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HomeMy WebLinkAbout06/06/2017 08 Apple Tree Development, Phase 4 Preliminary Long PlatBUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDASTATEMENT Item No. 8. For Meeting of: June 6, 2017 ITEM TITLE: Closed record public hearing and Resolution to consider the Yakima Planning Commission's recommendation on the preliminary plat of Apple Tree Development - Phase 4 in the vicinity of Occidental Rd. & S. 86th Avenue SUBMITTED BY: Joan Davenport, AICP, Community Development Director Joseph Calhoun, Planning Manager (509) 575-6042 SUMMARY EXPLANATION: The Preliminary Long Plat of Appletree Phase 4 is a 30 -lot subdivision located in the vicinity of Occidental Rd. and S. 86th Ave., zoned R-1 Single Family Residential. The plat will include full urban services including sewer, water, private streets with curbs, gutters, sidewalks on both sides of the street, and streetlights. As submitted, this plat complies with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, Development Standards Ordinance, and Traffic Concurrency Ordinance. On April 12, 2017, the City of Yakima Planning Commission held an open record public hearing to consider this application, and on April 24, 2017 issued its written recommendation for approval, subject to conditions, as set forth in their recommendation ITEM BUDGETED: NA STRATEGIC PRIORITY: Neighborhood and Community Building APPROVED FORce* ,, SUBMITTAL: City Manager STAFF RECOMMENDATION: Adopt Resolution. BOARD/COMMITTEE RECOMMENDATION: The Yakima Planning Commission recommended approval on April 24, 2017. ATTACHMENTS: Description Upload Date Type D resolution 5/31/2017 Co%er Memo D exhibit to resolution 5/31/2017 Cowr Memo D Complete RecorCApple Tree Ph4 5125/2017 Backup Material RESOLUTION NO. R -2017- A RESOLUTION approving the Preliminary Long Plat of Apple Tree Ph. 4, a thirty -lot subdivision, located in the vicinity of Occidental Rd. and S. 86th Ave. WHEREAS, on April 12, 2017, the Planning Commission held an open -record public hearing to consider the application for a Preliminary Long Plat known as Apple Tree PhA, submitted by Apple Tree Construction, LLC (PLP#002-13 and SEPA#024-13); and WHEREAS, on April 24, 2017, the Planning Commission issued their 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 June 6, 2017, after notice duly given according to the requirements of the Yakima Municipal Code, the Yakima City Council adopted the Planning Commission'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 Planning Commission's Recommendation and Conditions of Approval. The Planning Commission'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 incorporated herein by this reference. Section 3. Findings. The Yakima City Council adopts the findings of the Planning Commission 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 6th day of June, 2017. ATTEST: Sonya Claar Tee, City Clerk Kathy Coffey, Mayor "ff DEPARTMENT OF COMMUNITY DEVELOPMENT Joan Davenport, AICP, Director A, 11M I% qW Planning Division EXHIBIT A PlCITY OF YAKIMA Joseph Calhoun, Manager onning 129 North Second Street, 2n' Floor, Yakima, WA 98901 ask.planning@yakimawa.gov - www.yakimawa.gov/services/planning T(U#,`1'fFI­C?Cf1—,'W?1-*F TAE 7AKIMA PLANNING COMMISSION9S, RECOMMENDATION TO THE YAKIMA CITY COUNCIL April 26, 2017 1 On April 24, 2017, the City of Yakima Planning Commission rendered their written recommendation regarding "Apple Tree Development - Phase 4" (PLP#002-13 & SEPA#024-13). The application was reviewed at an open record public hearing held on April 12, 2017. A copy of the Planning Commission's Findings and Recommendation is enclosed. The Planning Commission's Recommendation will be considered by the Yakima City Council in a public hearing to be scheduled. The City Clerk will notify you of the date, time and place of the public hearing. For further information or assistance you may contact Planning Manager Joseph Calhoun at (509) 575-6042 or email to: iosevhxalh6unAVakimaWa�aov. J IsepphCalhoun. Planning Manager Date of Mailing: April 26, 2017 Enclosures: Planning Commission's Recommendation and Site Plan ULTU. 11 CITY OF YAKIMA, WASHINGTON IT;MTr*Tt16-ffl* =ii R-1 zoning district in the vicinity of Occidental and S. 86 th Ave. SEPA #024-13 A. Introduction. The public hearing process for this application may be summarized as follows: (1) The Yakima Planning Commission (YPC) conducted an open record public hearing for this application on April 12, 2017. (2) The staff report presented by Senior Planner Jeff Peters recommended approval of the proposed 30 -lot preliminary plat subject to the conditions stated within the staff report. (3) The applicant, Duane Rogers of Apple Tree Construction & Mike Heit of Huibregtse Louman Associates, testified in favor of the application and joined in Mr. Peter's recommendation for approval of this proposed preliminary plat subject to conditions. (4) No public testimony regarding the plat was received during the hearing and three written comments or inquiries from residents or other members of the public were submitted prior to the public hearing. 11 1 1 111 1 1 1 - . to B. Summary of Recommendation. The Yakima Planning Commission recommends approval of this preliminary plat subject to conditions. Apple Tree Construction LLC Apple Tree Development — Phase 4 PLPand SEPA #024-13 Vicinity of Occidental Rd. and S. 8611 Av Yakima, WA I ordinance requirements, development standards and consistency criteria; the YPC makes the following: 1. AgWicant. This preliminary plat application was submitted by Duane Rogers of Apple Tree Construction, 2550 Borton Rd., Yakima, WA 98903. 11. Location. The location of the proposed preliminary plat is the vicinity of Occidental and S. 86 th Ave., in the City of Yakima. Assessor's Tax Parcel Numbers: 17120113013, 17120114012, 18120623025, & 18120623013. Ill. Agglicatloh, This application seeks approval to subdivide four lots of record which ar� approximately 24.83 acres in size into 30 single-family lots of record and three individual tracts ranging in size from 8,100 to 16,265 sq. ft. The property is located within the Single -Family Residential (R-1) zoning district. IV. Notices. Notices of the original May 14, 2014, open record public hearing were provided in accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal Code, in the following manner: a. Date of Application: October 18, 2013 b. Date of Notice of Complete Application for Long Plat & Environmental Review: November 5, 2013 c. Date of Applicant Request for Hold on Application: December 3, 2013 d. Date of Complete Application and Agreement to Process Plat Separate from Master Planned Development-, March 7, 2014 e. Date of Notice of Application & Environmental Review: March 17, 2014 f. Date of Posting of Land Use Action Sign on the Property: March 31, 2014 g. Date of Mang of Notice of DNS: April 11, 2014 h. Date of Notice of Public Hearing March 17, 2014 2. Public Notice and Process for Continued Public Hearing: a. Date of Request for Hearing Continuance: May 14, 2014 b. Date of Applicant's Request for Continued Hold on Application: November 9, 201 c. Date of Applicant's Request for Update on Application Status: April 6, 2016 d. Date of Applicant Request for Continued Processing: February 2, 2017 e. Date of Notice of Application, Request for Written Comment, I Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86' Ave., Yakima, WA and Public Hearing: February 17, 2017 f. Date of Posting of Land Use Action Sign on the Property: March 2, 2017 g. Date of Planning Commission Review of Past Action: March 8, 2017 'Ill. Transgodation Call;;@city Management Ordinance, This preliminary plat of 30 lots was reviewed under the ity o Yakima's Traffic Capacity Analysis Ordinance (YMC 12.08) on November 1, 2013. The development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. VII. Zoning and Land Uges� The zoning of the property within the proposed preliminary plat is Single -Family Residential (R-1). The property is currently vacant. Vill. Development Services Team. Comments from the Development Services Team meeting of August 25, 2015, and from public agencies with an interest in the proposed preliminary plat were as follows: a. Codes: i. Per Appendix B of the 2012 International Fire Code (IFC), for an available fire flow of 1,000 gpm, single-family residences shall be a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow the maximum square footage to be increased to 6,200 sq. ft. This applies until an increased fire flow is accomplished. An approved fire apparatus road will be required to be installed that w connect the proposed "temporary turnaround" to Ridgeway i».. in effe eliminating a dead-end condition. This section of road will be minimal required to be of an approved Bituminous Surface Treatment (BST) capable supporting fire apparatus vehicles; 20- feet wide; and any gates that will installed are required to be a minimum of 20 -feet wide, and provided with "key box" for fire department access. Additionally, a plan will need to be place that will ensure that the road is kept clear of snow and debris. I iii. The approved fire apparatus access roads will be required to be installed prior to the issuance of building permits. b. Engineering: Previous DST Cornmentm Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 t h vl*f fit Yakima, WA i. Curb, gutter, and sidewalk in accordance with YMC §§ 12.05, and 12.06.070 are required. ii. Rolled curbs are not allowed for this development. Barrier curbing shall be required per YMC §12.06.070. iii. Street lights will need to be installed in accordance with YMC § 12.06.080. iv. All driveways will be required to be constructed in accordance with YMC §§ 8.64 & 15.06.065 v. Per YMC § 12.06.050, Cul-de-sacs are only allowed within 600 -feet of the nearest through street intersection. A secondary fire access is required. Engineering cannot approve this without prior approval from the Fire Department stating that they approve the secondary access. vi. Construction plans shall be submitted for final approval of the project and subject to Title 12 requirements. Amendments to DST Comments: On February 2, 2017, Mike Heit, PE of HLA Engineering & Surveying submitted a letter to the City of Yakima Planning Division and City Engineer requesting the following modifications to the City of Yakima's Title 12 Development Standards for the Plat of Apple Tree No. 4: 1: Consideration of rolled curb and gutter, in accordance with YMC § 12.06.070; 2. Narrowed road section through curves C2 and C3, and no sidewalk on the south side of the narrowed road section identified on the applicant's preliminary plat dated February 4, 2014, in accordance with YMC § 12.06.030; and 3. Acceptance of hammerhead turnaround in accordance with YMC § 12.06.090. Due to the topographical challenges existing in the vicinity of curves C2 and C3, and due to the fact that these streets will ultimately be privately owned, the requested modifications are approved. This approval is subject to the developer submitting and recording a city -approved development agreement prior to submittal of the final plat. c. Stormwater: i. As the development of this project will involve clearing of more than one acre, a Stormwater Site Plan shall be required. The major components of a Stormwater Site Plan are: a. Drainage plans and calculations to be completed by a licensed engineer from the State of Washington; Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Ave., Yakima, WA b. A copy of the Stormwater Pollution Prevention Plan (SWPPP) or Erosivity Waiver (Waiver Certificate Statement required); and c. A stormwater maintenance agreement. ii. The applicant is advised to read Ch. 7.83 of the Yakima Municipal Code to obtain all appropriate information concerning the Stormwater Site Plan and Ch. 7.82 for information concerning the Stormwater Pollution Prevention Plan. iii. Grading and/or building permits shall not be issued without an approved Stormwater Site Plan. iv. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be completed by a licensed Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. Yfr,,T�.t. d. Rob Mill 7- i. "... Nob Hill Water currently is able to serve domestic water to this development. Please be aware that Nob Hill Water can only supply 1000 gpm for fire protection e. Wastewater: i. Per YMC § 7.58, additional wastewater connection charges shall apply based upon proposed tenants and use. ii. Per YMC § 12.03.010, all new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. This requirement has been met by the 2007 construction of 8 -inch and 10 -inch public sewer mains within this subdivision. Per YMC § 12.030.070, each building containing sanitary facilities shall be served by a separate and independent private side sewer to the public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multiple buildings are permitted. Please identify on the site plan the locations of individual side sewers. iv. Side sewers shall be 4 -inch diameter unless the applicant can demonstrate a need for a larger diameter pipe based upon flow calculations. Streets and Traffic: i. A single access road (cul-de-sac) in excess of 1,000 feet in length is not recommended. This road is more than three times that length. The city does not have restrictions on cul-de-sac lengths in its code but there may be in the Fire Apple Tree Construction LLC Apple Tree Development - Phase is PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I HE Code. The fact that it is planned to be a private road does not mitigate the issue. It does appear that there is a potential to connect the road to Ahtanum Road on a future development phase. If that is the plan, it may be acceptable as a temporary . . ii. The developer is proposing rolled curb and sidewalks on one side of the stre will This is allowable on a cul-de-sac under city standards but this road I n function as a typical cul-de-sac road. It will function as a residential collect road due to the number of housing units and length. It should have vertical cur • sidewal g. Yakima Transit: i. Yakima Transit does not provide service to that area of Yakima. No project related comments. i. _ - access driveway_ be widened to a minimum of 24 ft. to accommodate two-way travel and shall have an appropriate turnaround provided. ii. An easement shall be provided for the temporary cul-de-sac and 24 ft. fire access •_• to Ahtanum Rd. Yakima Regional CleanAgency:i. The proponent/developer must a•• - air emission impact,particular • violate2.5 prior to any SEPA approval. Air emission from such a large development, if using solid fuel devices (i.e. fireplaces, woodstoves) during the winter season at one time, may - National AmbientQuality Standards''Qfor hours'the 24 average; work;ii. Contractors doing excavation, clearing, construction, landscaping or demolition work must file a Dust Control Plan with YRCAA, and get approval, prior to the start of any iii. This project • .I-• within Yakima's Urban GrowthArea; burning is prohibited J. Ahtanum Irrigation i. "...Two of the parcels listed on this application fall within the boundaries of t Ahtanum Irrigation • District water• be affected by this application.Our - .r•inclica the above parcels have no water rightestablished Conditional Fil Apple Tree Construction .pp- Tree Development — Phas-4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental a and im Order (CFO) dated April 15, 2009 and Draft Schedule of Rights dated January 20, 2014, in State of Washington, Dept. of Ecology v. Acquavella." iii. "However, for irrigation district approval purposes our Board needs to review and sign off on the plat. The Board meets once per month, so advanced planning on the part of the owner and/or developer is a necessity. Please provide the original Mylar plus an additional copy for our records prior to a scheduled Board meeting." Yakima-Tieton Irrigation District: i. "Parcels 17120113013, 17120114012, 18120623025 are within the District boundary and have a total of 19.42 shares of Yakima-Tieton Irrigation; they need to show "Irrigation Approval" on the face of the short plat. They will need to follow our Resolution 97-5. They also have irrigation easements that will need to show on the face of the short plat." State of Washington Department of Ecology: i. "Toxics Clean -UP Based upon the historical agricultural use of this land, there is a possibility t soil contains residual concentrations of pesticides. Ecology recommends that t - soil be sampled and analyzed for lead and arsenic, and for organochlorii - pesticides. If these contaminants are found at concentrations above the Mod - j Toxics Control Act cleanup levels Ecology recommends that potential buyers notified of their occurrence..." I - "Water Quality Project with Potenti6i to DischaLge, Qff�Site The NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 -day process and may take up to 60 days if the original SEPA does not disclose all proposed activities..." IX. jUrISC111016n. Sections 1.42.030, 14.05.050 and 14.20.100 of the Yakima Municipal Code (YMC) provide that the YPC shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in Section 14.20.100 of the YMC and in Chapter 58.17 of the Revised Code of Washington. Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vigin' Yakima, WA 12 X. PrefirninM Plat Review Criteria. Section 14.20 .100 of the YMC provides that the YPC shall review a proposed preliminary plat during an open record public hearing to determine whether the following standards are satisfied: (1) Subsection 14.20.100(l) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: The proposed preliminary plat would be consistent with the intent and character of the Single -Family Residential (R-1) zoning district set forth in Subsection 15.03.020(B) of the Urban Area Zoning Ordinance (UAZO). The stated intent is to 1) 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; 2) 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 3) locate moderate -density residential development, up to seven dwelling units per net residential acre, in areas served by public water and sewer system. The proposed preliminary plat would be consistent with the use and density requirements of the R-1 zoning district. It would also be consistent with the following minimum development requirements set forth in Chapter 15.05 of the UAZO, which must be met in order to assure land use compatibility and promote the public health, safety and welfare: (a) Lot Covet6g6,: The maximum lot coverage permitted in the R-1 zoning district is 60% and all lots will comply with that limitation. (b) Lot Size: The preliminary plat indicates lot sizes that range from 8,100 square feet to 16,256 square feet. Table 5-2 of Ch. 15.05 of the UAZO provides that the minimum lot size for a single-family dwelling is 6,000 square feet and may not exceed the maximum number of dwelling units permitted per net residential acre. (c) LotT,1,Jdth: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet for single-family construction. All proposed lots meet that requirement. (d) Structure Setbacks* The minimum structure setbacks permitted in residential zoning districts are intended to provide privacy, light, air and emergency access. Setbacks along easements and rights-of-way are intended to minimize the impacts from traffic on adjoining property owners. The applicable minimum setbacks in the R-1 zoning district will be provided as set forth in Subsection 15.05.020(D) and Table 5-1 of the UAZO. (e) Access Reguired. All new development shall have a minimum of 20 feet of lot frontage upon a public or private road or be served by an access easement at least 20 feet in width. All lots within this preliminary plat have the required frontage or will be served by an easement that is 20 feet wide in accordance with Subsection 15.05.020(H) of the U —0. 13 Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Ave., Yakima, WA 13 M Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity •' ►- Rd. and S. :• th Av Yakima, WA 14 submitted pursuant to the Eastern Washington Stormwater Manual and the City of Yakima Stormwater Management Guide. Any underground injection wells shall be registered with the Department of Ecology. On-site drainage will be permitted by methods to be reviewed and approved by the City. The proposed preliminary plat in these ways makes appropriate provisions for drainage ways. (7) Subsection 14.20.100(4)(d) -- Appropriate provisions for streets or roads, alleys and other public ways: The preliminary site plan shows adequate dimensions for the private street improvements that comply with City of Yakima Title 12 Development Standards. Sewer and storm drainage will need to be provided in accordance with City of Yakima standards. These conditions will make appropriate provisions for streets and other public ways. (8) Subsection 14.20.100(4)(e) -- Appropriate provisions for transit stops: Yakima Transit does not serve this plat. (9) Subsection 14.20.100(4)(f) -- Appropriate provisions for potable water supplies, irrigation and other water suppliers: All lots will be served with public domestic water and water for fire protection purposes by the Nob Hill Water Association. (10) Subsection 14.20.100(4)(g) -- Appropriate provisions for sanitary waste disposal: There will be appropriate provisions for sanitary waste disposal for the proposed preliminary plat in the form of public sewer service provided in accordance with the City of Yakima's Title 12 (11) Subsection 14.20.100(4)(h) -- Appropriate provisions for parks and recreation: The nearest park is West Valley Neighborhood Park which is located .20 miles from the preliminary (12) Subsection 14.20.100(4)(i) -- Appropriate provisions for playgrounds: Appropriate provisions for playgrounds exist for this proposed preliminary plat due to the size of the proposed lots and the presence of West Valley Park is located approximately .20 miles from this The nature of this development and the absence of comments from the School District suggest that this preliminary plat will not lack appropriate provisions for schools and school grounds. (14) Subsection 14.20.100(4)(k) -- Appropriate provisions for sidewalks: Since the proposed plat would have sidewalks along its frontage on the private streets in accordance with the City's Title 12 requirements, the proposed preliminary plat will make appropriate provisions for sidewafts. 010 Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Rd. and S Yakima, WA 15 (15) Subsection 14.20.100(4)(1) --Appropriate provisions for other planning features thal. assure safe walking conditions for students who walk to and from school: There was no evidence presented at the hearing of a need for other planning features to be provided within this preliminary plat in order to make appropriate provisions for safe walking conditions for students who walk to and from school as the site provides for sidewalk to allow children safe passage to school or to a school bus stop. (16) Subsection 14.20.100(5) -- Public use and interest: The evidence indicated that this proposed preliminary plat, as conditioned, would be consistent with neighboring land uses and would help serve the residential needs of this area. With the recommended conditions, it will comply with the City's zoning ordinance, subdivision ordinance and comprehensive plan. It will also make appropriate and adequate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal, parks and recreation, playgrounds and sidewalks, and is in a location where additional provisions for schools or for additional planning features for students who walk to and from school have not been recommended or deemed necessary. k3wo The following analysis involves the consistency of the preliminary plat with applicable development regulations, or in the absence of applicable regulations, the adopted Comprehensive Plan as mandated by the State Growth Management Act and the Yakima Municipal Code. During project review, neither the City nor any subsequent reviewing body may re-examine alternatives to, or hear appeals on, the following items identified in these conclusions except for issues of code interpretation: (1) The type of land use contemplated by the proposal (a residential development in an R-1 zoning district) 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. (2) The level of development (lot size, contemplated density) would not exceed the allowable level of development in the Single -Family Residential (R-1) zoning district since the proposed lol sizes satisfy the zoning ordinance requirements. 13) The availability and adequacy of infrastructure and public facilities is not an issue A because the additional infrastructure that would be provided at the applicant's expense would ;5nsure that adequate infrastructure and public facilities are available for the proposee� preliminary plat. (4) The character of the proposal, such as the proposal's consistency with applicable 1evelopment standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, access, potable water, I I Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #;024-13 wIf' • cis ff viz�ftby Yakima, WA M ill! i ��� 1 1 wsuma= (1) The YPC has jurisdiction to recommend to the Yakima City Council the approval • a proposed preliminary plat pursuant to Section 14.20. 100 of the subdivision ordinance. (2) Notice of the public hearing of April 12, 2017, was given in accordance with applicable requirements. (3) The SEPA Determination of Nonsignificance (DNS) for this proposed preliminary plat was issued on April 11, 2014, and became final without any appeal. (4) The proposed preliminary plat was reviewed for traffic concurrency under the Transportation Capacity Management Ordinance on November 1, 2013. (6) This preliminary plat is in compliance with the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. (7) With the recommended conditions, the proposed preliminary plat as described in the application narrative and site plan received February 4, 2014, is in compliance with the City's Urban Area Comprehensive Plan, subdivision ordinance and zoning ordinance; makes appropriate and adequate 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 that specific provisions 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 serves the public use and interest. - a 0 Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I 12 17 11In accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applicant shall submit and gain approval of civil engineered plans, which provide for design of all Title 12 development standards, including but not limited to rolled curb, gutter, sidewalk, street lighting, stormwater, and modified street design. 2. Prior to approval of the final plat, all approved improvements shall be constructed or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide • domestic has been completed and the fees paid. 4. A minimum 8 -foot wide public utility easement must be provided adjacent to all roai- • s` width5. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the of easements • buried utilities will be twice the depth of ` - planned 6. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 7. All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. 8. Fire hydrants shall be placed at the locations specified by the Building Codes and Planning Division and the Yakima Fire Department. All lots must be provided with adequate fire flow. 9. Single-family residences within this development shall be limited to a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed that will allow the maximum square footage to be increased to 6,200 sq. ft. This condition of approval shall apply until an increased fire flow is accomplished. 10. An approved fire apparatus road 20 -feet wide or larger if required by the City of Yakima Fire Marshal, construction of an approved Bituminous Surface Treatment A Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP 11 • SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th AvYakima, WA I 18 11. Any gates that will be installed shall be a minimum of 20 -feet wide or larger if required by the City of Yakima Fire Marshal, and provided with a "key box" for fire department access. 12. Prior to final plat approval, the applicant shall submit and gain approval to the City of Yakima Fire Marshal for a plan to ensure that the fire access road is kept clear of snow and debris. 13. In the event that the applicant bonds for the improvements of this plat, the approved fire apparatus access road will be required to be installed prior to the issuance of building permits. 14. In accordance with YMC § 12.06.050, the applicant shall increase the improved diameter of the proposed temporary cul-de-sac to sixty-five feet. 15. The twenty -foot access driveway across Tract "A" shall be widened to a minimum of 24 feet to accommodate two-way travel in accordance with YMC Title 12 Development 16. An easement shall be dedicated for the temporary cul-de-sac and fire access road to Ahtanum Rd. 17. The developer shall submit and record a city -approved development agreement to provide for the private streets within this development prior to submittal of the final plat. 18. All permits required by the Yakima Regional Clean Air Authority shall be obtained. The developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. 19. A final binding stormwater and drainage control plan for the entire property shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. 20. All addresses shall be as specified in Exhibit "A" of this report. All addresses must be clearly shown on the face of the final plat as required by RCW § 58.17.280. 21. This plat shall be subject to the following notes, which must be placed on the face of the 14 Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I E9 is Lei*] I M lot W •• 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. c. Single-family residences within this development shall be limited to a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed that will allow the maximum square footage to be increased to 6,200 sq. ft. This condition of approval shall apply until an increased fire flow is accomplished. d. The streets within this subdivision are intended to be private upon recording of a development agreement. 22. Irrigation approval, if any is required, shall be shown on the face of the final plat. 23. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 24. �lipon preliminary plat approval, the applicant has five years to submit the final plat. Thereafter, 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. 111 Z I WINII It-tordK-12111 like ILIK01111 0 Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I MWIZ M Lot 1: 9301 Apple Tree Pkwy Lot 2: 9303 Apple Tree Pkwy Lot 3: 9305 Apple Tree Pkwy Lot 4: 9307 Apple Tree Pkwy Lot 5: 9309 Apple Tree Pkwy Lot 6: 9401 Apple Tree Pkwy Lot 7: 9403 Apple Tree Pkwy Lot 8: 9501 Apple Tree Pkwy Lot 9: 9503 Apple Tree Pkwy Lot 10: 9601 Apple Tree Pkwy Lot 11: 9603 Apple Tree Pkwy Lot 12: 9605 Apple Tree Pkwy Lot 13: 9607 Apple Tree Pkwy Lot 14: 9701 Apple Tree Pkwy Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity o Occidental Rd. and S. 86 th Ave., VF. IM Lot 16, 9705 Apple Tree Pkwy Lot 17* 9706 Apple Tree Pkwy Lot 18, 9704 Apple Tree Pkwy Lot 1 9 9702 Apple Tree Pkwy Lot 20. 9604 Apple Tree Pkwy Lot 21 9602 Apple Tree Pkwy Lot 22, 9504 Apple Tree Pkwy Lot 23, 9502 Apple Tree Pkwy Lot 24 9500 Apple Tree Pkwy Lot 251,9402 Apple Tree Pkwy Lot 264 9400 Apple Tree Pkwy Lo9308 Apple Tree Pkwy Lot 28, 9306 Apple Tree Pkwy Lot 29. 9304 Apple Tree Pkwy INN VICINITY MAP NOT 10 SCALE VA C—IdgM ROAD V`Y 'AUA. IRK11 I ol-B. RNNI ROW C,AU,D I NOTES. I iUBJEG =ROPTIIY AN3 ADJACENT PROPERTIES ARE 70NFO R, 1, SINGLE FAMILY ZONE 2 'IDELI DIPUDIAWENTS SNVLT CONFORM TO 1,11- ME YAKIMA STANDARDS SOP 1LAI REIA-W, UPON A, '0 ,FPIAI1(V` OF MASIFIS PLAN ANC DFATI-OFFF'S AGREEMENT, STREET UPROWNEVIC CONFORM TO AVIAL TWE MASwR PLAN PRIVATE PAST DESIGN STANDARQa T SEWER IS ITCOMMI) BY CITY OF YAKIMA 4 CITY OF YA <P4A DAN ARV CLMRMAIN AND INS HIL WATCRMAIN AND TIRE ho)'TANTS 10 HL LOCATED IN UECTV CACERENTS EASFVENTS NOT SHOWN HERON FOR CLARITY, I AL1. STORM WATER GENERATED BY Y,INFER Ok,S S,;PFACES TO BE RETAINED AND DISPOSED C ,L AN �`IE IN AC^ORDANCE WITH GIT^ OF YAKIMA tiMFANAHA ENONEERNO UVISCI-I REQUIREMENTS 5 WATER 3 PRUFUSAD [I) HE f'RCCDFC1 I,( BOB HILL WANR MAYA YYGILM, INI-LUNIND VALVI!P, FIT -HAS, AND EIS` S H'5RANT LOCATTCN, i0 or. DESIGNED AND I)NS'RUCICO BY MOB HILL RATES Go FIRE IMRANr LOCA'MN'S NET YET )LUEUMoff-D AND ACT C41OWN AN THIS PLAY Y COWLIS IV CA 1 -LA, TELEPHONE CASULL AN') NAIUGA. SAO MAINS ARE NOT FLOWN ON !ELSE , 'LAN PUBLIC U I K�Iy EASEMENT P -%C OPEN TO S BUT ARE TO BE LOCATED AINTIN TOE L - FTAOR D DATF WITH ME -EFIRMA UTILITY COMPANY FOR -FSIGN AND IISTALLARTVJ Or DID I ACHU.10 R TYPICAL BUILDING SCIERYKV - 20 FRONT SETBACK FROM PROFtRTY IIHt :' AIDE & 20' SEAR SETBACKS AN STANDARD LOTS GIJRVE TABLE 7N is DO pu-�i ri,� P w E I , 5 51,05, 1145 Go IS 4 i G1 #3 1raco, n D, ......... .... , -- AYAM, Y. ................ ..... . ... . ... 8oi North 39th Avenue HLA Yakima, WA 98902 TOY M1,HTF1 1NORTH, SAME 18 EAS`�,"A` Of INAT SHOVE' FILED UNUCR IUD 1, 5o9.,966,7000 uibr4se1 Imman Associates, Inc, Fax 509E9653800 CivilEngineering -'' -,--L,-n' n d S u i' -'v" e r'i g ..... ...... P I a n n i a g" www.h1adviLcom m PRELIMINARY PLAT OF "APPLE TREE NO. 4'1 I . . .......... -11, . ........... . ................... (A PORTION OF THE NORTHWEST 1/4, SEC. 6, T.12 N, R.18 A PORTION OF THE NORTH 9*9411000M. APPLE TREE RE30RT 2550 BURTON ROAD YAKIMA, WASHINGTON 98903 JOHN GORTON (509) 945-3715 DUANE ROGERS (609) 930-2406 JON KINLOCH (509) 945-3712 w7re][ITIMSIRWIEW16T.31 HUIBREGTSE, LOUMAN ASSOCIATES, INC. 801 NORTH 39TH AVENUE YAKIMA, WASHINGTON 98902 MICHAEL R REIT, RE ERIC T, HERZOG, PLS (509) 966-7000 RECEIVED FEB 0 4 2014 9 U CITY OF YAKIMA 0 C3 0 Z * PLANNING DIV. N LEGAL DESCRIPTION PARCEL A 6, 3, 11 ANY THE NOON 1 1503 w E FEET or HE YOUTH 46500 LEE7, or HUI: WEST 2 4 UY1 TEEE OF HIL LOS A51100 T -F1 DIV THE A]UMAYST QUARTER OF THE NORTHNTyf CURRIER QV SECTION TOY M1,HTF1 1NORTH, SAME 18 EAS`�,"A` Of INAT SHOVE' FILED UNUCR IUD 1, 0 11W) If"o FILL NODDED 717850, R. CORDS OF YAKIMA 6w�� COUNTY, WASHINGTON NOTES SEE WILEI I TQH CURVE IABL, LNIE fAKLE ROADWAY S!'GDOUS AND I rrF�U A E JI' ""A" F" ' r ............ Apple Tree Partnership Iov . ..... . .... Xh� FILL: NAVE I P, NM_� 13089 P,vI DIVG "APPLE TREE NO. 4" ............... OF - – ------------------------------- -- - --- - - — — ------- ........... YAKIMA COUNTY, WASHINGTON 71Jl "uIFE� - .... .... . ... .... ....... ........ FEC�Ic* ) 1) Ry- MRI -I PRELIMINARY PLAT 2 4 N[ Vh ON DA FE L N i I BY: TOE` v 22 PRELIMINARY PLAT OF "APPLE TRE E NO. 4ff RECEIVED (A PORTIONTHE NORTHWEST1/ .12 N�, R.18 E., PORTION1/2, . 1, T.12.17 ) FEB 0 4 2014', Cffy OF YAKIMA I. end r*IF:St�tTitP. W 4#& E 3 .I WARt EXISTING_ F 9 FENCE ._ CV , r # -a PRoposEa R/w D :^.wi a90 ARMS SANITARY SEWER +rDP-,•� ' `�"" ""' IIIIII'IIIIIVIIII99 DOMESTIC WATER EXISBNG AA}rR .: _ zro +kr AND SF N2R ._ TREE ,-FXI INC .tR6ORVTA„! UTILITY POLE t' � ! � a+tn --a^.� `Tt AT�xsi` � •. Ia e.0 EmSA T. ro �. r P � ':tea'*.. .. iA sAY LY2R l Ww. .q R5 x•817' N .