HomeMy WebLinkAboutR-2025-029 Resolution approving the Preliminary Long Plat of Aspen Estates Phase 3, a 15-lot subdivision, located at 5903 Walla Walla StRESOLUTION NO. R-2025-029
A RESOLUTION approving the Preliminary Long Plat of Aspen Estates Phase 3, a 15-lot
subdivision, located at 5903 Walla Walla St.
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 "Aspen Estates Phase 3," submitted by HLA Engineering and Land Surveying, Inc.
(PLP#002-24); and
WHEREAS, on December 2, 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.
ADOPTED BY THE CITY COUNCIL this 4th day of February, 2025.
Patricia Byer;;; Mayor
Ros (Barra, City Clerk
COMMUNITY DEVELOPMENT DEPARTMENT
Bill Preston, RE., Director
Trevor Martin, AICP, Manager
Planning Division
129 North Second Street, 2nd Floor Yakima, Washington 98901
Phone (509) 575-6183 Fax (509) 575-6105 • Erna& ask-p/artnin
Exhibit A
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#002-24
APPLICANT: Joseph Calhoun — HLA Engineering & Surveying
PROJECT LOCATION: 5903 Walla Walla St.
On December 2, 2024, the City of Yakima Hearing Examiner issued their recommendation for
PLP#002-24, a preliminary long plat to subdivide 3.69 acres into 15 single-family tots in the R-1
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, Eric
Crowell, at (509) 576-6736 or via email at eric.crowell',i4akimawa.gov.
Eva Rivera
Planning Technician
Date of Mailing: December 4, 2024
Enclosures: Hearing Examiner's Recommendation
Yakima
2015
1994
CITY OF YA A, AS INGTON
HEARING E INE S ECO EN
December 2, 2024
In the Matter of a Preliminary Long Plat )
)
)
Application Submitted by:
W eal Property oldings LLC )
For a I5-Lot Single -Family Residential
Preliminary Long Plat on 3.69 Acres
Located at 5903 Walla Walla Street in
The R-1 Zoning District to be known as
The "Plat of Aspen Estates Phase 3"
)
)
)
)
)
)
1
ATION
PLP#002-24
SEPA#015-24
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 on
November 14, 2024, for this application which requests approval for a 15-lot
preliminary plat.
(2) The Planning Division staff report which recommended approval of this
preliminary long plat subject to enumerated conditions was presented by Senior Planner
Lric Crowell. The representative of the applicant/property owner for this application,
Joseph Calhoun of NIA Engineering and Land Surveying, Inc., also presented
testimony in favor of approval of the proposed preliminary plat. Paula Moore, a resident
of the home at 5905 Occidental Road at the east end of Walla Walla Street testified in
favor of the proposed preliminary plat, but expressed concern about crime in her area
while acknowledging that the preliminary plat will not result in any new street to or
along her property.
WM Real Property Holdings, LLC
Preliminary "Plat of "Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPA#015-24
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YAKinoi
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(3) No written comments vvem submitted by neighbors or other members of the
public ptior to the open record public hearing and no other testimony or written
comments were submitted during the public hearing. This Recommendation has been
delivered to the Planning Division within 10 business days of the public hearing.
B. Summary of Recommendation. The Hearing Examiner recommends approval
of this proposed 15-lot Preliminary "Plat of Aspen Estates Phase 3" subject to
conditions.
C. Basis for Recommendation. Based on a view of the site and surrounding area
with no one else present on November 11, 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 requirements, development
standards and consistency criteria; the Hearing E
FINDINGS
ner makes the following:
I. Applicant, Property Owner and Representative- The applicant/property owner
is WM Real Property Holdings, LLC, 2550 Horton Road, Yakima, WA 98903. The
representative of the applicant/property owner for this proposal who testified at the
hearing is Joseph Calhoun of FILA Engineering and Land Surveying, Inc., 2803 River
Road, Yakima, WA 98902,
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPA#015-24
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II. Location. The location of the proposed preliminary plat is 5903 Walla Walla Street
between the two completed portions of Crestfields Road. The Yakima County
Assessor's Parcel Number for the site is 181333-33035.
