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HomeMy WebLinkAboutR-2017-070 Apple Tree Ph. 4 Preliminary Long PlatRESOLUTION NO. R-2017-070 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 Ph 4, 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 J ne, 2017. ITEM TITLE: SUBMITTED BY: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDASTATEMENT 1 Item No. 8. For Meeting of: June 6, 2017 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 Joan Davenport, Al CP, 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 FOR SUBMITTAL: STAFF RECOMMENDATION: Adopt Resolution. BOARD/COMMITTEE RECOMMENDATION: City Manager The Yakima Planning Commission recommended approval on April 24, 2017. ATTACHMENTS: Description Upload Date O resolution 5/31/2017 O exhibit to resolution 5/31/2017 O Complete Record Apple Tree Ph4 5/25/2017 2 Type Co\kr Memo Cover Memo Backup Material rs, CITY OF YAKIMA la annIng DEPARTMENT OF COMMUNITY DEVELOPMENT Joan Davenport, AICP, Director Planning Division Joseph Calhoun, Manager 129 North Second Street, 2' Floor, Yakima, WA 98901 ask.planning@yakimawa.gov www.yakimawa.gov/services/planning 4 EXHIBIT A NOTIFICATION OF THE YAKIMA PL NING COMMISSION'S 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). 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: joseph.calhoun@yakirnawa.gov. seph Calhoun Planning Manager Date of Mailing: April 26, 2017 Enclosures: Planning Commission's Recommendation and Site Plan Yakima 2015 1994 CITY OF YAKIMA, WASHINGTON PLANNING COMMISSION'S RECOMMENDATION April 24, 2017 In the Matter of a Preliminary Plat Application Submitted by: PLP #002-13 Duane Rogers / Apple Tree Construction SEPA #024-13 For a 30 -Lot Preliminary Plat located in the R-1 zoning district in the vicinity of Occidental and S. 86th Ave. 5 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. (5) This recommendation has been issued within ten business days of the hearing. B. Summary of Recommendation. The Yakima Planning Commission recommends approval of this preliminary plat subject to conditions. C. Basis for Recommendation. Based on a view of the site; consideration of 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. 86th Ave., Yakima, WA 6 ordinance requirements, development standards and consistency criteria; the YPC makes the following: FINDINGS I. Applicant. This preliminary plat application was submitted by Duane Rogers of Apple Tree Construction, 2550 Borton Rd., Yakima, WA 98903. II. Location. The location of the proposed preliminary plat is the vicinity of Occidental and S. 86th Ave., in the City of Yakima. Assessor's Tax Parcel Numbers: 17120113013, 17120114012, 18120623025, & 18120623013. III. 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 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: 1. Public Notice and Process for Original Public Hearing: a. b. c. d. e. f. 9. h. Date of Application: Date of Notice of Complete Application for Long Plat & Environmental Review: Date of Applicant Request for Hold on Application: Date of Complete Application and Agreement to Process Plat Separate from Master Planned Development: Date of Notice of Application & Environmental Review: Date of Posting of Land Use Action Sign on the Property: Date of Mailing of Notice of DNS: Date of Notice of Public Hearing October 18, 2013 November 5, 2013 December 3, 2013 March 7, 2014 March 17, 2014 March 31, 2014 April 11, 2014 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, 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, 2 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 and Public Hearing: f. Date of Posting of Land Use Action Sign on the Property: g. Date of Planning Commission Review of Past Action: 7 February 17, 2017 March 2, 2017 March 8, 2017 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. VII. Zoning and Land Uses. The zoning of the property within the proposed preliminary plat is Single -Family Residential (R-1). The property is currently vacant. Vlll. 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. ii. 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 "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. b. Engineering: Previous DST Comments: 3 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 8 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; 4 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 9 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. d. 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..." 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. 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. f. 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 5 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 10 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. 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 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 across Tract "A" shall 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 road to Ahtanum Rd. Yakima Regional Clean Air Agency: 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 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 iii. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. Ahtanum Irrigation District: i. "...Two of the parcels listed on this application fall within the boundaries of the Ahtanum Irrigation District." 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 6 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 11 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." I. 