#7 DIF 8F t2aS€:f(M :7 ! .n A 10 HL HcS. H. iD ' $d sF'.F� I :MANHOLE W F "BrASST ROUOD N RY f CATCH BASIN x _ ".�. '.. LNk � � 7- v .,. P ,T,. �t t� . * '.,•*"-x FIRE HYDRANT (� - :^ is'” •=:x .... ._ _ C j 'c, .`5... I.:. WATER VALVE „.s Uj U-1 WATER BLOWOFF C EXISTING WATER METER ....:.c .: STREET LIGHT .:•, ! r �•-... w.... ` F:.s xa•es. ..-„ .�. 1 r _. *...._. , 3 R ; .. . BOUNDARY NEW AYJ g"ARTE . a TOP, ({I'DAR?YiN, 'a7F`F..D d+}',-. •. tJ-A�.' .. .... .. ,. : : a. "•. �,� FEW CURE AND CUTTER .........._.. ......... HNE5 r,^ P#5;:5'+Tt= '4 t± CT NEW CEMENT c .'-"... j= *t -' '• •'A't-;,A*+A { F *y • r i rrr�*#.'fi'Ax to r#�.'U�S st• e f I `x7x T� F' -�.. -Y., :; F 1 _ Fi 'r",,�.+� A4, 13 CONCRETE SIDEWALK .. �, .�:..,". LFj'A PFt CA.F - 7.P a;< `-K ...., ,y . ti;•k: F+ATF+.Tti.. a ,F . NEW SEWER LINE-.,m,—,.� �..,.. ®:n —.® Or 31o.ATEo �7,F.s ��,:. rlis NEW WATER EINE NEW STORM DRAIN LINE . ass }G' PD. Ssn at �I w. A i ;f:. - F yAT NO rt RSDEIeVlDsF }i i?a' } *w... :iF £iF.e.a r m .JEW' MANHOLE i �: *-.._....-� DELT, _ 4"T 'm 4 O OO N+F3 ' r,N6 3fi., •; BF7 t+fi�'_Y" E.: ....9a w33H IA 11 A y :�:.. ... ARWAV L. E+IS IiNG PAI- . i. 0 AMR ..... Tr) LSE DEt.EirD ....:. ........ .................. .. ......�............................................. ......... ' COl } F CART '. ..v. --- .. GRO N CU RE I L IJ PROPOSE) ..:i SI 20 F4 EMENT 3O' ZfN AS RIW SNt S\N ON FLAi _ E x ssiar 5 ., GF fl,'Ah UM ......... ......t ........ ......... C:i T.` D-2& w S I F#' iKo- f i n n�r y RL F [ BOUND TLC:$ ITT 1 OTEROE' W.ixA xT}T t TMICK CDNC +s�.—....- {„„,n ......... —=1 m+ _.. .. N• LIB L%m .i{ c. SIDEWALK BEHIND ✓D : 8 THICK I t'v P# t.0 W+T AI-IT1®tNUM RQi�® '+U ROt..£U tURD ! 't 1AEiED 5410GRAQE S' THICK BEHIND 057' C TB r RCA. t. ED CURB _. .. ... £33'951 t ,.ig'. ... .. _..._ ..-#1.7 J' HtA CE. ifd" P6 84-28 (COMPACTED DEPTH) O.i7' CSTC � �� ...... .2i3'£S4' _ _____ .._ ..-..,,,-........ , _ ;;; [.�.. � �Ia ��. ti AW C:S,sC,(COMPACOP) DEPTH) f (ENmD, .xc o TYPCIAL ROADWAY-- CITY OF YAKIMA RESIDENTIAL ROADWAYS R ILLED CURB DETAIL NOT TO SCALE ani North 39th Avenue � rtix ko. T, li si Yak�na, WA 98902 .. ... . ........... r Apple Tree Partne s hipICE NAMES I50f' <ohc "APPLE TREE NO. 4" sI2 HLA509.966.7000 IE E z j ul is t e, uniatiAssociates,Ine, Fax5o9.d965.380° YAKIMA COUNTY WASHINGTON OF ..................................: �4 rt.* ; Civil Engineering `Land Surveying sPlannin mEVw.hlac,vil.com hav,x�: B{ c>IcriEo H ' RI3 REVL,IUN c,1 r1 --N ILRED HY' IDI PRELIMINARY PEAT 23 APPLE TREE CONSTRUCTION, LLC "Apple Tree Development Phase 4" PLP#002-13 & SEPA#024-13 City Council Closed Record Public Hearing June 6, 2017 EXHIBIT LIST Applicant: Apple Tree Construction, LLC File Number: PLP#002-13 & SEPA#024-13 Site Address: Vicinity of Occidental Rd. and S. 86m Ave. Staff Contact: Joseph Calhoun, Planning Manager Table of Contents CHAPTER AA Yakima Planning Commission's Recommendation CHAPTER A Staff Report CHAPTER B Plat Plan CHAPTER C Maps CHAPTER D DST Review & Agency Comments CHAPTER E SEPA Checklist CHAPTER F Applications CHAPTER G Public Notices CHAPTER H Supplemental Information Apple .. Development R00 R. rr; 24 CITY OF YAKIMA, WASHINGTON • 7 .7.1 M%ski-I U%&F-r-IJ111 .7.1 UMEMM U--n- R-1 zoning district in the vicinity • Occidental and S. 86' Ave. SEPA #024-13 25 A. Introduction. The public hearing process for this application may be summarized as follows: (1) The Yakima Planning Commission (YPC) conducted an open record public hearing for this application on April 12, 2017. (2) The staff report presented by Senior Planner Jeff Peters recommended approval of the proposed 30 -lot preliminary plat subject to the conditions stated within the staff report. (3) The applicant, Duane Rogers of Apple Tree Construction & Mike Heit of Huibregtse Louman Associates, testified in favor of the application and joined in Mr. Peter's recommendation for approval of this proposed preliminary plat subject to conditions. (4) No public testimony regarding the plat was received during the hearing and three written comments or inquiries from residents or other members of the public were submitted prior to the public hearing. pplillilll :1111 B. Summary of Recommendation. The Yakima Planning Commission recommends approval of this preliminary plat subject to conditions. C. Basis • Recommendation. Based • a view • the site; consideration • the staff report, exhibits, testimony and other evidence presented at an open record public hearing on April 12, 2017; and a consideration of the applicable subdivision ordinance requirements, zoning Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Ave., Yakima, WA 00c, INDEX 26 ordinance requirements, development standards and consistency criteria; the YPC makes the •I • wwwwwwwwwwwom 1. Applicant This preliminary plat application was submitted by Duane Rogers of Apple Tree Construction, • •! • Yakima, WA 98903. Residential111111. Application. This application seeks approval to subdivide four lots of record which are approximately 24.83 acres in size into 30 single-family lots of record and three individual tracts ranging in size from 8,100 to 16,265 sq. ft. The property is located within the Single -Family • • district. 11I.T. Aotices. Rotices of the original ffiay 14, 2014, open record public hearing were provided accordance witapplicable • ! it i. • Titles 14, 15 and 16 of the Yakima Municip .: l Code, in the following manner: • 1 • • • • • f: t: a. Date of Application: October 18, 2013 b. Date of Notice of Complete Application for Long Plat & Environmental Review: November 5, 2013 c. Date of Applicant Request for Hold on Application: December 3, 2013 dI D..£': of Complete a •illi #n and Agreement to Plat Separate from Master Planned Development: March 7, 2014 e. Date of Notice of Application & Environmental Review: March 17, 2014 f. Date of Posting of Land Use Action Sign on the Property: March 31, 2014 g. Date of Mailing of Notice of DNS: April 11, 2014 h. Date of Notice of Public Hearing March 17, 2014 2. PublicProcess • and Process for• isHearing: a. Date of Request for Hearing Continuance: May 14, 2014 b. Date of Applicant's Request for Continued Hold on Application: November 9, 201 c. Date of Applicant's Request for Update on Application Status: April 6, 2016 d. Date of Applicant Request for Continued Processing: February 2, 2017 e. Date of Notice of Application, Request for Written Comment, Apple Construction Apple - Development — Phase r PLP ! SEPA #024-13 ♦ •: ' l' i ' S • i • tha Ya ima, WA • • Mearing: f. Date of Posting of Land Use Action Sign on the Property g. Date of Planning Commission Review of Past Action: 27 V. Environmental Review. The SEPA Responsible Official issued a Determination of Nonsignificance (DNS) on April 11, 2014, which became final without an appeal. VI. Transportation Capacity Management, Ordinance. This preliminary plat of 30 lots was reviewed under the City of Yakima's Traffic Capacity Analysis Ordinance (YMC 12.08) on November 1, 2013. The development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. M-refflom 419111-AIMAZIM Vill. Development Serviceg Tearn. Comments from the Development Services Team meeting of August 25, 2015, and from public agencies with an interest in the proposed preliminary plat were as follows: a. !•_ i. Per Appendix B of the 2012 International Fire Code (IFC), for an available fire flow •, 1,000 ♦♦ single-family residences shall ♦- a maximum • •ii sq. ft., unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow the maximum square footage to be increased to 6,200 sq. ft. This applies until an increased fire flow is accomplished. An approved fire apparatus road will be required to be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd., in effect, eliminating a dead-end condition. This section of road will be minimally required to be of an approved Bituminous Surface Treatment (BST) capable of supporting fire ,• vehicles; 20- feet wide; and any •. that will • • are required I• •` a minimum • 20 -feet •` and provided with a "key box" for fire department access. Additionally, a plan will need to be in place that will ensure that the road is kept clear of snow and debris. iii. The approved fire apparatus access roads will be required to be installed prior to the issuance of iii'• permits. b. Engineering: Previous DST Comments: Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I 28 i. Curb, gutter, and sidewalk in accordance with YMC §§ 12.05, and 12.06.070 are required. ii. Rolled curbs are not allowed for this development. Barrier curbing shall be required per YMC §12.06.070. iii. Street lights will need to be installed in accordance with YMC § 12.06.080. iv. All driveways will be required to be constructed in accordance with YMC §§ 8.64 15.06 .065 v. Per YMC § 12.06.050, Cul-de-sacs are only allowed within 600 -feet of the nearest through street intersection. A secondary fire access is required. Engineering cannot approve this without prior approval from the Fire Department stating that they approve the secondary access. vi. Construction plans shall be submitted for final approval of the project and subject • Title 12 requirements. Amendments ♦ DST Comments: On February 2, 2017, Mike Heit, PE of HLA Engineering & Surveying submitted a letter to the City of Yakima Planning Division and City Engineer requesting the following modifications to the City of Yakima's Title 12 Development Standards for the Plat •. Apple Tree• d 1: Consideration of rolled curb and gutter, in accordance with YMC § 12.06.070; 2. Narrowed road section through curves C2 and C3, and no sidewalk on the south side of the narrowed road section identified on the applicant's preliminary plat dated February 4, 2014, in accordance with YMC § 12.06.030; and 3. Acceptance of hammerhead turnaround in accordance with YMC § 12.06.090. c. • i. As the development of this project will involve clearing of more than one acre, a Stormwater Site Plan shall •' required. . !.' components of ! Site Plan are: a. Drainage plans and calculations to be completed by a licensed engineer from the State of Washington; Apple Tree Construction Apple Tree Development — Phase 4 PLP .11' • SEPA#024-13 Yakima, WA 4 29 b. A copy of the Stormwater Pollution Prevention Plan (SWPPP) or Erosivity Waiver (Waiver Certificate Statement required); and c. A stormwater maintenance agreement. ii. The applicant is advised to read Ch. 7.83 of the Yakima Municipal Code to obtain all appropriate information concerning the Stormwater Site Plan and Ch. 7.82 for information concerning the Stormwater Pollution Prevention Plan. iii. Grading and/or building permits shall not be issued without an approved Stormwater Site Plan. iv. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be completed by a licensed Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. C Nob Hill Water: i. "... Nob Hill Water currently is able to serve domestic water to this development. Please be aware that Nob Hill Water can only supply 1000 gpm for fire - protection use..." Wastewater: i. Per YMC § 7.58, additional wastewater connection charges shall apply based upon proposed tenants and use. ii. Per YMC § 12.03.010, all new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. This requirement has been met by the 2007 construction of 8 -inch and 10 -inch public sewer mains within this subdivision. iii. Per YMC § 12.030.070, each building containing sanitary facilities shall be served by a separate and independent private side sewer to the public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multiple buildings are permitted. Please identify on the site plan the locations of individual side sewers. iv. Side sewers shall be 4 -inch diameter unless the applicant can demonstrate a need for a larger diameter pipe based upon flow calculations. Streets and Traffic: i. A single access road (cul-de-sac) in excess of 1,000 feet in length is n recommended. This road is more than three times that length. The city does n have restrictions on cul-de-sac lengths in its code but there may be in the Fit, Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 1-1511111wrolma.-A-11r, Yakima, WA la I glgllm 9E Code. The fact that it is planned to be a private road does not mitigate the issue. It does appear that there is a potential to connect the road to Ahtanum Road on a future development phase. If that is the plan, it may be acceptable as a temporary condition. ii. © developer is proposing rolled curb and sidewalks on one side of'e �Ilreefm This is allowable on a cul-de-sac under city standards but this road wil I n" function as a typical cul-de-sac road. It will function as a residential collect road due to the number of housing units and length. It should have vertical cur and sidewalks on both sides. g. Yakima Transit: i. Yakima Transit does not provide service to that area of Yakima. No project related comments. h. Planning: i. The twenty -ft. access driveway acrost of 24 ft. to accommodate two-way turnaround provided. ii. ©n easement shall be provided for access road to Ahtanurn Rd. Fpe temporarycul-de-sac and 24 ft. fire Yakima Regional Clean Air Agency: i. ©» proponent/developer must address the 2<x ©<»onimpact, in particular PM 2.5 prior to any SEPA approval. Air emission from such a large development, if using solid fuel devices (i.e. fireplaces, woodstoves) during the winter season at one time, may violate the National Ambient Air Quality Standards (NAAQ)for the 24 hours' average; ii. Contractors doing excavation, clearing, construction, landscaping or demolition work must file a Dust Control Plan with YRCAA, and get approval, prior to the start of any work; and This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. j� Ahtanum Irrigation District: i. "...Two of the parcels listed on this application all the boundaries of t Ahtanum Irrigation District." "No District water rights will be affected by this application. Our records inclica the above parcels have no water right as established in the Conditional Fin,1r. Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA 024-13 Vicinity of Occidental Rd. and S. 86 th Ave., Yakima, WA DOC. INDEX # 11A- MEN&"- M 31 Order (CFO) dated April 15, 2009 and Draft Schedule of Rights dated January 20, 2014, in State of Washington, Dept. of Ecology v. Acquavella." iii. "However, for irrigation district approval purposes our Board needs to review and sign off on the plat. The Board meets once per month, so advanced planning on the part of the owner and/or developer is a necessity. Please provide the original Mylar plus an additional copy for our records prior to a scheduled Board meeting." k. Yakima-Tieton Irrigation District: i. "Parcels 17120113013, 17120114012, 18120623025 are within the District boundary and have a total of 19.42 shares of Yakima-Tieton Irrigation; they need to show "Irrigation Approval" on the face of the short plat. They will need to follow our Resolution 97-5. They also have irrigation easements that will need to show on the face of the short plat." L State of Washington Department of Ecology: i. "Toxics Clean -UP Based upon the historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. Ecology recommends that tht soil be sampled and analyzed for lead and arsenic, and for organochloride pesticides. If these contaminants are found at concentrations above the Model Toxics Control Act cleanup levels Ecology recommends that potential buyers be notified of their occurrence..." "Water Quality Prbliect with Potential to Discharge Off�Site The NPDES Construction Stormwater General Permit from the Washington Sta - Department of Ecology is required if there is a potential for stormwater dischar - from a construction site with disturbed ground. This permit requires that t - SEPA checklist fully disclose anticipated activities including building, ro. construction and utility placements. Obtaining a permit is a minimum of a 38-d process and may take up to 60 days if the original SEPA does not disclose proposed activities..." I IX. Jurisdiction. Sections 11.42.030� 14.05.050 and 14.20.100 of the Yakima Municipal Code (YMC) provide that the YPC shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in Section 14.20.100 of the YMC and in Chapter 58.17 of the Revised Code of Washington. Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Ave., Yakima, WA 32 X. Preliminary Plat Review Criteria. Section 14.20.100 of the YMC provides that the YPC shall review a proposed • plat during an open record public hearing to determinewhether the following standards are satisfied: r - • s. • - _ • - - •- • • Mimi 11=11710"Marew"l-IF-M 3) locate moderate -density residential development, up to seven dwelling units per net residential acre, in areas served by public water and sewer system. The proposed preliminary plat would be consistent with the use and density requirements of the R-1 zoning district. It would also be consistent with the following minimum development requirements -t forth in Chapteri of - ° A • which must be metorder to assure land use compatibility and promote the public health, safety and welfare: (a) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 60% and all lots will comply with that limitation. - • •'- _ ♦ - • .11:1 . � - -- • • - --• _ (c) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet for single-family construction. All proposed lots meet that requirement. (d) Struddre Setbacks. The minimum structure setbacks permitted in residential zoning districts are intended to provide privacy, light, air and emergency access. Setbacks along easements and rights-of-way are intended to minimize the impacts from traffic on adjoining property owners. The applicable minimum setbacks in the R-1 zoning district will be provided as set forth in Subsection 15.05.020(D) and Table 5-1 of the UAZO. (e) Access Reguire& All new development shall have a minimum of 20 feet of lot frontage upon a public or private road or be served by an access easement at least 20 feet in width. All lots within this preliminary plat have the required frontage or will be served by an easement that is 20 feet wide in accordance with Subsection 15.05.020(H) of • Apple Tree Construction Apple Tree Development — Phase 4 PLP 11 and SEPA #024-13 Vicinity of Occidental Rd. and S. 86' Av Yakima, WA I 33 (2) Subsection '1 11 -- Consistency with the provisions of the Comprehensive Plan: The Urban Area Comprehensive Plan Future Land Use Map 111-3 designates the subject property as suitable for Low Density Residential development. The Low Density Residential designation is characterized by primarily free standing single-family residences. Residential density is less than 7.0 dwelling units per acre. The following goals and policies apply to this preliminary plat application: Goal 3. 1: Provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. Goal 3.2: Build sustainable new neighborhoods Goal 3.3: Preserve existing neighborhoods Policy 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. (3) Subsection 14.20.100(3) -- Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance": All lots in this preliminary plat will have access upon a public street; will be provided with all necessary public utilities; will exceed the minimum lot size for the R-1 zoning district of 6,000 square feet for single-family residences; and will meet or exceed the minimum lot width of 50 feet as measured at the rear of the required front -yard setback. This review and the recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance, which are more specifically addressed in the following sections. (4) Subsection 14.20.100(4)(a) -- Appropriate provisions for public health, safety and general welfare: The construction of new residential units which will complement adjacent uses xvill ua�e annronriate nrovisioss for tWe nublic �,ealtW. safetv 2-tid apaieraLxveffar"isofar as 11NANiall"I 164am- 13MR001"Off rim* �Iux Mlow= N approval specified by the City Council. (5) Subsection 14.20.100(4)(b) -- Appropriate provisions for open spaces: The nearest park is West Valley Neighborhood Park which is located .20 miles from the preliminary plat. The closeness of West Valley Neighborhood Park together with the lot coverage of 60 percent or less on the lots proposed for this preliminary plat will satisfy this standard. (6) Subsection 14.20.100(4)(c) -- Appropriate provisions for drainage ways: Complete stormwater management and drainage design plans, specifications and calculations must be Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA DOC. INDEX 0 34 submitted • to the Eastern Washington Stormwater Manual and the City • Yakima Stormwater Management Guide. Any underground injection wells shall be registered with the Department of Ecology. On-site drainage will be permitted by methods to be reviewed and approved by the City. The proposed preliminary plat in these ways makes appropriate provisions for drainage ways. (7) Subsection 14.20.100(4)(d) -- Appropriate provisions for streets or roads, alleys and other public ways: The preliminary site plan shows adequate dimensions for the private street improvements that comply with City of Yakima Title 12 Development Standards. Sewer and • drainage will need to •- provided in accordance with City of Yakima standards. These conditions will make appropriate provisions for streets and other public ways. (8) Subsection 14.20.100(4)(e) -- Appropriate provisions for transit stops: Yakima Transit does not serve this plat. (9) Subsection 14.20.100(4)(f) -- Appropriate provisions for potable water supplies, irrigation and other water suppliers: All lots will be served with public domestic water and water for fire protection purposes by the Nob Hill Water Association. (10) s• 14.20.100(4)(g) -- Appropriate provisions for sanitary waste disposal: There will be appropriate provisions for sanitary waste disposal for the proposed preliminary plat in the form of public sewer service provided in accordance with the City of Yakima's Title 12 standards. (11) Subsection 14.20.100(4)(h) -- Appropriate provisions for •. and • The nearest park is West Valley Neighborhood Park which is located .20 miles from the preliminary plat. (12) Subsection 14.20.100(4)(i) -- Appropriate provisions for playgrounds: Appropriate provisions for playgrounds exist for this proposed preliminary plat due to the size of the proposed lots and the presence of West Valley Park is located approximately .20 miles from this development. 116011111061 "49 1411K[812161201y.] 11 M ltr..IrA 03 rl *a INIOIRWIN a (14) Subsection 14.20.100(4)(k) -- Appropriate provisions for sidewalks: Since the proposed plat would have sidewalks along its frontage on the private streets in accordance with the City's Title 12 requirements, the proposed preliminary plat will make appropriate provisions for sidewalks. 10 Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86th Ave., Yakima, WA DOC. 35 (15) Subsection 14.20.100(4)(1) -- Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from school: There was no evidence presented at the hearing of a need for other planning features to be provided within this preliminary plat in order to make appropriate provisions for safe walking conditions for students who walk to and from school as the site provides for sidewalk to allow children safe passage `• •# or to a school bus stop. (16) Subsection 14.20.100(5) -- Public use and interest: The evidence indicated that this proposed preliminary plat, as conditioned, would be consistent with neighboring land uses and would help serve the residential needs of this area. With the recommended conditions, it will comply with the City's zoning ordinance, subdivision ordinance and comprehensive plan. It will also make appropriate and adequate provisions for the public health, safety and general welfare, ••' spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal, parks and recreation, playgrounds and sidewalks, and is in a location where additional provisions for schools or for additional planning features for students who walk to and from •• have • been recommended • deemed necessary. KJJW* ?*,Tr7 11111��l The following analysis involves the consistency of the preliminary plat with applicable development regulations, or in the absence of applicable regulations, the adopted Comprehensive Plan as mandated by the State Growth Management Act and the Yakima Municipal Code. During project review, neither the City nor any subsequent reviewing body may re-examine alternatives to, or hear appeals on, the following items identified in these conclusions except for issues of code interpretation: (1) The type of land use contemplated by the proposal (a residential development in an R-1 zoning district) 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. (2) The level of development (lot size, contemplated density) would not exceed the allowable level of development in the Single -Family Residential (R-1) zoning district since the proposed lot sizes satisfy the zoning ordinance requirements, (3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that would be provided at the applicant's expense would ensure that adequate infrastructure and public facilities are available for the proposed • • (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, I I Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I 36 Based on the foregoing Findings,the YPC reaches• • • • • requirements.(1) The YPC has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat pursuant to Section 14.20.100 of the subdivision ordinance. (2) Notice of the public hearing of April 12, 2017, was given in accordance with applicable (3) The SEPA Determination of Nonsignificance (DNS) for this proposed preliminary plat was issued on April 11, 2014, and became final without any appeal. (4) The proposed preliminary plat was reviewed for traffic concurrency under the Transportation Capacity Management Ordinance on November 1, 2013. (6) This preliminary plat is in compliance with the consistency requirements of Subsection 16.06.020(B) of the Yakima MunicipalCode. (7) With the recommended • ;• • proposed ♦ - plat as described application narrative and site plan received February• • Urban Area Comprehensive Plan, subdivision ordinance and zoning ordinance; makes appropriate and adequate 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 - hearing, does notrequire that specificprovisions be •- for 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; • serves the public use and interest. AppleBased upon the findings outlined above, it was moved and seconded that the City of Yakima Planning Commission recommends APPROVAL of this proposed 30 -lot preliminary plat in accordance with the application and related documents submitted for file numbers PLP #002-13 and SEPA #024-13, and subject to the following conditions: Apple Tree Construction LLC -- Development1: PLP •10and SEPA #024-13 Yakima, WA 12 37 1. In accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applican) shall submit and gain approval of civil engineered plans, which provide for design of all Title 12 development standards, including but not limited to rolled curb, gutter, sidewalk, street lighting, stormwater, and modified street design. 2. Prior to approval of the final plat, all approved improvements shall be constructed or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. A minimum 8 -foot wide public utility easement must be provided adjacent to all road rights-of-way. 5. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation. 6. All public and private utilities shall be located underground, with the exception 6N telephone boxes and such similar structures. 7. All public and private utilities to be located within public road rights-of-way must constructed prior to the start of road construction. 8. Fire hydrants shall be placed at the locations specified by the Building Codes a Planning Division and the Yakima Fire Department. All lots must be provided wii adequate fire flow. 9. Single-family residences within this development shall be limited to a r�ar• x'mum 3,sq. ft., unless an approved fire sprinkler system is installed that will 600 allow th maximum square footage to be increased to 6,200 sq. ft. This condition of approv shall apply until an increased fire flow is accomplished. 10. An approved fire apparatus road 20 -feet wide or larger if required by the City Yakima Fire Marshal, construction of an approved Bituminous Surface Treatme Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I Im 38 (BST), and capable of supporting fire apparatus vehicles shall be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd. 11. Any gates that will be installed shall be a minimum of 20 -feet wide or larger if required by the City of Yakima Fire Marshal, and provided with a "key box" for fire department acc 12. Prior to final plat approval, the applicant shall submit and gain approval to the City of Yakima Fire Marshal for a plan to ensure that the fire access road is kept clear of snow and debris. 13. In the event that the applicant bonds for the improvements of this plat, the approved fire apparatus access road will be required to be installed prior to the issuance of building • ` • In accordance♦ 06.0 - applicant shall increasethe improved diameter of the proposed temporary cul-de-sac to sixty-five feet. 15. The twenty -foot access driveway across Tract "A" shall be widened to a minimum of 24 feet to accommodate two-way travel in accordance with YMC Title 12 Development Standards. 16. An easement shall be dedicated for the temporary cul-de-sac and fire access road to Ahtanum .i 18. All permits required by the Yakima Regional Clean Air Authority shall be obtained. The developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. 19. A final binding stormwater and drainage control plan for the entire property shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. 21. This plat shall be subject to the following notes, which must be placed on the face of the plat: 14 Apple Tree Construction Apple Tree Development — Phase 4 PLP 0 and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Av Yakima, WA I 97 • • - • • _•• - - • r • • .- FRI c. Single-family residences within this development shall be limited to a maximum of ii sq. ft., unless•• • --• fire sprinkler- -• that allow maximum square •• _• • be -• to .0 sq. ft. This conditionof approval shall apply until an increased fire flow is accomplished. • The streetssubdivision - intended to be private upon recording of development - agreement. 23. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 24. Upon preliminary plat approval, the applicant has five years to submit the final plat. Thereafter, 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. i Apple Tree Construction Apple Tree Development — Phase 4 PLP ii and SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Ave., Yakima, WA MM 0,1�,22-wi , 15 •• - • `•r - -- • • srr -• r r Lot 1: 9301 Apple Tree Pkwy Lot 2: 9303 Apple - Pkwy Lot 3: Tree 9305 Apple Pkwy •' . 9307 Apple Tree' Lot 5: 9309 Apple Tree Pkwy Lot 6: 9401 Apple Tree Pkwy Lot 7: 9403 Apple Tree Pkwy Lot 8: 9501 Apple Tree Pkwy Lot 9: 9503 Apple Tree Pkwy Lot 10: 9601 Apple Tree Pkwy Lot 11: 9603 Apple Tree Pkwy Lot 9605 Apple - ee Pkwy Lot 13: 9607 Apple Tree Pkwy Lot 14: 9701 Apple Tree Pkwy Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP .10 r SEPA #024-13 Vicinity of Occidental Rd. and S. 86 th Ave., J Lot 16* 9705 Apple Tree Pkwy Lot 17 9706 Apple Tree Pkwy Lot 18; 9704 Apple Tree Pkwy Lot 19, 9702 Apple Tree Pkwy Lot 20- 9604 Apple Tree Pkwy Lot 21 9602 Apple Tree Pkwy Lot 22. 9504 Apple Tree Pkwy Lot 219502Apple Tree Lot 24, 9500 Apple Tree Pkwy Lot 25* 9402 Apple Tree Pkwy • s 9400 • rr - Tree Pkwy Lot 27 9308 Apple Tree Pkwy Lot 28.,• 1• Apple Tree Pkwy Lot 29 9304 Apple Tree Pkwy 40 UM 41 Apple ... Construction LLC "Apple Tree Developmetit Phase 411 PLP#002-13 , SEPA#024-13 002 UAI%l DEPARTMENT OF COMMUNITY DEVELOPMENT Joan Davenport, AIC, Director CITOPlanning Division Y f YAKIMA Planning Joseph Calhoun, Manager 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planniDg@yakimawa.gov - www.yakimawa.gov/services/planning CITY OF YAKIMA PLANNING DIVISION'S FINDINGS OF FACT, CONCLUSIONS & RECOMMENDATION ROM REQIEST FOR PRELIMINARY LONG PLAT Application PLP#002-1 3 & SEPA #024-13 APPLICANT: Duane Rogers / Apple Tree Construction APPLICANT ADDRESS: 2550 Borton Rd., Yakima, WA 98903 PROJECT LOCATION: NAME OF PLAT: 117 -4,Y -13-41I AgNe 0 • REVISED DATE OF Vicinity of Occidental Rd. and S Apple Tree 181206-23013, 181206-23025, 13013 October 18, 2013 May 14, 2014 ux-MENK111FA 42 1. DESCRIPTION OF REQUEST: Application for a Preliminary Long Plat and State Environmental Policy Act Checklist (SEPA) Review. The applicants are requesting to subdivide 24.83 acres of Single -Family (R-1) zoned property into 30 -single-family lots and environmental review of the proposal in its entirety. I 11' 1 RK! A. Processing: 1. The applications for Preliminary Long Plat and Environmental Review were originally received on October 18, 2013. 2. As the proposed plat is larger than nine lots, it is therefore being processed under the provisions of YC § 14.20 & 6.88. Yakima DOC -13 2015 Apple Tree Phase 4 . PLP#002-13 & SEPA #024 INDEX 1114 DOC INDEX A pg 001003 43 3. Pursuant to RCW Ch. 58.17, YMC § 1.42.030 and YMC § 14.20. 100, the City of Yakima Planning Commission (Planning Commission) is authorized to make a recommendation for approval or disapproval, with written findings of fact and conclusions to support the recommendation to the City Council on preliminary plats. Within ten working days of the conclusion of a hearing, unless a longer period is agreed to in writing by the applicant, the Planning Commission shall render a written recommendation which shall include findings and conclusions based on the record. 5. On February 4, 2014, the applicants submitted revised application materials and requested that their proposed application be scheduled for public notice and hearing. As described below, the City of Yakima sent public notice of the applications and public hearing on March 17, 2014, to surrounding property owners and agencies with environmental expertise, starting the required 20 -day public comment period. 6. Public Comment Period Responses March 17, 2014 — April 7, 2014: During the 20 -day public comment period, three public comments from various environmental state agencies and irrigation districts were received which are summarized below in the DST Review section of this report. 