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Home My WebLink AboutR-2025-030 Resolution approving the Preliminary Long Plat of Occidental Place, a 12-lot common-wall subdivision, located at 9206 Occidental PlaceRESOLUTION NO. R-2025-030 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, except for Condition B in the Hearing Examiner's Recommendation. 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. ATTEST: sa[nda Ibarra, City Clerk COMMUNITY DEVELOPMENT DEPARTMENT Bill Preston,. P.E, Director Trevor Martin, AICP, Manager Planning Division IN North Second Street, 2m1 Floor Yakima, Washington 9800i Phone (509) 575-6183 • Fax (509) 575-6105 • Email: askplanningaPyakiMatoa.gov EXHIBIT A NOTIFICATION OF HEARING EXAMINER'S RECOMMENDATION TO THE YAKIMA CITY COUNCIL DATE: TO: SUBJECT: FILE #(S): APPLICANT: PROJECT LOCATION: December 4, 2024 Applicant, Adjoining Property Owners and Parties of Record Notice of the Hearing Examiner's Recommendation PLP#001-24, CL1#050-24 Joseph Calhoun — HLA Engineering & Surveying 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 veyor.martijAmonamfaNioy. Planning Technician Date of Mailing: December 4, 2024 Enclosures: Hearing Examiner's Recommendation CITY OF YA A ASHINGTON EARING EXAMINER'S RECO ENDATION 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: Summit Crest Construction, LLC 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" PLP#001-24 CL1#050-24 SEPA#013-24 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 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-1 1401 PLP4001-24,CL1#050-24/SEPM013-24 DEC 0 2 2024 CITY 1 YAKI A P N V. 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 Washington 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 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 ordinance requirements, zoning ordinance requirements, development standards and consistency criteria; the Hearing Examiner makes the following: 1 1NGS I. Atnnicant, ProuertY Owner anti Representative. The applicant/property owner is Summit Crest Constniction, LLC, 4702 Surnrnitview Avenue, Suite 100, Yakima, WA Summit Crest Constniction, LLC Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-11401 PLP#001-24/CL1#050-24/SEPA#013-24 2 DEC 0 2 0024 OtY YAKIMA N V 98908. The representative of the applicant/property owner for this proposal who testified at the hearing is Joseph Calhoun of 1-ILA 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. I. 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 atter 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 Preliminary "Plat of Occidental Place- 9206 Occidental Road; #171201- 1 1401 PLP#001-24/CLIN50-24/SEPA4013-24 3 DEP 0 2 2024- Pt Y YAK1 P D1V, (1) 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. Notios. A Notice of Public Hearing for this Preliminary Long Plat application (PLP#001-24) and for this Class (1) 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; #I7I20l-1 1401 P1,130001-24/CL14050-24ESEPA#013-24 4 qEr,•EivED Y 1Jt YMIMA PLANNING DIV„ 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 mi, re 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. Zoning 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 llrhan Area Comprehensive Plan and promote the general health, safety and welfare of the present and future inhabitants of the Yakima Urban Arca. C §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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; R171201-11401 PLPti001-24/CLI#050-24/SEPA#013-24 5 0 00'24 Y YAKIMA PLA Direction Zoning Land Use TsTorth MultifarnilyResidential (R-3) Vacant South Multifamily Residential (R-3) 12.esidential East Multifamily Residential (R-3) Re.sidential p_Tw ,Wsst o-Farnilv ResidentiaER-2) VIII. 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 Concurrencv Ordinance. A Transportation Concurrenc3,1 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; #17120 I -1 1401 PLP4001-24/CL14050-24/SEPA#013-24 6 OFE 2 ?Obi- 20 Of YAKYVkA PL4 1NG V (c) Prior to approval, the applicant shall show that the units are 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: LotL 2300 Birdie PI 1 Lot 7 2311 13irdie P1 Lot 2 2302 Birdie PI jjj8 2309 Birdie P1 Lot 3 2304 Birdie PI jLot 9 2307 Birdie PI Lot 4 2306 Birdie PI Lot, 10 2395 Birdie PI Lot 5 2308 Birdie PI ot 11 2303 Birdie PI ' Lot 6 231Q1t4Lc3L1 Lot 12 2301 Birdie P1 1 (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 he 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-11401 P Unt001-24/CLI#050-24/SEPA#013-24 7 r)E12: 0 2 2024 YAKIMA PLAN NG ow. proposcd 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) C 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) . C 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) C 12.06.020 — Right-of-Nsay Applicant shall determine adequate dedication of right-of-way for all new/proposed roads. (d) C 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. (1) YMC 12.02 — Easements shall be established and maintained per this chapter. C 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 he 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. Traffic generated from the development is proposed to enter and exit the Arterial Street System to and from Occidental Road. Summit Crest Construction, 1,1,C Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-1 1401 PLP#001-24/CLI#050-24/SEPA#013-24 8 (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. 