HomeMy WebLinkAbout08/18/2026 08.A. Closed record public hearing and Resolution to consider the preliminary plat subdivision "Plat of the Vine" 'V ii
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 8.A.
For Meeting of: August 18, 2026
ITEM TITLE: Closed record public hearing and Resolution to consider the
preliminary plat subdivision "Plat of the Vine"
SUBMITTED BY: *Connor Kennedy, Associate Planner
Trevor Martin, Planning Manager
SUMMARY EXPLANATION:
Recommended approval of a preliminary long plat to subdivide one parcel into five (5) lots in the Single-
Family Residential (R-1) zoning district. A final short plat for a 6-lot subdivision (FSP#004-22) at this
location was previously approved in 2022, requiring a long plat for further subdivision at this location
within a 5-year period. A public hearing was held with the Hearing Examiner on May 14, 2026 and issued
a recommendation of approval on May 29, 2026. A set date was created on July 14, 2026 for a public
hearing with the City Council on August 18, 2026.
ITEM BUDGETED: N/A
STRATEGIC PRIORITY 24-25: A Thriving Yakima
RECOMMENDATION: Adopt Resolution.
ATTACHMENTS:
VicinityMap_PLP#001-26.pdf
PLP#001-26_Resol ution.pdf
164
Project Name: YAKIMA VALLEY PARTNERS HABITAT FOR
HUMANITY - "PLAT OF THE VINE"
Site Address: 1501 CONRAD AVE
File Number(s): PLP#001-26, SEPA#003-26
Proposal: Proposed preliminary long plat to subdivide one parcel and create 5 (five)lots in the R-
1 zoning district.
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Date Created:4/21/2026
165
RESOLUTION NO. R-2026-
A RESOLUTION approving the Preliminary Long Plat of The Vine, a 5-lot subdivision,
located at 1501 Conrad Ave.
WHEREAS, on May 14, 2026, 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"The Vine Plat,"submitted by Yakima Valley Partners Habitat for
Humanity(PLP#001-26); and
WHEREAS, on May 29, 2026, 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 August 18, 2026, 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.
166
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 18th day of August, 2026.
ATTEST: Matt Brown, Mayor
Rosalinda Ibarra, CMC, City Clerk
167
Exhibit "A"
COMMUNTTY DEVELOPMENT DEPARTMENT
,
•' . �\ Bill Preston,P.E.,Director
Trevor Martin,AICP,Manager
V-01 . Planning Division
a"a�.,' 'd r 129 North Second Street,2nd Floor Yakima, Washington 98901
"R`r'k� ", '�� Phone(509)575-6183 • Fax(509)575-6105 • Email:ask.planning@yakimawa.gov
NOTIFICATION OF HEARING EXAMINER'S
RECOMMENDATION TO THE YAKIMA CITY COUNCIL
DATE: June 3, 2026
TO: Applicant, Adjoining Property Owners and Parties of Record
SUBJECT: Notice of the Hearing Examiner's Recommendation
FILE #(S): PLP#001-26, SEPA#003-26
APPLICANT: Yakima Valley Partners Habitat for Humanity—Nestor Gonzalez
PROJECT LOCATION: 1501 Conrad Ave
On May 29, 2026, the City of Yakima Hearing Examiner issued their recommendation for
PLP#001-26, and SEPA#003-26, a Preliminary long plat to subdivide one parcel into five (5)
lots in the Single-Family Residential (R-1) zoning district. A final short plat for a 6-lot
subdivision (FSP#004-22) at this location was previously approved in 2022, requiring a long plat
for further subdivision at this location within a 5-year period. This application was reviewed
during an open record public hearing held on May 14, 2026.
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, Connor
Kennedy, Senior Planner, at(509) 576-6772, or e-mail to connor.kennedy@yakimawa.gov.