III. Application. This application for a 3.69-acre 15-lot Preliminary Long Plat (PLP)
was received on August 22, 2024, and deemed complete for processing on September
12, 2024. The Preliminary Long Plat application with the related State Environmental
Policy Act application are being processed under Yakima Municipal Code (YMC)
Chapter 14.20 for Subdivisions and Chapter 6.88 for SEPA Review.
IV. Jurisdiction. C §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 that are set forth in YMC §14.20.100(A) and in RCW
Chapter 58.17.
V. Notices. A Notice of Public Hearing for this Preliminary Long Plat application
(PLP#002-24) and for this State Environmental Policy Act application (SEPA#015-24)
was provided by posting a Land Use Action Sign on the property on September 9, 2024;
by mailing said Notice to the applicant, SEPA agencies and adjoining property owners
within 300 feet of the subject parcel on October 8, 2024; and by publishing said Notice
in the Yakima Herald -Republic also on October 8, 2024.
WM Real Property lioldings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPA#015-24
3
DEC 0 2 2024
($11 Y Artitytyi
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VI. Comprehensive Plan ; The site of the proposed Preliminary "Plat of Aspen
Estates Phase 3" is located within the Low Density Residential Comprehensive Plan
designation which primarily provides areas for single-family residences. The following
goals and policies apply to this proposal:
Goal 2.3: Preserve and enhance the quality, cter, 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 need .s 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.
VIL irnna and Land Use. The 3.69-acre site is located within the Single -Family
Residential (R-1) zoning district and is currently vacant except for an existing single-
family residence which will remain and an accessory barn structure which will be
removed or demolished. The proposed preliminary plat is surrounded by residential uses
located in the R-1 zoning district within the existing plats of Wellington Estates Phase 3
to the east, Crestfields Phase 2 to the west and Aspen Estates Phase 2 to the north. The
main purpose of the Yakima 1Jrban Area Zoning Ordinance (UAZO) in Title 15 of the
Yakima Municipal Code ( C) 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 a. The :in purpose and main intent of
the R-1 zoning district set forth in C §15.03,020(B) is to establish and preserve
residential neighborhoods for detached single-family dwellings.
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
P 002-24 and SEPAN015-24
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VIII. Environmental Review. This preliminary plat application is subject to review
under the State Environmental Policy Act (SEPA) because it proposes to subdivide a
parcel of land into more than nine lots. A SEPA Determination of Nonsignificance
(DNS) was issued for this proposal by the City's SEPA Responsible Official on October
8, 2024, which was not appealed.
IX. Transportation Concurrencv Ordinance. The applicant applied for Trans-
portation Concurrency (TC0#011-24) on August 22. 2024, and this proposal was
approved for Concurrency on October 18, 2024. The development will not exceed the
PM peak hour capacity of the City arterial system, and reserve capacity exists on all
impacted arterial streets.
X. Development Services Team. The following comments were submitted as a
result of the Development Services Team technical review on October 10, 2024:
(1) Code Administration: The City of Yakima Code Administration comments
were as follows:
(a) Pursuant to the Chapter 5 of the Washington State Fire Code (WSFC),
publicly available fire . ts will be required along streets spaced at intervals
that will provide required fire flow coverage for proposed structures pursuant to
WSFC Appendix C. Installation of approved hydrants must be completed prior
to final plat approval.
(b) 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
WM Real Prop Holdings, HU:
Preliminary "Plat or Aspom Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPAN015-1,4
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addresses at the time of building permit issuance." The following addresses shall
be utilized for the created lots:
Lot 1 5913 Crestfields Rd. Lot 9 2108 Lovance Ln.
Lot 2 5915 Crestfields Rd. Lot 10 _2110 Lovance Ln.
Lot 3 5917 Crestfields Rd. Lot 11 5903 Walla Walla St.