7. Public Notice and Process: Public notice for this application and hearing was provided in accordance with: YMC Title 14, Subdivision Ordinance; YMC Title 15, Urban Area Zoning Ordinance; and YMC Title 16, Development Permit Regulations, and include the following actions and dates: a. Date of Application: October 18, 2013 b. Date of Notice of Complete Application for Long Plat & Environmental Review: November 5, 2013 c. Date of Applicant Request for Hold on Application: December 3, 2013 d. Date of Complete Application and Agreement to Process Plat Separate from Master Planned Development: March 7, 2014 e. Date of Notice of Application & Environmental Review: March 17, 2014 f. Date of Posting of Land Use Action Sign on the Property: March 31, 2014 g. Date of Mailing of Notice of DNS: April 11, 2014 h. Date of Notice of Public Hearing March 17, 2014 8. Reason for Continuation of Public Hearing: At the public hearing on May 14, 2014, the applicant's engineer and attorney identified and argued that the developer had issues with the recommended conditions of approval #11, 12, and 17, which required barrier curbing, widening of a topographically challenged section of roadway, and improvement of a hammerhead turnaround into a cul-de-sac or other acceptable turnaround on Tract "C". Specifically, the developer identified that as the rest of the Apple Tree Development was approved under a Master Planned Development with rolled curb, the City Engineer had the authority to vary the City's public street standards under YMC § 12.06.030 to provide consistent development standards between the two sections of development. The City Engineer at that time rejected the request providing that the requested modifications could only be approved if the development was processed as a master planned development, or the City amended its development code to allow public streets outside of master planned developments and mobile home parks. Because of this impasse, the developer requested that the DOC. INDEX D OCTMDEX7Mg 002004 44 hearing be continued to a date undetermined to resolve the issue prior to reconvening the hearing, Condons at Issue: 2. In accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applicant shall submit and gain approval of civil engineered plans, which show compliance with all Title 12 development standards, including but not limited to barrier curb, gutter, sidewalk, street lighting, stormwater, and street design. b. The note depicting the 24 -ft. right-of-way shall be removed from the face of the plat. The hammerhead turnaround across Tract "C" shall be redesigned to terminate in a manner acceptable to the City of Yakima Engineer, be dedicated with the plat, and have curb gutter and sidewalk provided around the outside edge to meet Title 12 development standards. 9. Applicant's Request for Reconsideration: On February 2, 2017, the applicant's engineer Mike Heit of HLA Engineering and Land Surveying, Inc. requested that the City of Yakima Planning Division proceed with processing of the proposed Apple Tree No. 4 plat with a request to the City Engineer for consideration of rolled curb and gutter, narrowed road section through curves C2 and C3 identified on the applicant's preliminary plat dated February 4, 2014, and no sidewalk on the south side of the narrowed road section. The requesl was forwarded to the City of Yakima Engineer on March 25, 2017, who responded on March 28, 2017, approving the requested design modifications subject to conditions which are incorporated into this decision (see City Engineer's comments under DST below for additional information). a. Date of Request for Hearing Continuance: May 14, 2014 b. Date of Applicant's Request for Continued Hold on Application: November 9, 2015 c. Date of Applicant's Request for Update on Application Status: April 6, 2016 d . Date of Applicant Request for Continued Processing: February 2, 2017 e. Date of Notice of Application, Request for Written Comment, • • Hearing: -• 17, 2017 f. Date of Posting of Land Use Action Sign on the Property: March 2, 2017 g. Date of Planning Commission Review of Past Action: March 8, 2017 11. Public Comment Period Responses February 17, 2017 — March 9, 2017: During the second 20 -day public comment period, one public comment was received from the Ahtanum Irrigation District restating a comment from the earlier public comment period. Statement of Cause: Pursuant to YMC § 14.20, the applicant's statement in the Preliminary Long Plat application and Environmental Checklist dated February 4, 2014, requests this subdivision of land stating: "This proposed plat will subdivide approximately 24.83 acres into 30 Single -Family lots, and 3 tracts. Lot sizes will range from approximately 8,100 sf. to 16,256 s.f. The proposed internal street will be a public road as part of initial plat review. The roadway, however, is intended to be private and gated in accordance with design standards set forth in the Master Plan and Developer's Agreement once they are accepted." 3 DOC. INDEX # 4 -g, DOC INDEX A pg 003005 45 C. Comprehensive Plan: The 2025 Comprehensive Plan andEUturt Land Use Map 111-3 designate the subject property as suitable for Low Density Residential development. The Low Density Residential designation is characterized as "Primarily free standing single-family residences. Residential density is less than 7.0 dwelling units per acre". This proposed preliminary plat for single-family residences has a density of approximately 0.57 dwelling units per net residential acre and is consistent with that designation. Generally, the proposed preliminary plat is consistent with the Comprehensive Plan's other provisions which encourage infill, recognize the need for public water and sewer, encourage disposal of surface drainage on-site, and encourage development consistent with the general land use pattern in the area. The Goals and Policies that apply to this designation and proposed land use are as follows: Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. Goal 3.2: Build sustainable new neighborhoods Goal 3.3: Preserve existing neighborhoods Policy 3.32 Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. I Urban Area Zoning Ordinance: The main purpose of the Yakima Urban Area Zoning Ordinance Yakima Municipal Code (YMC) Title 15 (UAZO) is to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety, and welfare of the present and future inhabitants of the Yakima Urban Area. YMC § 15.01.030 describes the goals and policies intended to promote the purpose of the UAZO. Subsection 15.03.030(2) of the UAZO indicates that the intent of the Single -Family Residential (R-1) zoning district is to establish and preserve residential neighborhoods for primarily detached single-family dwellings and to locate moderate -density residential development up to 7 dwelling units per net residential acre in areas served by public water and public sewer. E. Environmental Review: This project underwent a State Environmental Policy Act review because it did not fall below the City of Yakima's flexible threshold for SEPA, as established in YMC 6.88.070. Furthermore, on April 11, 2014, the City of Yakima completed its environmental review of the Preliminary Plat by issuing a Determination of Non -Significance on the proposal, which was not appealed during the 14 -day appeal period that ended on April 25, 2014. F. Development Services Team (DST) Review: The proposal was reviewed by the DST team on December 19, 2014. Final comments of the DST members are summarized below. a. Codes: DOC. INDEX 4 11*_ A -,P - DOC INDEX A pg 004006 46 i. Per Appendix B of the 2012 International Fire Code (IFC), for an available fire flow of 1,000 gpm, single-family residences shall be a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow the maximum square footage to be increased to 6,200 sq. ft. This applies until an increased fire flow is accomplished. An approved fire apparatus road will be required to be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd., in effect, eliminating a dead-end condition. This section of road will be minimally required to be of an approved Bituminous Surface Treatment (BST) capable of •• it fire apparatus vehicles; 20- feetwide;and any gates be installed are required to be a minimum of 20 -feet wide, and provided with a "key box" for fire department access. Additionally, a plan will need to be in place that will ensure that the road is kept clear of snow and debris. iii. The approved fire apparatus access roads will be required to be installed prior to the issuance of building permits. • Engineering Previous• i. Curb, gutter, and sidewalk in accordance with YMC §§ 12.05, and 12.06.070 are required. ii. Rolled curbs are not allowed for this development. Barrier curbing shall be required per YMC §12.06.070. iii. Street lights will need to be installed in accordance with YMC § 12.06.080. iv. All driveways will be required to be constructed in accordance with YMC §§ 8.64 i 15.06.065 Amendmentsv. Per YMC § 12.06.050, Cul-de-sacs are only allowed within 600 -feet of the nearest through street intersection. A secondary fire access is required. Engineering cannot approve this without prior approval from the Fire Department stating that they approve the secondary access. vi. Construction plans shall be submitted for final approval of the project and subject to Title 12 requirements. DST Comments: letterOn February 2, 2017, Mike Heit, PE of HLA Engineering & Surveying submitted a to the City of Planning Division and City Engineerrequesting following modifications to the City of Yakima's Title 12 Development Standards for the Plat of #•- 1: Consideration of rolled curb and gutter, in accordance with YMC § 12.06.070; 2. Narrowed road section through curves C2 and C3, and no sidewalk on the south side of the narrowed road section identified on the applicant's preliminary plat dated February 1 accordance . 12.06.030; and 3. Acceptance of hammerhead turnaround in accordance with YMC § 12.06.090. Due to the topographical challenges existing in the vicinity of curves C2 and C3, and due to the fact that these streets will ultimately be privately owned, the requested DOC. 5 INDa DOC INDEX A pg 005007 47 c. • _ i. As the development of this project will involve clearing of more than one acre, a Stormwater Site Plan shall be required. The major components of a Stormwater Site P,_ n are: a. Drainage plans and calculations to be completed by a licensed engineer from the State of • •' b. A copy of the Stormwater Pollution Prevention Plan (SWPPP) or Erosivity Waiver (Waiver Certificate Statement required); c. A stormwater maintenance agreement. ii. The applicant is advised to read Ch. 7.83 of the Yakima Municipal Code to obtain all appropriate information concerning the Stormwater Site Plan and Ch. 7.82 for information concerning the Stormwater Pollution Prevention Plan. iii. Grading and/or building permits shall not be issued without an approved Stormwater Site Plan. iv. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control ' • :' completed •: licensed Professional Engineerand then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. •: Nob Hill Water: i. "... Nob Hill Water currently is able to serve domestic water to this development. Please be aware that Nob Hill Water can only supply 1000 gpm for fire protection e. Wastewater: i. Per YMC § 7.58, additional wastewater connection charges shall apply based •!n proposed tenants and sewerii. Per YMC § 12.03.010, all new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. This requirement has been met by the 2007 construction of 8 -inch and 1 0 -inch public _ subdivision. 12.030.070, - building • - be identifyserved by a separate and independent private side sewer to the public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multiple buildings are permitted. Please on plan the locationsof • a •- •_ sewers shall b diameter a. applicant demonstrate a need for a larger diameter pipe based upon flow calculations. 9,treets and restrictionsi. A single access road (cul-de-sac) in excess of 1,000 feet in length is n recommended. This road is more than three times that length. The city does n have on s_ -sac lengths in its code but - - may rin the Fi Code. The fact that it is planned to be a private road does not mitigate the 's' s u It does appear that there is a potential to connect the road to Ahtanum Road on - y V INDEX ® n DOS` pg 006008 48 future development phase. If that is the plan, it may be acceptable as a temporary • ♦ l ii. The developer is proposing rolled curb and sidewalks on one side of the street. This is allowable on a cul-de-sac under city standards but this road will not function as a typical cul-de-sac road. It will function as a residential collector road due to the number of housing units and length. It should have vertical curbs • sidewalks on both sides. g. Yakima Transit: i. Yakima Transit does not provide service to that area of Yakima. No project related comments. h. Planning: i. The twenty -ft. access driveway across Tract "A"widened to - minimum turnaroundof 24 ft. to accommodate two-way travel and shall have an appropriate provided. ii. An easement shall be provided for the temporary cul-de-sac and 24 ft. fire access •.• to Ahtanum Rd. i. Yakima Regional Clean Air Agency: hours'i. The proponent/developer must address the air emission impact, in particular PM 2.5 prior to any SEPA approval. Air emission from such a large development, if using solid fuel devices (i.e. fireplaces, woodstoves) during the winter season at one time, may violate the National Ambient Air Quality Standards (NAAQS) for the 24 average; ii. Contractors doing excavation, clearing, construction, landscaping or demolition work must file a Dust Control Plan with YRCAA, and get approval, prior to the start of any work;and iii. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. Irrigation i. "...Two of the parcels listed on this application fall within the boundaries of the Ahtanum Irrigation ii. "No District water rights will be affected by this application. Our records indicate the above parcels have no water right as established in the Conditional Final Order (CFO) dated April 15, 2009 and Draft Schedule of Rights dated January 20, 2014, in State of Washington, Dept. of Ecology v. Acquavella." iii. "However, for irrigation district approval purposes our Board needs to review and sign off on the plat. The Board meets once per month, so advanced planning on the part of the owner and/or developer is a necessity. Please provide the original Mylar plus an additional copy for our records prior to a scheduled Board meeting." k. Yakima-Tieton Irrigation District: i. "Parcels 17120113013, 17120114012, 18120623025 are within the District boundary and have a total of 19.42 shares of Yakima-Tieton Irrigation; they need to show "Irrigation Approval" on the face of the short plat. They will need to follow our Resolution 97-5. They also have irrigation easements that will need to show on the face of the short plat." INDEX 7 , ti, , A, ®o'? DOC INDEX A pg 007009 49 "Toxics1. State of Washington Department of Ecology: i. __, Based upon the historical agricultural use of this land, there is a possibility the soil contains- • • • of pesticides. • r•y recommends that th- soil be sampled and analyzed for lead and arsenic, and for organochloride pesticides. If these contaminants are found at concentrations above the Model Toxics Control Act cleanup levels Ecology recommends that potential buyers be notified ! • "Water Quality Project Wth Potential to Discharge Off. -Site The NPDES Construction Stormwater General Permit from the Washington State -•r : - ! •'.vgai!ciireii ft -tar - a f• • • ♦ _ •". from a construction site with disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 -day process and may take up to 60 days if the original SEPA does not disclose all proposed EnvironmentalIV. APPLICABLE LAW: A. State Policy Act (SEPA): In accordance with YMC § 16.06.030 SEPA Environmental review for projec determined not to be categorically exempt under SEPA shall be integrated and sh proceed concurrently with the permit procedures of this title. B. Tli;iC § s' 1 Zoning ordinance compliancerequired: Every lot within a subdivision shall comply with the lot size and width requirements of the City of Yakima Urban Area zoning ordinance. (Ord. 2011-08 § 1 (part), 2011: Ord. 98-65 •_ ••, 14.25.0 40 Lot design: Each •' within a subdivisionr • - following design standardsand requirements: minorA. Double frontage lots, as defined in YMC § 14.10.020, are permitted only where determined by the city council, or the administrator in the case of short subdivisions, to be essential to provide separation of residential lots from major and secondary arterial streets or high-intensity land uses or to overcome specific disadvantages of topography or parcel configuration. When double frontage lots are used, access shall be limited to only one of the fronting streets. B. 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 C. Private streets conforming to YMC § 12.06.090 may be allowed within a master planned development pursuant to YMC Chapter 15.28. D. All • not • -t in . master planned •-' - •• '- •• • have minimum lot width at the building setback line consistent with Table 5-2 (YMC Chapter i # • 2011-08 , r_ 1 # • 2001-04 § : /i • s 8- ♦. r DOC. 8 INDEX DOC INDEX A pg 008010 -19 1 1All.71'rem, M. Ma 1. Establish new residential :a i •>! •! •... detached single-family dwellings free from other uses except those which are compatible with, and serve the residents of !ems duplexes ':• zero lot if linesestablished iu. •. the subdivision process; • _ _ - - • - ♦- - ♦ • 11 1• •-2 -s • - • _ • - Illy'll 111161 9 0- E. 'F1,11C § 15.05.020 (H): Site design requirements and standards: Access Required: All new development shall have a minimum of twenty -feet of lot frontage upon a public r_• or be served by an _ easement -width.- purpose • this standards 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. YMC § 15.05.030 (A): Creation of new lots — Subdivision Requirements: Table oi Subdivision -.. • Establishes basic development criteria fRr lot size and width reviewing an application for a new subdivision. For residential single-family construction in the R-1 zoning district, the required minimum lot size is 6,000 square feet. 12.02.010 Establishment of 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 for 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 isgranted. M I 1 Easement locationandwidth: 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 • - 1 1; 1 Sewer service required: All new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. 1 1' 1 Minimum sewer line size: The minimum size for public sewer lines is eight inches in diameter� DOC INDEX A pg 009011 _M 12.03.070 Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and •,••- shall not be permitted. Single side sewers serving multi -unit buildings are permitted. 12.04.0 10 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. 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 • easement frontage • the developing property. In some cases, it will require dedication of on 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. 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 f• Hill Water •_ 0. YMC § 12.05.010 Sidewalk installation required: "Sidewalks shall be installed along both sides of all new, improved, and reconstructed streets... " P. YMC § 12.06.070 Provision o 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. (Ord. 2012-30 § 1 (Exh. A) (part), 2012: Ord. 2001-13 § 33, 2001: Ord. 98-64 § 1 (part), 1998). Q. YMC § 12.06.050 • streets: Cul-de-sacs shall be constructed within a street right-of-way eighty feet in diameter and have an improved diameter • sixty-five feet. The maximum length • a •` street shall be six hundred feet measured along the street centerline from the nearest through street intersection to the center of the cul-de-sac. (Ord. 2012-30 § 1 (Exh. A) (part), 2012: • •,_ § 1 (part), •* R. YMC § 12.06.020 Right-of-way and pavement width standards: Right-of-way shall be dedicated and street surfacing provided in accordance with Figure 1 • YIVIC 12.06.020 • • Access streets. 14.20 .210 Final Plat Requirements. Each final plat submitted for approval shall be drawn at a scale of one inch equals one o0c. 10 INDEX t. A- DOC INDEX A pg 010012 52 hundred feet or larger, shall be eighteen inches by twenty-four inches in size, and shal� contain the information on the face of the plat required by of YMC 14.20.210 A — S including Irrigation District approval on the face of the plat. T. RCW § 58.17.280 and YMC § 14.15.090 — Naming and numbering of short subdivisions, s•i •ns, streets, lots and ♦ • 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. 1 and 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. 7 1 MT 1. The subject property is currently partially occupied by an 18 -hole golf course, 2. The applicant is proposing to develop 24.83 acres of R-1 property into 30 single-family lots, and three tracts (to be developed at a later date) accessed through an approximate 3,819 ft. long local access road with rolled curb, gutter, sidewalks, and proposed 48 ft. diameter temporary -asphalt cul-de-sac. 3. Upon completion of the applicant's pending proposed master plan development or modification of the City's Title 12 Development Standards to allow private streets outside of a master planned development or mobile home park, it is planned that the subject streets will become private with an entrance gate upon S. 86 th Ave. 4. Environmental Review was completed for this development with the issuance of a Determination of Non -Significance on April 11, 2014, and the environmental determination was not appealed during the 14 -day appeal period, which lapsed on April 25,2014. 114M is M -MIM "M A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 60% and all lots will comply with that limitation. B) Lot Size: The preliminary plat indicates lot sizes that range from 8,100 to 16,2512 square feet with the exception of the tree individual tracts. Table 5-2 of Ch. 15.05 of thg UAZO provides that the minimum lot size for a single-family dwelling is 6,000 squarr.- DOC INDEX A pg 011013 53 Z.) Lot Vfldth: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width 0 50 feet and all proposed lots meet that requirement. Density: density of •• dwelling per - residential acre, proposed preliminary plat complies with YMC § 15.05.030(B) and Table 4-1 of Ch. 15.04 of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the R-1 • - • : 1 f i As proposed, and with the recommended conditions, this preliminary plat meets all the design requirementsof 1 of - City's subdivision ordinance _ development stanof _ recommended # # 1, are intended to ensure consistency with the provisions of the City's subdivision ordinance and that appropriate provisions are provided • - following general welfare insofar as there is a need in this community for single-family dwellings and insofar as this proposed preliminary plat would be required to comply with all applicable City development nd •. and all conditionsof approval specified by the City Council. B) Open spaces: The proposed lots are larger than the minimum sizes required in the R-1 zoning district. A lot coverage of 60% or more 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. Drainage 1. In accordance with RCW § 58.17.110 and YMC § 14.20.120, the applicants indicated that they will submit a preliminary storm water plan for the proposed plat prior to the required Planning Commission hearing. 2. Upon subdivision approval, the proposed plat drainage system facilities will provided • ♦ a - with all state and f • - •III . ! sidewalks,D) Streets, alleys, and other public ways: 1 . In accordance with YMC Title 12 Development Standards, the developer is proposing to dedicate an easement for the required amount of property for a 50 - ft. wide public street with all required infrastructure including rolled curbs, gutter, • streetlights. 2. In accordance with YMC § 12.06.030, the City Engineer has approved the design of the applicant's Preliminary Plat with rolled curb, gutter, sidewalk, streetlights, and modified street width in the location of C2 and C3 as depicted on the applicant's Preliminary Plat map dated February 4, 2014. 3. The proposed private street exceeds the City of Yakima's maximum length for a dead-end street with a cul-de-sac by approximately 3,219 lineal ft., and has a proposed cul-de-sac that is short in diameter by 17 ft. as required by YMC § 12.06.065. 4. To address the dead-end condition, an approved fire apparatus road will be required to be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd., in effect, eliminating the dead-end condition. 5. In accordance with YMC § 12.06.090, the hammer -head turn -around in Tract "C" 12 INDEX DOC INDEX A pg 012014 54 has been approved by the City Engineer as an appropriate street termin method for a private 6. The 20 ft. access driveway across Tract "A" is not wide enough to accommodaii.- two-way travel in accordance with YMC Title 12 Development Standard therefore, it shall be widened to 24 ft. in width. I E)Water • 3i 1 . Public water is required to be used for domestic and fire flow purposes. Nob Hill Water Company has provided written comment that they are currently able to serve domestic water to this development. However, they have also indicated that they can only supply 1000 gpm for fire protection use. 2. The City of Yakima Fire Marshal has indicated that due to the limited amount of fire flow available, Appendix B of the 2012 International Fire Code (IFC), requires that for an available fire flow of 1,000 gpm, single-family residences shall be a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow the maximum square footage to be increased to 6,200 sq. ft. F) Sanitary waste disposal: Public sewer is required to service all lots. This requirement has been met by the 2007 construction of 8 -inch and 10 -inch public sewer mains within this subdivision. G) Parks and playgrounds: West Valley Neighborhood Park is located approximately 1.20 miles from this development and is the closest city park to the subject property. H) Sites for • ♦l High School is located approximately within i .15 miles of the proposed preliminary plat. No comments were received from the School District suggesting the need for an additional school at this location. 1) Sidewalks: Sidewalks are required and will be provided along this development's frontage, and along all new public and private streets in accordance with the City of Yakima's Title 12 Development Stant_ • J) Serves the public interest and use: This proposed 30 -lot residential subdivision is consistent with neighboring land uses and better serves the needs of the City of Yakima than the undeveloped status of the property. 7. TRANSPORTATION CONCURRENCY- This Transportation Capacity_ _ - Ordinance on • •'2013. The development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. This review does not include any site development or safety issues, which may be discussed at the project level or SEPA review. The review does not address intersection level of service. Es 1111116ANIs'�1��_ti C®P►A DOC. INDEX 13 guy DOC INDEX A pg 013015 nn Upon preliminary plat approval, the applicant has five years from the date of preliminary approval to submit the final plat.' Thereafter, 30 days prior to the expiration of preliminary 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 (YMC § 14.20.160). Before the final plat can be recorded, all required infrastructure must be engineered, completed, and inspected or engineered and financially secured and receive final plat approval from the City Council. VI. CONCLUSIONS: 1. This Preliminary Plat complies with the general requirements for subdivision approval as specified by YMC Ch. 14.20 and 15.05. 2. The proposed subdivision provides for the public health, safety and general welfare, as subject properties will be served by all appropriate public utilities, and all public health or safety issue associated with the proposed plat have been adequately addressed through this plat's conditions of approval. 3. To address the dead-end cul-de-sac condition, the applicant will be required to extend an approved fire apparatus road that will connect the proposed "temporary turnaround" to Ridgeway Rd., which is minimally required to be an approved Bituminous Surface Treatment (BST) capable of supporting fire apparatus vehicles 20 feet wide. 4. To ensure adequate turn -around for emergency vehicles and the traveling public, the applicant will be required to increase the diameter of the temporary turn -around to meet the requirements of YMC § 12.06.050. 5. The applicant is proposing that the streets of this development will become private and be gated. 6. To ensure adequate fire protection for the residents of the proposed plat, the City of Yakima Fire Marshal is requiring a note on the face of the plat, and a plat restriction limiting single-family residences to a maximum of 3,600 sq. ft., or 6,200 sq. ft. if an approved fire sprinkler is installed which shall apply until an increased fire flow is 7. This proposed plat serves the public use and interest. 8. The Planning Commission has jurisdiction. (RCW Ch. 58.17, YMC § 1.42.030, and YMC 9. This recommendation is based upon a project narrative and site plan received February 4, 2014, and additional materials that have been secured from the applicant, their consultants, and other agencies. `|nSSB 6544KCh. 79,Laws of2O10.the 2O1Olegislature extended the statutory time period for submitting final plats from five years after preliminary plat approval to seven years after that approval. It also extended the vesting period for approved final plats from five hzseven years. This legislation, which became effective onJune 1O.2O1O. will sunset onDecember 31.2O14. ������ �°����° 14 INDEX N U10 [)(�[�I��[)[���ApQ014 -M 10. A Determination of Nonsignificance (DNS) was issued on April 11, 2014. No appeals were submitted during the 14 -day appeal period. 11. This preliminary subdivision complies with the goals and objectives of the Urban Area Comprehensive Plan, the intent and purpose of the R-1 zoning district, the provisions of the Urban Area Zoning Ordinance, Subdivision Ordinance, Title 12 Development Standards and Ch. 12.08 the Traffic Concurrency Ordinance. 13. Provided the recommended conditions of approval stated below are imposed upon this development, this proposed plat will comply with the provisions of RCW § 58.17.110 and Yll + 11 providing appropriately for:the public health,safety,• general welfare; op - •• •_ drainage ways, streetsor •r alleys, other public ways, transit schoolsstops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, • school grounds, and sidewalks and other planning walking conditions for students who only walk to and from school. RECOMMENDATION The Planning Division recommends that the 30 -lot subdivision known as Apple Tree Phase 4 approved • • the following conditions: 1. In accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applicant shall submit r gain approval of civil engineered plans, which provide t design of Title 12 development standards, including but not limited to barrier curb, gutter, sidewalk, street lighting, stormwater, and street design. 2. Prior to approval of the final plat, all approved improvements shall be constructed or financially secured according to the standards and requirements of the City Engineer • YMC Title 12. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. 4. A minimum 8 -foot wide public utility easement must be provided adjacent to all road rights-of-way. 5. Easements for new • . _ be . minimum of 16 feetprovided that the width of easements for buried utilities will be twice the depth of the planned 15 INDEX -2. DOC INDEX A pg 015017 57 DOC. INDEX 16 # A DOC INDEX A pg 016018 58 19. A final binding stormwater and drainage control plan for the entire property shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. 20. All addresses shall be as specified in Exhibit "A" of this report. All addresses must be clearly shown on the face of the final plat as required by RCW § 58.17.280. 21. This plat shall be subject to the following notes, which must be placed on the face of the plat: �;ImwLqf_lza c. Single-family residences within this development shall be limited to a maximum of 3,600 ♦ ft., unless an approved fire sprinkler system is installed that will allow the maximum square footage to be increased to 6,200 sq. ft. This condition of approval ihall apply until an increased fire flow is accomplished. d. The streets within this subdivision are intended to be private upon recording of 2 development agreement. O*A FTMX=- I IMM 1 -0 0_P3. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. EA. Upon preliminary plat approval, the applicant has five years to submit the final plat. - Thereafter, 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 • • year. DOC. 17 INDEX # DOC INDEX A pg 017019 -7 Lot 1: 9301 Apple Tree Pkwy Lot 16: 9705 Apple Tree Pkwy Lot 2: 9303 Apple Tree Pkwy Lot 17: 9706 Apple Tree Pkwy Lot 3: 9305 Apple Tree Pkwy Lot 18: 9704 Apple Tree Pkwy Lot 4: 9307 Apple Tree Pkwy Lot 19: 9702 Apple Tree Pkwy Lot 5: 9309 Apple Tree Pkwy Lot 20: 9604 Apple Tree Pkwy Lot 6: 9401 Apple Tree Pkwy Lot 21: 9602 Apple Tree Pkwy Lot 7: 9403 Apple Tree Pkwy Lot 22: 9504 Apple Tree Pkwy Lot 8: 9501 Apple Tree Pkwy Lot 23: 9502 Apple Tree Pkwy Lot 9: 9503 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy Lot 10: 9601 Apple Tree Pkwy Lot 25: 9402 Apple Tree Pkwy Lot 11: 9603 Apple Tree Pkwy Lot 26: 9400 Apple Tree Pkwy Lot 12: 9605 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 13: 9607 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 14: 9701 Apple Tree Pkwy Lot 29: 9304 Apple Tree Pkwy DOC. INDEX 18 2 - DOC INDEX A pg 018020 M RM i '!!- •• - -- •r 2550 Borton Rd., Yakima, WA 98903 Vicinity of Occidental Rd. and S. 86th Ave. Apple Tree Phase No. 4 181206-23013, 181206-23025, 171201-14012, & 171201- 14013 WWI 70- : Wom ZiNVAEOR71m, DESCRIPTION OF Application for a Preliminary Long Plat, and State Environmental Policy Act Checklist (SEPA) Review. The applicants are requesting to subdivide 24.83 acres of Single -Family (R-1) zoned property into 30 -single-family lots and environmental review of the proposal in its entirety. I MOM T TE•LN TJ TFOI-1; A. Statement of subdivisionPursuant to YMC § 14.20, the applicant's statement in the Preliminary Long Plat application and Environmental Checklist dated February 4, 2014, requests this of • • proposed • _ •• !- approximately 24.83 acres into 30 Single -Family lots, and 3 tracts. Lot sizes will range from approximately 8,100 sf� to 16,256 s.f. The proposed internal street will be a public road as part of initial plat review. The roadway however, is intended be private and gated in accordance with design standards set forth in the Master Plan and Developer's Agreement once they are accepted." DOC. Apple 021 61 B. Comprehensive Plan. The 2025 Comprehensive Plan and Future Land Use, Map 111�3 designate the subject property as suitable for Low Density Residential development. The Low Density Residential designation is characterized as "Primarily free standing ly residences. Residential • _ _ i dwelling •- acre". This proposed preliminary plat for single-family residences has a density of approximately .57 dwelling units per net residential acre and is consistent with that designation. Generally, the proposed •r= plat is consistent• •s__- Plan's other provisions which encourage infill, recognize the need for public water and sewer, encourage disposal of surface drainage on-site, and encourage development consistent with the general land use pattern The Goals and Policies that apply to this designation and proposed land use are as • • Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. Goal 3.2: Build sustainable new neighborhoods Goal 3.3: Preserve existing neighborhoods Policy 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. C. Urban Area Zoning EnvironmentalThe main purpose of the Yakima Urban Area Zoning Ordinance Yakima Municipal Code (YMC) Title 15 (UAZO) is to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety and welfare of the present and future inhabitants of the Yakima Urban Area. YMC § 15.01.030 describes the goals and policies intended to promote the purpose of the UAZO. Subsection 15.03.030(2) of the UAZO indicates that the intent of the Single -Family Residential (R-1) zoning district is to establish and preserve residential neighborhoods for primarily detached single-family dwellings and to locate moderate -density residential development up to 7 dwelling units per nel residential acre in areas served by public water and public sewer. D. This project underwent a State Environmental Policy Act review because it did not fall below the City of Yakima's flexible threshold for SEPA, as established in YMC 6.88.070. Furthermore, on •ril 11, 2014, the City of • • _ • its environmental - _ Processing.of the Preliminary Plat by issuing a Determination of Non -Significance on the proposal which was not appealed during the 14 -day appeal period that ended on April 25, 2014. E. 1. The applications for Preliminary Long Plat and Environmental Review were originally received on October 18, 2013. 