Eva Rivera
Planning Technician
Date of Mailing: June 3,2026
Enclosures: Hearing Examiner's Recommendation
Yakima
ubriaou
2015
1994
168
CITY OF YAK I MA, WAS H INGTON
HEARING EXAMINER'S RECOMMENDATION
May 29, 2026
In the Matter of a Preliminary Long Plat )
Application Submitted by: )
)
Yakima Valley Partners )
Habitat for Humanity ) PLP#001-26
) SEPA#003-26
For a 5-Lot Single-Family Residential )
Preliminary Long Plat on 0.8 of an Acre )
At 1501 Conrad Avenue in the R-1 Zoning )
District to be known as "The Vine Plat" )
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 May 14
14, 2026, for this application which requests approval for a 5-lot preliminary plat.
(2) The Planning Division staff report which recommended approval of this
preliminary long plat subject to enumerated conditions was presented by Associate
Planner Connor Kennedy. Representatives of the applicant, Jeff Peters of PLSA
Engineering, Surveying & Planning and Meloney Rosen, presented testimony in favor
of approval of the preliminary plat.
(3) No written comments were submitted by neighbors or other members of the
public prior to the open record public hearing and no one else testified at the public
hearing. This Recommendation has been delivered to the Planning Division within 10
business days of the public hearing.
RECEIVED
Yakima Valley Partners Habitat for Humanity 1
"The Vine Plat"Preliminary Long Plat at MAY 2
1501 Conrad Avenue; #181335-21479 9 2026
PLP#001-26 and SEPA#003-26 CITY OF YAKINIA
PLANNING DIV.
169
B. Summary of Recommendation. The Hearing Examiner recommends approval
of this proposed 5-lot Preliminary Plat to be known as "The Vine Plat" subject to
conditions.
C. Basis for Recommendation. Based on a view of the site and surrounding area
with no one else present on May 11, 2026; the staff report, exhibits and testimony
presented at the open record public hearing conducted on May 14, 2026; and a
consideration of the applicable subdivision requirements, development standards and
consistency criteria; the Hearing Examiner makes the following:
FINDINGS
I. Applicant, Property Owner and Representatives. The applicant/property
owner is Yakima Valley Partners Habitat for Humanity, 21 West Mead Avenue, Suite
110, Yakima, WA 98903. The representatives of the applicant who testified at the
hearing are Jeff Peters and Meloney Rosen.
II. Location. The location of the proposed preliminary plat is on the south side of
West Mead Avenue, on the east side of Conrad Avenue and on the west side of South
24th Avenue at 1501 Conrad Avenue. The Yakima County Assessor's Parcel Number
for the site is 181335-21479.
III. Application. This application for a 5-lot Preliminary Long Plat (PLP) on 0.8 of
an acre for single-family dwellings in the Single-Family Residential (R-1) zoning
Yakima Valley Partners Habitat for Humanity 2 RECEIVED
"The Vine Plat" Preliminary Long Plat at
1501 Conrad Avenue; #181335-21479 MAY 2 2026
PLP#001-26 and SEPA#003-26
CITY 0t YAKimii
PLANNING DIV. 170
district at 1501 Conrad Avenue was received on March 12, 2026, and deemed complete
for processing on April 2, 2026. 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. 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 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#001-26) and for this State Environmental Policy Act application (SEPA#003-26)
was provided by posting,a Land Use Action Sign on the property on April 2, 2026; by
publishing said Notice in the Yakima Herald-Republic on April 16, 2026; and by
mailing said Notice to the applicant, SEPA agencies and adjoining property owners
within 300 feet of the subject parcel on April 21, 2026.
VI. Comprehensive Plan. "The Vine Plat" will be 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, character, and function of Yakima's
residential neighborhoods.
Yakima Valley Partners Habitat for Humanity 3 RECEIVED
"The Vine Plat" Preliminary Long Plat at
1501 Conrad Avenue; #181335-21479 MAY 2 9 2026
PLP#001-26 and SEPA#003-26
CITY OF YAKIMA
PLANNING DIV.