Lot 4 5919 Crestfields Rd. Lot 12 2105 Lovance 1,n,
Lot 5 2100 Lovance Ln. Lot 13 2103 Lovance Ln.
Lot 6 2102 Lovance Ln. Lot 14 5912 Crestfields Rd.
Lot 7 2104 Lovance Ln. Lot 15 5914 CrestfieldsRd. /
Lot 8 2106 Lovance Ln. 2101 Lovance Ln.
(c) These findings are not intended to be an exhaustive review of this
proposal.
(2) Engineering: This project proposes that 3.69 acres be developed into 15
residential lots. The property currently has a single-family residence on the lot. Right-
of-way at this property on Crestfields Rd. is 50 feet, which meets the City requirement
of 50 feet for Residential roadways. The 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. Current frontage infrastructure is not adequate enough to handle the new
proposed 15-lot subdivision. 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 confomi to standard detail R3. New sidewalks shall be constructed
per standard detail R5.
(b) YMC 8.64 and 15.06.065 — Residential driveway approaches are
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.
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPA#015-24
6
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(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 PE stamp shall be submitted for review and approval. All
improvements shall be completed prior to Certificate of Occupancy.
(3) Surface Water: Surface water comments relative to this proposed
preliminary plat are as follows:
(a) As this project involves clearing or grading of one acre or more, a
Large Project Stormwater Permit shall be required from thc applicant. The
requirements of a Large Project Stormwater Perrnit arc: (i) Drainage plan(s) and
calculations; (ii) Stormwater maintenance agreement and plan; (iii) Proof that
the maintenance agreement was recorded in the Yakima County Auditor's
Office; (iv) Construction Stormwater Pollution Prevention Plan (SWPPP) or
Erosivity Waiver. ihe Construction SWPPP (or Erosivity Waiver Certificate
Statement) shall be reviewed and approved by the Surface Water Engineer prior
to any grading or construction and a Ten Erosion and Sediment Control
(1-11SC) plan shall be submitted for approval. (v) in lieu of turning in a
Construction Stormwatcr Pollution Prevention Plan, the applicant can satisfy this
requirement by obtaining a Construction Stormwater General Permit through the
Washington State Department ofEcology and by delivering a copy of the signed
General Permit to the Surface Water Engineer. (Go to: https://ecology.wa.gov
lregulations-permitsiperrnits-certificationsistormvvater-general-permitslconstrue—
tion-stormwater-permit for more information on how to apply for the General
Permit); (vi) A narrative explaining how Core Elements 1-8 are being satisfied;
and (vii) an operation and maintenance plan for the perpetual maintenance of the
facilities is now required,
WM R.eal Property lloldings, LIC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; 4181333-33035
PLP4002-24 and SEPA#015-24
7
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(b) Grading and/or building permits shall not be issued ‘,vithout the project
site first passing an erosion control inspection.
(c) Complete sto water design plans. specifications and runontorage
calculations supporting the Stormwater design are required pursuant to the
Eastern Washington Stormwater Manual and City of Yakima standards. Thesc
plans and control measures must be completed by a licensed Professional
Engineer and then be reviewed and approved by the City of Yakima Surface
Water Engineer prior to construction.
(d) In accordance with the August 2019 edition of the Dcpa ent of
Ecology's Stormwater Management Manual for Eastern Washington (SMMEW),
Underground Injection Control (UIC) wells constructed on or after February 3.
2006 are considered new and must be registered with the Department of Ecology
(DOE) 60 days prior to construction. To register your UIC wells, you must go
through the Secure Access Washington websitc. Go to https://secureaccess.wa.
goviecylwqwebportal/ to create an account and register your wells. UIC wells
that receive polluted runoff shall retain the larger of the 100-year 3-hour and
100-year 24-hour storms and shall be designed for treatment using Table 5.23 of
the SMMF:W.
(e) More information on the Industrial Stormwater General Permit Notice
of Intent can be found at https://ecology.wa.gov/Regulations-Permits/Guidance-
technical-assistanee/Water-qualit)-perrnits-guidance/WQWebPortal-guidance,
(4) Wastewater: Sewer is to be extended into the plat to serve each proposed lot
per YMC Title 12 requirements and City of Yakima Engineering requirements.