022 62 4. The proposed plat is larger than nine lots, and is therefore being processed under ft provisions of YMC § 14.20 & 6.88. W. Pursuant to RC Planning Commission (Planning Commission) is authorized to make a recommendation for •i ♦ or disapproval, • • of fact and conclusions to support tha recommendation to the City Council on preliminary plats. Within ten working days of the conclusion of a hearing, unless a longer period is agreed to in writing by the applicant, the Planning Commission shall render a written recommendation which shall include findings and conclusions based on the record. 6. Public Notice: Public notice for this application and hearing was provided in accordance with: YMC Title 14, Subdivision Ordinance; YMC Title 15, Urban Area Zoning Ordinance and YMC Title 16, Development Permit Regulations and include the following actions and • . a. Date of Application: October 18, 201 b. Date of Developer's Notice of Complete Application: November 5, 201 c. Date of Notice of Application & Environmental Review: March 17, 2014 d. Date of Posting of Land Use Action Sign on the Property, March 31, 2014 e. Date of Mailing of Notice of DNS: April 11, 2014 f. Date of Notice of Public Hearing March 17, 2014 7. Public Comment: Codes:Three public comments from various environmental state agencies and irrigation districts were received during the open comment period for this proposal (summarized below in the DST Review section of this report). 6. Development Services Team (DST) Review: The proposal was reviewed by the DST team on December 19, 2013. Final comments of the DST members are summarized a. i. Per Appendix B of the 2012 International Fire Code (IFC), for an available fire flow of 01!' gpm, single-family- • - be a maximum of 3,600 ft., unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow the maximum square footage to be increased to 6,200 sq. ft. This applies until an increased fire flow is accomplished. An approved fire apparatus road will be required to be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd., in effect, eliminating a dead-end condition. This section of road will be minimally required to be of an approved Bituminous Surface Treatment (BST) capable of supporting fire apparatus vehicles; 20- feet wide; and any gates that will be installed are required to be a minimum of 20 -feet wide, and provided with a •• for - department access.Additionally,plan will need to be place that will ensure that the road is kept clear of snow and debris. 10 023 63 - approved fire apparatus s_• be required to be installed prior to the issuance of building permits. b. Engineering: i. Curb, gutter, and sidewalk in accordance with YMC §§ 12.05, and 12.06.070 are required. ii. Rolled curbs are not allowed for this development. Barrier curbing shall be required per YMC §12.06.070. iii. Street lights will --.• to beinstalledin accordancewith YMC t 12.06.080. 1. driveways be • • to • -constructed in accordance♦ ♦ 64 1' . 1 s v. Per 12.06.050, Cul-de-sacs - only -r within 600 -feet of - nearest through street intersection. A secondary fire access is required. Engineering cannot approve this withoutprior approval •'m: - Department stating that they approve the secondary access. vi. Construction plans shall be submitted for final approval of the project and subject to Title 12 requirements. c. • - i. As the development of this project will involve clearing of more than one acre, a Stormwater Site Plan shall be required. The major components of a Stormwater Site Plan are: a. Drainage plans _ • calculations to be • • - -• by - -• engineer fr• the State of • • b. A copy of the Stormwater Pollution Prevention Plan (SWPPP) or Erosivity Waiver (Waiver Certificate Statement required) and stormwater maintenance agreeii. The applicant is advised to read Ch. 7.83 of the Yakima Municipal Code to obtain all appropriate information concerning the Stormwater Site Plan and Ch. 7.82 for information concerning the Stormwater Pollution Prevention Plan. ment. • • building •- • be issued without an approved • - - iv. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be completed by a licensed Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. • Rob Mill Water: "...Nob Hill Water currently is able to serve domestic water to this development. Please be aware that Nob Hill Water can only supply 1000 gpm for fire protection 6. Wastewater: i. Per YMC § 7.58, additional wastewater connection charges shall apply based upon proposed tenants and use. .- YMC § 12.03.010, -w lots and development shalI be served by sanitary sewer line located adjacent to the lot or development DOC. 4 INDEX 024 64 requirement has been met by the 2007 construction of 8 -inch and 10 -inch public sewer mains within this subdivision. iii. Per YMC § 12.030.070, each building containing sanitary facilities shall be served by a separate and independent private side sewer to the public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multiple buildings are permitted. Please identify on the site plan the locations of individual side sewers. iv. Side sewers shall be 4 -inch diameter unless the applicant can demonstrate a need for a larger diameter pipe based upon flow calculations. Streets and Traffic: i. A single access road (cul-de-sac) in excess of 1,000 feet in length is n recommended. This road is more than three times that length. The city does n have restrictions •n •e -sac lengths in its code but there may be in the s temporaryCode. The fact that it is planned to be a private road does not mitigate the ilssu It does appear that there is a potential to connect the road to Ahtanum Road on future development phase. If that is the plan, it may be acceptable as • I! on ii. The developer is proposing rolled curb and sidewalks on one side of the street. This is allowable on a cul-de-sac under city standards but this road will not function as a typical cul-de-sac road. It will function as a residential collector road due to the number of housing units and length. It should have vertical curbs • sidewalks on both si• g. Yakima Transit: i. Yakima Transit does not provide service to that area of Yakima. No project related comments. plat.h. Planning: i. The note depicting the 24 ft. right-of-way shall be removed from the face of the ii. The twenty ft. access driveway acrost •f: 24 ft. to accommodate two wal turnaround provided. •: FrOrMerOMM ifi. The hammerhead turnaround across Tract " " shall be dedicated with the plat and have curb gutter and sidewalk provided around the outside edge to meet Title 12 development standards. iv. An easement shall be provided for the temporary cul-de-sac and 24 ft. fire access road to Ahtanum Rd. L Yakima Regional Clean•. hoursi. The proponent/developer must address the air emission impact, in particular PM 2.5 prior to any SEPA approval. Air emission from such a large development, if using solid fuel devices (i.e. fireplaces, woodstoves) during the winter season at one time, may violate the National Ambient Air Quality Standards (NAAQS) for the 24 • ii. Contractors doing excavation, clearing, construction, landscaping or demolition work must file a Dust Control Plan with YRCAA, and get approval, prior to the start ofany work; R 025 65 iii. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited _times. Ahtanum IrrigationDistrict: i. "...Two of the parcels listed on this application fall within the boundaries of the Ahtanum Irrigationt' ii. "No District water rights will be affected by this application. Our records indicate the above parcels have no water right as established in the Conditional Final Order (CFO) dated April 15, 2009 and Draft Schedule of Rights dated January 20, 2014, in State of Washington, Dept. of Ecology v. Acquavella." iii. "However, for irrigation district approval purposes our Board needs to review and sign off on the plat. The Board meets once per month, so advanced planning on the part of the owner and/or developer is a necessity. Please provide the original Mylar plus an additional • •'. for our -c! • prior to a scheduledBoard meeting." k. Yakima-Tieton IrrigationDistrict: i. "Parcels 117120114012,- within the District boundary and have a total of 19.42 shares of Yakima-Tieton Irrigation; they need to show "Irrigation Approval" on the face of the short plat. They will need to follow our Resolution 97-5. They also have irrigation easements that will need to show on - of r • "Toxics1� State of Washington Department of Ecology: i. Clean -UP Based upon the historical agriculturaluse of this land, there is a possibility soil contains residual concentrations of pesticides. Ecology recommends that the soil be sampled and analyzed for lead and arsenic, and for organochloride pesticides. If these contaminants are found at concentrations above the Model Toxics Control Act cleanup levels Ecology recommends that potential buyers be notified of their occurrence..." ii. "Water Quality Project With Potential to DischaLge Off�Site The NPIDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities..." EnvironmentalIV. APPLICABLE LAW: A. State • In accordance with YMC § 16.06.030 SEPA Environmental review for projects determined not to be categorically exempt under SEPA shall be integrated and shall proceed concurrently with the permit procedures of this title. 6 INDEX 026 66 14.25.0 40 1 • '; • r Each lot within . subdivision shall complythe following design standardsand requirements: A. Double frontage lots, as defined in YMC § 14.10.020, are permitted only where determined by i or the administrator in the case of • Ssubdivisions, t ♦ be essential to provide separation of residential lots from major and secondary arterial streets or high-intensity land uses or to overcome specific disadvantages of topography or parcel configuration. When double frontage lots are used, access shall be limited to only • e of the fronting streets. B. 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. C. Private streets conforming to YMC § 12.06.090 may be allowed within a master planned development pursuant to YMC Chapter 15.28. D. All lots not located in a master planned development subdivision shall have a minimum lot width at the building setback line consistent with Table 5-2 (YMC Chapter 99 ■ 1 M : 1 ♦ � � ♦ - ■ 3 r r 1. 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 • • 2. Preserve existing residential neighborhoods for detached single-family dwellings free from other uses to ensure the preservation of the existing residential • serve the residentsof this district; and isrounn Me ♦:- - -• f ♦ f - • - -Flo- 1 1 1 design requirements• • • Access • -• 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 standards is to provide for vehicular access to all new development; provided, the construction of single-family and two-family dwellings on existing legally established lots is exempt from the requirements of this section. 15.05.0 30 (A): Creation of new lotss•• • ' •uirements: Table • Subdivision Requirements: Establishes basic development criteria for lot size and width that must be met when reviewing an application for a new subdivision. For residential single-family construction in the R-1 zoning district,'• '• minimum lot- is 6,000 square DOC. h t 027 67 1 1 1 Establishment of 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 •. be established across the front of new lots _ • redeveloped lots to provide for future utility access determined necessaryby _ engineer. Public easements shall be dedicated (granted) at the time that subdivision and/or land use approval is granted. 1 1 1 Easement locationandwidth: 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. 1 1 1 Sewer service required: All new lots and development shall be served by a sanitary sewer line located adjacenl to the lot or development sit- 1 1 1 Minimum sewer line size: The minimum size for public sewer lines is eight inches in diameter. 1 1 1 Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multi -unit buildings are permitted. 1 1 1 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 _: proposed lots :• development as a!• r -1 r....,the City Engineer in cooperation with the code administration manager and water irrigation division manager. 1' i l Water line extension• i 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 - -frontageof the developing property. somecases it will require dedication of on 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. 1 r 1 1 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. 028 68 • YMC § 12.05.010 Sidewalk installationrequired: "Sidewalks shall be installed along both sides of all new, improved, and reconstructed P. T 1. 1 1 Provision of • • 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 Q. YMC § 12.06.050 Cul-de-sac streets: Cul-de-sacs shall be constructed within a street right-of-way eighty feet in diameter and have an improved diameter of sixty-five feet. The maximum length of a cul-de-sac street shall be six hundred feet measured along the street centerline from the nearest through street intersection to the center of the cul-de-sac. (Ord. 2012-30 § 1 (Exh. A) (part), 11 • 98-64 •. •ss 1 . 1 : 1 ► • and pavement width • • Right-of-way shall be dedicated and street surfacing provided in accordance with Figure of 1 1 i for Local 14.20 .210 Final Plat Requirements. Each final plat submitted for approval shallbe drawn • one equalsone containhundred feet or larger, shall be eighteen inches by twenty-four inches in size, and shall - information on - face of the plat required by of 1 1 including Irrigation District approval on the face of the plat. T. RCW § 68.17.280 and YMC § 14.15.090 — Naming and numbering of short subdivisions, • ► •ns, streets, lots and ♦ • 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. 58 .17.110 and 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. V. FINDINGS: 1. The subject property is currently partially occupied by an 18 -hole golf course, DOC. INDEX #—A ---L. 029 69 3,819 ft. long local access road with rolled curb, gutter, sidewalks, and proposed 48 ft Cameter temporary -asphalt cul-de-sac. 3. Upon completion of the applicant's pending proposed master Plan development it is th planned that the subject street will become private with an entrance gate upon S. 86 4. Environmental Review was completed for this development with the issuance of a Determination of Non -Significance on April 11, 2014, and the environmental determination was n•' appealed • • the 14-dayappeal period which lapsed on April 25,2014. * ■ M -1-9209'"I slar-160im A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 60% and all lots will comply with that limitation. B) Lot Size: The preliminary plat indicates lot sizes that range from 8,100 to 16,256 square `-- - exception of the tree individualTable •` Ch. 15.05of the UAZO provides that th- minimum lot- for _ single-family dwelling is 6,000 square C) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet and all proposed lots meet that requirement. D) Density: With a density of about .57 dwelling units per net residential acre, the proposed preliminary plat complies with YMC § 15.05.030(B) and Table 4-1 of Ch. 15.04 of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the R-1 zone. As proposed, and with the recommended conditions, this preliminary plat meets all the design requirements of YMC Ch. 14.30 of the City's subdivision ordinance and the development standards of YMC Title 12. The recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance and that appropriate provisions are provided for• • 1. A) Public health, safety, welfare: The construction of new detached single-family dwellings which will complement adjacent uses will promote the public health, safety and general welfare insofar as there is a need in this community for single-family dwellings and •S_ proposed l :' plat would •.-- required to complyall applicable City development standards, and all conditions of approval specified by the City • B) Open spaces: The proposed lots are larger than the minimum sizes required in the R-1 zoning district. A lot coverage of 60% or more in the R-1 zoning district will provide adequate . • air for_ residents in accordance - standards in the zoning ordinance • additional open spaces. C) Drainage systems: 1. In accordance with RCW § 58.17.110 and YC § 14.20.120, the applicants indicated that they will submit a preliminary storm water plan for the proposed DOC - INDEX 10 030 70 ill I:: 11111111 ill I ill 111''ll a! Ili 11 Jzizj Lojims - 0 L Upon subdivision approval, the proposed plat drainage system facilities will be provided in accordance with all state and local regulations. D) Streets, alleys, and other public ways: 1 . In accordance with YMC Title 12 Development Standards, the developer is proposing to dedicate the required amount of property for a 50 ft. wide public street with all required infrastructure including rolled curbs, gutter, sidewalks, and street lights. 2. However, in accordance with YMC § 12.06.070 and the requirements of the City of Yakima Engineer, barrier curbs are required to be installed along the subject street as opposed to rolled curb. 3. The proposed public street exceeds the City of Yakima's maximum length for a dead-end street with a cul-de-sac by approximately 3,219 lineal ft., and has a proposed cul-de-sac that is short in diameter by 17 ft. as required by YMC § 12.06.065. 4. To address the dead-end condition, an approved fire apparatus road will be required to be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd., in effect, eliminating the dead-end condition. 5. In accordance with YMC § 12.06.050, the hammer -head turn -around in Tract "C" is not an approved street terminus method, and will be required to be redesigned to meet the City of Yakima's Title 12 Development Standards with approval of the this plat. 6. The twenty ft. access driveway across Tract "A" is not wide enough to accommodate two way travel and does not have an appropriate turnaround provided in accordance with YMC Title 12 Development Standards. E) Water supplies: 1 . Public water is required to be used for domestic and fire flow purposes. Nob Hill Water Company has provided written comment that they are currently able to serve domestic water to this development. However, they have also indicated that they can only supply 1000 gpm for fire protection use. 2. The City of Yakima Fire Marshal has indicated that due to the limited amount of fire flow available, Appendix B of the 2012 International Fire Code (IFC), requires that for an available fire flow of 1,000 gpm, single-family residences shall be a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow the maximum square footage to be increased to 6,200 sq. ft. F) Sanitary waste disposal: Public sewer is required to service all lots. This requirement has been met by the 2007 construction of 8 -inch and 10 -inch public sewer mains within this subdivision. H) Sites for schools: West Valley High School is located approximately within .15 miles of the proposed preliminary plat. No comments were received from the School District suggesting the need for an additional school at this location. DOC. INDEX 031 71 1) Sidewalks: Sidewalks are required and will be provided along this development's frontage, and along all new public and private streets in accordance with the City of Yakima's Title 12 Development Standards. TRANSPORTATIONJ) Serves the public interest and use: This proposed 30 -lot residential subdivision is consistent with neighboring land uses and better serves the needs of the City of Yakima than the undeveloped status of the property. 7. This application was reviewed and approved for consistency with YMC 12.08 Transportation Capacity Management Ordinance on November 1, 2013. The development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. This review does not include any site development or safety issues which may be discussed at the project level or SEPA review. The review does •'. address - - : 1. level of Upon preliminary plat approval the applicant has seven years from the date of preliminary approval to submit the final plat.' Thereafter, 30 days prior to the expiration of preliminary 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 (YMC § 14.20.150). Before the final plat can be recorded all required infrastructure must be engineered, completed and inspected or engineered and financially secured and receive final plat approval from the City Council. VI. CONCLUSIONS: 1. This Preliminary Plat complies with the general requirements for subdivision approval as specified by YMC Ch.and 15.05. 2. The proposed subdivision provides for the public health, safety and general welfare, as subject properties will be served by all appropriate public utilities, and all public health or safety issue associated with the proposed plat have been adequately addressed through this plat's conditions of approval. To ensure adequate turn -around for emergency vehicles and the traveling public t�m applicant will be required to in increase the diameter of the temporary turn-aroun� meet the requirements of YMC § 12.06.050. In SSB 6544 (Ch. 79, Laws of 2010), the 2010 legislature extended the statutory time period for submitting final plats from five years after preliminary plat approval to seven years after that approval. It also extended the vesting period for approved final plats from five to seven years. This legislation, which became effective on June 10, 2010, will sunset on December 31, 2014. DOC. INDEX 12 .- 032 72 5. The applicant is proposing • • • the completion of a Master -r Development, and/or recording of a Development Agreement that the public streets of this development will become private and be gated. i. To insure adequate fire protection for the residents of the proposed plat, the City of Yakima Fire Marshal is requiring a note on the face of the plat, and a plat restriction limiting • - residences a a maximum of 3,600 sq. ft., or 6,200• approved fire sprinkler is installed which shall apply until an increased fire flow accomplished. • •• -• s . - • •',: • - _ 2.. The Planning Commission has jurisdiction. (RCW Ch. 58.17, YMC § 1.42.030, and YMC 14.20. 1/ 3. This recommendation is based upon a project narrative and site plan received February 4, 2014, and additional materials that have been secured from the applicant, their consultants, and other agencies. 10. A Determination of Nonsignificance (DNS) was issued on April 11, 2014. i10 appeals were submitted during the 14 -day appeal period. 11. This preliminary subdivision complies with the goals and objectives of the Urban Area Comprehensive Plan, the intent and purpose of the R-1 zoning district, the provisions of the Urban Area Zoning Ordinance, Subdivision Ordinance, Title 12's Development Standards and Ch. 12.08 the Traffic Concurrency Ordinance. 12. During project review it has been found that this request is in compliance with YMC §16.06.020 (B) for making a Determination of Consistency as follows: 13. Provided the recommended conditions of approval stated below are imposed upon this development, this proposed plat will comply with the provisions of RCW § 58.17.110 and YMC § 14.20.100, providing appropriately for: the public health, safety, and general welfare, 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, sidewalks and other planning features that assure safe walking conditions for• o only walk• and from school. RECOMMENDATION The Planning Division recommends that the 30 -lot subdivision known as Apple Tree Phase 4 approved subject to the following conditions INDEXIn accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applican-I shall submit and gain approval of civil engineered plans which provide for design of all 13 #_4__1- 033 033 73 street lighting, stormwater,and street design. 2. Prior to approval of the final plat all approved improvements shall be constructed or financially secured according to the standards and requirements of the City Engineer • YMC Title 12. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been • •S- '! and the fees•. • 4. A minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights-of-way. 5. Easements for newand/or_16-feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation. 6. All public and private utilities shall be located underground, with the exception of telephone b. - structures. 7. All public and private utilities to be located within public road rights-of-way must be constructed prior ._ 8. Fire hydrants shall be placed at the locations specified by the Building Codes anit Planning Divisionand Department. be provided with adequate fire 9. Single-family residences within this development shall be limited to a maximum of 611 sq. ft., unlessan approved fire sprinkler system-. that will allow the maximum square footage to be increased to 6,200 sq. ft. This conditionof approval shall apply - -• fire flow is accomp,lished. 10. An approved fire apparatus road 20 -feet wide or larger if required by the City of Yakima Fire Marshal, constructed of an approved Bituminous Surface Treatment (BST), and capable of supporting fire apparatus vehicles shall be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd. 11. Any gates that will be installed shall be a minimum of 20 -feet wide or larger if required by the City of Yakima Fire Marshal, and provided with a "key box" for fire department acc- 13. Prior to final plat approval, the applicant shall submit and gain approval to the City of Yakima Fire Marshal for a plan S • ensure that the fire access road is keptof snow _ n • debris. im 034 74 14. In the event that the applicant bonds for the improvements of this plat, the approved fire apparatus access road will be required to be installed prior to the issuance of building permits. 15. In accordance with YC § 12.06.050, the applicant shall increase the improved diameter of the proposed temporary cul-de-sac to sixty-five feet. 16. The twenty ft. access driveway across Tract "A" shall be widened to a minimum of 24 ft. to accommodate two way travel and shall have an appropriate turnaround provided in accordance with YMC Title 12 Development Standards. 17. The hammerhead turnaround across Tract "C" shall be redesigned to terminate in a manner acceptable to the City of Yakima Engineer, be dedicated with the plat, and have curb gutter and sidewalk provided around the outside edge to meet Title 12 development standards. 18. An easement shall be dedicated for the temporary cul-de-sac and fire access road to Ahtanurn Rd. 19. All permits required by the Yakima Regional Clean Air Authority shall be obtained. The developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. 20. A final binding stormwater and drainage control plan for the entire property shall be submitted is approved #Engineering Division prior to construction of improvements for any area of the development. 21. All addresses shall be as specified in Exhibit "A" of this report. All addresses must be clearly h # on - face 1.:. _ plat required • RCW ♦ 0 plat:22. This plat shall be subject to the following notes, which must be placed on the face of the a. 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. ► The owners shownhereon, - grantees and assignees in interest-icovenant and agree to retain all surface water generated within the plat on-site. c. Single-family residences within this development shall be limited to a maximum of 3,600 sq. ft., unless an approved fire sprinkler system is installed that will allow the maximum square footage to be -r to 6,200 sq. ft. This conditionof approval shall apply until an increased fire flow is accomplished. d. The streets within this subdivision are intended to become private upon completion of Master Planned Development and/or development agreement. Furthermore, the conversion of the streets from a public to private state does not constitute a substantial change in the preliminary and final plat, and shall not require a plat alteration. 23. Irrigation approval, if any is required, shall be shown on the face of the final eft. ONDEX 15 035 75 24. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 25. Upon preliminary plat approval the applicant has seven years to submit the final plat. Thereafter, 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 - Mumliffiln d• • The addressing for Apple Tree No. 4 is proposed as follows: • 930Apple Tree Pkwy Lot 2: 9303 Apple Tree Pkwy Lot 3: 9305 Apple Tree Pkwy • :. 4 9307 ` ••'- Tree Pkwy Lot 5: 9309 Apple Tree Pkwy Lot 6: 9401 Apple Tree Pkwy Lot 7: 9403 Apple Tree Pkwy Lot 8: 9501 Apple Tree Pkwy Lot 9: 9503 Apple Tree Pkwy Lot 10,9601 Apple Tree Pkwy Lot 11 * 9603 Apple Tree Pkwy Lot 12: 9605 Apple Tree Pkwy • *61 Apple - Lot 14. 9701 Apple Tree Pkwy Lot 16: 9705 Apple Tree Pkwy Lot 17: 9706 Apple Tree Pkwy Lot 18: 9704 Apple Tree Pkwy Lot 19: 9702 Apple Tree Pkwy •` i 9614 Apple Tree Pkwy Lot 21: 9602 Apple Tree Pkwy Lot 22: 9504 Apple Tree Pkwy Lot 23: 9502 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy • 9402 Apple Tree Pkwy •I . • Mi Apple - - Pkwy • • 1: Apple TPkwy ree • 8 9306 Apple TPkwy ree •` • 9304 Apple Tree Pkwy DOC. INDEX 16 036 76 t t Tree Construction "A . Tree ■ . •.. I Development ■ !1 . I PLP# -13 EXHIBIT LIST 037 VICINITY MAP NO( TO SCALE Coolidge Road 4 q W,N T RG r PfitOJ1 (' " Oodd-W A—e LOCATION � .. ANN'— Raul c oad pnLaa'#D' JI ,*T NOTES. I:.. SUBJECT PROPERTY AND ACJACENT PROPERTIES ARE ZONED R— 1, SINGLE FAMILY ZONE. 2; STREET IMPR04EMEN IS SHALL CONFORM TO CITY OF YAKIMA SIANDARDS FOR PLAT REVIEW. UPON ACCEPTANCE OF MASTER PLAN AND DEVELOPERS AGREEMENT, STREET IMPROVEMENTS BALL COHFORM TO APPLE TREE MASTER PLAN PRIVATE ROAD DFSIDN STANDAROS,. SEWER IS VROV70E0 DY CI1Y OF YAKIMA:. +... CITY OF YAKIMA SANITARY SE'HFRMAIN AND NOB HILL WATERMAIN AND HAL HYDRANTS TO DE LOCATED IN U1'1'..TY EASEMENTS,.. EASEMENTS NOT SHC'hN HERON FOR CLARITY. 5.: ALL STORM WATER GENERATED BY NEW MPERVIOUS SURFACES TO BE RETAINED ANO DISPOSED OF ON SITE IN ACCORDANCE NTH CIF( OF YAKIMA STORM''WAfER ENGINEERING DMSI:N REQUIREMENTS 6. WATER IS PROPOSED TU BE PROODED BY NUB HILL WARR:. WAPH SYSTFIK INCL'JOING VALVES, FITTINGS, PND F19E FIYGRANT LOCATIONS, TO BE DESIGNED AND C.OHSTRUCIED BY NUB HI' -L APTER Cob FIRE HYDRANT LOCATIONS NOT YET DETERMINED AND NOT SHOWN ON THIS PLAN:. i„ f QWE2, T4 CAdLc S, I£LkPHONE CABILS AND NATURAL GAS MAINS ARE NOT SHOWN ON THESE PLANS OUT ARE TO BE LOCA.IED DININ BE PUBLIC UBLITY EASEMFNT. wvrj OPER TO COOROINATE WITH ME SERVING. UTILITY COMPANY FOR DESIGN AND INSTALLATION OF THEIR FACLITE,.. 9,. TYPICAL BUILDING SETBACKS — 20' FRONT SETBACK FROM PROPERTY LINE 5' SIDE & 20• REAR �ETBA:;Y.S CPI STANDARD LOTS: 77 PRELIMINARY PLAT OF "APPLE TREE .. •:.:. ... NO. 4'1 . ................... # PORTION APPLE TREE RESORT 2550 BORTON ROAD YAKIMA, WASHINGTON 98903 JOHN BORTON (509) 945-3715 DUANE ROGERS (509) 930-2406 JON KINLOCH (509) 945-3712 a c HUIBREGTSE, LOUMAN ASSOCIATES, INC, 801 NORTH 39TH AVENUE_ YAKIMA, WASFIINGTON 98902 MICHAEL R. HEIT, PE ERIC T. HERZOG, PLS (509) 966-7000 RECEIVED B 0 J /,. YAKIMACITY OF PLANNINGDIV. N LEGAL DESCRIPTION PARW E FEET OF 8 9 ii AND THE NORTH f7500 DI WE OF TUU FEE] 1 165(10FAST Of DIE OF T 2U4.UU FEES QF [FIE FAST THE FEET OF THE SOUTHWEST QRTE QUARTER IO THE NORmw'FST CNJnftrER OF SECTION s, S TOII.SHP 17 NORTH. R VCE Id EAST W.M a so Too JF THAT SURVEY FILED UNDER AUDITOR'S NLE NUMBER 7175850, RECORDS OF YAKIMA COUNT,, WASHINCdON: NO t'ES EE SHEEP ` FOR CURVE IABLt JFIE TABLE, ROAUVtAY SECHONS AND LEGE,NO mss.:. ........ �3tat, t1CJh{H':.t' CA(E 801 North HLA39th Avenue ;���� � IL �,(. ......„ 130?,9 12 05-13 SHEET Yakima, WA 98902 TTApple Tree Partnership vr'. axN ........ l . AV INc sa09 TILL NAMES 509.966.7000 DR • 10 WNG "APPLE TREE NO. AN 1 § �iLIfuibregse, Wu an Associates, Int Fax 5o9.965.3800 a u ...YAKIMA Y, WASHINGTON .... ...............® .... _ .. DESIGNED BY: NiRH Civil Engineering Land Surveying+Plannin www.hiacMi.coni '{>�.�t. }t 2 (#J _n..._ =...0 Fvl;ori aILTP ENTERED BY rclF PRELIMINARY PLAT 038 _J Le ,e n �d tXISTING FENCE SANITARY SEWER DOMESTIC WATER I BEE UTILITY POLE MANHOLE CATCH BASIN FIRE HYDRANT WATER VALVE WATER BLOWOFF WATER METER i. STREET LIGHT NEW NEW CURB AND GUTTER ME CEMENT CONCRETE SIDEWALK ............... . . . ................ . NEW SEWER LINE — — — — — — — — — — — NEW WATER LZ v, — NEW STORM DRAIN LINE NEW MANHOLE 0 k;Wunvwn 1AINIONY? CB,j 0 W Lu co w W ETlht . . ........................................ vi= kr .... . ...................... . I. ............ 1P, ' KO; D SNFWA1 K armi-P S A' R "'A7 A ROLLER CUC6 3 1 (r'�!IZCTD) N11 0 17' "Ic TYPCIAL ROADWAY - CITY OF YAKIMA RESIDENTIAL ROADWAYS ROLLED CURB T)FTIVL NOT TO SCALE 8oi North 39th AVRoue L le Yakima, WA 98902 +t+ HLA 509.966.7000 J0, If ,BC fluibroe, 1,ownall Amciates, Inc. Fax 509,965.3800 � : ` ............... X gar �u Civil Engineering,, Land Surveyhip Planning www.hlacivi .c®m 78 PRELIMINARY PLAT OF ---"'APPLE TREE NO. 411 RECEIVED (A PORTION OF THE NORTHWEST 1/4, SEC. 6, T.12 N., R.18 E., W.M. AND A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M) FEB 0 4 2014 Gffy OF YAKWA PLANNING DIV, 0 cl 23 W E 1C PROPOSED 1/w N 50 100 rt EYEUINC CATR A�.RDORITA,� INNO, •'t OR 10' PU FORT, TC 16 %W �LWLF Lsmr. to R R. ": - H, �,, FRGROT f 13 M INCR IWR Htf ti7 -C, 3. f IT 8 UNOAR) . . ..... j N TRACT'& 7�<-: so ri *4 Ad t 4F LINES r. ot- �r--- AC.A` 'RUCOAT n 1AEU04- I EkCl BC GUL, t 'Al C�'T 4 A CAU A. Nt To RE ATLOCAMM AC' t. > < C T I co 00 ­�R AO ARC Wn OCR WID: N 491O� 11 v 7-7 ROA6W; �—PISNNG PRO, 10 RE DEtF TEO i COIF CIRI CROSOING TO RR - P4 ppffl6slo 111' 7ASIIINT � 11'1/1 R�'l PL11 UE A "A",IC OTY D w 1/4 cW- Au� R, E 1, AHTANUM ROAD . . . . ....... ............ .... . - ... . ...... 41 U 0 {-,v 9101) CtNfFR i',,� 6, TIER, R;6, WM ATF: Apple Tree Partnership ............... ....... . ... . ....... .... ........... .. .... . ")RAVVING: 1,�OL �9 2 Llh4•DAC "APPLE TREE NO. 4" ......... .... ............... ............................. YAKIMA COUNTY, WASHINGTON -�F-SIGNI-D BY NISH 2 -- — --- . ........ . DA rE NTERED 13Y- Wf- PRELIMINARY PLAT I) 'A rE 039 79 Apple ■♦ i i..i �. ' LLC "Apple • iDevelopment i Construction •.: a • Phase i PLP#002-13 i SEPA#024-13 EXHIBIT LIST 11 1 040 ."■ ■ ■ %%AL VICINITY MAP "Ifffiatxx l\_ PI annAnMgA File Number: PLP#002-13 & SEPA#024-13 Project Name: Apple Tree Development - Phase 4 Site Address: Vic. of Occidental Rd & S 86' Ave P AFr�b Tree Course }Y ilL➢ n r q SITE ' hcai]uwaR T Y, ky I�f � Fono .n GhuR I f� r — Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family residential lots in the R-1 zoning district; and review of the environmental impacts of the proposed subdivision. Contact the City of Yakima Planning Division at (509) 575-6183 Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any I(- , 'I action taken, or action not taken by the user in reliance upon any maps or information provide6barp�. Date Created: 2/17/2017 Gr ^— INDEX 041 Project Vicinity Map PLP#002=1 3 Related Projects: TCO#009-13, SEPA#024-13 Applicant: APPLE TREE CONSTRUCTION LLC Location: OCCIDENTAL RD / S 86TH AVENUE Wednesday - 10/23/2013 - 01:52:13 Contact City of Yakima Planning Division at 509-575-6183 City of Yakima - Geographic Information Sevices 81 s f Site 1 OA Aw U.- AW 1�11:1 Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning distri9l, INDEX # Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. 042 82 4 '��IT�tfiF•]n �iY@ c r• Ion �� fJ�r.•�I:auell,l (A J I Occidental Rd f......•. •� '••�•.......•� ...... i duo ... dose ...... •....a.•r............. •.............w ••• MWYMMM .....{Q ............... •�' r .� 11 • rrF#.• �o •................... '%•• •�f .. .� 4p �A6t1 �'r':� •'• cc ............... I•:�;_ ,. ,,' i- Ahtanum Rd fl 'Y f.�71Tr-Ili cry 1:16,000 PLP#002-1 3 Related Projects: TCO#009-13, SEPA#024-13 Applicant: APPLE TREE CONSTRUCTION LLC Location: OCCIDENTAL RD / S 86TH AVENUE Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning district. Parcel List: 17120114013, 17120114012, 18120623025, 18120623013 Doe. INDEX # -( Project Parcels Vicinity Map Contact City of Yakima Planning Division at 509-575-6183 Wednesday - 10/23/2013 - 01:52:15 City of Yakima - Geographic Information Sevices Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. 043 83 Qo rcirinnl.li Ro .........................•.................................... ....• r. ............... ••••• ........ ............ ..,; •.. ' "� .• .r. 10 '••................ :4 Ahtanuftl Rd Wrion Ave u -� h1.inOn 1:16,000 ' PLP#002-13 Related Projects: TCO#009-13, SEPA#024-13 Applicant: APPLE TREE CONSTRUCTION LLC Location: OCCIDENTAL RD / S 86TH AVENUE Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning district. Parcel List: 17120114013, 17120114012, 18120623025, 18120623013 Low Density Residential Professional Office - Large Convenience Center Medium Density Residential Regional Commercial Arterial Commercial ®® High Density Residential ® Neighborhood Commercial - CBD Core Commercial Industrial c •�• Project Parcels _ Future Land Use Map Contact City of Yakima Planning Division at 509-575-6183 Wednesday - 10/23/2013 - 01:52:15 City of Yakima - Geographic Information Sevices Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. 044 84 IIhnjn A"ip r W Q c rn �!, t3ei:�tvm Lfi Occido I Rd B-2 R2 .: AGO ..... go. ..as* 604 . . . . . . . 0 ....•------1 ... ............... !xt�?:T�eF F'�}• ........... .. ... ; ti$,, h ............. .+ F Hr� 0.•r y on 1 � 1:1 00 � 1 PLP#002-1 3 Related Projects: TCO#009-13, SEPA#024-13 Applicant: APPLE TREE CONSTRUCTION LLC Location: OCCIDENTAL RD / S 86TH AVENUE Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning district. Parcel List: 17120114013, 17120114012, 18120623025, 18120623013 go Yakima Urban Area Zoning Outlines Floodway Areas �. Project Parcels Doe. INDEX #—L" - Zoning Map Contact City of Yakima Planning Division at 509-575-6183 Wednesday - 10/23/2013 - 01:52:15 City of Yakima - Geographic Information Sevices Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. 045 w iJi,}fir F: 85 :..•...... ...... .............................................................. ....• *�"n....w...n.+C... Mr•• ' .• . i • ... ..... [t .•� x{;1611 �'e �+ � ................ 0 Ahtan W Rd i71a'I r! Manan Ave u 4 f.L,no1► dii 1:16,000 PLP#002-13 Related Projects: TCO#009-13, SEPA#024-13 Applicant: APPLE TREE CONSTRUCTION LLC Location: OCCIDENTAL RD / S 86TH AVENUE Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning district. Parcel List: 17120114013, 17120114012, 18120623025, 18120623013 Project Parcels Hydrants — Water Pipes DOC. INDEX #.L__i� Utilities Map Contact City of Yakima Planning Division at 509-575-6183 Wednesday - 10/23/2013 - 01:52:15 City of Yakima - Geographic Information Sevices Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. 046 86 PLP#002=13 Related Projects: TCO#009-13, SEPA#024-13 Applicant: APPLE TREE CONSTRUCTION LLC Location: OCCIDENTAL RD / S 86TH AVENUE Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning district. Parcel List: 17120114013, 17120114012, 18120623025, 18120623013 Project Parcels DOICo NDEX # ' Aerial Photo Map Contact City of Yakima Planning Division at 509-575-6183 Wednesday - 10/23/2013 - 01:52:15 City of Yakima - Geographic Information Sevices Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. 047 87 Apple Tree Construction LLC "Apple Tree Development Phase 4" PLP#002-13 & SEPA#024-13 EXHIBIT LIST CHAPTER U DST Review & Agency Comments DOC INDEX # DOCUMENT DATE D-1 DST Request for Comments Comments received from Eric Rhoads, Nob Hill Water Association 03/09/2014 D-2 03/10/2014 03/13/2014 D-3 Comments received from Glenn Denman, Supervising Code Inspector Comments received from Randy Meloy, Surface Water Engineer D-4 03/17/2014 D-5 Comments received from Jenna Leaverton, Yakima-Tieton Irrigation District 03/18/2014 D-6 Comments received from George D. Marshall, Ahtanum Irrigation District 03/19/2014 D-7 Comments received from Hasan M. Tahat, Yakima Regional Clean Air Agency 03/26/2014 D-8 Preliminary Addressing 03/27/2014 D-9 Comments received from Gwen Clear, Department of Ecology 03/31/2014 D-10 Comments received from Joe Rosenlund, Streets & Traffic Operations Manager 04/13/2014 D-11 Additional Comments received from George D. Marshall, Ahtanum Irrigation District 02/27/2017 048 88 AHTANUM IRRIGATION DISTRICT 10705 Gilbert Rd Ste B, Yakima, Washington 98903-9203 Phone (509) 249-0226 ~ Fax (509) 249-0233 February 22, 2017 City of Yakima, Dept. of Community Development Attention: Joan Davenport, AICP, Community Dev. Director 129 North 2nd Street, 2nd Floor Yakima, Washington 989oi Subject: Apple Tree Development Phase 4 PLP #002-13 & SEPA #024-13 Parcel No's: 1812o6-23025 and 1812o6-23013 Dear Ms. Davenport: We previously responded to this application on March 18, 2014 and are writing today only to reiterate and slightly update our response regarding the resumption of the processing of this long plat. Only two of the four parcels listed on this application fall within the boundaries of the Ahtanum Irrigation District, as shown above. No District water rights will be affected by this application. Our records indicate the above parcels have no water right as established in the Conditional Final Order (CFO) dated April 15, 20o9 and Draft Schedule of Rights dated December 15, 2016 in State of Washington, Dept. of Ecology v. Acquavella. However, for irrigation district approval purposes, our Board needs to review and sign off on the plat. The Board meets once per month, so advanced planning on the part of the owner and/or developer is a necessity. Please provide the original Mylar plus an additional copy for our records prior to a scheduled Board meeting (attached). If you require further information, please contact me at 249-0226. Sincerely, AHTANUM IRRIGATION DISTRICT George D. Marshall Stream Patrolman Cc: Apple Tree Resort & Apple Tree Construction, LLC — Duane Rogers HLA — Michael R. Heit, PE RECEIVED FED 2 7 2017 MY OF YAKIMA Lily. D00, INDEX # `D-- I 049 (7011,11UNI bEVELOPHENT DEPARTMENT 89 Planning Division 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 - Fax (509) 575-6705 ask, manning(-Dyakinmwa.gov - http:lli4,ww.yakimawa.govi'serviceslplaiiningi' To: Jeff Pet- • • pervising Planner From: Joe Rosenlund Streets & Traffic Operations Manager 141k 111111111111111111UN010111,1111 A 0 0 - - - . A single access road (cul-de-sac) in excess of 1000 feet in length Is not recommended. This road is more than three times that length. The city does not have* restriction on cul-de-sac lengths in its code but there may be in the Fire Code. The fact that it is planned to be a private road does not mitigate the issue. It does appear that there is potential to connect the road to Ahtanum Road on a future development phase. If that is the plan, it may be acceptable as a temporary condition. The developer is proposing rolled curb and sidewalks on one side of the street. This is allowable on a cul-de-sac under city standards but this road will not function as a typical cul-de-sac road. It will function as a residential collector roa't due to the number of housing units and length. It should have vertical curbs and sidewall&g�,t botW sides. 050 90 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY March 28, 2014 15 W Yakima Ave, She 200 9 Yakima, WA 98902-3452 - (509)575-141V iNaceiNejo 441? - • . I 11IRVA on Community Development City of Yakima 129 North 2 d Street Yakima, WA 98901 1M91MKNrj1= Thank you for the opportunity to comment during the optional determination of nonsignificance process for the subdivision of 24.83 acres into 30 lots, proposed by Apple Tree Construction, LLC. We have reviewed the documents and have the following comments. Based upon the historical agricultural use of this land, there is a possibility the soil contains residual concentraiions of pesticides. Ecology recommends that the soils be sampled and analyzed for lead and arsenic, and for organochlorine pesticides. If these contaminants are found at concentrations above the Model Toxics Control Act cleanup levels Ecology recommends that potential buyers be notified of their occurrence. If you have any questions or would like to respond to these Toxics Clean-up comments, please contact Valerie Bound at (509) 454-7886. QZNINK#�- 11i'd Pro - ject with Potential to Discharge Off -Site The NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SERA does not disclose all proposed activities. DOC - INDEX 051 The permit requires that Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. 111111111 111� I I � I � 1 1:11 WNIIIIIII llimal ITeosue at: 111tpm �tsgl�t SCUI V I WUM17 Up ISU au [IM17. r 1 9,1111 an application or contact Ray Latham at the Department of Ecology, (509) 575-2807, with questions about this permit. Gwen Clear Exviroxo%ext,zl Review C**riix9t*r Central Regional Office (509) 575-2012 M. 91 052 92 COMMUNITY DEVELOPMENT' DEPARTMENT Code Administration Division 129,,Vorth Second Street, 2nd Floor Yakima, [Vashington 98901 Phone (.509) 575-6126 1,'ax (509) 576-6576 codes(it"Takintawit.gov TO: Jeff Peters, Supervising Planner FROM: Royale Schneider, Code Inspection Office Supervisor RE: Addressing for PLP#002-13 for Apple Tree No. 4 Lot 1: 9301 Apple Tree Pkwy Lot 16: 9705 Apple Tree Pkwy Lot 2: 9303 Apple Tree Pkwy Lot 17: 9706 Apple Tree Pkwy Lot 3: 9305 Apple Tree Pkwy Lot 18: 9704 Apple Tree Pkwy Lot 4: 9307 Apple Tree Pkwy Lot 19 9702 Apple Tree Pkwy Lot 5: 9309 Apple Tree Pkwy Lot 20: 9604 Apple Tree Pkwy Lot 6: 9401 Apple Tree Pkwy Lot 21: 9602 Apple Tree Pkwy Lot 7: 9403 Apple Tree Pkwy Lot 22: 9504 Apple Tree Pkwy Lot 8: 9501 Apple Tree Pkwy Lot 23 9502 Apple Tree Pkwy Lot 9: 9503 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy Lot 10: 9601 Apple Tree Pkwy Lot 25: 9402 Apple Tree Pkwy Lot H: 9603 Apple Tree Pkwy Lot 26: 9400 Apple Tree Pkwy Lot 12: 9605 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 13: 9607 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 14: 9701 Apple Tree Pkwy Lot 29 9304 Apple Tree Pkwy Lot 15: 9703 Apple Tree Pkwy Lot 30 9302 Apple Tree Pkwy 053 YAKIMA REGIONAL CLEAN AIR Jglloosb%, AGENCY 0=11105irim, 329 North first Street, Jakhna W'A 98901 Phone: (509) 834-2050 Tax: (509) 8.34-2060 Website: http://lt,)v)v.j�ctkiiiiricleaiiiiii-.oi-g *941E, Z�lkj Steve Osguthorpe, Director of Community Development & Planning Division Manager 6 City of Yakima t4zt" olif 129 North Second Street, 2nd Floor Yakima, WA 98901 Y.077K jul. ior provfd7n-g--=- 11717ean Air Agenc—y7r.=-A-) tne opportunity to review and comment on PLP #00 •-1'1, and SEPA#024-13 proposal to subdivide approximately 24.83 acres into 30 single family lots and 3 tracts, located in the vicinity of Alitanum Road and S. 86 1h Avenue in Yakima, WA rot 1•11 1111 . . 9 1. The proponent/developer must address the air emission impact, in particular PM2.5 Prior to any SEPA approval. Air emission from such a large development, if using solid fuel devices fireplaces, woodstoves) during the winter season at one time, may violate the National Ambient Air Quality Standards (NAAQS) for the 24 hours average; 2. Contractors doing excavation, clearing, construction, landscaping or demolition work must file a Dust Control Plan with YRCAA and get approval, prior to the start of any work; and 3. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. Thank you for the opportunity to connect with the county's continued support in protecting the air quality in Yakima County. Best regards, ......... 7. 71 Hasan M. T t., Ph.D. Engineering and Planning Division Supervisor N � �9- �11 = DOC, INDEX 054 94 AHTANUM IRRIGATION DISTRICT 10705 Gilbert Rd Ste B, Yakima, Washington 98903-9203 Phone (509) 249-0226 Fax (5 09) 249-0233 March 18, 2014 '�EF ' CENEED AIAR 19 2014 CYTY OF y ALA1rN1t4y61N41A City of Yakima, Dept. of Community & Economic Development Div Atttion: Steve Osguthorpe, Planning Division Manager gn 129 North 2nd Street, 2.d Floor Yakima,Washing-ton 98901 Subject: Apple Tree Development Phase 4 PLP #002-13, TCO#009-13, and SEP #024-13 Parcel No's: 18l2o6-23025 and 1812o6-23013 ff�. M. M req*z)fixg-,I ?- N+tiae if Ay�lic,2tiw-ki2-tet UZrC-kA7,,9 1,A-VLVC—V e-reff via email pertaining to the Apple Tree Development Phase 4 as referenced above. Two of the four parcels listed on this application fall within the boundaries of the Ahtanum Irrigation District. � No District water rights will be affected by this application. Our records indicate the above parcels have no water right as established in the Conditional Final Order (CFO) dated April 15, 20og and Draft Schedule of Rights dated January 20, 2014 in State of Washington, Dept. of Ecology v. Acquavella. H wever for irrigation district aDDroval DurDoses our Board needs to review and sign TV] li��l��l�l� I III HM= AHTANUM IRRIGATION DISTRICT George D. Marshall Stream Patrolman Cc: Apple Tree Resort & Apple Tree Construction, LLC/Attention: Duane Rogers Louman Associates, Inc./Attention: Michael R. Heit 000, INDEX 055 10705 Gilbert Rd Ste B, Yakima, WA 98903 (Wiley City) UMTRIUM 111 111 ii,iiiii�i, Date Da of Week Time Place January 21, 2014 Tuesday 7:00 P.m. Wiley Office February 18, 2014 Tuesday 7:00 P.m. Wiley Office March 18, 2014 Tuesday 7:00 P.m. Wiley Office April 22, 2014 Tuesday 7:00 P.m. Wiley Office May 20, 2014 Tuesday 7:00 P.m. Wiley Office June 17, 2014 Tuesday 7:00 P.m. Wiley Office July 22, 2014 Tuesday 7:00 P.m. Wiley Office August 19, 2014 Tuesday 7:00 P.m. Wiley Office September 16, 2014 Tuesday 7:00 P.m. Wiley Office October 21, 2014 Tuesday 7:00 P.m. Wiley Office November 18, 2014 Tuesday 7:00 P.m. Wiley Office December 16, 2014 Tuesday 7:00 P.m. Wiley Office *Meetings are held on the 3rd Tuesday of every month unless otherwise designated. Doc. INDEX 056 96 YAK IMA-TIETONIR"GATIONDISS MCT no March 17, 2014 OFFICE, TIETON HEADQUARTERS FAX 470 CAMP 4 ROAD COWICHE YAKIMA, WA 98908 (509)678-5730 RECEIVEL) A40 1 8 2014 CITY OF YAX/41 PLAjVtjjkd oil/ A Parcels 17120113013,17120114012,18120623025 are within the District boundary and have a total of 19.42 shares of Yakima-Tieton Irrigation; they will need to show "Irrigation Approval" on the face of the short plat. They will need to follow our Resolution 97-5. They also have irrigation easements that will need to show on the face of the short plat. YAKIMA TIETON IRRIGATION DISTRICT Jenna Leaverton Engineering Technician N DOCo. INDEX 057 97 FAKW To: Jeff Peters Supervising Planner From: Randy Meloy Surface Water Engineer Subject: PLP #002-13 Apple Tree Phase 4 Um As this project involves clearing or grading one acre or more, a Stormwater Site Plan shall be required from the applicant. The main components of a Stormwater Site Plan are: • Drainage plan(s) and calculations • Stormwater maintenance agreement and plan • Proof that the maintenance agreement was recorded in the Yakima County Auditor's Office • Stormwater Pollution Prevention Plan (S PPP) or Erosivity Waiver (Erosivity Waiver Certificate Statement required) The applicant is advised to read Chapter 7.83 of the Yakima Municipal Code to obtain all appropriate information concerning the Stormwater Site Plan and Chapter 7.82 for infori-nation concerning the Stormwater Pollution Prevention Plan. Grading and/or building pe its shall not be issued without an approved Stormwater Site Plan. Complete stormwater design plans, specifications and runoff/storage calculations supporting the ston-nwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. Th- - - eted by a licensed Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. DOC. INDEX 058 Re: SEPA#024-13 Apple Tree Development, Phase 4, S 86 th Ave Per Appendix B of the 2012 International Fire Code (IFC), for an available fire flow of 1000 gpm, single family residences shall be maximum 3600 square feet, unless an approved fire sprinkler system is installed. The installation of an approved fire sprinkler system will allow maximum square footage to be increased to 6200 square feet. This applies until an increased fire flow is accomplished. An approved fire apparatus road will be required to be installed that will connect the proposed "temporary turnaround" to Ridgeway Rd, in effect, eliminating a dead end condition. This section of road will be minimally required to be of an approved BST surface capable of supporting fire apparatus vehicles; 20 feet wide; and any gates that will be installed are required to be a minimum of 20 feet wide, and provided with a "key box" for fire department access. Additionally, a plan will need to be in place that will ensure that the road is kept clear of snow and debris. Fire hydrants and approved fire apparatus access roads will be required to be installed prior to the issuance of building permits. INDEX Ow - 059 99 Peters, Jeff From: Eric at Nob Hill <eric@nobhillwater.org> Sent: Monday, March 10, 2014 12:43 PM To: Peters, Jeff Subject: Apple Tree Ewl Good afternoon. I just wanted to send you my comments for the Apple Tree phase 2 project. I believe this was the old phase 4 development? Nob Hill Water currently is able to serve domestic water to this development. Please be aware that Nob Hill Water can only supply 1000 gpm for fire protection use. I plan to be at the DST on the 18th. Do you expect Apple Tree to be represented at the DST? DOC - INDEX 060 100 City of Yakima Development Services Team Request For Comments 201 A To: Cit of Yakima Development Services Team From: Jeff Peters, Su ervisin Planner Subject: Formal DST & Request for Comments A licant:- A le Tree Construction File Number: PLP #002-13, and SEPA #024-13 Location: Vicinity of Occidental Rd. & S. 86th Ave, Yakima WA. Parcel Number's): 17120113013, 17120114012, 18120623025, & 18120623013 DST MEETING DATE: 3/19/2014 Pro osal Thirty lot subdivision together with environmental review and traffic concurrency documents. This application is comprised of two related land use applications. The first is a proposal to subdivide approximately 24.83 acres of R-1 Single -Family Residential zoned property into a total of 30 single-family residential lots; and the final application involves the review of the environmental impacts of the proposed subdivision. Please review the attached site plan and prepare any written comments you might have regarding this proposal. This project will come up for discussion at the weekly DST meeting to be held March 18, 2014, at 2:30 p.. As always, should you have comments, but find you are unable to attend, please submit your comments prior to the meeting. My email address is jeff.peters@yakimawa.gov and the Planning Department's fax number is (509) 575-6105. Should you have any questions, or require additional information, please call me at (509) 576-6163. Comments: Contact Person Department/Agency 061 w Apple Tree Construction LLC "Apple Tree Development Phase 4" i l" SEPA#024-13 062 . ....................................... 1111111 ....... . ....................... .......................... ENVIRONMENTAL CHECKLIST STATE ENVIILII i RONMENTAL POLICY ACT (SEPA) (AS TAKEN FROM WAC 197-11-960) YAKIMA MUNICIPAL CODE CHAPTER 6.88 The State Environmental Policy Act (SEPA), RCW Ch. 43.91C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An envirom ental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide inforination to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is require This environmMM MeMi;t asks you to descrige some Mic MMoMal!on agomuot YoMr 7ropmomsmal! r1omovernmental agencies use this checklist to determine whether the environinental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or Rive the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the I questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonabl related to determining if there tuay be si ni icant adverse impact. Kim DEG U '"ll 311,11 ................ _ C , o , mplete this checklist for non -project proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For non-proiect actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposa , proposer," and affected geographic area," respectively. W." ma" " lifing a legs 1. Name Of Proposed Pr o j ect (If Applicable)� Preliminary Plat of "Apple Tree No. 4" 2. Applicant's Name & Phone: Apple Tree Resort (509) 966-3905 3. Applicant's Address: 2550 Borton Road, Yakima, WA 98903 FEB 0 4 2014 -3406 4. Contact Person & Phone: Duane Rogers (509) 930 WY OF YAKWA PLANNING DIV. 5. Agency Requesting Checklist: City of Yakima 6. Date The Checklist Was Prepared: October 1, 2013 7. Proposed Timing Or Schedule (Including Phasing, If Applicable): The plat will be developed in one p will proceed with the design of infrastructure improvements during the winter of 2014 and anticipate construction starting in March, 2014 _8& you have any plans for future additions, expansion, or further activity related to or connected with is proposal? If yes, explain: Yes. The Tracts i.... C located to the east end of the plat may be developed into single family lots in the future. ..... . . . . . . . 063 9. List any environmental inforwation you know about that has been preparet., or will be prepared, directly related to this proposal: None are known to exist. .......... 10. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain: Yes, the Apple Tree Resort property is also submitting a Planned Development Application covering the entire resort area. This plat may be adjusted or modified to the Design Elements and Standards that will be approved as part of the Planned Development Application. Apple Tree Resort Development was originally developed and approved by Yakima County as a Planned Development consisting of mixed uses and specific Design Elements and Standards. The county approved Design Elements & Standards may deviate from current City of Yakima standards with respect to private gated roads, rolled mountable curb & gutter, sidewalk on one side of the roadway, and ornamental street lighting. 11. List any government approvals or permits that will be needed for your proposal, if known: City of Yakima - Preliminary Plat Approval. City of Yakima - SEPA Determination. City of Yakima - Stormwater Approval. City of Yakima - Building Permit Approval. City of Yakima - Road approach permits. City of Yakima - Plan review and approval, and construction approval for municipal facilities constructed by private parties 12. Give a brief, but complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.): This proposed plat will subdivide approximately 24.83 acres into 30 single family lots and 3 tracts. Lot sizes will range from approximately 8,100 sf. to 16,256 sf. The proposed internal street will be a public road as part of initial plat review. The roadway however, is intended be private and gated in accordance with design standards set forth in the Master Plan and Developer's Agreement once they are accepted. 13. Location of the proposal. Give sufficient information for a person to understand the precise location of your pro- posed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist.: Preliminary Plat of "Apple tree No. 4" is located 425 ft. north of the intersection of Alitanum Road and S. 86th Avenue, and extends west off of S. 960'Avenue. A portion of the NW Quarter of Section 6,Tow nship 12 North, Range 18 E.,W.M. and a portion of the North Half of Section 1, Township 12 North, Range 17 E.,W.M. RECEIVED FEB 0 4 2014 GIIY UI- YAKIMA PLANNING OIV DOC. INDEIX 064 104 B. ENVIRONMENTAL ELEMENTS o be completed y the applicant) Space Reserved for enc Co 'menta' 1. Earth a. General description of the site (✓ one): flat❑rolling hilly steep slopes mountainous other b. What is the steepest slope on the site (approximate percent slope)? Approximately 12.0 percent located on the south side of the roadway in Tract B. c.- What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. National Resources Conservation Service Soil Mapping was consulted regarding the FE& 0 onsite soils at the plant site. The USDA Soil Conservation Service (SCS) indicated the 4 primary soil for the site is a Harwood Loam which is a CL -CG or A-6 soil type. The remainder of the site is a mixture of Esquatzel Silt Loam, which is a ML or A-4 soil type, Gorst Loam, which is a CL or A-6 soil type, and Kittitas Silt Loam, which is a ML or A-4 soil type. The Harwood Loam and Kittitas Silt Loam are considered prime farmland. The Gorst Loam and Esquatzel Silt Loam are considered prime farmland if irrigated. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no known indications of unstable soils on site or in the immediate vicinity, -_111-111-111 ........ d. Describe the purpose, type, and approximate quantities of any tilling or grading proposed. Indicate source of fill. The project consists of usual and normal embankment construction for new streets and building lots. As it applies to the entire project area, there is significant grading proposed for street construction and lot development expected. No fill is proposed and no net increase or decrease in quantity of material is anticipated. Earthwork quantities will be determined during the design phase of the development. Source of fill will be from on- site excavations or from approved/permitted borrow site. e. Could erosion occur as a result of clearing, construction, or use'? If so, generally describe. It is possible that erosion could occur during the construction phase of the development. Long-term erosion of each individual residential lot is unlikely after home construction because of landscaping. f. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 35 percent of the site will be covered with impervious surfacing. The lot coverage maximum in the R-1 zone is 45 percent. g. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During the site development and construction activities, the contractor will be required to utilize appropriate erosion control Best Management Practices, and regulatory erosion control stormwater management plans will be implemented. Silt fencing and dust control measures will be implemented. Storm drainage improvements will be constructed to INDEX comply with City of Yakima standards. The site will be permanently stabilized post- j i construction by sodding and landscaping. 065 B. ENVIRONMENT ALELEMEI-*fS (ro be completed by the applicant) Space Rese;M' for AgenSI Comments 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Typical emissions of dust and automobile odors will be generated during construction. Dust control procedures will be in place during construction to limit the dust to the maximum extent practicable. Construction activity will be limited to area immediately RECEIVED adjacent to the construction area. Dust is not expected after construction as the site will be fully landscaped and irrigated, or will be covered with asphalt concrete pavement. After project completion, there will be no adverse effects on the air, the emissions will be from FEB 0 4 2014 automobiles belonging to local residents. Minimal emissions from residential space heating devices may occur after project completion. Approximate quantities are not CITY OF YAKIMA known. PLANNING DIV. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None are known to exist. .............. c. Proposed measures to reduce or control emissions or other impacts to air, if any: The contractor shall comply with Yakima County Clean Air Authority regulatory requirements. The contractor may be required to use dust control measures such as watering of the construction area to eliminate wind-borne erosion if a problem arises. The contractor will also be required to clean mud and dust from public roadways as necessary. In addition, construction equipment will be well maintained to prevent excessive exhaust emissions. 3. Water . ........... a. Surface - L Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no existing surface bodies of water or stream on the site. There are existing irrigation/decoration ponds immediately north of the property on the golf course. There is also spring creek approximately 200 ft plus to the south of the property. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. There will be no work over or in any of the bodies of water. The new private roadway construction will occur within approximately 150' south of the closest irrigation pond and lot grading activity will be within 80 ft. of the south edge of the pond. . . ....................... 3, Estimate the amount of fill and dredge material that would be placed in or re moved from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed or removed from any surface water or wetlands. DOC. INDEX .... . . ....... # C--'-- L2zJ 066 B. ENVIRONMENTAL ELE EIN fS (o be completed by the applicant) $page Reser tl for A eitc 'Camments 4,a Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The new development will not require any surface water withdrawals or diversions. 5. Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. According to FEMA panel number 1036, FIRM map number 53077C1036D, the site FED does not lie within the 100 -year floodplain. 4 2014 ......— C17Y OF 6 Does the proposal involve any dischares of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. YANNA IV The proposal will not discharge any waste material to surface waters. b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. The proposal will not withdraw or discharge to ground water. Domestic water supply' is proposed from the Nab Hill Water Company which has deep source water wells. 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be ' served (if applicable), or the number of animals or humans the system(s) are expected to serve. Waste materials will not be discharged from any source into the ground. The project will be connected to City of Yakima public sanitary sewer .......................... ... c. Water Runoff (including storwater): ........ I Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The sources of water runoff will be primarily from rainfall and snowmelt. The runoff is proposed to be collected and managed on-site via surface retention and infiltration facilities or underground infiltration facilities. Stormwater treatment and disposal facilities will be designed and sized in accordance with the Eastern Washington Storm Water Manual and City of Yakima standards. This project will not result in the discharge of storm water into a surface water body. 1 Could waste materials enter ground or surface waters? If so, generally describe. ' No waste materials are anticipated to enter ground or surface waters. 3. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Storm water runoff from the road will be retained, treated, and disposed of on-site via surface retention and infiltration facilities, or underground infiltration facilities. Stormwater from homes will be directed onto landscaped areas on each residential lot. Accepted BMP engineering INDEX practices for stormwater drainage systems will be implemented to collect the impacts. �,r- ` "- and manage surface and runoff water 067 B. ENVIRONMENTAL ELEMF,!Nt S (To be completed by the applicant) M Space Reseeifor Azsnu Comments 4. Plants: a. Check (v,) types of vegetation found on the site: Deciduous Trec- ❑Alder -:1 —Maple Aspen. ....... Other [. [I --------------------- Fir I A�Cedar�❑�POtherine Evergreen Green: ............ ❑Shrubs Grass ❑Pasture Crop Or Grain Other— Wet Soil Plants: El Cattail ElButtercup 0 Bullrush E]Skunk Cabbage El Other Water Plants: Milfoil El Eelgrass Water Lily Other E '?eCe'VZ1D Other Types Of Vegetation: . ............................... --- - ---------------- . ........... - ------ b. What kind and amount of vegetation will be removed or altered? The site will be cleared of existing grasses and trees where necessary for the 2014 QTY construction of street, utility improvements, and home construction for each OF AL .4 A 04 phase. DIV c. List threatened or endangered species known to be on or near the site. There are no listed endangered or threatened plants on the project site or within the general project vicinity. ................. .... d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The completed residential homesites will be landscaped with typical residential lawns, trees, flowers, and shrubs. 5. Animals: a. Check any birds and animals which have been observed on or near the site or are known to be on or near the site: 0­— Birds: —E[] Heron Hawk Eagle Songbirds Other ] Other ------------- Fish: 0--B-ass ............. ......................... (� Sal ................ Trout— H-e� �ing�Sheilfish —OOther . . .. . ............... b. List any threatened or endangered species known to be on or near the site. There are no known endangered or threatened species on or near the project site. .............. c. Is the site part of a migration route? If so, explain. The site has not been observed to be part of a migration route. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources ........ .... . ...... . ....... . ........................... - . . . . . ....... a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. It is anticipated that electricity and/or natural gas will be the primary sources of cooling DOC. and heating the residences. Electricity will also be used for normal residential demands of INDEX lighting, etc. Solar energy may be used for space heating, cooling, lighting, and power. During construction: equipment fuel. 068 B. ENVIRONMENTAL ELEMENS , (To be completed by the applicant) SpaceReserWW for .......... ARCUSEComments b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. The project will not affect the potential use of solar energy by adjacent properties. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: RECEIVEc New construction will be built to Washington State Energy Codes and as required by the International Building Code. FEB 0 4 20V 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, CITY OF YAKIMA risk of fire and explosion, spill, or hazardous waste that could occur as a result of this PLANNING DIV. proposal? If so, describe. There are no known environmental health hazards that could occur as a result of proposal. A fuel spill may occur as a result of construction activities. 1. Describe special emergency services that might be required, There are no known emergency services that would be needed as a result of this new building. Emergency medical aid may be required should an injury occur during construction. 2. Proposed measures to reduce or control environmental health hazards, if any: There are no known environmental health hazards associated with this proposal, therefore there are no proposed measures. ............... b. Noise 1. What types of noise exist in the area, which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from adjacent public streets. 2. What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise consists of construction activities associated with commercial construction. Construction noise can be expected from approximately 7:00 a.m. to 7:00 p.m. Long-term noise is expected from the typical residential maintenance equipment, i.e. lawn mowers, leaf blowers, power trimmers, snow blowers, etc. during daylight hours. 3. Proposed measures to reduce or control noise impacts, if any: No adverse noise impacts are anticipated; however, we propose to restrict construction to 7:00 a.m. to 7:00 p.m.. In addition, we will comply with the City of Yakima and Yakima County Noise Ordinance, as it applies to this project. DOC. INDEX 069 B. ENVIRONMENTAL EL Eli fS completed by the applicant) Space Rese r AZeng,,Commeftts . Land and Shoreline Use a. What is the current use of the site and adjacent properties? The project area consists primarily of unused open land within the existing golf course facility. Adjacent properties include moderate density and high density residential lots as well as some orchard land. .............m RECEIVED b. Has the site been used for agriculture? If so, describe. Yes the site has been used as an apple orchard. FEB 0 4 201 c. Describe any structures on the site. CITY OF YAKIMA PLANNINGI There are currently no structures on the site. d. d. .......... _ _... Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? R-1, Single Family Residential. f. _... ............ What is the current comprehensive plan designation of the site? Low -Density Residential. g. ... .....mm... If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as a "environmentally sensitive" area? If so specify. No part of the site has been classified as an "environmentally sensitive" area. i� Approximately how many people would reside or work in the completed project? Approximately 81 people (2.7 people per home). jr Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any. Not applicable. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and pians, if any: The current zoning for this property (R-1) determined that the property is suitable for uses permitted in the Single Family zoning district. The Yakima Urban Area Comprehensive DOCs Plan 2025 (Final Adapted Version December 2006) designates this property as Low Density Residential. Coordination meetings with City of Yakima Planning and Public INDEX Works representatives. - 070 B. ENVIRONMENTAL ELEMEiN 1S o be completed by the applicant) nrrrrrrrrnrrwrt�r Space Reset , 3 for Agedel Comments 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Approximately 30, middle income, single -family housing units will be created. �...... b. _..._... .. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. RECEIVED None. _ . i c. ..._ Proposed measures to reduce or control housing impacts, if any: CITY OF YAKfMA Not applicable. PLANNING DIV. 10. Aesthetics a. .............. _ What is the tallest height of any proposed structures, not including antennas; what are the principal exterior building materials proposed? Maximum building height of 35 feet per zoning ordinance. Principal exterior building material will be wood and masonry. b. What views in the immediate vicinity would be altered or obstructed? None known. c. Proposed measures to reduce or control aesthetic impacts, if any: Apple Tree No. 4 is a gated community and part of the master-planned Apple Tree Resort. The homes will reflect the style and quality of the Apple Tree Resort. Restrictive covenants will require fences and landscaping to be in harmony with the community and neighboring properties. Compliance with zoning and building code regulations regarding building height, lot coverage and setbacks will also be in effect. 11. _... _.. ........ Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Typical and normal residential night lighting from dusk until dawn. Interior street lights will be full cut-off style directing the light down onto the pavement. b. ............................... Could light or glare from the finished project be a safety hazard or interfere with views? The light or glare is not expected to pose any safety hazards or interfere with any views. c....... What existing off-site sources of light or glare may affect your proposal? None. d. ....... _... .... Proposed measures to reduce or control light and glare impacts, if any: Proposed street lighting, security lighting, and possible accent lighting will be directed toward the interior of the development. Encourage the use of lowest necessary wattages and to direct lights inward and outward. INDEX - 071 R. ENVIRONMENTAL ELEM&N,&S (To be completed by the applicant) Space ReM for AgenSI Comments 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Apple Tree Golf Course is located immediately adjacent to the property. A community pool, cabana, and tot lot are located in the adjacent Apple Tree Subdivision. b. Would the —proposed —project displace any existing recreational uses? If so, describe. RECEIVED No. . ................ FEB 0 4 2014 c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: CITY OF YAKIMA PLANNING DIV. None required. 13. .... . ..... Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. There are no known objects on or near the site that would require historic or cultural preservation. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural important known to be on or next to the site. There are no known landmarks or evidence of historic, archaeological, scientific, or other cultural significance located on or near the site. c. Proposed measures to reduce or control impacts, if any: There are no known impacts, therefore no measures are proposed. If, during construction, artifacts are found, then work within the area will cease and the proper authority will be notified. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. South 86"' Avenue abuts Apple Tree No. 4 on the cast and is just north of Alitanum Road. The development will access south 86h avenue. Apple Tree No. 4 will not access Ahtanum Road. Additional road entrances would be provided to Alitanum if future phases were added. See attached preliminary plat drawing. b. Is site currently serviced by public transit? If not, what is the approximate distance to the nearest transit stop? No. The nearest bus stop is located at Nob Hill and South 72nd Avenue, approximately 2 miles to the east. DOC. c. How many parking spaces would the completed project have? How many would the project eliminate? INDEX At Each homesite will have a minimum of 2 off-street parking spaces. There will be on- street parallel parking along the roadway within the development. No parking spaces will be eliminated. 072 B. ENVIRONMENTAL EA S (To be completed by the applicant) Space ese for A enc Comments d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. New streets will be extended throughout the site to provide access to each of the proposed lots. See attached preliminary plat drawing. ....... ............ ...- "' e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. FEB 0 4 2014' No, f. How many vehicular trips per day would be generated by the completed project. If _PLANNING DIV. known, indicate when peak volumes would occur. Based upon the Ninth Edition (2012) of the Institute of Transportation Engineers (ITE) Trip Generation Manual, a single family residential project (Land Use 210) is anticipated to generate approximately 9.57 vehicle trips per weekday per residence. That equates to approximately 287 vehicle trips per day for (50% entering and 50% exiting). The estimated volume during the A.M. peak hour (7:00 a.. to 9:00 a.m.) of adjacent street traffic (Ahtanum Road and Occidental Road) is 0.74 trips per residence or 22 trips at full build -out of all phases (25% entering, 75% exiting). The estimated volume during the P.M. peak hour (4:00 p.m. to 6:00 p.m.) of adjacent street traffic is 1.01 trips per residence or 30 trips at full build -out of all phases (63% entering, 37% exiting). g. Proposed measures to reduce or control transportation impacts, if any: No measures are planned. Primary access to will be provided via one gated entrance from South 86h Avenue. 1. ....... — Public Services a. ............................ Would the project result in an increased need for public services (for example: fire' protection, police protection, health care, schools, other)? If so, generally describe: The project will have probable incremental increased demand for fire and police protection, public safety services and schools could be anticipated, relative to the potential'' population increase. b. Proposed measures to reduce or control direct impacts on public services, if any. Tax revenues will contribute to public services. 16. . .......................®. Utilities a. circle utilities currently available at the site: electricity, natural gas, watcr, refuse service tele hone sanitary sewer, cable TV' septic system, other. INDEX 073 b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate' vicinity, which might be needed. Domestic Water: Nob Hill Water Association Sanitary Sewer: City of Yakima Refuse: City of Yakima or private company Power: Pacific Power Telephone: Qwest or Charter Irrigation: Yakima-Tieton Natural Gas: Cascade Natural Gas Company The above answers are true and complete to the best of my knowledge. I understand that the lead agency is on them to make its decision. .......... Pr y Owner or Agent Signature Date Submitted DOC. MDEX t. 074 Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal or the types of activities that would likely result from the proposal and how it would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? The proposal will not increase discharges to water, air, release toxic or hazardous substances, or increase noise pollution. Proposed measures to avoid or reduce such increases are: This question is not applicable. --- — --------- 2. How would the proposal be likely to affect plants, animals, fish, or marine life? The proposal will not create any adverse impacts on plants, animals, fish or marine life. Proposed measures to protect or conserve plants, animals, fish, or marine life are - This question is not applicable. .......... 3. How would the proposal be likely to deplete energy or natural resources? The proposal will not deplete energy or natural resources other than through normal building operations of residential homesites. Proposed measures to protect or conserve energy and natural resources are: Energy efficient measures will be installed wherever practicable; for instance, water efficient fixtures will be used. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? The proposal will not affect any sensitive areas or areas designated for governmental protection. Proposed measures to protect such resources or to avoid or reduce impacts are: This question is not applicable. 5. How would the proposal be likely to affect land and shoreline use, including whether would allow or encourage land or shoreline uses incompatible with existing plans? The proposal will not affect land or shoreline use. Proposed measures to avoid or reduce shoreline and land use impacts are: Thi- question s not 'FF or public 6. How would the proposal be likely to increase services and utilities? The proposal will have a slight increase of daily t 14'..- ' iMIMIII 114 DOC. INDM( 075 the increase can be accommodated by the existing surface streets which were constructed to accommodate heavy traffic from surrounding land uses. Proposed measures to reduce or respond to such demand(s) are: No negative impacts are anticipated. 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. The proposal is not known to conflict with local, state, or federal laws protecting the environment. INDEX tt _1 076 ow j . • i • i;. ' . � i 10-14-11163 i 077 117 *11* H LA WHi lbregtse, Louman Associates, lrtC. * TRANSMITTAL MEMO * Phone: 509-966-7000 / FAX: 509-965-3800 Civil Engineering+Land Surveying+Planning 801 N. 39th Avenue, Yakima, WA 98902 Date: October 18, 2013 Project No.: 13089S To: City of Yakima From: Michael R. Heit Re: Land Use Application - Preliminary Long Plat We are sending you attached the following items: 1 Original — Apple Tree Phase 4 Preliminary Plat Land Use Application with (6) 11x17 Preliminary Plats and (2) 24x36 Preliminary Plats. 1 Original — Apple Tree Phase 4 Preliminary Plat Transportation Capacity Analysis with (1) 11x17 Preliminary Plat. 1 Original — Apple Tree Phase 3B Preliminary Plat Land Use Application with (6) 11x17 Preliminary Plats and (2) 24x36 Preliminary Plats. 1 Original — Apple Tree Phase 3B Preliminary Plat Transportation Capacity Analysis with (1) 11 x17 Preliminary Plat. Comments: Please feel free to contact me if you have any questions. Sincerely, Mike Heit, P.E. Copy to: Signed: G:\PROJECTS\2013\13089S\2013-10-18 Apple Tree to City of Yakima Transmittal.docx DOC. INDEX 078 118 +t+ H LA WHuibregtse, Lou manAsociateslnc. Civil Engineering + Land Surveying � Planning 1� �' • �#-* * � We are sending you attached the following items: Revised — Apple Tree Phase 4 Preliminary Plat Land Use Application with (6) 11 x1 7 Revised Preliminary Plats and (2) 2436 Revised Preliminary Plats. Comments: Im Here are revised application and preliminary plats for Apple Tree Phase 4. Please procede with A,rocessing the plat. Please feel free to contact me if you have any questions. RECEIVED Sincerely, Mike Heit, P.E. FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. Copy toSigned: G:\PROJECTS\2013\13089S\2014-02-03 Apple Tree to City of Yakima Transmittal.docx DOC. INDEX, 079 119 LAND USE APPLICATION CITY OF YAKIMA, DEPARTMENTCOMMUNITY E L N 129 NORTH STREET, 2ND FLOOR, YAKIMA, WA 98902 VOICE: (5 09) 575-61 : () 575-6105 INSTRUCTIONS- PLEASE READ FIRST Please tZE or Eclat luttr wars clearl Answer all questions completely. If you have any questions about this form or the application process, please ask a Planner. Remember to bring all necessary attachments and the required Fling fee when the application is submitted. The Planning Division cannot accept an application unless it is complete and the Cling fee paid. Filing fees are not refundable. This application consists of four parts. PART I - GENERAL INFORMATION AND PART IV - CERTIFICATION are on this page. PART II and III contain additional information,smific to zour Erocosal and MUST be_attached to this LiLe_to E2m. late the a lication GENERALINFORMATION 1. Applicant's Name, Address, :Name Apple Tree Resort And Phone Number ,_. ..n....... _... ............... ......... _. .._ _.. _ _.. _... . ...... .. Street 2550 Borton Road ..._ ........ ® _...._ Rm w. m. .._.. ..m .._ City Yakima ST A Zip 98903 hone (509) 966-390; _...... - r ._... _ _ .. __....._ _ . ..____..._ _._ µ - _ ... ......... ..... ....m ..-..W. ..... .._ . 2, Applicant's Property Interest "'Check Owner Agent Purchaser Other One -. . - Ad ess, And Phone Number ----_ _ n.. - ___....:.._ ._ _____.::__ __. _ .....n.w: elvao (If Other Than Applicant) Street Citv ST zip Phone, ( } .... -x 4, Subject Pro s Assessors Parcel leu arts) 131206-23013 181206 23020 17 t201 14012 171201 I )b", 5. Legal Description of Property. . (if lengthy, please attach it on a separate doc cnt)x See Attached 6. Property's Existing Zoning: S R -I R-2 R-3 B -I -2 H SCC LOC c D GC As M-1 M-2 m d- -mm_ _ P ..m:.v........ Mr 7. Proerh Ad ess: Occidental Road d Sou 61t Avenue, Yakima. WA ___ _- - ___ --- __ __ ......... ---- _------ n............. rF 8. Type Of Application: (Check All That Apply) Administrative Adjustment 0 Environmental Checklist (SEPA) Easement Release T (2) Review El Right -of -Way VacationRezone ❑ Type (3) Review EJ Transportation Concurrency Shoreline Short Plat Non -Conforming Structure/Use Critical Areas Long Plat Type 3 Modification D Variance Admin. Modification 0 Interpretation by Hearing Examiner El Amended Plat Appeal Temporary Use Permit Binding Site Plan Home Occupation 0 Comp Plan Amendment Planned el ent Short Plat ExemptionOther: PART I - SUPPLEMENTAL APPLICATION & PART III - RE!2UIRED ATTACHMENTS 9v SEE ATTACHED SHEETS PART tV - CERTIFICATION 10. I certify that the information on, this application and the required attachments are true and correct to the best of my knowledge. ......... ROPE ,TY 01 IN RS SIGN DATE ® ....... #' S� ti x... x: a...... ...... .. _... v .....: ....� FOR2 AO�ai1NIS RrAAT E USE ONLY eves 02-11 Motes: __ _...m.. _ ...... _.. FILE . ------------- _-__ut __.._..._. w - DATE EEP_ _FCEVED BY A nRes _ ........-..... _m...... ....... m. ........ _ .... ....... ... �.... ........ INDEX .�- 080 11 120 Supplemental Application For: il RECEIV P"LIMINARY LONG PLAT CITY OF YAKIMA, SUBDIVISION ORDINANCE, TITLE 14 FEB 0 4 1 CITY OF YAK MAN, A I I PROPERTY OWNERS (attach if long): List all parties and financial institutions having an interest in the property Apple Tree Resort 2550 Borton Road Yakima, WA 98903 2. SURVEYOR AN-D/OR CONTACT PERSON WITH THEIR CONTACT INFORMATIOA. Apple Tree Resort / Duane Rogers, (509) 930-3406 Huibregtse, Louman Associates, Inc / Michael R. Heit, P.E., 801 North 39' Avenue, Yakima, WA 98902 (509) 966-7000 3. NAME OF SUBrN: Preliminary Plat of "Apple Tree No. 4" 5. SITE FEATURES-. A. General Descriptiow [I Flat E Gentle Slopes E Steepened Slopes - Gentle slopes to some short steep slopes _j, B, Describe any indication of hazards associated with unstable soils in the area, i,e. slides or slipping' N/A C, Is the property in a I 00 -Year Floodplain or other critical area as mapped by any local, state, or national maps or as defined b� the Was;1imotbit State Growth Minnuientent Act or the Yakima Municipal Code? NO . .... . ........ 6, UTILITY AND SERVICES: (Check all that are available) T I p VIM. rj;11 waiar 7. OTHER INFORMATION: A. Distance to Closest Fire Hydrant: 400 ft. B, Distance to Nearest School (and name of school):. 15 mile, West Valley High School and West Valley Freshman Campus C. Distance to Nearest Park (and name of park): .20 miles, City of Yakima Owned Park, South 80d, Avenue D. Method of Handling Stormwater Drainage: On Site Underground Infiltration Trench E. Type of Potential Uses� (check all that apply) 0 Single -Family Dwellings [:) Two -Family Dwellings El Multi -Family Dwellings F1 Commercial E] Industrial "ACHMENTS 10. ENVIRONMENTAL CHECK -LIST (required)� I hereby authorize the submittal of the preliminary plat application to the City of Yakima for review,I understand that conditions of approval such as dedication of right-of-way, easements, restrictions on the type of buildings that may be constructed, and access restrictions from public roads may be imposed as a part of preliminary plat approval and that failure to meet these conditions may result in denial of the final plat. Note: if you have any questions about this process, please contact us Yakirtia; WA or 509-575-6183 I --?a 6—ate Ji—lanning Division, 129 N2nd St., Revised 02-11 081 121 iIFvI*Tq.-Jf lituel L, . a i � • a ', � �' I1 �' � a s; II 11 •� i1 i . y1, 11 �' ! � ' i � 082 Community Developmepartment Code Administration 129 North Second Street, 2nd Floor Yakima, Washington 98901 Receipt Numoer: CR -13-202097 122 Receipt Date: 1011812013 Cashier: CDELLING PayerlPayee Name: APPLE TREE RESORT DEVELOPMENT C COOLIDGE RD/S 88TH AVE Payment Method CHECK Reference Number 13946 Receipt # Receipt Date Total Paid: $2,910.00 Tendered Amt: $2,910.00 Change Due: $0.00 -- - Tendered Amount $ 2,910.00 Total: $2,910.00 Previous Payment History Amount Paid Application # Parcel SOC. OBJDFJ( #�-Z 083 Original Fee Amount Fee Application # Parcel Fee Description Amount Paid Balance PLP#002-13 17120114013 Preliminary Long Plat $1,060.00 $1,060.00 $0.00 2508 S 86TH AVE PLP#003-13 18133134490 Preliminary Long Plat $820.00 $820.00 $0.00 COOLIDGE RD/S 88TH AVE SEPA#024-13, 17120114013 SEPA Environmental Review $265.00 $265.00 $0.00 2508 S 86TH AVE TCO#009-13 17120114013 Traffic Concurrency Review $250.00 $250.00 $0.00 2508 S 86TH AVE SEPA#025-13 18133134490 SEPA Environmental Review $265.00 $265.00 $0.00 COOLIDGE RDIS 88TH AVE TCO#010-13 18133134490 Traffic Concurrency Review $250.00 $250.00 $0.00 COOLIDGE RD/S 88TH AVE Payment Method CHECK Reference Number 13946 Receipt # Receipt Date Total Paid: $2,910.00 Tendered Amt: $2,910.00 Change Due: $0.00 -- - Tendered Amount $ 2,910.00 Total: $2,910.00 Previous Payment History Amount Paid Application # Parcel SOC. OBJDFJ( #�-Z 083 123 City of Yakima, Washington TRANSPORTATION CAPACITY ANALYSIS The Vaghington State Growth Managenieni (RCW 36.70A.070) requires all new development to be consistent with the existing or planned street system capacities. The City of Yakima adopted Yakima Municipal Code Section 1103 to implement this local requirement. The information you provide with this application will be used to estimate the impact of your development upon the PM Peak Hour traffic on the City of Yakima arterial streets. APPLICATION INFORMATION FEE: $250 (Receipt A'4, I ".4mmm -, rx- Contact Person: Duane Roaers Parcel Number: 181331-34490 Number of Units,- 22 . Describe Describe Housing Type: Single Family Gross Floor Area: Gross Floor Area: (single family, Apartment, condo, N4HP) Special Population: Parking Spaces: Parking Spaces: (Assisted Living, Nursing Home, etc) (Required/Provided) (Required/Provided) Other: Number of Employees Number of Employees (Day Care, Church, etc) Project Description: See Aftached *****PLEASE ATTACH A SITE PLAN***** ............S ........... . ..... . ... ubmit this form, attachments and fee to the City Permit Center, Yakima City Hall, 129 North Second Street, Yakima, Washington, 98901, You will receive a Notice of Decision explaining the Findings of this analysis. Please review the Decision when it is sent to you, as there is a limited time period for Reciuest for Reconsideration or ADDeal. Questions? Contact the City of Yakima Public Works Traffic Division 2301 Fruitvale Boulevard, Yakima, WA 98902 Phone: 5091575-6005 084 Jeffrey Lounran, PI Terry D. Alapereri, PE Stephanie J. Ray, PE HLA Theodore W Pooler, Gene W Soules, PE Jasorl 24h1galls, PF, HuibregUe, Utun aanAsandaK Inc, Michael I Bartle, PH Timothy D. Fries, PLS Dustin L. Posten, PF, Eric I Herzog, PLS Justin L. Bellamy, PE Civil Engineering o Land Surveying -Planning City of Yakima Planning Division RECEIVED 129 North 2nd Street Yakima, WA 98901 OCT 18 2013 Re', Apple Tree No. 3B CITY OF YAKIMA Coolidge Road/South 88th Avenue PLANNING DIV. Yakima, Washington HLA Project No. 13089 - • - Plewle, OTuatea MY • URI HILUIM(Mon • UOO F1Tg_eP,1­o_ad­and • • Avenue, and extends east along Coolidge 'a_•. This proposed •'_ will subdivide approximately 5.9 acres into 22 single family lots. The plat has frontage along Coolidge Road which will provide access to the plat. Coolidge Road will need to be improved as •_ • this project. Nob Hill Water will serve the • with domestic water. City • Yakima sewer will serve the sewerage --•: • water will all •- contained on-site in retention swales. Very truly • Michael R. Heit, PE lkww= .• INDEX G:\PROJECTS\2013\13089S\2013-10-09 Apple Tree Phase 3B Traffic Concurency Letter.doc 801 North 39th Avenue a. Yakima, WA 98902 v (509)966-7000 s. FAX(509)965-3800 a- www,.hlacivil.com 085 125 Apple . •:i . .a. Construction "Apple Tree Development i i.',i Phase 4 P Notice of Decision r; Transportation Concurrency Determination of !!lication Completeness1 from Applicant Requesting Application Hold Status 12/03/2013 SecondLetter Determination 1/ 1n Completeness 03/07/2014 Noticeof Application a!i Environmental Review and YPC 03/17/2014 Public Postcard Notice G -5b: Legal Notice and Press Release Notification G -5c- Parties r Agencies Notified Affidavit Land Use Action Installation Certificate 03/31/2014 Notice 1Determination ( 1 i I I 04/11/2014 G -7a: Parties and Agencies r _ , G -7b: Affidavit of Mailing YPC Packet & Staff Report Distribution List 05/07/2014 iYPC Agenda i Sign -In Sheet 05/14/2014 Notice of Application & Public Hearing 02/17/2017 1 Postcard Notice 11 Release r Distribution 1 Parties and Aizencies Notified _ 1r Affidavit Land Use Action Installation Certificate03/02/2017 YPC Agenda04/12/2017 Notice of Yakima Planning Commission's Recommendation 04/26/2017 (See DOC INDEX#AA-for r - .. Parties -r G -13b: Affidavit of Mailing 126 OFFICE OF THE CITY CLERK 129 North Second Street Yakima, Washington 98901 AMAXAMITINI MIT, r a C r T7J : a ITFTr: T MM I ff I M1 T1 - =6' - 127 It Planning Division NOTICE IS HEREBY GIVEN that the Yakima City Council will conduct a "Closed Record" Public Hearing on Tuesday, June 6, 2017 at 6:30 p.m., or as soon thereafter, in the Council Chambers at City Hall located at 129 North 2nd Street, Yakima, WA to consider the Planning Commission's recommendation on the application submitted by Apple Tree Construction, LLC for a 30 -lot preliminary plat located in the vicinity of Occidental Road and S. 86th Avenue. 19161111*11M M, M -e 4 [CM01II&T.rills 1) Send a letter via regular mail to "Yakima City Council, 129 N. 2nd Street, Yakima, WA 98901 ",-or, 6) Incli,14 subject line, "Apple Tree Phase 4 preliminary plat." Please also include yo name and mailing address. I Sonya Claar Tee, CMC City Clerk SEE SHEET 1 of 2 43i 0 0 X z :j C) lYll 0 -n > Z �, . 0 M: --i Z: :101 oa:�m 4 7: Cl) co -C, M m 7-41 PQ Z!l 0 0 X m co i 4�6 z -ZOE m Orlu� CD z -i (D > 1�mx 0 > 2 CD --q cn Q> 10 861h AVE. DOC. 00C. INDEX 128 . . .... . ... ro 37 -OR 4 > 4 ....... ------- . ............ SEE SHEET 1 of 2 43i 0 0 X z :j C) lYll 0 -n > Z �, . 0 M: --i Z: :101 oa:�m 4 7: Cl) co -C, M m 7-41 PQ Z!l 0 0 X m co i 4�6 z -ZOE m Orlu� CD z -i (D > 1�mx 0 > 2 CD --q cn Q> 10 861h AVE. DOC. 00C. INDEX I, Lisa Maxey, as an employee of the City of Yakima, Planning Division, have transmitted to: Sopya CWT -Tee, City Clerk, by hand delivgLy, the following documents: 1. Mailing labels for APPLE TREE DEVELOPMENT - PHASE 4 (PLP#002-13 & SEPA#024-13) including all labels for adjoining property owners of the subject property, agencies and parties of record. -ru)o 2. Qnrr site plans Received By: 11 Date: DOC. INDEX 129 18120624504 AHTANUM PIONEER CHURCH 8500 AHTANUM RD YAKIMA, WA 98903 17120124005 w � • * 4 1 17120114011 18120623019 1 W AHTANUM ! UNION A' WA 98903 rig w ri , , w! . •.•1 17120124004 RD 18120623029 17120112004 GRIMES CO. OF YAKIMA, LLC KINLOCH BORTON ENTERPRISES LLC 12201 NELSON RD 2550 BORTON RD YAKIMA, WA 98903 YAKIMA, WA 98903 17120111402 17120113011 RIGNEY FAMILY TRUST VESTAD FAMILY HOLDING TRUST 9204 OCCIDENTAL RD 9407 RIDGEWAY RD YAKIMA, WA 98903 YAKIMA, WA 98908 18120624448 17120113403 DAN & LEANNE LATON DAN K & CANDACE A HULL 2412 S 85TH AVE 9703 RIDGEWAY RD YAKIMA, WA 98903 YAKIMA, WA 98903 17120112405 17120112406 DOUGLAS & LOUELLA HUGHES DOUG J i A T UGrHES 9612 OCCIDENTAL RD 9 CCID' LRD YAKIMA, WA 98903 YAKIMA, WA 989 17120111003 Y . *••1, 000 17120113012 APPLE4R PARTNERSHIP :Ii ! ! . .! YAKIMA, WA 9890 mirlarill1 18120623013 YAKIMA, WA 98903 18120624450 . •HILL WATER COMPANY 6111 TIETON !. Y •.•1 18120624453 BONNIE DEAN 8507 ASPEN ., YAKIMA, WA 98903 18120624500 DANA & CANDY SIEKAWITCH 2413 S 86TH AVE YAKIMA, WA 98903 17120112403 JEWEL E LARSON 9600 OCCIDENTAL RD YAKIMA, WA 98903 D 17120112404 1 E RSO 96000 L RD A, WA 9890 18120624458 KEITH J & ELIZABETH 1 HENRY 8502 ASPEN RD YAKIMA, WA 98903 18120624449 MARK & 1ANELLE WEISHAAR 2504 S 85TH AVE YAKIMA, WA 98903 17120112006 RICHARD S & C RENEE WAGN 9408 OCCIDENTAL RD YAKIMA, WA 98903 18120623014 SUSAN D TILLETT 2504 S 86TH AVE YAKIMA, WA 98903 18120623027 WAYNE T & SANDRA CLASEN 2605 NELSON RD YAKIMA, WA 98903 17120113014 JOHN W & JENNIFER L HULL 9705 RIDGEWAY RD YAKIMA, WA 98903 18120624486 LARISSA ANN FROEHLICH 8501 ASPEN ROAD YAKIMA, WA 98903 17120114006 RANDY R BROECKEL PO BOX 808 OXEE, WA 98936 18120624514 ER ROBERT & CHRISTINA GARNER 540 SLADE RD SELAH, WA 98942 18120624454 TERESA FIGUEROA 8505 ASPEN AVE YAKIMA, WA 98903 18120624400 WILLIAM M & ROBIN STEWART 2407 S 86TH AVE YAKIMA, WA 98903 18120623004 137 KANANI COWARD 8815 AHTANUM RD YAKIMA, WA 98903 18120624487 LUCIO M & ORALIA SANDOVAL FLORES 2501 S 86TH AVE YAKIMA, WA 98903 18120623005 RICHARD D & ANNABELLE BAILEY 8811 AHTANUM RD YAKIMA, WA 98903 18120623006 SHAUN L & RUBY A ARMIJO 219 S 36TH AVE YAKIMA, WA 98902 17120114401 TRINIDAD C & ARACELY V OLIVERA 9105 AHTANUM RD YAKIMA, WA 98903 DOC. INDEX 132 Parties of Record - Appletree Development Ph4 - PLP#002-13, SEPA#024-13 Apple Tree Construction Apple Tree Land Company LLC Yakima Regional Clean Air Agency c/o Duane Rogers 2550 Borton Road Hasan M Tahat, Ph.D. Duane.rogersfi4annietreeresort.com Yakima, WA 98903 329 N I" St Yakima, WA 98901 Ahtanum Irrigation District Yakima-Tieton Irrigation District Department of Ecology George D. Marshall Jenna Leaverton c/o Gwen Clear 10705 Gilbert Rd, Ste. B 470 Camp 4 Road 1250 W Alder St Yakima, WA 98903 Yakima, WA 98908 Union Gap, WA 98903 grosepacoordinatot@ecy.wa.gov Tom Hale James Carmody Helen Tyler 5906 Douglas Dr P.O. Box 22680 6 N 611 St #905 Yakima, WA 98908 Yakima, WA 98907 Yakima, WA 98901 tihalernanarnsn.com carmodyca-)"law-com Nob Hill Water Mike Vowell 6111 Tieton Drive 8803 Braeburn Lp Yakima, WA 98908 Yakima, WA 98903 DOC. INDEX > ' E� nj(D E - rn pi m "'mz� E z0 z" 10 r z 133 135 VICINITY MAP"NEWLXX �Ivvk PlannCITY OF M,�File Number: PLP#002-13 & SEPA#024-13 ln g Project Name: Apple Tree Development - Phase 4 Site Address: Vic. of Occidental Rd & S 86" Ave "3 I Rppb Tree ` - CVYnv Y SITS fd�F. amn�n '35.1 0� 1 SAN nu V. PGne r aimn Chum Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family residential lots in the R-1 zoning district; and review of the environmental impacts of the proposed subdivision. Contact the City of Yakima Planning Division at (509) 575-6183 Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of ,I Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. Date Created: 2/17/2017 D®UY INDEX G-15 5/25/2017 11111111411,1111111111111014 P1111111TA ff, FTITZAi Coversheet 136 Item No. 6.C. • Meeting of: May 16, 2017 1`11 --- -FT—EYFAM7317e Joseph • Planning ♦ Apple Tree Phase 4 is a 30 -lot preliminary plat in the vicinity of Occidental Road and South 86th Avenue - see attachment 1.Apple Tree Vicinity Map. ITEM BUDGETED: NA STRATEGIC PRIORITY: Neighborhood and Community Building APPROVED FOR SUBMITTAL: Cjty Manager STAFF RECOMMENDATION: . . . . . . . . . . . . . ATTACHMENTS: Description IA2* IL22 ykioN.M02 Waal= Upload Date 5/8/2017 Type Backup Material hftps://yakima.novusagenda.com/agendaintranet/CoverSheet.aspx?ltemID=4969&Meeting[D=574 1/1 137 602 W-11 I CEO] I&IIIII.M.1 Ow I I RE: PLP#002-13 & SEA 024- e Apple Tree Development Phase 4 Vic. of 86th Ave & Occidental Rd 1, Lisa Maxey, as an employee of the City of Yakima Planning Division, have dispatched through the United States Mails, a Notice of Yakima Planning Commission's Recommendation. A true and correct copy of which is enclosed herewith; that said notice was addressed to parties of record, and that said notices were mailed by me on the 26th day of April 2017. Lisa Maxey Planning Specialist .... ..... 