'Ibis recommendation requires soil sampling of the portion of this property which is subject to DOE soil sampling requirements. XL ApplicableApphcable Development Standards, Long Subdivision Requirements and Zoning Requirements. Applicable development standards, long subdivision require- ments and zoning requirements are as follows: (1) YMC §1 2.02.020 — Easement location and width: Eight -foot -wide utility easements shall he 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 .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 ..07 — 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 pennitted. Summit Crest Construction, LLC Preliminary "Plat of -Occidental Place" 9206 Occidental Road; #171201-1 1401 PLP#001-241CLIN50-24/SEPA#013-24 9 RECEIVED () i4 l;1 Y Ut• YAKIMA Pt. NNING DIV. (4) YMC 2.04. 0 Water e uired: 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) MC *12.041.020 — Water line extens' n e wed: 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 U2.05,010 — 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) ItY 2.0.91.0 Des dards acF us en an ds: 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) YIVI( 02.06,080 7 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, LIA: 10 Preliminary "Plat of Occidental Place" lECEIVF1) 9206 Occidental Road; 4171201-1 1401 PLP#001-24/CL 1#050-24/SEPA4013-24 2[0i tit- V PLANNING 0111 (9) ymc 4.1o.o20 - 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) YMALI J4.25.040 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 k14,.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 — Namine and numbering of short subdivisionssub- 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 Preliminary -Plat of Occidental Place" 9206 Occidental Road; #171201-11401 PLP#001-24/Cil#050-241SEPA#013-24 11 RECEIVE[i DEC, 4) 2, 217,qi. YAKIMit. NNING DIV (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 li5.041.020(C) -- Class Land Use Defined: YMC §15.04.020(A) provides that "Class (1) uses are perinitted, 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 1:11 5.06.040 Parkin : YMC §15.06.040, Table 6-1, requires 2 spaces for each new attached single-farnily 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 15.1 2.050 - Final Site Plan Required: A final site plan shall he 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) Yhic §15.12.050 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 thc 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 Preliminary "Plat of Occi dental Place" 9206 Occidental Road; #171201-1 1401 PLP#001-241CL14050-24/SEPA#013-24 12 2.:1;24 'YAKIMA PLANNING 011t shopping facilities; and (iv) Locate high -density residential development so that traffic generate-d by the development does not pass through lower -density residential areas. The district contains a variety of attached or clustered multifamily dwellings. (20) YM3,A15,05.020(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 05.05.050 - Street Ri ht-of-W 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 ,415.05.055 - New Development Improvement Standard All develop- ment within the Yakima urban growth area (tJGA) 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 13107, 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 tire 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 Preliminary "Plat of Occidental Place' 9206 Occidental Road; 4171201-11401 PLP#001-24iCLINC150-24/SEPA#013-24 13 ECEIVEr JE! I '5, Of- YAKiivih PLANNING XII. Applicable Type (I) Review Ordinance Provisions. Applicable provisions relative to Type (1) review of Class (1) uses arc as follows: (I) Class s (1) I,and Use Defined: Pursuant to YMC § l 5,04.020(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 Front Rear Side (internal) Side (street _. From Centerline From Property of Right -of Way Line 45 feet 20 feet NiA 15 feet NiA ..�.µu,...,.,.,,.�..w�„�.,...n 5 feet 40 feet 10 feet XIII. Preliminary Plat Findlay. 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; 11171201-11401 PLP#001-241C L 1 #050-24/S E PA#013-24 14 P.AN 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 1ntcn ofihe Multifamily Residential (R-3) Zonin 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. (h) Consistency with Dcs&n.JinprovunuLanI Development Prov ni • A livable to the Multifarn esidential (R73 Zonin 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 Preliminary. "Plat of Occidental Place" 9206 Occidental Road; fi171201-11401 PLPM001-24/C L 1 NO50-24/SEPA#013-24 15 RECEIVED DEC 0 2 ?024 CIIY Of YAKIMA PLANNING DIV 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: I..ocation From Centerline From Property Line of Right -of -Way Front 45 feet 20 feet Rear NIA , 15 feet Side (internal) N/A ' 5 feet Side (street,) 40 feel. 