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 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 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 SEPA does not disclose all proposed activities..." IX. Jurisdiction. 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. 7 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, 111/A 12 X. Preliminary 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(1) -- 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 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 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) 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) 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 Required: 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 UAZO. 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 13 (2) Subsection 14.20.100(2) -- Consistency with the provisions of the Comprehensive Plan: The Urban Area Comprehensive Plan Future Land Use Map III -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 will make appropriate provisions for the public health, safety and general welfare insofar as there is a need in this community for residences and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards and all conditions of 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 9 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 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 standards. (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 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. (13) Subsection 14.20.100(4)(j) -- Appropriate provisions for schools and schoolgrounds: 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 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 15 (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 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. XI Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal Code. 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 preliminary plat. (4) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, access, potable water, 11 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 16 sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat would be consistent with the development standards of applicable City ordinances. CONCLUSIONS Based on the foregoing Findings, the YPC reaches the following Conclusions: (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 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. RECOMMENDATION Based 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: 12 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 17 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 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. 4. 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 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 13 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 18 (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 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 Standards. 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 plat: 14 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 19 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. b. 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. 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. Scott Clark, Chairman Date Yakima Planning Commission 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 15 Exhibit "A" The addressing for Apple Tree No. 4 is proposed as follows: 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 of Occidental Rd. and S. 86th Ave., Yakima, WA 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 23: 9502 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy Lot 25: 9402 Apple Tree Pkwy Lot 26, 9400 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 29: 9304 Apple Tree Pkwy 20 VICINITY MAP NO( 10 SCAL1 ComIEElue Row) NOTES Destdentai ADENEst Alatssmn CoNI I 2002411 PRMINEN EY ANC ABSACTFIr PROPERTIES ARE 70WD RE 1, SINGLE DOPEY ZONE 2 BEBE( DEN'TOVEVENIS MUNE CONFORM EN YAKIMA NEANOAINTS TON IBM REURES. UPON ACCEPTATEITTE TFE MASTER PLAN ANC DEVELOFTR'S AGREEMENT, STREET INPRONEEDENIEN SHALL CONDONES TO ADP, 2 EWE MASIEBT PLAN PRNATE 110AD DESIGN STANDARDS' 627,4t2 (EITOSIOI E.) BY CEIY ()F sITEE OF (ANNA SAN AR; ,Ltit f. AIN AND NON HIE_ WATETTMAIN AND FRE 11077ANTE 10 PE LOT:7PM IN UTE Tv EASEMENTS EASENFFITS NO1 SISOESN PERON GDR CLARITY. 6 ALE STORM WATER AEFIENATED STY NB* sAFERVIOSS SERFACES TO BE RETAINED AND DISROBSTO OF ON SETE ,t4 ECNOROASSE 'MTH CIEs OF YAKIMA SOLIWEVARD ENG NEER NO DENISON NES)7INEMEET 8 ENDED S PROINTKED SO BF POSTMDFCE Es( NON HILL BABE; WAILES SYSILM INURED, VALDES INT"FISS, AND ENE FETBREFIT NOSTRIL( NS 10 OF DKSITTENED AM) CONSWOCIE0 BY NOB HILL NETER SO INT 11,13RANT I OFTEN:WS NOT NEF OLIERMENE ANS) SOT SHOWN SKEE THIN PLAN I'OLLER. IV CABLLS 'ELLPILONE CABLES ANN NAIDNA. CAS MAINS ANL NOT SHOWN ON 1RLSE BLAND BEST ERE TO BE LOCATED MERIN TIN_ REFUTES; ELME() EASEMENT 44,4c4.4 TO COORDINATE WOE THE TERSEND Ty COMEWN, FOR ENTSIGN ANS) IISTALB rEtw DELP !MEWED,' B LYRISTRE BOBBINS SEEBASKG - 20' FRONT SFEITACK EROM PROPERLY S' SIDE NE 20' REAR DELBASKS 04, STANDARD LOTS CURVE TABLE ' DEANS -ENT 74 ; sir -sr -err; • • -S-Sislarsr-s— ' HL Huibregtse, Lotman Associates, Inc, Civil Engineering a. Land Surveying+Planning 4 10 6 801 North 39th Avenue Yakima, WA 98902 51)9.966.7000 Fax 514965.3800 www.hlacivilenn9 21 PRELIMINARY PLAT OF 1 (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 DEVELOPER ENGINEER/SURVEYOR APPLE TREE RESORT 2550 PORTON ROAD YAKIMA, VVASHING I ON 99903 JOHN BORTON (509) 945-3715 DUANE ROGERS (509) 930-2406 JON KI NLOCH (505) 945-3012 POSPIPO PP1,4PAPY--,. AAA'S HUIBREGTSE, LOUMAN ASSOCIATES, INC. 901 NORTH 39TH AVENUE YAKIMA, WASHINGTON 05902 MICHAEL R HEIT, PE ERIC T HERZOG, PLS (509) 900-000o KO' PTSCPOSFE) 12/17 E 'TETE, 'INTEgE. 