal or minor arterial.
(11) YMC §14.05.200(B) — Allowance of bond in lieu of actual construction of
improvements prior to approval of short plat or final plat: In cases of subdivision or short
subdivision, the request for bond or other method of securing actual construction of
required improvements shall be subject to approval by the city engineer and city attorney
prior to approval of the final plat by the administrator. The decision to approve or deny
the request for the bond or other method of securing actual construction of required
improvements by the city engineer and city attorney cannot be appealed. In no case shall
the amount of the bond or other method of securing actual construction of required
improvements be less than one hundred fifteen percent of the estimated actual cost of the
improvements based upon the approved civil engineering design of the required
improvements.
(12) YMC §14.20.230 — Final Plat—Recording: All final plats approved by the
administrator shall be filed for record immediately, or as soon as possible, by the
subdivision applicant in the Yakima County auditor's office. The subdivision applicant
shall be responsible for all filing fees. Any final plat filed for record containing a
dedication shall be accompanied by a current title report. A copy of the recorded plat
shall be provided to the city prior to the issuance of any additional residential building
permits.
(13) RCW 58.17.280 — Naming and numbering of short subdivisions, sub-
divisions, streets, lots and blocks: Any city, town or county shall, by ordinance, regulate
the procedure whereby short subdivisions, subdivisions, streets, lots and blocks are
named and numbered. A lot numbering system and a house address system, however,
shall be provided by the municipality for short subdivisions and subdivisions and must be
clearly shown on the short plat or final plat at the time of approval.
Summit Crest Construction,LLC 11
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401 RECEIVED
P L P#00l-24/C L 1#050-24/SEPA#013-24
DEC 0 2 2024
CITY OF YAKIt�N
PLANNING DIV
97
(14) Table 4-1 — Permitted Land Uses: Common wall housing is listed as a Class
(1) use subject to Type 1 review in the R-3 zoning district.
(15) YMC §15.04.020(C) — Class (I) Land Use Defined: YMC §15.04.020(A)
provides that "Class (1) uses are permitted, provided the district standards are met. The
administrative official shall use the procedures in YMC Ch. 15.13 to review Class (1)
uses and associated site improvements. Class (1) uses in certain situations may require a
Type (2) review, as required by YMC 15.13.020. The procedures in YMC Chapter 15.14
shall be used to review and evaluate Class (1) uses that require a Type (2) review
process."
(16) YMC §15.06.040 — Parking: YMC §15.06.040, Table 6-1, requires 2 spaces
for each new attached single-family common wall unit. Pursuant to YMC §15.06.110, all
off-street travel ways and parking aisles having a capacity of three or more vehicles shall
be constructed with the following surfacing: paved with two-inch-thick asphaltic sur-
facing on an aggregate base, or an equivalent surfacing acceptable to the administrative
official, so as to eliminate dust or mud. Pervious asphalt or concrete materials are
encouraged.
(17) YMC 415.12.050 — Final Site Plan Required: A final site plan shall be
submitted with all applications, and shall be required as a condition of approval for all
review applications. The final site plan shall include the items shown on the original site
plan and the additions and modifications required by the administrative official.
(18) YMC 415.12.050 — Final Site Plan Form and Content: All final site plans
shall be drawn to scale and be legibly drawn, prepared, or printed by a process
guaranteeing a permanent record in black on paper, or equivalent material as required by
the division. Unless the division requests or authorizes a different size or scale, the size
and scale of the final site plan shall conform to the requirements of YMC 15.11.030 or
15.11.040 as applicable. Where necessary, the final site plan may be on several sheets
accompanied by an index sheet showing the entire site plan.