(5) Nob Hill Water Association: Sufficient domestic water facilities arc 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.
Xl. Applicable Standards and Requirement. Applicable development standards,
subdivision requirements and zoning requirements include the following:
(1) YMC 02,01020 — Eporrient 1« qiort gtnd vvidth: Eight -foot -wide utility
easements shall he dedicated along the front of each lot in subdivisions and short
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLIV002-24 and SEPA04015-24
8
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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) C 412,03.010 — 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 412.03. 70 Side sewer service: Each building containing sanitary
facilities shall he 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.
(4) YMC,§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) Y C.„,_,§12.04„020 Wa cr li e extension ired: 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 re uircd: 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) C 12.06.030 - Desi n standards ad f ustrnent of tan : 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
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPAM115-24
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small portions of or maintain existing streets shall not be considered "improvements"
for the purposes of this section.
(8) YMC §12.06.080 — $treet 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.
(9) YMC §14.10.020 — Sub ivision: "Subdivision" means the division or
redivision 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(11) -- Lot Design: All lots within a subdivision shall have
direct access to and frontage upon a dedicated public street or he accessed by an
easement. Access easetnents 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 614.05,200(B) — Allowance of bond in lieu of ach,a4 eonWuction of
improvements prior to approval j short, plat or, final plat: In eases 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 §14.2U30 — Final Plat—ftecording: All final plats approved by the
administrator shall be filed for record immediately, or as soon as possible, by the
subdivision applicant in thc 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.
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #I8 [333-33035
PLP#002-24 and SEPA#015-24
10
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(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.
(14) YMC 5.05.020 14 Ac s 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.
(15) 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 countyleity 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 "fitle 12 shall prevail over the provisions of this
section to the extent of any conflict between such provisions.
(16) YMC §15.05,055 New Development Improvement Standards: All
development within the Yakima urban growth area (UGA) must ineet the urban
standards of the city of Yakima including the following:
(a) Fire apparatus access roads for multiple -family residential develop-
ments 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 bc
subject to the requirements 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.
WM Real Property Holdings, LIE
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLM02-24 and SEPAJt015-24
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(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.
XII. Preliminary Plat Findines. YMC §14.20.100(A) provides that the Hearing
Examiner shall consider a proposed preliminary plat during an open record public
hearing 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-1 Zoning District. A determination of consistency with the City's
Urban Area Zoning Ordinance intent, design, improvement and development provisions
applicable to the R-I zoning district involves a consideration of the following provisions
of Title 15 and Title 12 of the Yakima Municipal Code (YMC):
(a) ConsiSte ent of the S'inii4n1thRcsjcnttal (R-1)
Zoning District: YMC §15.03.020(B) indicates that the intent of the R-1 zoning
district is mainly to establish and preserve residential neighborhoods for detached
single-family dwellings, duplexes and other uses that are compatible with the
intent of the district. The proposed preliminary long plat would subdivide one
parcel into 15 lots that would range in size from 6,185 square feet to 21,209
square feet to be used for single-family residences that would be consistent with
the intent of the R-1 zoning district.
(b) Consistency with Design, Improvement and Development PrOvisiells
Applicable to the Sinle-Family Residential (R-1) Zoning District: YMC Chapter
15.05 establishes certain basic development requirements. These are the mini-
mum criteria that must be met to assure land use compatibility and promote the
public health, safety and welfare. The proposed single-family residential
development would meet the requirements applicable in the R-1 zoning district
as follows:
(i) Minimum Lot Size: The lots ranging in size from 6,185 square
feet to 21,209 square feet will meet the minimum 6,000-square-foot lot
size requirement for the existing single-family residence on the parcel and
RECENFr)
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PL,P#002-24 and SEPA.#015-24
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the additional 14 single-family residences that will be located on the
parcel in accordance with the requirements of the R-1 zoning district.