0; 13 11 411 p.44.44.4 4,41w 1". Dtitn0A32 tri At, 6AA' - 'AM} tP0 ti•P67'609' -sr 11 ....40. ,,..sgsgs, 4 7.:53NN4,...'""sseti ore ss -..• Ns v 4.4'4 ''' "44, "44 '4".-4 ...NS -4N .,' 1844N7Sr t'24144 r RECEIVED FEB 0 4 2 014 CITY OF YAKIMA PLANNING DIV. LEGAL DESCRIPTION PARS "I E, 6 3, 11 AND THE NOUSE 75 (13 FEET or ENE )011T11 465 00 ITU or E1 EE WEST 284 ()TI FEL I ER DM hAs1 212 BO SEME E 07 DB sOUSEIVEST NUNTETE1 or DIC NENTHAT1i BLEARIER 3s SECTION ES TCENSDEP 17 NCRiH PENCE 18 SASE WM Of SOITEEE7 SLED UNSER MAT S nty NO6WER 7E7E7750 TWOORDS OF SARIMA DOOM, 22,2SHENETON NOTES • SLE WELE1 1 FON COR26, 1AHLT ENT ihNEEL, ROADWAY SFESEEN6 ASO TWAT I() IND RESEREED " w - co go.44' A'f FOONSEN ITALEPTE „ 6., 6 e'''A AO FA o 2411 11,,'61AI O,FAS / 1 ''.1.114111141 14 55 w „ss M71)7' 6 21,76 6 SPits'5'tK'N't NEP t E(''EN' I‘L'INIEB1P's'Et's;‘'LE1011'1.1'N'D:1' s 1,1E611 10' RR f SW TO BE RESERVED , DEXESTINC, DEENDAK7 4— ED ES 0 *ADP PPP 50' 5 Al OA' EDS"ING BEEDETIDEMED ps MAWS 1"DIS ISSN: ;MEM SEMATATE ENKNOND El PEWS TO FFE - 50' PROPOSED REW MENNICTEDENMS DrIE'if D DARE Rs PP DEDIFIN mom t.,,tsst 111: PP:POP0A k f •A`' 2'13A /w 1 rn STENO t si),(7„TELEA,TESITY EE't ERSE PC MATER . MTh '6, x6, PR 3PORENN 630oN0A NY (INT s ,s6VMPriCkrOMITingii JOH NUM 44.44 DA ' 13019 12 -Ow -14 FILL N111F41 DRA'.1.114(r. 143089 1,1,1 4,/,,C Apple Tree Partnership "APPLE TREE NO. 4" YAKIMA COUNTY, WASHINGTON M1411 TDF PRELIMINARY PLAT `1111.- 1 OF Legend FENCE SANITARY SEWER DONAL SIIC, WATER TRLE UTILITY POLE MANHOLE_ \1C BASIN FIRE HYDRANT WA TEEVALVE W TERBLOWOFF WFP PLFF PEEL I GI -IT EXISTING NEW NEW CURB AND CUTTER NEW GEMENT CONCRETE SIDEWALK NEW SEWER INE NEW WA([P LINE NEW STORM DRAIN LINL NEW MANHOLE F.. II/TY IT J' 44E L_Flar %OPE FAT FT 6" THICK CONC SiDEWALK SETI1NDD P Rets.ED FEED / F 17' CFTC FA.CPE rTirr COMPACIED SUSGRADE —DOTE PIA CL I/2- PG 64-28 (COMPACTED DEPTH) DED,OW C,S,P.C. (COMPACTED DEPTH) 6' MOE MEM SIDEWALK BEHIND ' RCA t CURB 0.17' CSTC PlESIDSDO EFEDSNOSED 0 T" H w w w u~), 22 PRELIMINARY PLAT OF "APPLE TREE NO. 4 (A PORTION OF THE NORTHWEST 1/4, SEC, 6, T.12 N., R.18 E., WM. AND A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M.) RECEIVED FEB 0 4 2014 OTV OF YAM PLANNING DIV*4 50' FSOESEDED PEW -FX1,;iNC, ARBOTivTAZ 's ssEDESSI* Si'DIES.1•:')' DIDEVIISEP BOUsDADD LEM: EXISIING WAS R END STEER P.0 EsEir. TO KESEEDEO I TYPCIAL ROADWAY - CITY OF YAKIMA RESIDENTIAL ROADWAYS ROLLED CURB DETAIL NOT TED SCALE HL Huibregtse, Lotman Associates, Inc, ........................ Civil Engineering + Land Surveying +Planning 801 North 39th Avenue Yakhna, WA 9890 5o9.4466.7o0o Fax 509.965.38o° /T 10 8E 'FilD7S-rD''''' • EX DTINE RED.E.1641. .+DDISDAR (INES SSEEDDet = BEVEDDID:TES PRoDOEDD SOUNDARY ODE, f s SOE'D'*Dir.E. Drla H CTAt 0(1'00 LW, 4DDREEEr p E.4EDEES 003 E.q.# DEDDI, TO Fr OCETEC DISC CEITSIE EDEEIESDED - 5 1'34 11PP' P FDDE1 RESE PDS D ED4Pi'DID DDDJZ* p so DELTA = SI 54- - HMSO; EESEED ID'S7.14" HD EEC's D' 411111r E E SI'DESDSD' \ r CART 4r,D8+7,14'.TRTOCESED 20' EASEMENT SE DELEDFD - 7 I 3.; DEW ES DHD cEI Et Ai cEEEIEEEt C "EY D -EE AHTANUM ROAD ENDED, DiDE 6 r P • EE E E r•11...f1F3,,FrZ Tr. F NAIF1FS r)/FAV,,INF; 1,F)089 PI -F1 D'N'G ILA Apple Tree Partnership "APPLE TREE NO. 4" YAKIMA COUNTY, WASHINGTON PRELIMINARY PLAT 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. 86th 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 AA -1 Apple Tree Construction LLC "Appk Tree Development s 4" EXHIBIT LIST CHAPTER AA Yakima Planning Commission's Recommendation Yakima Planning Commission's Recommendation 24 04/24/2017 CITY OF YAKIMA, WASHINGTON PLANNING COMMISSION'S RECOMMENDATION April 24, 2017 In the Matter of a Preliminary Plat Application Submitted by: PLP #002-13 Duane Rogers / Apple Tree Construction SEPA #024-13 For a 30 -Lot Preliminary Plat located in the R-1 zoning district in the vicinity of Occidental and S. 86th Ave. 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. (5) This recommendation has been issued within ten business days of the hearing. B. Summary of Recommendation. The Yakima Planning Commission recommends approval of this preliminary plat subject to conditions. C. Basis for Recommendation. Based on a view of the site; consideration of 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. 86th Ave., Yakima, WA 26 ordinance requirements, development standards and consistency criteria; the YPC makes the following: FINDINGS I. Applicant. 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. 86th Ave., in the City of Yakima. Assessor's Tax Parcel Numbers: 17120113013, 17120114012, 18120623025, & 18120623013. III. 