(19) YMC §15.03.020(D) — District and Map Overlay Intent Statements for the
Multifamily Residential District(R-3). The multifamily residential district is intended to:
(i) Establish and preserve high-density residential districts by excluding activities not
compatible with residential uses; (ii) Locate high-density residential development more
than twelve dwelling units per net residential acre in areas receiving the full range of
urban services; (iii) Locate high-density residential development near neighborhood
Summit Crest Construction,LLC 12
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-I 1401 RECEIVED
PLP#001-24/CL 111050-241SEPAIt013-24
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shopping facilities; and (iv) Locate high-density residential development so that traffic
generated by the development does not pass through lower-density residential areas. 'Ihe
district contains a variety of attached or clustered multifamily dwellings.
(20) YMC §15.05.020(H) - Access Required: All new development shall have a
minimum of twenty feet of lot frontage upon a public road or be served by an access
easement at least twenty feet in width. The purpose of this standard is to provide for
vehicular access to all new development; provided, the construction of single-family and
two-family dwellings on existing legally established lots is exempt from the requirements
of this section.
(21) YMC §15.05.050 - Street Right-of-Way Dedication: All new development
shall dedicate, where necessary, street right-of-way in conformance with the standards in
the county/city subdivision ordinance and the arterial street plan adopted in the Yakima
urban area comprehensive plan, except that for application under the jurisdiction of the
city of Yakima, YMC Title 12 shall prevail over the provisions of this section to the
extent of any conflict between such provisions.
(22) YMC §15.05.055 - New Development Improvement Standards: All develop-
ment within the Yakima urban growth area (UGA) must meet the urban standards of the
city of Yakima including the following:
(a)Fire apparatus access roads for multiple-family residential developments
and one- or two-family residential developments shall be subject to the provisions
of Sections D106 and D107, respectively, of Appendix D of the International Fire
Code. Additionally, such residential developments shall be subject to the require-
ments of Section D105 of Appendix D, International Fire Code, pertaining to
aerial fire apparatus roads, as applicable. All provisions of the International Fire
Code referenced above are hereby adopted and incorporated herein by this
reference, as now existing or as hereafter amended and adopted by the city.
Minimum requirements for the primary and secondary access will be at least
twenty feet wide, unobstructed, paved lanes.
(b) In order to promote safety for emergency access and circulation within
and between new developments, cul-de-sac streets (public or private) shall not
exceed 600 feet.
Summit Crest Construction, LLC 13
Preliminary"Plat of Occidental Place" RECEIVED
9206 Occidental Road;#171201-11401
PLP#001-24/CLI#050-24/SEPA#Ol3-24 DEC 0 2 2024
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XII. Applicable Type (1) Review Ordinance Provisions. Applicable provisions
relative to Type(1) review of Class(1)uses are as follows:
(1) Class (1) Land Use Defined: Pursuant to YMC §15.04.020(A), "Class (1)
uses are permitted, provided the district standards are met. The administrative official
shall use the procedures in TMC Ch. 15.13 to review Class (1) uses and associated site
improvements."
(2) The R-3 zoning district standards applicable to the proposed 12 attached
single-family common wall units include the following: (i) water services must be
provided to the common wall dwellings which can be provided by the Nob Hill Water
Association; (ii) sewer services must be provided to the common wall dwellings which
can be provided by the City of Yakima; (iii) the proposed common wall units will be
accessed from Occidental Road which is a Collector Arterial and from a new internal
public street to be named Birdie Place; (iv) frontage improvements are required along the
entirety of the new internal street; (v) the minimum lot size for each common wall
dwelling is 3,500 square feet; (vi) the lot coverage for each lot may be up to 80%; (vii)
the minimum lot width of each lot has to be at least 35 feet at the rear line of the required
front yard; (viii) no additional landscaping is required; (ix) no sitescreening is required;
(x) two parking spaces are required for each unit; (xi) minimum building height is
allowed to be up to 50 feet; and (xii) the common wall dwellings will have to comply