(ii) Minimum Lot Width: The lots will all meet or exceed the mini-
mum lot width of 50 feet which is prescribed for the R-1 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 other impervious surfaces. In the R-1 zoning district, the maximum
lot coverage is 60%. 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. Al) lots
in the proposed preliminary plat have sufficient area to meet the setback
requirements specified for the R-1 zoning district by YMC Table 5-1 in
YMC Chapter 15.05 which are as follows:
Location
Front
Rear
Side (street)
From Centerline From Property Line
of Right -of -Way
45 feet 20 feet
N/A 15 feet
N/A 5 feet
40 feet 10 feet
(v) Maxirnwn Building Height: The maximum building height in
the R-1 zoning district is 35 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-1 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).
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLPI4002-24 and SEPA#015-24
13
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(vii) Sidewalk: Curb, gutter and sidewalk will be constructed along
all interior street frontages within the proposed preliminary plat as
required by YMC §15.05.020(J).
(viii) Density: The proposed preliminary plat which divides 2.78
net residential acres not including streets into 15 residential lots will have
a density of 5.39 dwelling units per net residential acre not including
streets (15 dwelling units ÷ 2.78 acres 5.39 dwelling units per net
residential acre). This density complies with YMC §15.05.030(B) and
YMC Table 4-1 of YMC Chapter 15.04 which allow up to 7 dwelling
units per net residential acre in the R-1 zoning district as Class (1)
permitted uses.
(ix) Street Right-of,Way/Dedication of Right -of -Way: The internal
local access streets connecting to the existing Crestfields Road and
including a cul-de-sac all require the dedication of 50-foot-wide rights -of -
way for the public streets within the subdivision which shall be improved
with curb, gutter and a five -foot -wide sidewalk on both sides of the
streets.
(x) Frontage Improvements: New curb, gutter and sidewalk shall
be installed along the lot frontages of internal streets in accordance with
YMC Title 12, The street section shall conform to standard detail R3 and
the new sidewalks shall be constructed per standard detail R5. Code
Administration and the Engineering Division shall determine any
appropriate additional requirements, such as provisions for fire hydrants
and street lights. Pursuant to YCC Chapter 8.72, 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. Easements shall be maintained over all public utility lines in
accordance with YMC §12.02.010 and YMC §12.02.020. All lots within
the subject plat shall be served by a separate side sewer line from a public
main in accordance with YMC §12.03,070. Sewer is to be installed per
the Yakima Municipal Code.
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLF*002-24 and SEPA#015-24
14
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?LIN
Y afr ANFon
PLANNNG OV
(xii) Water: Nob IIill 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. The applicant shall extend potable water to the lots of the plat
in accordance with YMC §12.04.010.
(xiii) Easements- Easements are to be established in accordance
with YMC §12.02.010 and YMC §12.02.020.
(xiv) Accessory Structure: Since the subdivision results in an
accessory barn structure being located on a different lot separate from the
home, it will either have to be removed prior to the recording of the final
plat or a demolition permit will have to be obtained for it and it will have
to be demolished if building plans for a residence on the lot are not
submitted prior to expiration of the demolition permit.
(2) Subsection 14.20.100(A)(2) — Consistency wit the provisions of the
Comprehensive Plan. The Future Land Use Map 111-3 thc 2040 Yakima Urban
Area Comprehensive Plan designates the property within the proposed prelitnin. plat
as suitable for Low Density Residential developmerit which provides property for
single-family residences which are proposed for this preliminary plat As noted above,
the proposed preliminary plat is consistent with the following Goai 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.
(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(A)(3) — 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
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; 4181333-33035
PU14002-24 and SEPA#015-24
15
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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 15-lot Preliminary
"Plat of Aspen Estates Phase 3" will make appropriate provisions for the following
features required by YMC 14.2.0.100(A)(4) and RCW 58.17.110:
(a) Public health, safety, welfare: The construction of new detached
single-family dwellings will complement the existing adjacent single-family
development surrounding this parcel. It will 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 prelimin, plat will be required to comply
with all applicable City development standards and with all of the 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-1 zoning district for single-family dwellings. The lot coverage
limitation of not more than 60% in the R-1 zoning district will provide adequate
light and air for future residents in accordance with the standards in the zoning
ordinance without additional open spaces.