171
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 site is located within the Single-Family Residential
(R-1) zoning district and is currently vacant. The proposed preliminary plat is
surrounded by single-family residential uses located in the R-1 zoning district to the
north, south and west and by a cemetery in the Two-Family Residential (R-2) zoning
district to the east across South 24th Avenue. The main purpose of the Yakima Urban
Area Zoning Ordinance (UAZO) in Title 15 of the Yakima Municipal Code (YMC) is to
implement the Yakima Urban Area Comprehensive Plan and promote the general
health, safety and welfare of the present and future inhabitants of the Yakima Urban
Area. The intent of the R-1 zoning district set forth in YMC §15.03.020(B) is to
establish and preserve residential neighborhoods for detached single-family dwellings.
VIII. Environmental Review. This preliminary plat application is subject to review
under the State Environmental Policy Act (SEPA) which resulted in the issuance of a
SEPA Determination of Nonsignificance (DNS) by the City's SEPA Responsible
Official on May 8, 2026, which was not appealed.
IX. Transportation Concurrency Ordinance. The City Engineer determined that
this application will not result in a sufficient amount of additional traffic to require
Transportation Concurrency review.
Yakima Valley Partners Habitat for Humanity 4 RECEIVED
"The Vine Plat" Preliminary Long Plat at
1501 Conrad Avenue; #181335-21479 MAY 2 9 2026
PLP#001-26 and SEPA#003-26
city Of YAKIMA
PLANING GIV
172
X. Development Services Team. The following comments were submitted as a
result of the Development Services Team technical review on April 14, 2026:
(1) Code Administration: 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." The following addresses shall be utilized for the created lots:
Lot 1: 1501 Conrad Ave; Lot 2: 1505 Conrad Ave; Lot 3: 1507 Conrad Ave; Lot 4:
1509 Conrad Ave; and Lot 5: 1511 Conrad Ave.
(2) Engineering: An excavation (EXC) permit shall be obtained from the
Engineering Division for all work conducted within City of Yakima right-of-way.
(3) Water/Irrigation: City of Yakima water services are installed and ready to
serve all proposed lots.
(4) Wastewater: City of Yakima sewer has been installed in Conrad Avenue.
(5) WSDOT Aviation: Due to this property's location in relation to the Yakima
Air Terminal, we recommend adding an airport-proximity disclosure to each parcel.
(6) Department of Ecology: Historical aerial photos indicate your property was
occupied by former orchard lands during the period when lead arsenate was applied as a
pesticide, often resulting in shallow soil contamination from lead and/or arsenic.
Ecology requires soil sampling due to an increased risk of exposure. Ecology can
provide sampling services at no cost. If sampling shows lead and/or arsenic levels above
state cleanup standards, Ecology requires cleanup. Additional information, including
precautions you can take to reduce exposure, is available at Ecology's Dirt Alert
website. Please contact Project Manager, at 509-208-1288 for further information or to
schedule your initial sampling. Ecology's comments are based upon information
provided by the lead agency. As such, they may not constitute an exhaustive list of the
various authorizations that must be obtained or legal requirements that must be fulfilled
in order to carry out the proposed action.
XI. Applicable Standards and Requirements. Applicable development standards,
subdivision requirements and zoning requirements include the following:
Yakima Valley Partners Habitat for Humanity 5
"The Vine Plat"Preliminary Long Plat at RECEIVED
1501 Conrad Avenue; #181335-21479
PLP#001-26 and SEPA#003-26 MAY 2 9 2026
CITY OF YAKilvIA
PLANNING DIV, 173
(1) YMC §15.03.020(B): R-1 Zoning District Defined: YMC §15.03.020(B)
provides that the Single-Family Residential District is intended to:
(a) Establish new residential neighborhoods for detached single-family
dwellings free from other uses except those which are compatible with, and serve
the residents of, this district, which may include duplexes and zero lot lines if
established during the subdivision process;
(b) Preserve existing residential neighborhoods for detached single-family
dwellings free from other uses to ensure the preservation of the existing
residential character, and serve the residents of this district; and
(c) Locate moderate-density residential development, up to seven
dwelling units per net residential acre, in areas served by public water and sewer
system.