with the following structural setback requirements:
Location From Centerline From Property
of Right-of-Way Line
Front 45 feet 20 feet
Rear N/A 15 feet
Side(internal) N/A 5 feet _
Side(street) 40 feet 10 feet
XIII. Preliminary Plat Findings. YMC §14.20.100(A) provides that the Hearing
Examiner shall consider a proposed preliminary plat during an open record public hearing
Summit Crest Construction,LLC 14
Preliminary"Plat of Occidental Place"
9206 Occidental Road;0171201-11401 �EGEIUEl�
PL P#001-24/C L I#050-2 4/S P P A#013-24
DEC 0 2 2024
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in order to inquire into and determine whether the following standards and criteria are
satisfied:
(1) Subsection 14.20.100(A)(1) — Consistency with the City's Urban Area
Zoning Ordinance Intent, Design, Improvement and Development Provisions
Applicable to the R-3 Zoning District. A determination of consistency with the City's
Urban Area Zoning Ordinance intent, design, improvement and development provisions
applicable to the R-3 zoning district involves a consideration of the following provisions
of Title 15 and Title 12 of the Yakima Municipal Code(YMC):
(a) Consistency with the Intent of the Multifamily Residential (R-3) Zoning
District: YMC §15.03.020(D) indicates that the intent of the R-3 zoning district is
mainly to locate high-density residential development having more than twelve
dwelling units per net residential acre in areas receiving the full range of urban
services. The proposed preliminary long plat would subdivide one parcel into 12
attached single-family common wall residential lots that would range in size from
3.939 square feet to 5,510 square feet and would be consistent with the intent of
the R-3 zoning district.
(b) Consistency with Design. Improvement and Development Provisions
Applicable to the Multifamily Residential (R-3) Zoning District: YMC Chapter
15.05 establishes certain basic development requirements. These are the minimum
criteria that must be met to assure land use compatibility and promote the public
health, safety and welfare. The attached single-family residential development
would meet the requirements applicable in the R-3 zoning district as follows:
(i) Minimum Lot Size: The lots ranging in size from 3,939 square
feet to 5,510 square feet will meet the minimum 3,500-square-foot lot size
requirement for the 12 attached single-family common wall dwellings that
will be located on the parcel in accordance with the requirements of the R-3
zoning district.
(ii) Minimum Lot Width: The lots will all meet or exceed the
minimum lot width of 35 feet prescribed for the R-3 zoning district by
Table 5-2 of YMC Chapter 15.05.
(iii) Maximum Lot Coverage: The maximum lot coverage is the
percentage of net land area of a site that can be covered with structures and
Summit Crest Construction,LLC 15
Preliminary"Plat of Occidental Place"
9206 Occidental Road; 0171201-11401 RECEIVE[
P LP#001-24/CL I#050-24/S E PA#013-24
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other impervious surfaces. In the R-3 zoning district, the maximum lot
coverage prescribed by Table 5-1 of YMC Chapter 15.05 is 80%. All lots
within the proposed preliminary plat have sufficient lot area to comply with
this development standard.
(iv) Structure Setbacks: In the residential zoning districts, structure
setbacks are intended to provide light, air and emergency access. All lots in
the proposed preliminary plat have sufficient area to meet the setback
requirements specified for the R-3 zoning district by YMC Table 5-1 in
YMC Chapter 15.05 which are as follows:
Location From Centerline From Property Line
of Right-of-Way
Front 45 feet 20 feet
Rear 1 N/A 15 feet
Side (internal) N/A 5 feet
Side(street) I 40 feet 10 feet
(v) Maximum Building Height The maximum building height in the
R-3 zoning district is 50 feet (YMC Chapter 15.05, Table 5-1). The
applicant's SEPA Environmental Policy Act Checklist states that the tallest
structure will comply with the height standard of the R-3 zoning district.
(vi) Access: All lots will have at least 20 feet of frontage upon a
public street or be accessed by a minimum 20-foot-wide access easement in
accordance with YMC §15.05.020(H).
(vii) Sidewalk: Curb, gutter and sidewalk will be constructed along
the interior street frontages within the proposed preliminary plat as required
by YMC §15.05.020(.1).
(viii) Density: The proposed preliminary plat which divides 1.72
acres into 12 residential lots will have a density of 6.97 dwelling units per
residential acre before subtraction of the area for the internal street (12
dwelling units _ 1.72 acres = 6.97 dwelling units per gross residential acre).