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(J). (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 arca 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-11401 PLP#001-24/CLIt4030-24/SEPAN13-24 16 '4ECEIVED :ICC;J 2 2L24 I Y 64' YAKIMA PLANNING D1V 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 C Title 12 development standards. (2) Subsection 14.20.100(A)(2) — Consistency with the provisions of the Comprehensive Plan. The Future Land Use Map 111-3 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) coal 2.3 which is to preserve and enhance the quality, character and function of Yakima's residential neighborhoods. Summit Crest Construction, LI.0 Preliminary "Plat of Occidental Place.- 9206 Occidental Road; #171201-11401 PLP4001-24/CLI#050-24/SEPA11013-24 17 (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 C 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 C 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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; 4171201-11401 PLP#001-24/CL1,4050-241SE,PA#013-24 18 2021' ,L111', OF' YAKIMP7.,, PLANNING,D1V, (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 tire 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 are 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 RS. (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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-11401 PLIV001-24/CLI#050-24/SEPA#013-24 19 2024: PLANNING:DIV.: 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. Consistcncv Analysis Conducted Pursuant to Subsection 16.96.020(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 Preliminary "Plat of Occidental Place" 9206 Occidental Road; g 71201-11401 P1.134001-24/CL1#050-24/SEPA4013-24 20 ECEIFr ;11'24 J4-1 PLANNING ORV (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 requireinents. CONCLUSIONS Based on the foregoing Findings, the Hearing Examiner concludes as follov.s. (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 §I.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 Preliminary "Plat of Place- 9206 Occidental Road; 4171201-1 140 l PLPN001-24/CLI#050-24/SEPA#013-24 21 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 co on 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. REC O MENDATION The Hearing Examiner reco ends 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 tile numbers PLP#001-24, CI.1#050-24 and SEPA#013-24 be APPROVED, subject to compliance with the following conditions: (A) A detailed site plan meeting the requirements of C §15.11.040 shall be submitted to the Planning Division prior to the issuance of any building permits for the attached single-f ily common wall dwellings; (B) Verification that any Department of Ecology requirements have been satisfied relative to soil sampling and cleanup of lead and : enic 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 Hill Water Association and public sewer from the City of Yakima. Prior to final plat approval, written Summit Crest Construction. LLC Preliminary "Plat of Occidental Place" 9206 Occidental Road; #171201-11401 PL ' - 1 I 1-24/CL11#050-24/SEPA4013-24 22 DEC 0 2 2024 CAV YAKlivb, A 46 DIV 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; (11) 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 he installed per the direction of the Engineering Division; (L) This plat shall he 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 Crcst Construction, LLC Preliminary "Plat of Occi dental Place 9206 Occidental Road; 4171201-11401 PL 101-24/CL10050-241SEPA#013-24 23 F DE1 0 2 7024 L.311‘1° U1' YANiwr. PLANNN3 DIV A c nt title re. • rt covering the subject long plat; (0) U. •n prel i plat. If more 1# e is needed, Co . cil's prelimin • plat app tti request asking to e nd e plat is submitt Citys ; and (Q) other specifically set fo h in, shall be complied with in their tirety. 1 : • this 2' 4: y of D Summit C —t Construction, LLC Prelim in "Plat of • idental Place" 9206 Occidental Road; #171201-11401 PL 001- CL1#1 1-2 EPA 1344 er, 2024. 24 Gary C inter, Plat prove, the en at least 30 al, the 'ph e approval peri not issue any building .:- must omp y the final # plicant has five y - s to submit the final • Is prior to the exp. tion of te City t m submit to the C* Co cil a for •• • • ditional max riod of 11 Its 1til a copy of the recorded long m ts of the zo ig and subdi ion ordinance, althou g Exam 1 not • er DEC 0 2 2024 0IV. ITEM TITLE: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA ETA. Item No. 8.C. For Meeting of: February 4, 2025 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 PI p#001-24. pptx 83