Detached single-family dwellings are the primary use in this district. The district is
characterized by up to sixty percent lot coverage; access to individual lots by local
access streets; required front, rear and side yard setbacks; and one- and two-story
structures. The density in the district is generally seven dwelling units per net residential
acre or less. This zone is intended to afford single-family neighborhoods the highest
level of protection from encroachment by potentially incompatible nonresidential land
uses or impacts. Nonresidential uses within these zones are not allowed; except for
public or quasi-public uses, which will be required to undergo extensive public review
and will have all necessary performance or design standards assigned to them as
necessary to mitigate potential impacts to adjacent residences.
(2) YMC §15.05.030(A): Creation of new lots—Subdivision requirements: Table
of Subdivision Requirements: This table establishes basic development criteria for lot
size and width that must be met when reviewing an application for a new subdivision.
For detached single-family dwelling construction in the R-1 zoning district, the required
minimum lot size is 6,000 square feet.
(3) YMC §15.30.040: Airport Safety Overlay Zones: The subject property is
located in Zone 6, and per YMC § 15.30.060, detached single-family dwellings are
Class (1) uses.
(4) YMC §15.30.050: Height Limitation: No building within Zone 6 shall
exceed thirty-five feet ,above the ground. Any building proposed to exceed this height
must undergo further review by the airport manager and the FAA. The administrative
Yakima Valley Partners Habitat for Humanity 6 RECEIVED
"The Vine Plat"Preliminary Long Plat at
1501 Conrad Avenue; #181335-21479 MAY 2 9 2026
PLP#001-26 and SEPA#003-26
CITY Of YAK MA
PLANNING DIV
174
official may require lights or markers as a warning to aircraft on any building, structure,
communication tower, use, or tree(s) or to top the tree to reduce its height when
recommended by the FAA, WSDOT Aviation Division or the airport manager. Lights
and markers shall meet FAA specifications. Whenever the height limitations of this
section differ from those of any other section of this chapter, or that adopted by another
local ordinance or regulation, the more restrictive limitation shall apply.
(5) YMC §15.05.055(1): New development improvement standards: Fire appar-
atus access roads for multiple-family residential developments and one- or two-family
residential developments shall be subject to the provisions of Sections D106 and D107,
respectively, of Appendix D of the International Fire Code (2009 Edition). Additionally,
such residential developments shall be subject to the requirements of Section D105 of
Appendix D, International Fire Code (2009 Edition), 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.
(6) YMC §12.02.010: Establishment of casements: Public utility easements shall
be established for the location of new and proposed public utility lines serving new land
divisions and land development. Public utility easements shall also be established across
the front of new lots and redeveloped lots to provide future utility access as determined
necessary by the city engineer. Public utility easements shall be dedicated (granted) at
the time that subdivision and/or land use approval is granted.
(7) YMC §12.02.020: Easement location and width: Eight-foot-wide utility
easements shall be dedicated along the front of each lot in subdivisions and short
subdivisions. Easements for new and/or future utility lines shall be a minimum of eight
feet in width, or twice the buried depth of the utility, whichever is greater.
(8) YMC §12.03.010: Sewer service required: All new lots and development
shall be served by a sanitary sewer line located adjacent to the lot or development site.
(9) YMC §12.03.040: Minimum sewer size: The minimum size for public sewer
lines is eight inches in diameter.
(10) YMC §12.03.070: Side sewer service: Each building containing sanitary
facilities shall be served by a separate private side sewer line from a public main.
Yakiina Valley Partners Habitat for Humanity 7 RECEIVED
"The Vine Plat"Preliminary Long Plat at "
1501 Conrad Avenue; #181335-21479
PLP#001-26 and SEPA#003-26 MAY 2 9 2026
UITY OF YAKIMA
PLANNING DIV 175
Branched side sewers serving multiple buildings and properties shall not be permitted.
Single side sewers serving multi-unit buildings are permitted.
(11) YMC §12.03.090: Gravity flow required: Sewer lines shall be designed for
gravity flow operation. Lift stations and force mains (pressurized lines) shall be limited
to those locations and circumstances where they are consistent with the comprehensive
sewer plan and are the preferable short term solution to service of the development site
and other properties in the vicinity.
(12) 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.