This density complies with YMC §15.05.030(B) and YMC Table 4-1 of
Summit Crest Construction,LLC 16
Preliminary"Plat of Occidental Place"
9206 Occidental Road; 0 I71201-11401
PLP#001-24/CLI#050-24/SEPA#013-24 `DECEIVED
DEC 0 2 2024
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YMC Chapter 15.04 which allow more than 12 dwelling units per net
residential acre in the R-3 zoning district as Class (1)permitted uses.
(ix) Street Right-of-Way/Dedication of Right-of-Way: The internal
local access street off of Occidental Road requires the dedication of a 50-
foot-wide right-of-way for the public street named Birdie Place within the
subdivision which shall be improved with curb, gutter and a five-foot-wide
sidewalk on both sides of the street. The frontage of the parcel along
Occidental Road requires the dedication of additional right-of-way needed
for half street right-of-way width of 40 feet to the centerline of Occidental
Road.
(x)Frontage Improvements: New curb, gutter, ADA ramps and five-
foot-wide sidewalk, including associated storm drainage, shall be installed.
Street improvements shall conform to standard detail R3 and the new
sidewalks shall be constructed per standard detail R5. An excavation and
street break permit shall be obtained for all work within the public right-of-
way.
(xi) Wastewater: City of Yakima sewer is located in the vicinity of
this proposed preliminary plat and is capable of being extended to serve the
development in accordance with YMC Title 12 development standards.
Sewer is to be installed per the Yakima Municipal Code.
(xii) Water: Nob Hill Water Association water is located in the
vicinity of this proposed preliminary plat and is capable of being extended
to serve the development in accordance with YMC Title 12 development
standards.
(2) Subsection 14.20.100(AX2) — Consistency with the provisions of the
Comprehensive Plan. The Future Land Use Map 1II-3 of the 2040 Yakima Urban Area
Comprehensive Plan designates the property within the proposed preliminary plat as
suitable for Mixed Residential development which provides for areas with a mixture of
housing types and densities. As noted above, the proposed preliminary plat is consistent
with the following Goal and Policies of the City's Comprehensive Plan:
(a) Goal 2.3 which is to preserve and enhance the quality, character and
function of Yakima's residential neighborhoods.
Summit Crest Construction,LLC 17
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401 1ECEiVED
PLP#00 I-24/CL I#050-24JSLPA#013-24
E)EC 0 2 2024
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(b) Policy 2.3.1 which is to provide for a wide variety of housing types
within the City to meet the full range of housing needs for Yakima's evolving
population.
(c) Policy 2.3.2 which is to preserve and enhance established residential
neighborhoods. Specifically: (A) Ensure that new development is compatible in
scale, density and aesthetic quality to an established neighborhood.
(3) Subsection 14.20.100(AX3) — Consistency with the provisions of this title,
Title 14 entitled "Subdivision Ordinance." As proposed and with the recommended
conditions, this preliminary plat will meet all the design requirements in YMC Chapter
14.20 of the City's subdivision ordinance and in the City's Title 12 development
standards. This review and the recommended conditions are intended to ensure
consistency with the provisions of the City's subdivision ordinance as well as other
applicable City ordinances.
(4) Subsection 14.20.100(A)(4) — Appropriate provisions for enumerated
features. As proposed and with the recommended conditions, this 12-lot Preliminary
"Plat of Occidental Place" will make appropriate provisions for the following features
required by YMC 14.20.100(A)(4) and RCW 58.17.110:
(a) Public health, safety, welfare: The construction of new attached single-
family common wall dwellings will complement the existing adjacent residential
development in this area. It will also promote the public health, safety and general
welfare insofar as there is a need in this community for additional housing and
insofar as this proposed preliminary plat will be required to comply with all
applicable City development standards and all conditions of approval that will be
specified by the City Council.