10 Type of Notice: o 1 VC b"M A I File Number: Date of Mailing: 138 Parties of Record - Appletree Development Ph4 - PLP#00/-- 13, SEPA#024-13 Apple Tree Construction Apple Tree Land Company LLC Huibregtse Louman & Associates c/o Duane Rogers 2550 Borton Road c/o Mike Heit 2550 Borton Road Yakima, WA 98903 2803 River Road Yakima, WA 98903 Yakima, WA 98902 Duaqe.rqgers'q)qpp etrecresort.corp, Yakima Regional Clean Air Agency Ahtanum Irrigation District Yakima-Tieton Irrigation District Hasan M Tahat, Ph.D. George D. Marshall Jenna Leaverton 329 N P St 10705 Gilbert Rd, Ste. B 470 Camp 4 Road Yakima, WA 98901 Yakima, WA 98903 Yakima, WA 98908 Department of Ecology Tom Hale James Carmody c/o Gwen Clear 5906 Douglas Dr P.O. Box 22680 1250 W Alder St Yakima, WA 98908 Yakima, WA 98907 Union Gap, WA 98903 gq�rmod @�tnftlqw com crosepAcqordinato cc .wa. ov Helen Tyler Nob Hill Water Mike Vowell 6 N 6t' St #905 6111 Tieton Drive 8803 Braeburn Lp Yakima, WA 98901 Yakima, WA 98908 Yakima, WA 98903 _en. neorin ecdnhw.or Type of Notice: o 1 VC b"M A I File Number: Date of Mailing: 139 From: Maxey, Lisa Sent: Wednesday, April 2G`2O179:3OAM To: Belles, Carolyn; Brown, David; Calhoun, Joseph; Caruso, Joe; Cutter, Jeff; Davenport, Joan; Dean, James; DeBusschene, Suzanne; Denman, Glenn; DesgrnseUier,Bob; |barna, Rosalinda; Kallevig, Dana; Kara, Naeem; Layman, Randy; Matthews, Archie; Maxey, Lisa; Meloy, Randy; Riddle, Dan; Rizzi, Dominic; Schafer, Scott; Shane, Mike; Soptich'Mark; Watkins, Sana;Zannmanchi, Loretta Cc: Calhoun, Joseph Subject: Notice VfYPCRecommendation 0mCity Council Apple Tree Dev.Phase 4 PLP#002-13 &SEPA#O24-13 Attachments: NOTICE OFYP[RECOMMENDATION Apple Tree Ph4 PLPSEPAYOF Attached is a Notice of the Yakima Planning Commission's Recommendation to City Council regarding the above -entitled project. If you have any questions about this proposal please contact assigned planner Joseph Calhoun at (509) 575-6042 or email to: Thank you! AIWO 4 101AWNK DER TMENT OF COMMUNITY DEVEL( v4ENT 140 'Off a M It IL%'.V& Joan Davenport, AICP, Director AM 'k Planning Division P I 6MY rfhkIA Joseph Calhoun, Manager 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planning@yakimawa.gov - www.yakimawa.gov/services/planning LT*`1'11V1C1UFV1VOF TAE 7AKIMA PLANNING COMMISSION91 RECOMMENDATION TO THE YAKIMA CITY COUNCIL April 26, 2017 On April 24, 2017, the City of Yakima Planning Commission rendered their written recommendation regarding "Apple Tree Development - Phase 4" (PLP#002-13 & SEPA#024-13). X1114WINVU-111 0140 17-JOINME411 NIM -0 RAN - 0 The Planning Commission's Recommendation will be considered by the Yakima City Council in a public hearing to be scheduled. The City Clerk will notify you of the date, time and place of the public hearing. For further information or assistance you may contact Planning Manager Joseph Calhoun at (509) 575-6042 or email to: wsePh.cdh6unQvakimdWA�kov. iIseph Calhoun Planning Manager Date of Mailing: April 26, 2017 Yakima 0"9!1 DOC. 11111'r IND 201.5 1994 141 Alli a a %'L% DEPARTMENT OF COMMUNITY DEVELOPMENT AfArA 5 A WVX, Joan Davenport, AICP, Director 47 II k%WOKIMPlanning Division CITY F YAA Joseph Calhoun, Manager P onning 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planning@yakimawa.gov - www.yakimawa.gov/services/planning City of Yakima Planning Commission PUBLIC HEARING Wednesday April 12,2017 3:00 p.m. - 5:00 p.m. YPC Members: Chairman Scott Clark, Vice -Chair Patricia Byers, Al Rose, Bill Cook, Peter Marinace, Gavin Keefe Council Liaison: Avina Guti6rrez City Planning Staff: Joan Davenport (Community Development Director); Joseph Calhoun (Planning Manager); Jeff Peters (Senior Planner); Eric Crowell (Assistant Planner); Rosalinda Ibarra (Administrative Assistant); and Lisa Maxey (Planning Specialist) III. Staff Announcements IV. Audience Participation VI. Public Hearing - Apple Tree Development - Phase 4" Applicant: Apple Tree Construction LLC PLP#002-13 & SEPA#024-13 Request: This proposed plat will subdivide approximately 24.83 acres into 30 single-family residential lots in the R-1 zoning district; and review of the environmental impacts of the proposed subdivision. Follow -Up Discussion on Critical Area/Shoreline Regulations Update: Best Available Science Recommendations Mne= Next Meeting: April 26, 2017 Yakima '11111, DOC. 2015 INDEX 1994 # 087 7t�F Yr��tMA. ��'i*�F YggA�3fx#yd SIGN-IN SHEET 9�}f r h City iPlanning Commission City Hall Council Wednesday April , Beginning at 3:00 p.. Public Hearing *PLEASE WRITE LEGIBLY* K► rsifn L,' Ob 0111 W'U,1t ,14 01 ��v -t-�� /1� Z SI_(' 6 Page 1 04/12/2017 in 143 CITY OF YAKIMA AM 1%W (JVfF 'fAXIM i LAND USE ACTION INSTALLATION ing CERTIFICATE r 4irco Location of Installation (Check One): Land Use Action Sign is installed per standards described in YMC §15.11.080(C); Land Use Action Sign is installed in an alternate location on the site. Note: this alternate location (if not pre -approved by the Planning Manager) may not be acceptable by the Planning Division and is subject to relocation (at the owner's expense) to a more visible site on the property. The alternative location is: W1 WMAMIrm ►► ► ► ► + ► the application review process. I hereby testify that the installed sign fully complies with the Land Use Action sign installation standards (see pg. 2), that the sign will be maintained until a decision has been rendered, and that the sign will be returned within 30 days from the date the final decision is issued. t Applicant's Signature Date Applicant's Name (Please Print) Applicant's Phone Number Please remit the above certification and deliver to the City of Yakima Planning Division via email to ask.planninyakiaa.gov or in person/by mail to: City of Yakima, Planning Division, 129 North 211 Street, Yakima, WA 98901. Page - 1 Revised 01/2017 088 144 reffWAFNINNIV14 0101 RE: PLP#002-13 & SEPA#024-13 Apple Tree Development - Phase 4 of Occidental Rd & S 86th Ave 1, Lisa Maxey, as an employee of the Yakima City Planning Division, have dispatched through the United States Mails, a Notice of Application and Public Hearing. A true and correct copy of which is enclosed herewith; that said notice was addressed to the -sirdicant and all (i ,,roGe ertA owners of record within a radius of 300 feet of subject property, that said property owners are individually listed on the mailing list retained by the Planning Division, and that said notices were mailed by me on the 17th day of FebruaKy, 2017. statements made herein are just and true. Lisa Maxey Planning Specialist DOC. INDEX G7 0 MEM 089 090 17120112404 17120113014 18120623004 JE LARSON JOHN W &JENNIFER L HULL KANANI COWARD 9600a`NtL RD 9705 RIDGEWAY RD 8815 AHTANUM RD MA, WA 98903 YAKIMA, WA 98903 YAKIMA, WA 98903 18120624458 8502 ASPEN D YAKIMA,..1 18120624449 _•K, 1. S 85TH AVE YAKIMA, WA •.1 17120112006 9408 OCCIDENTAL YAKIMA, WA ...1 18120623014 14 S 86TH AVE YAKIMA, ♦ 98903 18120623027 WAYNE T & SANDRA CLASEN 2605 NELSON RD YAKIMA, WA 98903 18120624486 LARISSA ANN FROEHLICH 8501 ASPEN ROAD YAKIMA, WA 98903 17120114006 RANDY R BROECKEL PO BOX 808 MOXEE, WA 98936 18120624514 ROBERT & CHRISTINA GARNER 540 SLADE RD SELAH, WA 98942 18120624454 TERESA FIGUEROA 8505 ASPEN AVE YAKIMA, 18120624400 ROBIN .1, S 86TH AVE YAKIMA, WA ••.1. 18120624487 LUCIO M & ORALIA SANDOVAL FLORES 2501 S 86TH AVE YAKIMA, WA 98903 18120623005 RICHARD D & ANNABELLE BAILEY 8811 AHTANUM RD YAKIMA, WA 98903 18120623006 219 S 36TH AVE YAKIMA, WA 98902 17120114401 Fjlo • ♦ 9105 AHTANUM YAKIMA, WA 98903 DOC. INDEX 091 Type of Notice: Ntc 0( OT1cckhoqi' t C t 2`'x/1 File Number: 001C. INDEX Date of Mailing: 092 147 Parties of Record - Appletree Development Ph4 - PLP#002-13, SEPA#024-13 Apple Tree Construction Apple Tree Land Company LLC Huibregtse Louman & Associates c/o Duane Rogers 2550 Borton Road c/o Mike Heit 2550 Borton Road Yakima, WA 98903 2803 River Road Yakima, WA 98903 Yakima, WA 98902 g.rcg;crs1&aV Dmuggpe Q- -pletrecreson.com Yakima Regional Clean Air Agency Ahtanum Irrigation District Yakima-Tieton Irrigation District Hasan M Tahat, Ph.D. George D. Marshall Jenna Leaverton 329 N I" St 10705 Gilbert Rd, Ste. B 470 Camp 4 Road Yakima, WA 98901 Yakima, WA 98903 Yakima, WA 98908 Department of Ecology Tom Hale James Carmody c/o Gwen Clear 5906 Douglas Dr P.O. Box 22680 1250 W Alder St Yakima, WA 98908 Yakima, WA 98907 Union Gap, WA 98903 tjhalemaa@msn.coin car: odvaraftlaw.com crosei)acoordinato e 'wa. ov Helen Tyler Nob Hill Water Mike Vowel] 6 N 6"' St #905 6111 Tieton Drive 8803 Braeburn Lp Yakima, WA 98901 Yakima, WA 98908 Yakima, WA 98903 Type of Notice: Ntc 0( OT1cckhoqi' t C t 2`'x/1 File Number: 001C. INDEX Date of Mailing: 092 148 From: Maxey, Lisa Sent: Friday, February 17,2O171O:43AK4 To: Belles, Carolyn; Brown, David; Caruso, Joe; Cutter, Jeff, Davenport, Joan; Dean, James; De8usscheve.Suzanne; Denman, Glenn; DesgruseUier, Bnb;|barra' Rosa|inda;KaUevig, Dana; Kara, Naeem; Layman, Randy; Matthews Archie; Maxey, Lisa; Meloy, Randy; Riddle, Dan; Rizzi, Dominic; Schafer, Scott; Shane, Mike; Soptich'Mark; Watkins, Sara; Zammarchi, Loretta; Brown, Michael; Crockett, Ken; Daily Sun News John Fannin; Hispanic Chamber ofCommerce; KAPPTVNews; KBB()-KRSERadio manager; K[]TTV News; KDNARadio; KEPRTVNews; K|K4ATVNews; K|T/KATS/DK4VVV/KFFK4 Lance Tormey; KNDO TV News; KUNS-TV Univision; KVEW TV News; Lozano, Bonnie; NWCN News;NVVPR Anna King; Randy Luvaas Yakima Business Times; Reed [. Pell; Tu Decides Albert Torres; Yakima Herald Republic Craig Troiane||o;Yakima Herald Republic Mai Hoang; Yakima Herald Republic Mark Morey; Yakima Herald Republic Newspaper; Yakima Valley Business Times; Yakima Valley Business Times George Finch; YPA[ Randy Beeh|er;A|Rose; Alfred A.Rose (si|vrhv4U@bnninet);Gavin Keefe; Gutiernez, Avina; Patricia Byers; Peter K4arinace; Peters, Jeff, Scott Clark; Tom Trepanier; William Cook (conk.vv@charter.net) Cc: Peters, Jeff Subject: Notice ofApplication & Public Hearing Apple Tree Development Phase PLP# 002-13 & SEPA#024-13 Attachments: NOTICE OFAPPLICATION & PUBLIC HEARING - Apple Tree DevPh4 PLP.PDF Attached is a Notice of Application and Public Hearing regarding the above -entitled project. If you have any questions regarding this notice, please contact assigned planner Jeff Peters at (509) 575- 6163 or email to: Thank you! 093 L."D-- YAEM flMI'" . . PUBLIC A daily part of your life yakima-heraid.com This is the proof of your ad scheduled to run on the dates indicated below. Please proof read notice carefully to check spelling and run dates, if you need to make changes Account #: 110358 Company Name: CITY OF YAKIMA PLANNING Contact: ROSALINDA IBA ,AP Address: 129 N 2ND STREET YAKIMA, WA 98901-2720 Telephone: (509) 575-6164 IM Phone # (509) 577-7740 Email: ssizer*yakimaheraid.com Ad ID: 713202 Start: 02/17/17 Stop: 02/17/17 Total Cost: $211.70 Lines: 116.0 # of Inserts: I Ad Class: 6021 149 DOC. INDEX 094 150 (} February 17, 2017 Courtesy of Yakima Herald -Republic INDEX _fL. 095 lir_ Lp-nal Notices 0 Public Leaal.Nc CITY OF YAKIMA NOTICE OF APPLICATION & PUBLIC HEARING DATE: February 17, 2017: TO: Applicant and Adjoining Prop- erty Owners: FROM: Joan Davenport, AICP, Community Development Director & Planning Manager: FILE NUMBERS: PLP#002-13 & SEPA#024-13: PROJECT LOCATION: Vicinity of Ahtanum Rd. and S. 86th Ave., Yakima, WA.: OWNER: Apple Tree Land Company LLC (2550 Borton Rd, Yakima, WA 98903): APPLICANT: Apple Tree Construction LLC c/o Duane Rog- ers: PARCEL NO: 17120113013. 17120114012, 18120623025, 18120623013.: DATE OF APPLICATION: October 18,2013: DATE COMPLETE APPLICATION: November 5,2013.: NOTICE OF APPLICATI : On February 2, 2017, The City of Yakima Department of Community Development received a request to resume processing of an application for a Preliminary Long Plat know as Apple Tree Development Phase 4 submitted by Apple Tree Construction LLC to subdivide approximately 24.83 acres of R-1 Single -Family Residential zoned property into a total of 30 single-family residential lots of record. The plat of Apple Tree Development Phase 4 was postponed by the appli- cant on May 14, 2014, to resolve public infrastructure issues with the subject plat prior to the City Planning Commission rendering a recommendation to the Yakima City Council.: ENVIRONM Nm 'T, AL REVIEW: State Environmental Policy Act (SEPA) Review for the subject plat was completed on April 11, 2014, with the Issuance of a Determination of Nan-Signiticance, which was not appealed during the 14 -day appeal period that ended on April 25, 2014, The subject plat has not been modified from its original configuration, and therefore the City of Yakima Is relying on its previously issued SEPA determination as required under WAC 197-11-600 to address the environmental impacts of the subject plat.: REQU ST FOR WRITTEN COMMENTS: Your views on the proposal are welcome. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its possible environmental impacts. There is a 20 -day comment period for this review in which anyone may submit comments on this proposal to become a party of record for this project. All written comments received by 5:00 p.m. on March 9, 2017, will be considered prior to issuing the recommendation on this application. Your comments on this project may be mailed to: Joan Davenport, AIC P, Community Development Director, City of Yakima Planning Division, 129 North 2nd Street, Yakima, WA 98901, or e-mail your comments to: jefL peters@vakimawa. gov. Please reference the applicant's name or file number(s) In your correspondence: (Apple Tree Development, PLP#002-13 & SEPA#024-13): NOTICE OF P_UBL,IC HEARIN-G; This request requires that the City of Yakima Planning Commission hold an open record public hearing. The public hearing is scheduled to be held on April 12, 2017, beginning at 3:00 p.m., in the Council Chambers, City Hall, 129 N 2nd Street, Yakima, WA. Any person desiring to express their views on this matter is invited to attend the public hearing or to submit written comments. Following the public hearing, the Planning Commission will issue their recom- mendation to City Council. If you have any question on this pro- posal, please call Jeff Peters, Senior Pfanner at (509) 575-6163 or e-mail to: jeff.petersOyakimawa.gov. () February 17, 2017 DOC. MDEX -�� G-106 151 096 r Planning ■ ND USE REVIEW • 129 N 2ND r LO ProjectYAKIMA, WA 98901 Date of Notice of Application - 02/17/2017 DEVELOPMENT - PHASE 4 PLP#002-13 • ♦ r r / S 86TH AVE Proposal: proposed alatwill subdivide app'.r 30 residential lots zoning district,a review of r a,..tal impacts of proposed •a •,.. 4 NMI OWN, 11FM -0 WIN N. LTME90wig i rl -w • ♦ vl Ml- I • E are scheduled to begin at &00 pmin the Yakima City Council Chambers of City Hall rtli rI• ma X11498901 nis appncation may inciuoe mumpie fano use types, nncivafng compnance witn the ,itate tnvironme Policy Act (SEPA). For specific information, please contact the Planning Division at (509) 575-6183. Si necesita inforrnacion en espanol par favor flame al (509) 575-6183 A...,r:...,x:m.,. C.r..., �ax,..a. int•�rrn A.7 n...:�:....x:..,. n.........a...x...: w erncrnn.a a O V 3ART ENT 6F COMMUNITY E' - P ENT I1.1anning 1 ivision J0PJoan Davenport, AICP, Director � o A 129 North Second Street, 2"d Floor, Yakima, WA 98901 ask.planning@yakimawa.gov www.yakimawa.gov/services/planningg NOTICE OF APPLICATION & PUBLIC HEARING 153 DATE: NOTICEDATE February TO: Applicant and Adjoining Property Owners FROM: Joan Davenport, AICP, Community Developme Director & Planning Manager SUBJECT: Notice of Application and Public Hearing for a 3 Lot Preliminary • • PROJECT LOCATION: Vicinity of Ahtanum Rd. and S. 86 th Ave., Yakim OWNER: Apple Tree Land Company LLC (2550 Borton R Yakima, WA • r ♦, APPLICANT: Apple Tree Construction LLC c/o Duane Roger PARCEL NO: 17120113013,17120114012,18120623025, 18120623013. OF APPLICATION: October 18, 2013 DATE COMPLETE APPLICATION: November 5, 2013 OF APPLICATION On February 2, 2017, The City of Yakima Department of Community Development received a request to resume processing of an application for a Preliminary Long Plat know as Apple Tree Development Phase 4 submitted by Apple Tree Construction LLC to issues with the subject plat prior to the City Planning Commission rendering a recommendation to the Yakima City Council. ENVIRONMENTAL REVIEW State Environmental Policy Act (SEPA) Review for the subject plat was completed on April 11, 2014, with the issuance of a Determination of Non -Significance, which was not appealed during the 14 -day appeal period that ended on April 25, 2014. The subject plat has not been modified from its original configuration, and therefore the City of Yakima is relying on its previously issued SEPA determination as required under WAC 197-11-600 to address _ environmental impactsof • - plat. REQUEST! ' WRITTEN COMMENTS Your views on the proposal are welcome. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its possible environmental impacts. There is a 20 -day comment period for this review in which anyone may submit comments on this proposal to become a party of record for this project. All -n comments receivedby 11 p.m. on 1 be considered • • the recommendationon this application.Your - on projectthis • mailed to: - Yakima DOC. *ammM INDEX 2015 _C7- 10 1994 098 154 Joan Davenport, AICP, Community Development Director City of . Division North129 i Street Yakima, WA •8•0 NOTICEPlease reference the applicant's name or file number(s) in your correspondence: OF public hearing. The public hearing is scheduled to be held on pril 12, 2017, beginning a) 11 the Council Chambers,Hall,• N 2nd Street,Yakima, WA. Any person desiring to express their- on - -♦ to attend the public hearing or submit written comments. Following the public hearing, the Planning Commission will issue their recommendation to City Council. If you have any question on this proposal, please call Jeff Peters, Senior Planner at (509) 575-6163 or e-mail to: jeff.peters@yakimawa.gov. 1: .1 +IIS i z 099 155 CONAf UNITY DE1,"E1.0PJSEAf`YDEP4 R TMENT Planning Division 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 ® Fax (509) 5756105 ask.planningC& yakimawa.gov - hilp.11www.yakimawti.govlverviceslplanningI City of Yakima Planning Commission PUBLIC HEARING Wednesday May 14,2014 3:30 p.m. - 5:00 p.m. YPC Members: Chairman Dave Fonfara, Vice -Chair Scott Clark, Al Rose, Ben Shoval, Paul Stelzer, Bill Cook, Patricia Byers City Planning Staff: Steve Osguthorpe, Community Development Director/Planning Manager; Jeff Peters, Supervising Planner; Chris Wilson, Assistant Planner; Valerie Smith, Senior Planner and Rosalinda Ibarra, Administrative Assistant FREE147"t• III. Staff Announcements • V. Public Hearing - Preliminary Plat of Apple Tree Development Phase 4 Applicant: Apple Tree Development LLC File Number: PLP#002-13, SEPA#024-13 Site Address: Vicinity of Occidental Ave & South 86th Avenue Request: Subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning district. VI. Introduction of the 2014 Comprehensive Plan Amendments and 2014 Potential Zoning Ordinance Amendments for YPC Docketing ygfflnn•� = w9REL =. 100 U: —1 156 N Doc. INDEX 101 YPC Packet Distributib.. List and Parties of Record - Appletrt- Dev Ph4 - 2-131 57 Scott Clark Dave Fonfara Benjamin W. .Shaval 7506 Barge Court 8708 Cameo Court 123 East Yakima Avenue, Ste#210 Yakima, WA 98908 Yakima, WA 98903 Yakima, WA 98901 Alfred A. Rose 1006 Westbrook Place Yakima, WA 98908 Patricia Byers 1530 Suncrest Way Yakima, WA 98902 Apple Tree Land Company LLC 2550 Bn Road Yakima, WA 98903 -1 a Ima NegionarU-Te-a—E 70T Agency Hasan M. Tahat, .,h.D. 329 North First Street Yakima, WA 98901 hasaftf&vroaa�om Paul Stelzer 6402 Scenic Drive Yakima, WA 98908 Apple Tree Development LLC c/o Duane Rogers 2550 Borton Road Yakima, WA 98903 - Ozs= George D. Marshall 10705 Gilbert Rd, Ste. B Yakima, WA 98903 Department of Ecology Gwen Clear 15 West Yakima Ave., Ste# 200 Yakima, WA 98902 Gcl&46l(&ecv.wi4qy Type of Notice: ft -j William Cook 7701 Graystone Court Yakima, WA 98908 c/o Mike Heit 2803 River Road Yakima, WA 98902 rommrMM Jenna Leaverton 470 Camp 4 Road Yakima, WA 98908 Nob Hill Water Associati Eric Rhoads 6111 Tieton Drive Yakima, WA 98908 Efirq@fiOhillwat&.6tg I DOC. Date of Mailing: ---5 # 102 RE: SEPA#024-13 (PLP#002-13) Apple Tree Development Phase 4 Vicinitk of Occidental Rd & S 86th Avenue 1, Rosalinda lbarra, as an employee of the Yakima City Planning Division, have dispatched through the United States Mails, a Notice of DNS. A true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant, listed SEPA agencies, and all interested parties of record. That said property owners are individually listed on the mailing list retained by the Planning Division, and that said notices were mailed by me on the 11th day of A�pdh 2014. That I mailed said notices in the manner herein set forth and that all ofthe statements made herein are just and true. Rosalinda lbarra Administrative Assistant 158 DOC. INDEX 103 159 Parties of Record - Appletree Development P4 - PLP4002-13, SEPA#024-13 Apple Tree Construction Apple Tree Land Company LLC Huibregtse Louan & Associates c/o Duane Rogers 2550 Borton Road c/o Mike Heit 2550 Borton Road Yakima, WA 98903 2803 River Road Yakima, WA 98903 Yakima, WA 98902 Duan;ro et• a etreerortt¢om Yakima Regional Clean Air Agency Ahtanum Irrigation District Yakima-Tieton Irrigation District Hasan M. Tahat, Ph.D. George D. Marshall Jenna Leaverton 329 North First Street 10705 Gilbert R, Ste. B 470 Camp 4 Road Yakima, WA 98901 Yakima, WA 98903 Yakima, WA 98908 hasan rcasor Department of Ecology Gwen Clear 15 West Yakima Ave., Ste# 200 Yakima, WA 98902 Type of Notice: File Number: ' Date of Mailing: 104 Scott Clark 7506 Barge Court Yakima, WA 98908 Alfred A. Rose 1006 Westbrook Place Yakima, WA 98908 Dave Fonfara 8708 Cameo Court Yakima, WA 98903 Paul Stelzer 6402 Scenic Drive Yakima, WA 98908 ■ Members Notified Significance (DNS) PLP#002-13i SEPA#024-13 I p]TMUWMM a UT - I •IHUNNM,! Benjamin W. Shoval 160 123 East Yakima Avenue, Ste#210 Yakima, WA 98901 William Cook 7701 Graystone Court Yakima, WA 98908 Patricia Byers 1530 Suncrest Way Yakima, WA 98902 DOC. INDEX #_ZV�76k- 105 A�htanum Irrigation District 107 ad 05-BGilbert Road 'I Yakima, WA 98903-9203 b t ethb@ahtanum.net Department of Commerce P.O. Box 42525 Olympia, WA 98504-2525 Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 116615artrandftfw�w&eov I —aI- Dept of Archaeology & Historic Preservation Greg Griffith Deputy State Historic Preservation Officer P.O. Box 48343 Olympia, WA 98504-8343 Engineering Division Dana Kallevig and Debbie Cook, City Engineer 129 N 2nd Street Yakima, WA 98901 Cascade Natural Gas Department of Ecology Annie Szvetecz SEPA Policy Lead P.O. Box 47703 Olympia, WA 98504-7703 Department of Natural Resources SEPA Center PO Box 47015 Olympia, WA 98504 sevacenter@dnr,wAZ.oar Dept of Archaeology & Historic Preservation Gretchen Kael-der Local Government Archaeologist P.O. Box 48343 NOMMINNUMM Chamber of Commerce 10 North 9th Street 161 Yakima, WA 98901 gchamberO akhrlaor Department of Ecology Gwen Clear 15 West Yakima Ave, Ste# 200 Yakima, WA 98902 kokom��� KAH—U-015M Andrew Jenkins Jeanne Rodriguez P.O. Box 45848 Olympia, WA 98504 Energy Facility Site Evaluation Council - EFSEC Stephen Posner SEPA Officer PO Box 43172 Olympia, WA 98504-3172 gmfflffeqiL-wa. go v Nob Hill Water Association Office of Rural and Farm Worker Housing Eric Rhoads Engineering Technician Marty Miller 6111 Tieton Drive 1400 Summitview Ave, Ste# 203 Yakima, WA 98908 Yakima, WA 98902 eric@nobhJI!Da!q&M MftKWR9ea&= U.S. Army Corps of Engineers, Regulatory Branch Wastewater Division Karen Urelius Project Manager Shelley Willson or David Schneider P.O. Box 3755 2220 East Viola Ave i,eattle, WA 98124-3755 Yakima, WA 98901 Karen.M,Uee11us@us;ace.arnWMfl Z29:2= EP, PPM W -F- 2809 Rudkin Road Union Gap, WA 98903 Yakama Bureau of Indian Affairs Steve Wangemann Deputy Superintendent for Trust Services P.O. Box 632 Toppenish, WA 98948 Yakama-Klickitat Fisheries Project John Marvin 760 Pence Road Yakima, WA 98909 Yakima Greenway Foundation Al Brown Executive Director 111 South 18th Street Yakima, WA 98901 al@vakimagreenway.orR WSDOT Rick Holmstrom Development Services 2809 Rudkin Road Union Gap, WA 98903 Yakama Bureau of Indian Affairs Rocco Clark Environmental Coordinator P.O. Box 632 Toppenish, WA 98948 1. —1 RoccoAA&@W Yakima Air Terminal Art P,,tprqnn Ai ger 2400 West Washington Ave Yakima, WA 98903 Yakima County Public Services Steven Erickson Planning Direct 128 North 2nd Street, 4th Floor Yakima, WA 98901 1 West Valley School District Angela Watts Asst. Supt. Of Business & Operations 8902 Zier Road Yakima, WA 98908-9299 wattsa@wvsdzq ".Or Yakama Bureau of Indian Affairs, Bud Robbins Superintendent P.O. Box 63 2 mish, WA 98948 Yakima County Commissioners Yakima Regional Clean Air Agency Hasan Tahat Engineering & P)' 9 Supervisor 329 North 1st Street 7, Yakima, WA 98901 ha§anffXLcaa.or Z Yakima Health District Yakima Valley Museum N-7 �-7 Gordon Kelly Director of Environmental Health John A. Baule Director 1210 Ahtanum Ridge Drive 2105 Tieton Drive Union Gap, WA 98903 Yakima, WA 98902 frordon.keI1v@ccr,vakmut.wa.us john@vakimavallevmuseum.org 106 Yakima Valley Conference of Governments Shav�n Conrad and Joseph Calhoun Planner 311 North 4th Street, Ste# 202 Yakima, WA 98901 gmlkr�� ���Ag City of Union Gap David Spurlock Development Director P.O. Box 3008 Union Gap, WA 98903 MEWWWAMNW1�1 1200 6th Ave. MS 623 Seattle, WA 98101 tun PO Box 40909 Olympia, WA 98504 Trolleys Paul Edmondson 313 North 3rd Str Yakima, WA 9890 WA State Dept of Health, Office of Drinking Water Christine Collins 16201 E Indiana Ave, Ste# 1500 Spokane Valley, WA 99216 Yakama Indian Nation Ruth Jim Yakima Tribal Coun P.O. Box 151 Toppenish, WA 98948 Yakima Valley Canal Co Robert Smoot 1640 Garretson Lane Yakima, WA 98908 Link I Er"WrIlm Kelly McLain P.O. Box 42560 Olympia, WA 98504 Federal Aviation Administration 2200 W. Washington Ave Yakima, WA 98903 Pacific Power Mike Paulson United States Postal Service Jeff McKee 205 W Washington Ave Yakima, WA 98903 WSDOT, Aviation Division 818 79th Avenue, Ste B Turnwater, WA 98504-7335 Yakama Nation Environmental Management Kristina Proszek Environmental Review Coordinator P.O. Box 151 Toppenish, WA 98948 Yakima Waste Systems Scott Robertson 2812 Terrace Heights Dr Yakima, WA 98901 and FCRMS\SERA REVIEWING AGENCIES _updated 04.11.14 - Form List.dou Type of Notice: File Number: Date: Charter Communications Kevin Chilcote 162 1005 North 16th Ave Yakima, WA 98902 Mark Teske 201 North Pearl Ellensburg, WA 98926 Federal Aviation Administration, Seattle Airports District Office Cayla Morgan Airport Planner 1601 Lind Ave SW Renton, WA 98055-4056 • Ray Wondercheck 1606 Perry Street, Ste. F Yakima, WA 98902 I ' I IrGoss 9 Yakama Indian Nation Johnson Meninick Cultural Resources Program P.O. Box 151 Toppenish, WA 98948 Yakima School District Elaine Beraza Superintendent 104 North 4th Ave Yakima, WA 98902 Yakima-Tieton Irrigation District Sandra Hull 470 Camp 4 Rd Yakima, WA 98908 DOC. INDEX K- 107 163 T'-�- Z �-, �-- From* lbarra, Rosalinda Sent: Friday, April 11, 2014 11:46 AM To: Ahtanum Irrigation District - Beth Ann Brulotte; Cascade Natural Gas - Jim Robinson; Chamber of Commerce; Cook, Debbie; Department of Commerce (CTED) - Review Team; Department of Ecology; Department of Ecology - SEPA Unit; Department of Fish and Wildlife - Eric Bartrand; Department of Natural Resources; Department of Social & Health Services - Andrew Jenkins; Department of Social & Health Services - Jeanne Rodriguez; Dept Archaeology & Historic Preservation - Greg Griffith; Dept Archaeology & Historic Preservation - Gretchen Kaehler; Desgrosellier, Bob; Energy Facility Site Evaluation Council - Stephen Posner; lbarra, Rosalincla; Kallevig, Dana; Nob Hill Water - Eric Rhoads; Office of Rural & Farmworker Housing - Marty Miller; Peterson, Robert; Riddle, Dan; US Army Corps of Engineers - Karen M. Urelius; Wastewater Division - Scott Schafer; West Valley School District - Angela Watts; Willson, Shelley; WSDOT - Paul Gonseth; WSDOT - Rick Holmstrom; Yakama Bureau of Indian Affairs - Bud Robbins; Yakama Bureau of Indian Affairs - Rocco Clark; Yakama Bureau of Indian Affairs - Steve Wahgemann; Yakama Nation Environmental Mgmt Program - Kristina Proszek; Yakama-Klickitat Fisheries - John Marvin; Yakima County Commissioners; Yakima County Health District; Yakima County Planning Director - Steven Erickson; Yakima County Public Services Director, Vern Redifer; Yakima Greenway Foundation - Al Brown; Yakima Health District - Gordon Kelly; Yakima Regional Clean Air Agency - Hasan Tahat; Yakima Valley Conference of Governments - Shawn Conrad; Yakima Valley Museum - John A. Baule; YVCOG - Joseph Calhoun; Belles, Carolyn; Brown, David; Cutter, Jeff; Dean, James; DeBusschere, Suzanne; Denman, Glenn; Futrell, Kevin; Kunkler, Mark; Matthews, Archie; Meloy, Randy; Osguthorpe, Steve; Robertson, Jerry; Schafer, Scott; Schneider, Royale; Scott, James; Shane, Mike; Soptich, Mark Cc: Peters, Jeff Subject: NOTICE OF DNS - Apple Tree Development Phase 4 - SEPA#024-13, PILP#002-13 Attachments: DNS - Apple Tree Dev Ph 4 - PILP, SEPA.pdf Attached is the Notice of DNS regarding the above entitled matter. For further information on this project, you may you! Rosalinda lbarra ,,, Iit + Cit X of Yakima I Planning Division 129 North 2nd Street, Yakima WA 98901 p: (509) 575-6183 * f: (509) 575-6105 ----777r 117F�*■ Vj 1112 CILr r r r r 4jecrTUP7. n7=75scre -rme55 eAernpr—urTc1=1TL—TTasn7ngron -uD Records Act. This email is subject to the State Retention Schedule. i N 108 COs' M 1'1' I , DEVELOPMENT EP RTMEN 164 Planning Division 129 North Second Street, 2ndlour Yakima, Washington 8901 Phone (309) 575-618.3 - Fax (309) 375-610. atkplan ingCa'yakanawa ov - htt =,'/wwww.yakimawa.gov/services/Planning/ WASHINGTON ENVIRONMENTAL POLICY DETERMINATION OF • , ; CITY OF • April 11, 2014 PROJECT•N: Environmental reviewof proposal • subdivide approximately 24.83 acres of R-1 Single -Family Residential zoned property into a total of 30 • --family residential lots. PROPONENT: Duane Rogers / Apple Tree Construction, LLC 1 Borton Road Yakima, WA r,•0 LOCATION: Vicinity of S. 861h Ave., Yakima, WA. PARCEL NUMBERS: 17120113013,17120114012,18120623025 & 18120623013 LEAD AGENCY: of impactFILE NUMBERS: SEPA #024-13, PLP #002-13, and TCO#009-13, DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental - not _• -• under RCW 43.21C.030(2)(c).decision made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further commentperiod on - ■ ♦ • -: Wirm '• Phone • •• Steve OsguthoM@ .A Responsible .' Ii575-6183 129 N 2"d $treetYakima, WA 9890i Z You may appeal this determination to: Steve Osguthorpe, AICP, Director of Community Development, at 129 N 2n, Street, Yakima, WA 98901. You should be prepared to make specific factual objections. Contact the City of Yakima Planning Division to read or ask about the procedures for SEPA _!•- 109 CITY OF YAKIMA LAND USE ACTION INSTALLATION CERTIFICATE 165 Location of Installation (Check One) Land Use Action Sign is installed per standards described in YUAZO § 15.11.090(C). —Land Use Action Sign is installed in an alternate location on the site, Note: th alternate location (if not pre -approved by the Code Administration and Planni Manager) may not be acceptable by the Code Administration and Planni Division and is subject to relocation (at the owner's expense) to a moreb - site on the property. )11 f hereby testify that the sign installed fully complies with the Land Use Action sign layout specifications and installation standards, and that the sign will be mawirr_,i u;yd 2 d—eci—si—o—nhas been rendered. W H.Mr. I to B -A Date 31v /)I Telephone Number of Applicant The required comment period will begin when the Code Administration and Planning Division have received the Land Use Action Sign Installation Certification. The date of installation cerlificate receipt will begin the notice period. Failure to post a Land Use Action sign and return this form in a'timely manner will cause a delay in the application review. Please remit the above certification and deliver; FAX at 509-575-6105; or mail to: City of Yakima, Code Administration and Planning Division, 129 North Second Street, Yakima, WA 98901. DOC. r. INDEX # 110 opment Phase 4 Vicinity of Occidental Rd & South 86th Avenue 1, Rosalinda lbarra, as an employee of the City of Yakima Planning Division, have dispatched through the United States Mails, a Notice of Application, Environmental Review, and YPC Public Hearing. A true and correct copy of which is enclosed herewith; that said notice was addressed to the property owner and applicant, SEPA reviewing agencies, and all property owners of record within a radius of 300 feet of the subject property. That said are individually listed on the mailing list retained by the Planning Division, and that said notices were mailed by me on the 17th day of March, 2014. I Rosalinda Ibarra Community Development Administrative Assistant 166 111 18120624505,= AHTANUM PIONEER CHURCH 8500 AHTANUM RD YAKIMA, WA 98903 .-48120624504 I 17120111006 ANU PIO BCH ?Duane Rogers 167 8500 AH APPLE TREE CONSTRUCTION CO LLC YAKI , _, WA 98903 2550 OTO R YAKIMA, WA 98903 18120622008 17120111007 17120124006 APPLE TREE PA HIP 8804 OCC L AVE 989039637 17120113012 I II 18120623024 18120622009 APPLE TR TI` ERSHIP 8804 ENTAIL AVE YAKIMA, WA 989039637 171201200 P rEE PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 17120 AM TREE PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 A REE'+PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 W-", 111. W, 0 mislammW. TM 1712011401 vwvv=� 17120114011 APPLE ARTNE HIP 8 CIDENTAL AVE YAKIMA, WA 989039637 181331434 PL RESORT DEVELOPMENT CO RTON RD AKIMA WA 98903 18120623026 18120623013 APPLE TREE R' ' DEVELOPMENT CO APPLE T SORT DEVELOPMENT 2550 BO £7 CO YA WA 98903 2.550 N RD YAKIMA, WA 98903 I 17120123005 AT 25 TON RD YAKIMA, WA ++.i 1813313300 I 17120123005 AT RTON RD YAKIMA; WA .0 17120123004 Al IV) LLC 0 25 N RD Z YAKIMA, WA 90333 18120623028 3ES LLC CF AHTANUM PROPERTIES LLC 1720 W AHTANUM RD YAKIMA, WA 989031800 112 1* CF ,. lES LLC 1720 W RD 989031800 18120623029 GRIMES CO. OF YAKIMA, LLC 12201 NELSON RD YAKIMA, WA 98903 ii«n,,,1 6111 TIFTON DR WA .«1: 17120111401 9504 OCCIDENTALu �IIIIIIRD YAKIMA, I A�, i� HILI 98908 17120142004 BLUFFS LLC 2550 BORTON 1; YAKIMA, . 98903 18120621402 WEST VALLEY NURSING INC 3801 SUMITVIEW YAKIMA, WA 17120114006 WHITE LIVING TRUST 3300 ENGLEWOOD AVE YAKIMA, WA 989021570 18120624453 BONNIE DEAN BERR 8507 ASPEN YAKIMA, WA 98903941 17120111409 D STEVE 4 MICHELLE . HAUSER 9150 OCCIDENTAL ..;1 18120624500 DANA & CANDY SIE WITCH 2413 S 86TH AVE YAKIMA, WA 98903 17120111412 DENNIS & JOAN ANNEN 9150 OCCIDENTAL RD # 10 YAKIMA, WA 989039691 18120622007 3BHLP 8806 OCCIDENTAL RD YAKIMA, WA 98903 18120624446 Ll I ML'l. 17120111405 rr KEYES FAMILY HOLDING TRUST KINLOCH BORTON ENTERPRISES LLC 9150 OCCIDENTAL RD #3 2550 BORTON RD YAKIMA, WA 98903 YAKIMA, WA 98903 17120111005 17120111414 OCCIDENTAL ORCHARD PHILLIP J BURRUEL REVOCABLE LIVING PROPERTIES LLC TRUST 9202 OCCIDENTAL AVE9150 OCCIDENTAL RD #12 YAKIMA, WA 98903 17120111402 17120111410 RIGNEY FA ST'' SUTTON FAMILY TRUST 9504 TAL RD 9150 OCCIDENTAL RD 8 YA A WA 98908 YAKIMA, WA 989039691 1 11 18120621401 'WEST illic 3801 SUMMITVIEW AVE YAKIMA,98902 '«..0 18120624402 INC WEST VALLEY NUR#pjQfflOMES INC 3801 SU VE Y A A 98(I2 17120111413 k J-1—kr r t a i, 9150 OCCIDENTAL RD YAKIMA, # 98903 1 18120624448 DAARON M & MELINDA L HAMILTON 2412 S 85TH AVE YAKIMA, WA 98903 18120623004 DANILO DIAZ - �i 8815 AHTANUM RD YAKIMA, WA 98908 17120112405 DOUGLAS & LOUELLA HUGHES 9612 OCCIDENTAL YAKIMA, WA 989039657 17120111408 BARBARA HEING 9150 OCCIDENTAL # 6 YAKIMA, WA 98908 18120623006 CHERIL LESH 8301 TIETON DR UNIT 85 YAKIMA, WA 98908 17120113403 DAN K & CANDACE A HULL 9703 RIDGEWAY RD YAKIMA, WA 98903 17120111411 DARREN M & TRACI L CLARK 20919 29TH AVE SE BOTELL, WA 98021 18120622002 HELEN TYLER PO BOX 8190 YAKIMA, WA 989080190 113 18120624512 i" RIDGEWAY RD YAKIMA, WA •:'1E, 17120111403 9150 OCCIDENTAL RD YAKIMA, WA .*i 17120112406 ♦ 18120624449 9 MARK ; JANELLE . i 2504 85TH AVE YAKIMA, WA .i 17120121001 RENEE • O, ►rrl OCCIDENTAL RIO YAKIMA, WA .i► 18120624514 ROBERT & CHRISTINA GARNER 8509 ASPEN r YAKIMA, WA 989039459 18120623014 SUSAN TILLETT 2504 S 86TH i • WA 989► 18120624400 ' k . ♦ 2407 S 86TH AVE YAKIMA, . 989039490 j7120112403 ?EWEL LARSON 9600 OCCIDENTAL YAKIMA, WA 98903 • 2 i Vii'.' i a it ' «I • i2 ASPEN u YAKIMA, WA 989039459 17120111407 LINDZY i BURY ; r �*• i 18120624511 WICWIAEL ♦,, 4 y W, ETCM 2401 S 86TH AVE ♦ x a, ►iii 18120623005 8811 AHTANUM RD YAKIMA, WA sir► 17120111406 ► OCCIDENTAL YAKIMA, WA 98908 17120112404 JEWEL LARSON 169 9600 Oc�L RD Y40 , WA 98903 18120624513 • i +fir►: 18120624486 L.A1JSSA, y # 8501 ASPEN ROAD YAKIMA, WA 98903 18120624487 LUCIO M & ORALIA SANDOVAL FLORES 2501 S 86TH AVE YAKIA, WA 98903 17120112005 17120112006 i OCCIDENTAL .. YAKIMA, .+► ++.... 17120111404 STEVEN • 17120114401 18120623027 TRINIDAD ; 9105 AHTANUM,►- NELSON RD YAKIMA, WA 98903 Y... t. WA 98903 Leslie Hopper ♦ *-►� Russ Melcher •D •. - .0• West Arlington Street Yakima, WA 98903 Yakima, WA 98908 Michael Heit iiN•.. . ♦y s�► VictorRatia 2205 South+r th Avenue Yakima, WA - . •8+,0 Ore. INDEX # -L 114 Ahtanurn Irrigation District Cascade Natural Gas Beth Ann Brulotte Executive Assistant m Robinson Field Facilitator 10705-B Gilbert Road /01 South 1st Ave Yakima, WA 98903-9203 Yakima, WA 98902 bethb@ahtanum.net Zc JiM-robinscm@cnconi Department of Commerce P.O. it 42525 Olympia, WA 98504-2525 Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 Ek Department of Ecology knnie Szvetecz SEPA Ptlicy Leaf P.O. Box 47703 Olympia, WA 98504-7703 ril S6A Center PO Box 47015 Olympia, WA 98504 sepaqofitergdfinWq�gov Chamber of Commerce 10 North 9th Street 170 Yakima, WA 98901 chambeftakim4,or Z Department of Ecology Gwen Clear 15 West Ygkimt.