(13) YMC §12.04.020: Water line extension required: Water lines shall be
extended to the point where the adjoining property owner's responsibility for further
extension begins. This typically requires extension across the street or easement
frontage of the developing property. In some cases it will require dedication of an
easement and a line extension across the property or extension along two or more sides
of the developing property. Extensions will be consistent with and implement the city's
adopted water comprehensive plan.
(14) YMC §12.04.040: Minimum size and material standards: New water lines
in the City of Yakima water system shall be constructed of Class 52 ductile iron and
shall be a minimum of eight inches in diameter. Improvements and additions to the Nob
Hill Water Company system shall conform to the requirements of Nob Hill Water
Company.
(15) YMC §12.05.010: 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.
(16) YMC §12.06.010: Street types, functional classification: The Yakima urban
area comprehensive plan, and/or the West Valley neighborhood plan, designates the
functional classification of the principal arterial, minor arterial and collector streets and
Yakima Valley Partners Habitat for Humanity 8
"The Vine Plat"Preliminary Long Plat at RECEIVED
1501 Conrad Avenue; #181335-21479
PLP#001-26 and SEPA#003-26 MAY 2 9 2026
CITY OF 'YAKINi,-,
PLANNING DIV 176
establishes their functional classification. All other streets are classified as local
residential access.
(17) YMC §12.06.030: Design standards, adjustment of standards: Final design
of street improvements is subject to approval by the city engineer. The city engineer, at
his discretion, is authorized to adjust these standards as necessary to facilitate the
construction of new streets and improvement of existing streets. Projects which repair
small portions of or maintain existing streets shall not be considered "improvements"
for the purposes of this section.
(18) YMC §12.06.070: Provision of street curbing: Barrier curbs shall be
installed along all public streets. Rolled mountable curbs may be permitted along
residential access streets. Curb design shall be consistent with the standards of the city
engineer.
(19) YMC §12.06.080: Street lighting: A street light shall be installed at each
street intersection and at mid block if the block exceeds five hundred feet in length.
Street lights shall meet the design and placement standards of the city engineer.
Lighting improvements- shall become the property of the city of Yakima upon
installation and will thereafter be maintained by the city.
(20) YMC 4 14:05.200(A-B): Allowance of bond in lieu of actual construction of
improvements prior to approval of short plat or final plat: The subdivision or short
subdivision applicant may request, as an alternative to actual construction of any
required improvements, that they be allowed to provide a surety bond or other secure
method providing for and securing to the city the actual construction of required
improvements within a specified period of time and expressed in a bond or other
appropriate instrument establishing such security. Any bond or other method of securing
actual construction of required improvements authorized and approved pursuant to
subsection B of this section shall specify the improvements covered and the schedule
for completion. 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.
Yakima Valley Partners Habitat for Humanity 9 RECEIVED
"The Vine Plat"Preliminary Long Plat at
1501 Conrad Avenue; #181335-21479 ,E Zf�2b
PLP#001-26 and SEPA#003-26
IATY OF YAKI MA
PLANNING DIV.
177
(21) YMC §14.20.230: Final Plat Recording: All final plats approved by the
administrator shall be filed for record immediately, or as soon as possible, by the
subdivision applicant in the Yakima County auditor's office. The subdivision applicant
shall be responsible for all filing fees. Any final plat filed for record containing a
dedication shall be accompanied by a current title report. A copy of the recorded plat
shall be provided to the city prior to the issuance of any additional residential building
permits.
(22) 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.
(23) RCW 58.17.110(1) and Y1VIC §14.20.120: The city, town, or county
legislative body shall inquire into the public use and interest proposed to be served by
the establishment of the subdivision and dedication. It shall determine: (a) If appropriate
provisions are made for, but not limited to, the public health, safety, and general
welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways,
transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds,
schools and school grounds, and shall consider all other relevant facts, including
sidewalks and other planning features that assure safe walking conditions for students
who only walk to and from school; and (b) whether the public interest will be served by
the subdivision and dedication.