(b) Open spaces: The proposed lots are larger than the minimum lot size
required in the R-3 zoning district for attached single-family common wall
dwellings. The lot coverage limitation of not more than 80% in the R-3 zoning
district will provide adequate light and air for future residents in accordance with
the standards in the zoning ordinance without additional open spaces.
Summit Crest Construction, LLC 18
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401
PLP#001-24/CL 1#0S0-24/SE PA#013-24 RECEIVED
DEC 0 2 2024
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(c) Drainage systems: Drainage system facilities must be provided in
accordance with state and local regulations, including the City of Yakima
Municipal Code and the Eastern Washington Storm Water Manual.
(d) Streets, alleys, and other public ways: The lots will have public street
access by way of a new interior street off of Occidental Road which will be named
Birdie Place and which will be developed to City standards.
(e) Water supplies: Public water is required to be used for domestic and fire
flow purposes. Nob Hill Water Association water is located in the vicinity and
water pipelines will be extended to provide the water for the proposed preliminary
plat.
(f) Sanitary waste disposal: Public sewer is required to service all lots
within the subject development. City of Yakima sewer is located in the vicinity
and will be extended to serve the proposed preliminary plat.
(g) Parks and playgrounds: Open space, parks, recreation and playgrounds
arc located about 3 miles away from this subdivision at the West Valley
Community Park. The lot coverage limitation also provides open space on the lots
for recreation and play areas.
(h) Sites for schools: West Valley Middle Level Campus is located about
2.5 miles from this proposed subdivision and West Valley High School is located
approximately 3.5 miles from this proposed subdivision. No comments were
submitted by the West Valley School District.
(i) Sidewalks: Sidewalks are required to be constructed for this develop-
ment per standard detail R5.
(j) Public Transit: Yakima Transit Routes 2 and 5 are located about 1.8
miles from the proposed subdivision.
(k) Serves the public use and interest: This proposed 12-lot residential
subdivision is consistent with neighboring residential land uses, better serves the
needs of the City than the present single-family dwelling on the property and helps
satisfy the need for additional housing within the City.
(I) Time Limitation: Upon preliminary plat approval, the applicant has five
years from the date of preliminary plat approval by the City Council to submit the
Summit Crest Construction, LLC 19
Preliminary"Plat of Occidental Place"
9206 Occidental Road;4171201-11401
P L P#001-24/C L 1#O SO-24IS E P A#013-2 4
RECEIVED
DEC 0 2 2024
+.;11 Y OF YAKIM4
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final plat. If more time is needed, at least 30 days prior to the expiration of
preliminary approval, the applicant must submit to the City Council a written
request to extend the approval period for a maximum period of one additional year
(YMC §14.20.160). Before the final plat can be recorded, all required
infrastructure must either be engineered, completed and inspected or be
engineered and financially secured, and approval of the final plat must be obtained
from the City of Yakima Community Development Department.
XIV. Consistency Analysis Conducted Pursuant to Subsection 16.06.020(B) of
the Yakima Municipal Code. The consistency analysis to be conducted pursuant to
Subsection 16.06.020(B) of the Yakima Municipal Code for this proposed Preliminary
"Plat of Occidental Place" and for the 12 attached single-family common wall dwellings
that are proposed to be located on the lots requires a consideration of the following
factors:
(1) The type of land use contemplated by the proposal (12 attached single-
family common wall dwellings) is permitted on this parcel so long as the development
complies with the conditions that are imposed by the Yakima City Council, as well as
with the regulations of the zoning ordinance, subdivision ordinance, building codes and
other applicable regulations. The attached single-family common wall dwellings are
Class(1)permitted uses in the R-3 zoning district.
(2) The level of development with the maximum lot coverage density of 80%and
with lots that are larger than the 3,500-square-foot minimum lot size requirement will not
exceed the allowable level of development within the Multifamily Residential (R-3)
zoning district.
(3) The availability and adequacy of infrastructure and public facilities is not
an issue because the additional infrastructure that will be provided at the applicant's
expense will ensure that adequate infrastructure and public facilities are available for the
proposed preliminary long plat and for the proposed attached single-family common wall
dwellings.