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 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: 1. Public Notice and Process for Original Public Hearing: a. b. c. d. e. f. 9. h. Date of Application: Date of Notice of Complete Application for Long Plat & Environmental Review: Date of Applicant Request for Hold on Application: Date of Complete Application and Agreement to Process Plat Separate from Master Planned Development: Date of Notice of Application & Environmental Review: Date of Posting of Land Use Action Sign on the Property: Date of Mailing of Notice of DNS: Date of Notice of Public Hearing October 18, 2013 November 5, 2013 December 3, 2013 March 7, 2014 March 17, 2014 March 31, 2014 April 11, 2014 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, 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, 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 2 and Public Hearing: f. Date of Posting of Land Use Action Sign on the Property: g. Date of Planning Commission Review of Past Action: 27 February 17, 2017 March 2, 2017 March 8, 2017 V. Environmental Review. The SEPA Responsible Official issued a Determination of Nonsignificance (DNS) on April 11, 2014, which became final without an appea . 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. VII. Zoning and Land Uses. The zoning of the property within the proposed preliminary plat is Single -Family Residential (R-1). The property is currently vacant. VIII. 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. ii. 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 "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. 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. 86th Ave., Yakima, WA 3 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 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; 4 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 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. d. 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..." 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. 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. f. 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 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86th Ave., Yakima, WA 5 30 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. 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 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 across Tract "A" shall 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 road to Ahtanum Rd. i. Yakima Regional Clean Air Agency: 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 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 iii. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. Jfl Ahtanum Irrigation District: i. "...Two of the parcels listed on this application fall within the boundaries of the Ahtanum Irrigation District." 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 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 6 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: "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: "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 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..." 11 "Water Quality Project 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 SEPA does not disclose all proposed activities..." IX. Jurisdiction. 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. 7 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. INDEX # 32 X. Preliminary 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(1) -- 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 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 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) 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) 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 Required; 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 UAZO. 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 DOG. INDEX x'_44 33 (2) Subsection 14.20.100(2) -- Consistency with the provisions of the Comprehensive Plan: The Urban Area Comprehensive Plan Future Land Use Map III -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. (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. 86th Ave., Yakima, WA DOC. INDEX (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 will make appropriate provisions for the public health, safety and general welfare insofar as there is a need in this community for residences and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards and all conditions of 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. 9 34 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 standards. (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 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. (13) Subsection 14.20.100(4)0) -- Appropriate provisions for schools and schoolgrounds: 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 sidewalks. Apple Tree Construction LLC Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86th Ave., 10 35 (15) Subsection 14.20.100(4)(I) -- 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 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. XI. Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal Code. 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 preliminary plat. (4) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, access, potable water, 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 11 36 sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat would be consistent with the development standards of applicable City ordinances. CONCLUSIONS Based on the foregoing Findings, the YPC reaches the following Conclusions: (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 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. RECOMMENDATION Based 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 Apple Tree Development — Phase 4 PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. and S. 86th Ave., Yakima, WA 12 37 1. 