XII. Preliminary Plat Findings. YMC §14.20.100(A) provides that the Hearing
Examiner shall consider a proposed preliminary plat during an open record public
hearing 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
Yakima Valley Partners Habitat for Humanity 10 [RECEIVED
"The Vine Plat" Preliminary Long Plat at
1501 Conrad Avenue; #181335-21479 MAY 2 9 2025
PLP#001-26 and SEPA#003-26
Ci l Y Cif Y AKI1diA
PI.ANN!NG D1V.
178
applicable to the R-1 zoning district involves a consideration of the following provisions
of Title 15 and Title 12 of the Yakima Municipal Code (YMC):
(a) Consistency with the Intent of the Single-Family Residential (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 5 lots that would range in size from 6,601 square feet to 8,856 square
feet to be used for single-family residences which would be consistent with the
intent of the R-1 zoning district.
(b) Consistency with Design, Improvement and Development Provisions
Applicable to the Single-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 6,061 square
feet to 8,856 square feet will meet the minimum 6,000-square-foot lot size
requirement for the 5 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. All 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:
Yakima Valley Partners Habitat for Humanity 11 I CE VED
"The Vine Plat"Preliminary Long Plat at
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PLP#001-26 and SEPA#003-26
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179
Location From Centerline From Property Line
of Right-of-Way
Front 45 feet _ 20 feet _
Rear 50 feet 20 feet (24th Ave. is an Arterial)
Side (internal) N/A 5 feet
Side (street) 40 feet 10 feet
(v) Maximum Building Height: The maximum building height in
the R-1 zoning district is 35 feet (YMC Chapter 15.05, Table 5-1). The
subject parcel is also within Zone 6 of the Airport Safety Overlay (ASO)
which likewise limits the building height to 35 feet. The applicant's SEPA
Environmental Policy Act Checklist states that the tallest structure will be
20 feet tall which will comply with the height standard of the R-1 zoning
district and the ASO limitation.
(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 already exist along the
frontage of the subject property as required by YMC §15.05.020(J).
(viii) Density:The Preliminary Long Plat is occurring as two
separate subdivision actions, FSP#004-22 which subdivided the original
parcel into 6 lots, and this proposal which would divide the sixth lot into 5
new lots for a total of 10 lots. The density calculation therefore involves
the dividing of 1.6 acres into 10 residential lots. Net residential density
excluding streets is calculated per YMC §15.05.030 as follows: Total lot
area of 70,379 square feet divided by 43,560 square feet in one acre = 1.6
acres and 10 dwelling units divided by 1.6 acres = 6.25 dwelling units per
net residential acre.
(ix) Frontage Improvements: Pursuant to YCC Chapter 8.72, 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.
(x) Wastewater: 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.
Yakima Valley Partners Habitat for Humanity 12 RECEIVED
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(xi) Water: City of Yakima water services are installed and ready
to serve all of the proposed lots of the plat in accordance with YMC
§12.04.010.
(xii) Easements: Easements are to be established in accordance
with YMC §12.02.010 and YMC §12.02.020.
(2) Subsection 14.20.100(A)(2) — Consistency with the provisions of the
Comprehensive Plan. The Future Land Use Map of the 2040 Yakima Urban Area
Comprehensive Plan designates the property within the proposed preliminary plat as
suitable for Low Density Residential development such as single-family residences
which are proposed for this preliminary plat. As noted above, the proposed preliminary
plat is consistent with the following Goal and Policies of the City's Comprehensive
Plan:
(a) Goal 2.3 which is to preserve and enhance the quality, character and
function of Yakima's residential neighborhoods.
(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
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 5-lot Preliminary
Plat to be known as "The Vine Plat" will make appropriate provisions for the following
features required by YMC §14.20.100(A)(4) and RCW 58.17.110:
(a) Public health, safety, welfare: The construction of new single-family
dwellings will complement the existing single-family residences adjacent to this
Yakima Valley Partners Habitat for Humanity 13 R _ICED
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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 preliminary 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 will 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 new lots will have frontage
on Conrad Avenue.
(e) Water supplies: Public water is required to be used for domestic and
fire flow purposes. City water services are installed and ready to serve the
proposed lots.