- -Ave, Ste# 2*4 Yakima, WA 98902 A.ndrewje ins JeanneRodriguez P.O. Box 45848 Olympia, WA 98504 Dept of Archaeology & Historic Preservation Dept of Archaeology & Historic Preservation Energy Facility Site Evaluation Council - Greg Griffith Deputy State Historic Gretchen Kaehler Local Government EFSEC Preservation Officer Archaeologist Stephen Posner SEPA Officer P.O. Box 48343 P.O. Box 48343 PO Box 43172 Olympia, WA 98504-8343 Olympia, WA 98504-8343 Olympia, WA 98504-3172 Engineering Division Dana Kallevig and Debbie Cook, City Engineer 129 N 2nd Street Yakima, WA 98901 U.S. Army Corps of Engineers, Regulatory Branch Karen Urelius Project Manager P.O. Box 3755 Seattle, WA 98124-3755 Karen.M.Urelius@usace.aLmy.mil WSDOT Paul Gonseth Planning Engineer 2809 Rudkin Road Union Gap, WA 98903 Services P.O. Box 632 drl-��Z OF" John Marvin 760 Pence Road Yakima, WA 98909 lowumifflaffElmomf 57 01, Union Gap, WA 98903 yhd@co.yakima.wa.us - --W I A] Brown Executive Director Ill South 18th Street Yakima, WA 98901 Nob Hill Water Association Eric Rhoads Engineering Technician 6111 Tieton Drive Yakima, WA 98908 Wastewater Division Shelley Willson or David Schneider 2220 East Viola Ave Yakima, WA 98901 WSDOT Rick Holmstrom Development Services 2809 Rud kin Road Union Gap, WA 98903 Yakarna Bureau of Indian Affairs 4401GO&A" P.O. Box 632 Toppenish, WA 98948 RoccoAtAftra env Yakima Air Terminal 1*'*,ert Peterstm Air7wrt Asst liaxager 2400 West Washington Ave Yakima, WA 98903 f0beft.p&&s6ftakimawq,P-ov Yakima County Public Services Steven Erickson Planning Directo 128 North 2nd Street, 4th Floor Yakima, WA 98901 Stevemllrirksonftoxakima�wa.ul Yakima Health District 1210 Ahtanum Ridge Drive Union Gap, WA 98903 anreinn leolliracn N,Al-imA uTA ivz Office of Rural and Farm Worker Housing Marty Miller 1400 Summitview Ave, Ste# 203 Yakima, WA 98902 Ma'r!y1MMorft'qT Z West Valley School District Angela Watts Asst. Supt. Of Business & Operations 8902 Zier Road Yakima, WA 98908-9299 waMa@wvsd208.orP- Yakama Bureau of Indian Affairs Bud Robbins Superintendent P.O. Box 632 Toppenish, WA 98948 Bud.robbins@bja.c,ov Yakama Nation Environmental Management Krishna Proszek Environmental Review Coordinator P.O. Box 151 Toppenish, WA 98948 enviroreview@yakama.com Yakima County Commissioners 'Co" mmissioners.web@cn.vaki a.wa.us Yakima County Public Services Vern Redifer Public Services Director 128 North 2nd Street, 4th Floor Yakima, WA 98901 Vern.redifer@co,yakima.wa.us Yakima Regional Clean Air Agency Hasan Tahat Engineering & Planning Supervisor 329 North 1st Street Yakima, WA 98901 hasanCalvrcaa.orp, 115 Yakima Valley Conference of Governments Yakima Valley Museum Shawn Conrad and Joseph Calhoun Planner I Phn A. Baule Director 311 North 4th Street, Ste# 202 2105 Tieton Drive Yakima, WA 98901 Yakima, WA 98902 Kevin Chilcote 1005 North 16th Ave Yakima, WA 98902 Department of Fish & Wildlift., Mark Teske 201 North Pearl Ellensburg, WA 98926 City of Union Gap David Spurlock Development Director P.O. Box 3008 Union Gap, WA 98903 Century Link Manager 171 8 South 2nd Ave, Rm#304 Yakima, WA 98902 Department of Agriculture Kelly McLain P.O. Box 42560 Olympia, WA 98504 Environmental Protection Agency Federal Aviation Administration 1200 6th Ave. MS 623 2200 W. Washington Ave Seattle, WA 98101 1 Yakima, WA 98903 Federal Aviation Administration, Seattle Governor's Office of Indian Affairs Airports District Office PO Box 40909 Cayla Morgan Airport Planner Olympia, WA 98504 1601 Lind Ave SW Renton, WA 98055-4056 Soil Conservation District Ray Wondercheck 1606 Perry Street, Ste. F Yakima, WA 98902 WA State Attorney General's Office 1433 Lakeside Court, Ste# 102 Yakima, WA 98902 Yakama Indian Nation Johnson Meninick Cultural Resources Program P.O. Box 151 Toppenish, WA 98948 alm"mm , Robert Smoot 1640 Garretson Lane Yakima, WA 98908 Trolleys Paul Edmondson 313 North 3rd Street Yakima, WA 98901 WA State Dept of Health, Office of Drinking Water Christine Collins 16201 E Indiana Ave, Ste# 1500 Spokane Valley, WA 99216 Yakama Indian Nation Ruth Jim Yakima Tribal Council P.O. Box 151 Toppenish, WA 98948 itRobertson AGENCIES updated 12.23.13 - Form Ustdocx Type of Notice: IF File Number: Date: Pacific Power I Mike Paulson Jeff McKee 205 W Washington Ave Yakima, WA 98903 WSDOT, Aviation Division MN6 818 79th Avenue, Ste Turnwater, WA 9& Yakima School District 104 North 4th Ave Yakima, WA 98902 Sandra Hull 470 Camp 4 Rd Yakima, WA 98908 116 Scott Clark 7506 are Court Yakima, WA 98908 Alfred A. Rose 1006 Westbrook Place Yakima, WA 98908 t ScotClark 110 irna Ave #101 Yaki A98 Dave Fonfara 8708 Cameo Court Yakima, WA 98903 Paul Stelzer 6402 Scenic Drive Yakima, WA 98908 'er Pa Ste7 hua Ave #101 I> Ya , WA YPC Members Notified Wta Reviqw,Aad Public Hearin 1PLP#002-13. SEPA#024-13 Date of Mailing: March 17,2014 Benjamin W. Shoval 172 123 East Yakima Avenue, Ste#210 Yakima, WA 98901 William Cook 7701 Graystone Court Yakima, WA 98908 Patricia Byers 1530 Suncrest Way Yakima, WA 98902 L -(O 117 173 Ahtanum Irrigation District Nob Hill Water District Yakima Health District c/o Beth Ann Brulotte 6111 Tieton Drive 1210 Ahtanum Ridge Dr. 10705-B Gilbert Road Yakima, WA 98908 Union Gap, WA 98903 Yakima, WA 98903 West Valley School District WA State Department of No. Yakima Soil Conservation Dr. Michael Brophy Ecology District 8902 Zier Road 15 W Yakima Ave, Ste. #200 1606 Perry Street, Ste. F Yakima, WA 98908 Yakima, WA 98902 Yakima, WA 98902 Pacific Power and Light Co. Century Link Cascade Natural Gas Company 500 North Keys Rd Manager Jim Robinson Yakima, WA 98901 8 South 2nd Ave, Rm. 304 701 South 15$ Avenue Yakima, WA 98902 Yakima, WA 98902 Clean Air Agency Yakima County Commissioners City of Yakima c/o Hasan Tahat Public Works Director 329 North 1" Street Scott Schafer Yakima, WA 98901 City of Yakima City of Yakima City of Yakima Code Enforcement Manager Engineering Director Fire Department Joe Caruso Debbie Cook Mark Soptich City of Yakima Yakima County Planning Police Department Department Chief Rizzi Steve Erickson List of Affected Agencies Date of Mailing: 118 174 In -House Distribution E-mail List f Type of Notice: Q�cv App _5r—j)A Gwc, tu.-a �v- File Number(s): C) I Date of Mailing: I N DOC. INDEX 119 E-mail Address Debbie Cook 7 Engineering (akimawa.a,-,- Dana Kallevig Engineering M1 Dan Riddle . ........... Engineering Mark Kunkler Legal Dept Jeff Cutter Legal Dept Archie Matthews Mark Soptich Fire Dept mark.soptichgyakimawa.wv Jerry Robertson Code Administration Royale Schneider Code Administration Code Administration Suzanne DeBusschere .......... 0 e ministration Water/Iffigation i daVcb-own(&akimawa.P_ov Mike Shane ttion Carolyn Belles Wastewater Shelley Willson Wastewater Scott Schafer Public Works Dept i 01 James Dean Utilities akithaw&M James Scott Refuse Division Janws�scottojakmiawa.goy Kevin Futrell Transit Division NMI Steve Osguthorpe Community i- -r ment FrITM715-77! M1,031 - I f Type of Notice: Q�cv App _5r—j)A Gwc, tu.-a �v- File Number(s): C) I Date of Mailing: I N DOC. INDEX 119 175 lbarra, Rosalinda - !: - .. • ' « : - :r i.:_.. _ - _ • : � • 1. ::. • 14, 2014 beginning at 3:30 p.m. in the City Hall Council Chambers at 129 North 2 nd Street, Yakima, WA. If you have any questions regarding this notice please contact assigned planner Jeff Peters at (509) 575-6163 or by e- p6tees(Tyamawasby Thankyou! Rosalinda 11 Marra City of Yakima I Planning Division 129 North 2nd Street, Yakima WA 98901 : (509) 575-6183 * F: (509) 575-6105 120 176 Ibarra, Rosalinda From: Simon Sizer [ssizer@yakimaherald.coml Sent: Thursday, March 13, 2014 4:11 PM To: Ibarra, Rosalinda Subject: Re: 03-17-2014 Legal Notice: Ntc of Appl, SEPA, & YPC Hearing- Apple Tree Dev Ph4- PLP002-13, SEPA024-13 Attachments: IBARRA-79-416048-1.pdf I've scheduled this legal notice for 3/17, for a cost of $155.10 On 3/13/14 3:36 PM, "Ibarra, Rosalinda" <Rosalinda.lbarra@yakimawa.gov> wrote: Please publish only once on Monday March 17, 2014 Send affidavit of publication and invoice to: Account 11002 City of Yakima, Planning Division 129 North 2nd Street, Yakima, WA 98901 Rosalinda Ibarra Community Development Administrative Assistant rosalincla.lbarraoVakimawa.gov City of Yakima I Planning Division <http://www.vakimawa.izov/servicegp_lanning/> 129 North 2nd Street, Yakima WA 98901 NOTICE OF APPLICATION, ENVIRONMENTAL REVIEW & p: (509) 575-6183 * f: (509) 575-6105 PUBLIC HEARING: File Number: PLP #002-13, and SEPA #024-13; Project Descrip- tion: The City of Yakima Department of Community Development has received an application for a 30 -lot subdivision together with environmental review and traffic concurrency documents. This application is comprised of two related land use applications. The first is a proposal to subdivide approximately 24.83 acres of R-1 Single -Family Residential zoned property into a total of 30 single-family residential lots; and the final application involves the review of the environmental impacts of the proposed subdivision.; Simon Sizer Legal & Obituary Clerk Project Location: Vicinity of Ahtanum Rd. and S. 86th Ave., Yakima, WA; Tax Parcel Number: 17120113013, 17120114012, Yakima Herald -Republic 18120623025, 18120623013; Project Applicant: Duane Ro Rogers 1 g 114 North 4th Street, Yakima, WA 98901 /Apple Tree Construction, LLC, 2550 Borton Road, Yakima, WA 98903; NOTICE 4F ENVIRONMENTAL R—EVIEW; This Is to notify Phone: (509) 577-7740 1 Fax: (509) 577-7766 all the public and private agencies with jurisdiction and environ- mental expertise that the City of Yakima Division of Environmental www.yakima-herald.com Planning has been established as the lead agency, pursuant to the Reaching73% of Yakima Count adults ever week in tint and oplll Washington State Environmental Policy Act (SEPA) for the above y Y P stated project. You have the right to comment this 2012 Scarborough Report Yakima/Pasco/Richland/Kennewick R2, on application (F and become a party of record, Agencies, tribes, and the public are encouraged to review and comment on this proposed project and its probable environmental impacts. All written comments received by 5:00 p.m. April 7, 2014 (regarding the SEPA Review) will be considered prior to Issuing the final determination on this application. Please mail your comments to: Steve Osguthorpe. AICD, Community Development Director, 129 N. 2nd St, Yakima, WA 98901. Please reference the file number (PLR #002-13; SEPA #024-13) or applicant's name (Apple Tree Construction, LLC). A copy of the SEPA threshold determination will be avail- able after the end of the 20 -day comment period, There will be a 14 -day SEPA appeal period effective upon the date of mailing. This request requires that the Yakima Planning Commission hold a public hearing, which is scheduled for May 14, 2014 beginning at 3:30 p.m., In the Council Chambers, City Hall, 129 N. 2nd St.. Yakima, WA. Any person desiring to express their views on this matter is invited to attend the public hearing or to submit written comments, Following the public hearing, the Yakima City Planning Commission will Issue their recommendation to the Yakima. City Council. If you have any questions on this proposal, please call Jeff Peters, Supervising Planner at 509-575-6113 or jeff.petersO yaklmawa.gov. DO 1 (416048) March 17, 2014 1 'DMIC4 � � 121 A daily part of your life 177 FP1 flR1 JC, This is the proof of your ad scheduled to run on the dates indicated below. Please proof read notice carefully to check spelling and run dates, if you need to make changes Account: 110358 Company Name: CITY OF VAKIMAIYAKIMA PLANNING Contact: ROSALINDA IBARRA Address: DEPT OF COMMIECON DEVELOPEMENT Start: 129 N 2ND STREET Stop: YAKIMA, WA 98901-2720 Telephone: (509) 575-6164 WCOUnt Kep: Nimon Nizer Phone # (509) 577-7740 Email: ssizer*yakimaheraid.com Ad ID: 416048 Start: 03/17/14 Stop: 03/17/14 Total Cost: $155.10 Agate Lines: 88 # of Inserts: 1 Ad Class: 6021 'es: Herald -Republic 03/17/14 DOC. INDE,X 122 17R DOC. ONDEX Irm. slat, - 1 isCity of Yakima PUBLIC NOTICE OF Planning Department 129 N 2nd St LAND USE REVIEW Yakima, WA 98901 Date of Notice of Application - 03/17/2014 Project Name: APPLE TREE DEVELOPMENT * PHASE 4 Location: CCIDENTAL RD / S 86TH AVENUE PLP#002 O -13 Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family residential lots in the R-1 zoning district. And review of the environmental impacts of the proposed subdivision. A land use application has been submitted near your property. This is your notice of that application. To view information on-line go to: When prompted enter PLP#002-13 in the Application ID text box. Click the Submit button to view the land use application information. More information is available from the City of Yakima Planning Division, 129 North 2nd Street, Yakima, WA 98901 or call (509) 575-6183. Jeff Peters/575-6163/Supervising Planner/jeff.peters@yakimawa.gov Decisions and future notices will be sent to anyone who submits comments on this application or requests additional notice. Comments may be submitted in writing to the address above or by email to: planning@ci.yakima.wa.us - Please include the Application ID in the email subject line. Also include your name and address in the email. Written or emailed comments must be received by 5:00pm on 04/07/2014 Public Hearing Date: 05/14/2014 Public hearings are scheduled to begin at 3:30 p.m. by the Yakima Planning Commission, in the Yakima City Hall Council Chambers located at: 129 North Second Street, Yakima, WA 98901. L- - ------------------------ .... This application may include multiple land use types, including compliance with the State Environmental Policy Act (SEPA). For specific information, please contact the Planning Division. Si necesita informaci6n en espahol por favor llame al (509)575-6183. ............................ Application Submitted: 10/18/2013 Application Complete: 11/05/2013 City of Yakima Planning Department 129 N 2nd St Yakima, WA 98901 179 124 180 TO: Applicant, and Adjoining Property Owners, SEPA Agencies FROM: Steve Osguthorpe, Director of Community Development & Planning Division Manager SUBJECT: Notice of Application and Environmental Review for a 30 -lot subdivision of 24.83 acres located in the vicinity of Ahtanurn Rd. and S. 86t" Ave., Yakima, WA. 912im'111 1111] !11 iq i n , � I W► rZOM —111MM-31 NEMI*B�Mfl. H Project Description: The City of Yakima Department of Community Development has received an application for a 30 -lot subdivision together with environmental review and traffic concurrency documents. This application is comprised of two related land use applications. The first is a proposal to subdivide approximately 24.83 acres of R-1 Single -Family Residential zoned property into a total of 30 single-family residential lots; and the final application involves the review of the environmental impacts of the proposed subdivision. Project Location: Vicinity of Ahtanum Rd. and S. 86t" Ave., Yakima, WA. Project Applicant: Duane Rogers / Apple Tree Construction, LLC 2550 Borton Road Yakima, WA 98903 NOTICE OF ENVIRONMENTAL REVIEW This is to notify all the public and private agencies with jurisdiction and environmental experti that the City of Yakima Division of Environmental Planning has been established as the le agency, pursuant to the Washington State Environmental Policy Act (SEPA) for the above stat prcj ect: I The City of Yakima is presently inclined towards the issuance of a Determination of Non Significance (DNS) on this project. WAC 197-11-355 is being used The following conditions have been identified that may be used to mitigate the adverse environmental impacts of the proposal: None DOC. INDEX # t) 125 181 Required Permits — The following local, state and federal permits/approvals are needed for the proposed project: Bung Permit, Street Break Permit, Clean Air Permit, Washington State Department of Ecology NDPES Permit and Traffic Coneurrency Review. Required Studies: None Existing Environmental Documents: SEPA/GMA Integrated Environmental Summary Preliminary determination of the development regulations that will be used for project mitigation and consistency: International Building Code, City of Yakima Title 12 Development Standards, Zoning Ordinance and Comprehensive Plan. REQUEST FOR WRITTEN COMMENTS You do have the right to comment on this application and become a party of record. Agencies, tribes, and the public are encouraged to review and comment on this proposed project and its probable environmental impacts. All written comments received by 5:00 pm April 7, 2014, will be considered prior to issuing the final determination on this application. Please mail your comments on this project to: Steve Osguthorpe, AICP, Planning Manager; City of Yakima, 129 N 2 nd Street, Yakima, Washington 98901. Please be sure to reference the file number or applicant's name in your correspondence. NOTICE OF PUBLIC HEARING This long plat request requires that the Yakima Planning Commission hold a public hearing. This public hearing has been scheduled for May 14, 2014, beginning at 3:30 p.m., in the Council Chambers, City Hall, 129 N 2nd Street, Yakima, WA. Any person desiring to express their views on this matter is invited to attend the public hearing or to submit their written comments to: City of Yakima, Planning Division, 129 N 2nd St., Yakima, WA 98901, The file containing the complete application is available for public review at the City of Yakima Planning Division, 2nd floor City Hall, 129 North 2nd Street, Yakima, Washington. If you have any question on this proposal, please call Jeff Peters, Supervising Planner at (509) 575-6163 or e-mail at j eff peters@yakimawa. gov. NOTICE OF DECISION Decisions and future notices will be sent to anyone who submits comments on this application or request additional notice. N 126 4 commult", )EVELOPMENT DEPAR7MENY Planning b.,,sion 182 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 - Fax (509) 575-6105 ask .planningCa)yakimawa.gov - http://www.yakimawa.gov/services/Planning/ Date: March 7, 2014 To: Duane Rogers Apple Construction 2550 Borton Road Yakima, WA 98903 Subject: Determination of Application Completeness for requested UAZO, PLP#002-13, and SEPA 024-13. Proposal: Long Plat of four parcels totaling 24.83 acres in size into 30 single-family residential lots and environmental review of the project in its entirety, Location: Occidental Rd. & & 86th Ave Parcel Nos. 17120113013, 17120114012, 18120623025, 18120623013 Your application was initially submitted on October 18, 2013, and has been determined to be complete for further processing following both submittal of a revised application on February 4, 2014, and agreement to process the Preliminary Long Plat separate from the Master Planned Development on March 3, 2014. Continued processing of your requests will include, but is not limited to, the following actions: 1. A Notice of Application will be sent to all property owners within 300 feet of your site. These notices will include a request for public comments during a 20 -day comment period as is required by the City of Yakima. Notice of Application is be scheduled to be mailed on March 13, 2014. 2. Following the Rotice of Application public comment period a SEPA threshold determination will be issued followed by a 14 day SEPA appeal period. If not appealed a staff report will be prepared by the Planning Division, which will include a recommendation to the City Planning Commission as well as any recommended conditions of approval. 3. An open record public hearing for your applications have been tentatively scheduled before the City of Yakima's Planning Commission for May 14, 2014, at 3:30 p.m. in the City Council's hearing chamber at City Hall. 4. Following the receipt of the Planning Commission's recommendation, a closed record public hearing will be scheduled for a City Council decision regarding your Preliminary Long Plat. You may contact me at (509) 575-6163 if you have any questions regarding this matter. Very truly yours, Jeff Peters DOC. INDEX Yakima 1 LIM- I —Iftl Id 127 k*A HLA 1V*1kuibrqsa, Jeffrey T Lournan, PE Theodore W Poolar, PE Terry D. Alapeteri, PE Gene W. Soules, PE 183 Stephanie j. Ray, PE Dustin L. Posten, PE Michael T. Battle, PE Thnothy D. Fries, PLS Stephen S. Hazzard, PE IsauinanAasociInc EricT, Herzog, PLS Justin L. Bellamy, PE Michael R, Heir, PE Civil Enomring 4. Land Surveyinp Planning CT1y-o-rT"aKlma i--Fan-n-Fn`g7JlTV-1slc% 129 North 2n, Street Yakima, WA 98901 Re: Apple Tree No. 4 Occidental Road/South 86th Avenue Yakima, Washington HLA Project No. 13089 Please place the proposed Apple Tree No. 4 plat on hold until Wednesday, December 11, 2013, to give the City of Yakima time to review the existing Apple Tree plat standards and the developer time to review how they would like the City to continue to process the application. Very truly yours, Michael R. Helt, PE G:\PROJECTS\2013%13089S\2013-12-03 Apple Tree Phase 4 Plat Hold Letter.doc 801 North 39th Avenue c- Yakima, WA 98902 4- (509) 966-7000 er FAX (509) 965-3800 -, www.hlacivfl.com 128 C, 'Oftf hi I , IN Planningl", '4011 184 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 57.5-6183 - Fax (509) 575-6105 ask.planning@)yalcimawa.gov - htti,t://www.yakippiawa.goplveri,icevlpianiiiiigl November 5, 2013 ToDuane Rogers Apple Construction 2550 Borton Road Yakima, WA 98903 Subject: Determination of Application Completeness for requested UAZO PLP #003-13, PLP#002-13, SEPA #025-13, and SEPA 024-13, Proposal: 1 . Long Plat of a single parcel approximately 5.9 acres in size into 22 single-family residential lots and environmental review of the project in its entirety. Z Long Plat of four parcels totaling 24.83 acres in size into 30 single-family residential lots and environmental review of the project in its entirety, IWOMF i am 1. Coolidge Rd. & S. 88th Ave, Yakima, A. 2. Occidental Rd. & S. 86th Ave Parcel Nos. 1. 18133134490, 2. 17120113013,17120114012,18120623025,18120623013 Your application was initially submitted on October 18, 2013, and has been determined to be complete for further processing as of November 5, 2013, under the provisions of the Yakima Municipal Code for Preliminary Long Plats. Please Note: Under the City of Yakima's development regulations the only application process which allows private streets not meeting City standards is the Master Planned Development application and an accompanying development agreement. Continued processing of your requests will include, but is not limited to, the following actions: 1. A Notice of Application will be sent to all property owners within 500 feet of your site. These notices will include a request for public comments during a 20 -day comment period as is required by the City of Yakima. Notice of Application will be scheduled to be mailed following review by the City of Yakima's Development Service Team (DST) scheduled for November 19, 2013. 2. Following the Notice of Application public comment period SEPA threshold determinations will be issued followed by a 14 day SEPA appeal period. If not appealed a staff report will be prepared by the Planning Division, which will include a recommendation to the City Planning Commission as well as any recommended conditions of approval. 1 Two open record public hearings for your applications have been tentatively scheduled before the City of Yakima's Planning Commission for January 22, 2013, at 3:30 p.m. in the City Council's hearing chamber at City Hall, The Planning Commission will issue a recommendation to the City Council, 4, Following the receipt of the Planning Commission's recommendation, a closed record public hearing will be scheduled for a City Council decision regarding your Preliminary Long Plats. You may contact me at (509) 575-6163 if you have any questions regarding this matter. Very truly yours, 0 Jeff Peters Supervising Planner DOC. Yakima Rear.-, � INDEX11 129 l'MENT OF UTILITES A.,,.A) ENG11WERINdP5 Debbie Cook, PE, Director Engineering Division 129 North Second Street Yakima, Washington 98901 RECEIVED (509) 575-6111 -Fax (509) 576-6305 NOV 0 1 2013 CITY OF YAKIMA PLANNING DIV. Duane Rogers 2550 Borton Road Yakima, WA 98903 Subject: Notice of Decision for Transportation Concurrency 30 Single Family Residential Homes off of 86"' Avenue Enclosed is the Decision for the Transportation Concurreftoy Analysis of the Proposed 3 30 Single Family Residential Homes off of 86"' Avenue, within the City of Yakima, Washington. This development has been APPROVED for Coneurrency Analysis. Concurrency review determined that reserve capacity is available on all impacted arterial streets. Concurrency review does not evaluate impact to local access streets or street intersections. 'This review does not include safety or site design issues which will be addressed at the project review level of zoning and SEPA. This review concluded that the proposed development will not exceed the capacity of the arterial. street system and reserve capacity exists on all impacted arterial streets. Please review the enclosed report. You may appeal the Findings of this report request Administrative Reconsideration within fifteen (15) days from the date mailing of this Notice. Appeal forms and procedures are available at the Departme of Community and Economic Development. If you have any questions, please call at (509) 576-6797. 1 Sincerely, Brett 11. Sheffield, PE Chief Engineer Enclosure 130 186 City of Yakima, Washington Engineering Division Transportation Concurrency Analysis Date of Review: November 1, 2013 Review Prepared by: Brett H. Sheffield, Chief Engineer, (509) 576-6797 Proposed Development: Single Family Residential Subject Address: Occidental Road and 86'h Avenue ITE Land Use: LU #210, Single Family Detached Housing (1.0 Trips per Dwelling Unit) [1.0 * 30] = 30 PM Peak our Trips 'Mr6low- me: roll 0 1 17 -NNS I If tGo' Summary of Impact to C ;Jt y of Yakima Arterial Streets: This application has been reviewed and approved for consistency with YMC 12.08 Transportation Capacity Management Ordinance. This development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted odstreets, This review does not include any site develpment or safety issues which may be•iscussed at the project level or SEPA review. The review does not address intersection level of service. Transportation Capacity Analysis Page I of I DOC. INDEX 131 Total Street Segmeut LOS I ADT (V/C Trips Ratio) =-&Tci�d ntall: 80th Ave. to 96th Ave. Summary of Impact to C ;Jt y of Yakima Arterial Streets: This application has been reviewed and approved for consistency with YMC 12.08 Transportation Capacity Management Ordinance. This development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted odstreets, This review does not include any site develpment or safety issues which may be•iscussed at the project level or SEPA review. The review does not address intersection level of service. Transportation Capacity Analysis Page I of I DOC. INDEX 131 187 Apple t "Apple Tree Development Phase 4" l' . 1, & , a IM10111,113 CHAPTER PR 1 1T t13 1 :.. w ... � x w:. .. .r..::::::. ..:. w .wwy ....� ....'..� w.. ._...... w......y �.... r. . -1 Email from RandyMeloy, Surface Water Engineer re: 05/13/2014 DrainaqOe Issues H-2 Letter from is t Requesting to Continue a Holthe1! 9/ 5 AvOication -3 Email from lic Requesting for Update on Application04/06/2016 Status -4 Letter from licant Requesting to Continue Processing 02/02/2017 licatio -5 Letter from BrettSheffield, ie i ee re: Modification 03/28/2017 of Title 12_Development_Standards 132 DEPARTMENT OF PUBLIC WORKS 188 Scott Schafer, Director Engineering Division 129 North Second Street Yakima, Washington 98901 (509) 575-6111 1 Fax (50 9) 576-631 Iflike Meit HLA Engineering and Land Surveying Inc. 2803 River Road Yakima WA 98902 h On February 2, 2017, you submitted a letter to the City of Yakima Planning Division and City Engineer requesting modifications to the City of Yakima's Title 12 Development Standards for the Plat of Apple Tree No. 4. The modifications requested were: Bsz���Imvillimgili 1111111 1� III I pjjj�� Narrowed road section through curves C2 and C3, and no sidewalk on the south side of the narrowed road section identified on the applicant's preliminary plat dated February 4, 2014, in accordance with YMC § 12.06.030; and aisle 9 0 a— Sincerely, DOC. INDEX #-AL5-- 133 IVh*,A HLA * ueerit%artd1,andSw-v0ngJui City of Yakima Planning Division 129 North 2nd Street Yakima, WA 98901 Re: Apple Tree Occidental Road/South 86th Avenue Yakima, Washington HILA Project No. 13089 PILP #002-13, SEPA #024-13 189 Apple Tree Resort would like to request the City of Yakima proceed with processing the proposed Apple Tree No. 4 plat, and requests that the City allow construction of rolled curb and gutter, consistent with the previously constructed phases. Apple Tree Resort Development Plan was developed and approved by Yakima County as a Planned Development, consisting of 12 phases located on approximately 300 acres of land. The Planned Development was centered around an existing 18 -hole golf course and golf club house/resta u rant; 325 single family lots; 258 multi -family dwelling units; and a 60 -unit resort lodge. Single family dwelling subdivisions Phase 1, Phase 2 and Phase 3A have already been constructed as part of the approved Yakima County Planned Development. The existing subdivisions were developed using a mixture of gated private roads and public roads to service ihe development, all consistent with standards set forth in Yakima County's approval. h-7 addition, a community pool, club house, and recreation area were constructed to service the development. Apple Tree Resort would ultimately like Apple Tree No. 4 to continue development consistent with the original approved Apple Tree Resort Development Plan, using rolled curb and gutter, and gated private roads. At this time the intent would be seek approval for a public road with rolled curb and gutter, meeting City of Yakima residential street road standards. The roadway however, is intended to be private and gated, and Apple Tree Resort intends on seeking approval for the gated private road if the City of Yakima undergoes code revisions allowing these conditions. If City code revisions do not provide the ability to have gated private roads, Apple Tree Resort will pursue gated private road approval through the Master Plan process, in accordance with design standards set forth in the Master Plan Developer's Agreement once 'they are accepted. DOCP INDEX G:\PROJECTS\2013\1 3089S\2017-02-02 Apple Tree Phase 4 Plat Project Procede Letter.doc a4 IJ - Ll 134 Um City of Yakima Planning Division February 2, 2017 Page 2. In addition to the rolled curb and gutter, the City previously was acceptable to allowing a narrowed road section through curves C2 and C3 which winds between Hole #1 Green, and Hole #2 Tee Block, due to the significant grade changes and that there would be no residential lots in this area. The main road section would be 30 feet of asphalt width, and 34 feet to back of the 2 -foot rolled curb and gutter. Apple Tree Resort would like to request that the City allow the road section to narrow to a minimum of 22 feet of asphalt width, and 26 feet to back of curb through curve C2 south of Hole #1 Green. The road section would progressively widen through curve C3, north of Hole #2 Tee Block until reaching full width by the end of the radius. We would also like to request that no sidewalk be placed on the south side of the road section through this portion of roadway. Thank you for considering our requested deviations from the City of Yakima standard roa,� section. If you have any questions regarding our requests, please feel free to call me. Very truly yours, :�Od4� 4Z Michael R. Heit, PE DOC. INDEX G:\PROJECTS=1311 3089S\2017-02-02 Apple Tree Phase 4 Plat Project Procede Lefter.doc 135 191 Peters, Jeff From: Mike Heit <mheit@hlacivil.com> Sent: Wednesday, April 06, 2016 3:44 PM To: Peters, Jeff Subject: RE: Apple Tree Phase 4 plat. I was checking to see what the City's current position is regarding private roads, and rolled curb and gutter? I know that these can be allowed under title 12, if approved by the City Engineer. Has this position recently changed? 2803 River Road Yakima, WA 98902 Phone: 509-966-7000 Fax: 509-965-3800 Notice of Confidentiality: The information transmitted is intended only for the person or entity to which it is addressed and may contain confidential and/or privileged material. Any review re -transmission or other use of or taking any action in reliance upon this information bW* ersons or entities other than the intended recii♦ient is iroh ibited. If Oou received th is in error .♦lease contact the sender immediately by return electronic transmission and then immediately delete this transmission including all attachments without copying, distributing or disclosing same. From: Mike Heit =*i * FVA I f 411ASS11 & INIO Subject: Apple Tree Phase 4 plat. [VOMIN Please continue to hold the Apple Tree Phase 4 per my client Apple Tree request. Apple Tree will decide how to procede with the application over the next few weeks. MOO= Mike Aeit P.E. MLA ExWixeerix_W, L L2xj! •hTc. 2803 River Road DOC. INDEX 136 192 Yakima, WA 98902 Phone: 509-966-7000 Fax: 509-965-3800 Notice of Confidentiality: The information transmitted is intended only for the person or entity to which it is addressed and may contain confidential and/or ed material. An -transmission or Q& oj or talaip 1-t% oilmoi i -F rpliawcp unoT iWis Rrivile5 review re IbUllb U1 UIALMU5 U1111Ur 11161111 Me 1r11e11Ut:U le(ApiellL 15 PlUrIlUileU. if you receiveu inis in error please Gonlact ine senuer immediately by return electronic transmission and then immediately delete this transmission including all attachments without copying, distributing or disclosing same. DOC. INDEX 137 193 Peters, Jeff From: Mike Heit <mheit@hlacivil.com> Sent: Monday, November 09, 2015 10:39 AM To: Peters, Jeff Subject: Apple Tree Phase 4 plat. Please continue to hold the Apple Tree Phase 4 per my client Apple Tree request. Apple Tree will decide how to procede with the application over the next few weeks. Afte Heit P.E. 2803 River Road Yakima, WA 98902 Phone: 509-966-7000 Fax: 509-965-3800 Notice of Confidentiality: The information transmitted is intended only for the person or entity to which it is addressed and may contain confidential Wkhg"" 0 1 im &, Uy 1JUIbU(Ib Ul UIILILIUb ULIIUI Uldil Lne Intenuea recipient is prol-116105. A yvi IrMWITUL! Ullb III t�f[Ul PWdU[ILdUL LIM bUFlUer immediately by return electronic transmission and then immediately delete this transmission including all attachments without copying, distributing or disclosing same. 138 194 lbarra, Rosalincla From: Peters, Jeff Sent: Tuesday, May 13, 2014 1:24 PM To: lbarra, Rosalinda Subject: Please forward to Planning Commission From: Meloy, Randy Sent: Tuesday, May 13, 2014 7:41 A To: Peters, Jeff; Osguthorpe, Steve Cc: Kallevig, Dana Subject: Apple Tree Phase 4 Drainal I have received a narrative conceptual design for the Apple Tree Phase 4 preliminary plat from HLA. Upon reviewing th the street and other impervious surfaces will meet all of the requirements of the StormWater Management Manual fo Eastern Washington and the Yakima County Regional Stormwater Manual. I I would recommend that this preliminary long plat not be held up in any way due to concerns over drainage. Their n-rz-*r44ri-T'r*r-r0ng wi-b-ea&ig auidiveu-w�i ktnyi-i-eds+Fr1W rrui �,e accomplished successfully. Randy Meloy, P.E. Syrface Water Engineer City of Yakima 509 576-6606 DOC. INDEX 139