Summit Crest Construction, LLC 20
Preliminary"Plat of Occidental Place"
9206 Occidental Road; #171201-11401
PLP#001-24/CLl#050-24/SEPA#013-24 RECEIVED
OEC 0 2 2024
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(4) The character of the proposal, such as the proposal's consistency with
applicable development standards of the City's Urban Area Zoning Ordinance, primarily
involves consideration of specific development standards relating to lot size, access,
potable water, sewage disposal and other features of the proposed preliminary plat which
have been discussed in detail above.The proposed Preliminary"Plat of Occidental Place"
which will be subject to conditions will be consistent with all of the applicable
development standards of the City subdivision ordinance, the City zoning ordinance and
other applicable City ordinance standards and requirements.
CONCLUSIONS
Based on the foregoing Findings, the Hearing Examiner concludes as follows:
(1) The Hearing Examiner has jurisdiction to recommend to the Yakima City
Council the approval of the proposed Preliminary "Plat of Occidental Place" pursuant to
YMC §1.43.080 and YMC §14.20.100.
(2) A State Environmental Policy Act Determination of Nonsignificance (DNS)
was issued on October 16, 2024, for this proposed preliminary plat and for the 12
attached single-family common wall dwellings proposed for the lots which became final
without any appeal.
(3) Notices for the public hearing were given in accordance with applicable
ordinance requirements.
(4) As conditioned, the proposed Preliminary "Plat of Occidental Place" and the
attached single-family common wall dwellings to be located on the lots within the plat
arc in compliance with the applicable provisions of the City's 2040 Comprehensive Plan,
zoning ordinance and subdivision ordinance; make appropriate provisions for the public
health, safety and general welfare and for open spaces, drainage ways, streets, transit
stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and
sidewalks; and, according to the weight of the evidence presented at the hearing,does not
require any specific provisions to be made for the other requisite plat considerations such
as additional schools, additional schoolgrounds or additional planning features that assure
Summit Crest Construction,LLC 21
Preliminary"Plat of Occidental Place" 'FCEIVED
9206 Occidental Road;tt 171201-1 140 I
PLP#001-24/CL1#050-24/SEPA#013-24 'NI 0 2 2024
ur Y AKIMA
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safe walking conditions for students who walk to and from school; and will serve the
public use and interest.
(5) This proposed Preliminary "Plat of Occidental Place" and the proposed single-
family common wall dwellings to be located on the lots are in compliance with the
consistency requirements of Subsection 16.06.020(B)of the Yakima Municipal Code.
RECOMMENDATION
The Hearing Examiner recommends to the Yakima City Council that the proposed
12-lot Preliminary "Plat of Occidental Place" and the proposed 12 attached single-family
common wall dwellings to be located on Assessor's Parcel No. 171201-11401 which are
described in the application, the staff report, this Recommendation and the other related
documents assigned file numbers PLP#001-24, CL1#050-24 and SEPA#013-24 be
APPROVED,subject to compliance with the following conditions:
(A) A detailed site plan meeting the requirements of YMC §15.11.040 shall be
submitted to the Planning Division prior to the issuance of any building permits for the
attached single-family common wall dwellings;
(B) Verification that any Department of Ecology requirements have been satisfied
relative to soil sampling and cleanup of lead and arsenic levels possibly applicable to a
portion of the parcel shall be provided to the Planning Division prior to the issuance of
any building permits for the attached single-family common wall dwellings;
(C)Curb, gutter,and sidewalk shall be installed on both sides of the internal street;
(D) Prior to approval of the final plat, all required improvements shall be
constructed or financially secured according to the standards and requirements of the City
Engineer and YMC Title 12;
(E)All lots shall be served with public water from the Nob I fill Water Association
and public sewer from the City of Yakima. Prior to final plat approval, written
Summit Crest Construction,LLC 22
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401
PLP#001-24JCL1 N050-24/SEPA#013-24 RECEIVE[
DEC 0 2 2024
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verification must be submitted to the Planning Division indicating that all sewer and