(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: Lots will have public street
access from the east and west by way of an extension of Crestfields Road and a
new cul-de-sac off of that street except for the existing residence which will
continue to have access from Walla Walla Street. The new interior street named
Crestficlds Road and the new cul-de-sac off of that street to be named Lovance
Lane will provide access to 14 of the lots within the proposed preliminary plat.
(e) Wafer supplies: Public water is required to he used for domestic and
fire flow purposes. Nob Hill Water Association water is located in the vicinity
and will be extended to serve the proposed preliminary plat.
WM Real Property Holdings, 1,LC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SETA4015-24
16
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(I) 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 play-
grounds are located about 1.6 miles away from this subdivision at Randall Park
and about 2.1 miles away at the Sozo Sports Complex, 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
1.6 miles from this proposed subdivision, while Wide Hollow Elementary School
is located about 2 miles from this proposed subdivision and West Valley High
School is located approximately 2.6 miles from this proposed subdivision. No
comments were submitted by the West Valley School District.
(i) Sidewalks: Sidewalks are required and shall be provided along both
sides of the internal streets of this development (Crestfields Road and Lovance
Lane).
(j) Public Transit. Yakima Transit Routes 2 and 5 pass the intersection of
South 64' Avenue and West Washington Avenue approximately 0.5 of a mile
north of the subdivision.
(k) Serves the public use and interest: This proposed 15-lot residential
subdivision is consistent with neighboring residential land uses, better serves the
needs of the City than the present undeveloped status of the property and helps
satisfy the need for additional housing within the City.
(1) 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 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
ri:quest 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 infra-
structure must either be engineered, completed and inspected or he engineered
and financially secured, and approval of the final plat must be obtained from the
City of Yakima Community Development Department.
WM Real Property liolding,s, 1,LC,
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; AI 81333-33035
PLP#002-24 and SEPA#015-24
17
I. Consistency Analysis Conducted Pursuant to Subsection 16.06.920(B)
of the Yakima unicipal Code. The consistency analysis for this proposed
Preliminary "Plat of Aspen Estates Phase 3" is as follows:
(1) The type of land use contemplated by the proposal (a single-family
residential development) is permitted on this site so long as it complies with the
conditions imposed by the Yakima City Council, as well as the regulations of the zoning
ordinance, subdivision ordinance, building codes and other applicable regulations. The
proposed single-family dwellings are Class (1) permitted uses in the R-1 zoning district.
(2) The level of development with the maximum lot coverage density of 60%
and with lots that are larger than the 6,000-square-foot minimum lot size requirements
will not exceed the allowable level of development within the Single -Family Residential
(R-1) 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.
(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. With the recommended conditions, the
proposed Preliminary "Plat of Aspen Estates Phase 3" will be consistent with all of the
applicable development standards of City ordinances.
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 Aspen Estates Phase 3"
pursuant to YMC §1,43.080 and YMC §14.20.100.
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; 4- l 81333-33035
PLP#002-24 and SEPA#015-24
18
(2) A SEPA Determination of Nonsignificancc (DNS) was issued for this
proposed preliminary plat on October 8, 2024, which became final without any appeal.
(3) Notices for the public hearing were given in accordance with applicable
ordinance requirements.
(4) The proposed Preliminary "Plat of Aspen Estates Phase 3" which will be
subject to all of the conditions detailed below complies with the applicable provisions of
the City's 2040 Comprehensive Plan, zoning ordinance and subdivision ordinance;
makes 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 riot require specific provisions to be made
for the other requisite plat considerations such as additional schools, additional
schoolgrounds or additional planning features that assure safe walking conditions for
students who walk to and from school; and said plat will serve the public use and
interest.