(f) Sanitary waste disposal: City of Yakima public sewer will serve the
proposed lots.
(g) Parks, recreation and playgrounds: Parks and playgrounds are located
about 0.6 of a mile away from this subdivision at Emil Kissel Park. The lot
coverage limitation also provides open space on the lots for recreation and play
areas.
(h) Sites for schools: McClure Elementary School is located about 0.4 of a
mile from this proposed subdivision.
(i) Sidewalks: Sidewalks have been installed along the frontage of the
subject property.
(j) Public Transit: Yakima Transit Route 2 is approximately 0.7 of a mile
north of the subdivision.
(k) Serves the public use and interest: This proposed 5-lot residential
subdivision is consistent with neighboring residential land uses, better serves the
Yakima Valley Partners I-Iabitat for Humanity 14
"The Vine Plat"Preliminary Long Plat at RECEIVED
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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
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 infra-
structure 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.
XIII. Consistency Analysis Conducted Pursuant to Subsection 16.06.020(B)
of the Yakima Municipal Code. During project review it has been found that this
application is in compliance with YMC §16.06.020(B) for the following reasons:
(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 infrastructure either already exists or will be provided at the
applicant's expense to ensure that adequate infrastructure and public facilities are
available for the proposed preliminary 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
Yakima Valley Partners Habitat for Humanity 15 RECEIVED
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1501 Conrad Avenue; #181335-21479
PLP#001-26 and SEPA#003-26 MAY 2 9 2026
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PLANNING OIV 183
proposed Preliminary Plat to be known as the "The Vine Plat" will be consistent with all
of the applicable development standards of City ordinances.
CONCLUSIONS
Based on the foregoing Findings, the Hearing Examiner reaches the following
conclusions:
(1) The Hearing Examiner has jurisdiction to recommend to the Yakima City
Council the approval of the proposed Preliminary Plat to be known as "The Vine Plat"
pursuant to YMC §1.43.080 and YMC §14.20.100.
(2) A SEPA Determination of Nonsignificance (DNS) was issued for this
proposed preliminary plat on May 8, 2026, 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 to be known as "The Vine Plat" which will be
subject to conditions will comply 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 not 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 to be known as "The Vine Plat" 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 5-lot Preliminary Plat to be known as "The Vine Plat" to be located on
Yakima Valley Partners Habitat for Humanity 16 RECEIVED
"The Vine Plat"Preliminary Long Plat at
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Assessor's Parcel No. 181335-21479 which is described in the application, the staff
report, this Recommendation and the other related documents assigned file numbers
PLP#001-26 and SEPA#003-26 be APPROVED, subject to compliance with the
following conditions:
(A) 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;
(B) All lots shall be served with public water and no individual domestic or
irrigation wells shall be permitted for any of the lots;
(C) All lots shall be provided with public sewer service according to YMC Title
12 standards. Prior to final plat approval written verification from the City of Yakima
Engineering Department must be provided to the Planning Division indicating that all
sewer extensions have been completed and inspected or financially secured;
(D) Eight-foot-wide utility easements shall be dedicated along the front of each
lot in subdivisions and short subdivisions. Easements for new and/or future utility lines
shall be a minimum of eight feet in width, or twice the buried depth of the utility,
whichever is greater;
(E) 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;
(F) 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;
(G) 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 improvement 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;
(H) 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 Code Administration is
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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;
(I) A current title report covering the subject property must accompany the final
long plat;
(J) Upon preliminary plat approval, the applicant has five years to submit the
final plat. If more time is needed, 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 maximum period of one year; and
(K) All other requirements of the zoning and subdivision ordinance, although not
specifically set forth herein, shall be complied with in their entirety.
DATED this 29th day of May, 2026.
Li-ti e'er.
•
• Gary M. Gui Tier, Hearing Examiner
Yakima Valley Partners Habitat for Humanity 18
"The Vine Plat"Preliminary Long Plat at ECE vEn
1501 Conrad Avenue; #181335-214-79
PLP#001-26 and SEPA#003-26 MAY 2 9 2026
CITY OF YArk.h46,,
PLANNING DIM 186