water extensions have been completed and inspected or financially secured;
(F) An eight-foot-wide utility easement shall be dedicated along the front of each
lot;
(G)An excavation and street break permit shall be obtained for all work within the
public right-of-way. Roads less than five years old can be cut, but will cost 150 percent
of the restoration fee with no PC1 discount;
(II)All frontage improvements shall be completed or bonded for prior to long plat
approval. Civil engineering plans for public improvements shall be approved prior to
bonding for public improvements;
(I) At the discretion of the City Engineer, the owner may bond for required
frontage improvements or enter into a deferral agreement for future participation in the
cost of any frontage and/or roadway improvements of a Local Improvement District
(LID) which is constructed abutting the owner's property. The bond or deferral agree-
ment shall be executed and recorded prior to or as part of approval of the plat;
(J) Fire hydrants shall be placed at the locations specified by the Building Codes,
the Planning Division and the Yakima Fire Department. All lots must be provided with
adequate fire flow;
(K) Streetlights shall be installed per the direction of the Engineering Division;
(L) This plat shall be subject to the following notes, which must be placed on the
face of the plat:
(1) The addresses shown on this plat are accurate as of the date of
recording, but may be subject to change. The City of Yakima Building Codes
Division is responsible for the confirmation or reassignment of addresses at the
time of building permit issuance.
(2) The owners shown hereon, their grantees and assignees in interest
hereby covenant and agree to retain all surface water generated within the plat on-
site;
(M) Irrigation approval is required, and shall be shown on the face of the final
long plat;
Summit Crest Construction, LLC 23
Preliminary"Plat of Occidental Place"
9206 Occidental Road;#171201-11401 �ECF��1E[3
P LPtt001-24/C L l#050-24/S E PA#013-24
DEC 0 2 2024
&ITY OF YAKIIvirt
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(N) A current title report covering the subject property must accompany the final
long plat;
(0) Upon preliminary plat approval, the applicant has five years to submit the final
plat. If more time is needed, then at least 30 days prior to the expiration of the City
Council's preliminary plat approval, the applicant must submit to the City Council a
written request asking to extend the approval period for an additional maximum period of
one year;
(P) The City shall not issue any building permits until a copy of the recorded long
plat is submitted; and
(Q) All other requirements of the zoning and subdivision ordinance, although not
specifically set forth herein, shall be complied with in their entirety.
DATED this 2' day of December, 2024.
Pra,v-9
M< < �
Gary M. Chillier, Hearing Examiner
Summit Crest Constriction, LLC 24
Preliminary"Plat of Occidental Place" RECEIVED
9206 Occidental Road: b 171201-1 1401
PLP#001-24/CLl#050-24/SEPA#013-24 DEC 0 2 2024
t♦I I Y Uf- YAKIMA
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hu sneering and(and Surveying,Inc
December 6, 2024
City of Yakima
129 N 2nd St
Yakima, WA 98901
Attn: Trevor Martin,AICP
Planning Manager
Re: Request to supplement the record for PLP#001-24
Dear Mr. Martin:
The Hearing Examiner's Recommendation on the Plat of Occidental Place (PLP#001-24)was received
via email on December 4, 2024. We are generally in agreement with the recommendation, with the
exception of Condition B, which reads as follows:
(B)Verification that any Department of Ecology requirements have been satisfied relative to soil
sampling and cleanup of lead and arsenic levels possibly applicable to a portion of the parcels
shall be provided to the Planning Division prior to the issuance of any building permits for the
attached single-family common wall dwellings.
Acknowledging that the record is closed, we request to supplement the record with relevant information,
in accordance with YMC § 14.20.110(B)which provides the following:
"Only for good cause shown, as determined by the city council, may a party submit at the closed
record public hearing information which was not part of the record as it was developed before and
was considered by the city of Yakima planning commission or the hearing examiner."
Cause shown:
1. The Department of Ecology's (DOE) letter requiring soil sampling was received prior to the
November 14, 2024 hearing, but subsequent to the city's staff report.