(5) This proposed Preliminary "Plat of Aspen Estates Phase 3" is in compliance
with all of 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 15-lot Preliminary "Plat of Aspen Estates Phase 3" to be located on Assessor's
Parcel No. 181333-33035 which is described in the application, the staff report, this
Recommendation and the other related documents assigned file numbers PLP#002-24
and SEPA#015-24 be APPROVED, subject to compliance with the following
conditions:
(A) Right-of-way shall be dedicated as displayed on the preliminary long plat;
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; #181333-33035
PLP#002-24 and SEPA4015-24
19
ReflovED
;`JEC 0 2 2024
Y OPYAru
PLANNING 0tV.
(B) Curb, gutter, and sidewalk shall be installed on both sides of the streets,
along with street lighting;
(C) 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;
(D) All lots shall be served with public water from the Nob Hill Water
Association and public sewer from the City of Yakima. Prior to final plat approval,
written verification must be submitted to the Planning Division indicating that all sewer
and water extensions have been completed and inspected or financially secured;
(E) An eight -foot -wide utility easement shall be dedicated along the front of each
(F) 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 PCI discount,
(G) 201 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;
OD At the discretion of the City Engineer', the oomer may bond for required
fronutge improvements or enter into a def al agreement for future participation in the
cost of any frontage andior roadway improvemenhs of a Local Improvement District
(LID) which is constructed abutting the owner's property. The bond or deferral
agreement shall be executed and recorded prior to or as part of approval of the plat;
(I) Fire hydrants shall be placed at the locations specified by the Building Codes,
the Planning Division, and the Yakima Fire Department Al) lots must be provided with
adequate fire flow;
(J) Streetlights shall be installed per the direction of the Engineering Division:
(K) 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
lot;
WM Real Property Holdings, LLC
Preliminary "Plat of Aspen Estates Phase 3"
5903 Walla Walla Street; 0181333-33035
PLP#002-24 and SEPAtiO I 5-24
20
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PLANNING .1-.)11/
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;
(L) Irrigation approval is requi and shall be shown on the face of the final
t
plat;
(M) A current title report covering the subject pro must accompany the final
long plat;
(N) Upon preliminary plat approval, the plicant has five ye. to submit the
final plat. If the applicant needs an extension of time, at t 30 days prior to the
expiration of said approval, the applicant must submit to the City Council a written
request asking to extend the approval period for a ma t um period of one year;
(0) The City shall not issue any building permits until a copy of the recorded
long plat is submitted;
0)) Nor to the recording of the final plat, a demolition permit, limited to one
renewal, shall be obtained for the ac cry structure on Lot 12, and it shall be
demolished unless building plans for a dwelling on that lot are submitted prior to the
expiration of the demolition p it, 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"d day of December, 2024.
WM Real Property Holdinp, LLC
Prelionnan, "Plat of Aspen Estates Phase 3"
590 Walla Walla Street; H181333-33035
LIV024 and SEPA#015-24
21
Gary C *Hier, Hearing Examiner
vEn
DEC 0 2 2024
P N
VAAffin,,
6 DIV
ITEM TITLE:
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT"
Item No. 8.B.
For Meeting of: February 4, 2025
Closed record public hearing and Resolution to consider the Hearing
Examiner's recommendation regarding the preliminary plat of "Aspen
Estates Phase 3" submitted by HLA Engineering and Land Surveying,
Inc., located at 5903 Walla Walla Street
SUBMITTED BY: Trevor Martin, Planning Manager
*Eric Crowell, Senior Planner
SUMMARY EXPLANATION:
This is a preliminary long plat submitted by HLA Engineering and Land Surveying, Inc. to subdivide
approximately 3.69 acres located at 5903 Walla Walla St. into 15 single-family residential lots. The site is
located in the Single -Family Residential (R-1) zoning district. The City of Yakima Hearing Examiner held
an open record public hearing on November 14, 2024, and issued his recommendation on December 2,
2024. 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
PresentationCC_020424_PLP-002-24. pptx
57