2. Joseph Calhoun, on behalf of the applicant, provided testimony at the hearing stating that a
request was sent to DOE seeking clarification on whether soil testing would be required or not.
This request was based on how Ecology's Dirt Alert Map showed past orchard use on the subject
property.
3. On November 15, 2024, the attached email was received from Hector Casique at DOE which
states, in part:
a. After reviewing aerial images form 1947 and 1949...it does look like the highlighted area
in Dirt Alert is slightly off. It doesn't look like we have an image from 1927 to show
otherwise. No soil sampling is required for this project, however, Ecology encourages
precautions are taken since this property is close to historic orchard lands as seen in the
images above and on Ecology's Dirt Alert Mapping Tool(emphasis added).
Based on the email correspondence from Mr. Casique, we would like to formally request that Condition B
of the Hearing Examiner's Recommendation be removed from the conditions of approval.
Sincerely,
oseph Calhoun
Planning Supervisor
Enclosure
Copy: Rich Hochrein
w
2803 River Road Yakima,WA 98902 •:• (509)966-7000 •'r xvww.hlacicil.cour
Joseph Calhoun
From: Casique, Hector(ECY) <hcas461@ECY.WA.GOV>
Sent: Friday, November 15, 2024 8:15 AM
To: Joseph Calhoun
Cc: Wilson,Tina (ECY)
Subject: RE: Plat of Occidental Place
Attachments: t17121_aerialimage_Yakima_1947 jpg
You don't often get email from hcas461@ecy.wa.gov.!_earn why this is important
Hi Joseph,
Thank you for your patience in this reply
I tried sending you an email with both images but the 1949 image is too large. Here is the link to the 1949
image — Central Washington Historical Aerial Photograph Project. You will have to zoom into the Yakima Area
to find the corresponding image.
After reviewing aerial images from 1947 and 1949 (attached) it does look like the highlighted area in Dirt Alert
is slightly off. It doesn't look like we have an image from 1927 to show otherwise.
No soil sampling is required for this project; however, Ecology encourages precautions are taken since this
property is close to historic orchard lands as seen in the images above and on Ecology's Dirt Alert Mapping
Tool.
Can you send me the SEPA number associated with this project so we can update our records?
Thank you,
Hector Casique (He/Him)
Washington State Department of Ecology
Central Region Office 11250 West Alder Street I Union Gap, WA 98903
Hector.Casique@ecy.wa.gov I (509) 208-1288
From:Joseph Calhoun<jcalhoun@hlacivil.com>
Sent:Tuesday, November 12, 2024 1:17 PM
To: Wilson,Tina (ECY)<tinw461@ECY.WA.GOV>
Cc: trevor.martin@yakimawa.gov
Subject: Plat of Occidental Place
External Email
Good afternoon, Tina.
1
We have received a copy of the November 1, 2024 letter regarding soil sampling for the Plat of Occidental
Place. I wanted to inquire about the historic aerial photography that DOE uses to determine the affected areas.
The identified area on the subject property is an odd shape and I'm wondering if this is simply a mapping
phenomenon due to old aerial photography not lining up with the newer pictures? It is a relatively small area of
the property that shows up as past orchard lands:
4- C. 0 app`ecologf.wa.9ov _ _.
.,-- ECOLOGY Dirt Alert
Tacoma Smelter Plume Oeclyd Lands Everett Smelter Plume Upper Columbia River
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The City of Yakima GIS has a 1955 aerial that does not appear to show any orchard use on the property.
Unfortunately, the 1947 and 1927 aerials do not include this area.
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Is it possible to obtain copies of the past aerials used to create the Orchard Lands map?
Thanks,
•
HLA
Joseph Calhoun, Planning Supervisor
HLA Engineering and Land Surveying, Inc.
2803 River Road,Yakima,WA 98902
Office:(509)966-7000 I Cell:(509)945-3096
iCAalhounniacivil.com I www.hlacivil.com
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