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 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. 4. 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 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 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 13 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 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 Standards. 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 plat: 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 INDEX �7 14 39 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. b. 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. 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. Scott Clark, Chairman Yakima Planning Commission 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 Date INDEX 15 Exhibit "A" The addressing for Apple Tree No. 4 is proposed as follows:' 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 of Occidental Rd. and S. 86th Ave., Yakima, WA 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 23: 9502 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy Lot 25: 9402 Apple Tree Pkwy Lot 26: 9400 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 29: 9304 Apple Tree Pkwy 40 0INDA,,,,X4 41 Apple Tree Construction LLC cc 4" EXHIBIT LIST CHAPTER A Staff Report A-2 ate Staff eao 04/12/2017 DEPARTMENT OF COMMUNITY DEVELOPMENT sasuw,a, Joan Davenport, AICP, Director CITY Of YAKIMA nq for Application PL 02-13 & SEPA #024-13 APPLICANT: APPLICANT ADDRESS: PROJECT LOCATION: NAME OF PLAT: TAX PARCEL NUMBERS: DATE OF REQUEST: ORIGINAL DATE OF RECOMMENDATION: REVISED DATE OF April 12, 2017 RECOMMENDATION: STAFF CONTACT: Jeff Peters, Senior Planner the provisions of YMC § 14.20 & 6.88. Apple Tree Phase 41 PLP#002-13 & SEPA #024-13 Planning Division Joseph Calhoun, Manager 129 North Second Street, 2"cl Floor, Yakima, WA 98901 ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning CITY OF YAKIMA PLANNING DIVISION'S FINDINGS OF FACT, CONCLUSIONS & RECOMMENDATION TO THE CITY OF YAKIMA PLANNING COMMISSION REQUEST FOR PRELIMINARY LONG PLAT Duane Rogers / Apple Tree Construction 2550 Borton Rd., Yakima, WA 98903 Vicinity of Occidental Rd. and S. 86th Ave. Apple Tree NO. 4 181206-23013, 181206-23025, 171201-14012, & 171201- 13013 October 18, 2013 May 14, 2014 42 I. 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. II. SUMMARY OF RECOMMENDATION: The Administrative Official recommends approval of the Preliminary Plat, subject to conditions. III. FACTS: 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 Yakima 2015 1994 DOC INDEX A pg 001" 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. 4. The applications were deemed complete for processing on November 5, 2013, 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. b. c. d. e. f. g. h. Date of Application: Date of Notice of Complete Application for Long Plat & Environmental Review: Date of Applicant Request for Hold on Application: Date of Complete Application and Agreement to Process Plat Separate from Master Planned Development: Date of Notice of Application & Environmental Review: Date of Posting of Land Use Action Sign on the Property: Date of Mailing of Notice of DNS: Date of Notice of Public Hearing October 18, 2013 November 5, 2013 December 3, 2013 March 7, 2014 March 17, 2014 March 31, 2014 April 11, 2014 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 #1, 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 2 DOC. INDEX Ac -s. ._fig 002004 44 hearing be continued to a date undetermined to resolve the issue prior to reconvening the hearing. Conditions at Issue: a. 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. c. 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 request 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). 10. 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, 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, 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 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. B. 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 24.63 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 A pg 003005 45 C. Comprehensive Plan: The 2025 Comprehensive Plan and Future Land Use Map III -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 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. D. 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: 4 DOC. INDEX # A DOC INDEX A pg 004006 46 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. ii. 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 "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. b. Engineering: Previous DST Comments: 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 5 INDEX DOC INDEX A pg 005007 47 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; 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. d. 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..." 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. 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. f. 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 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 6 INDEX Pr -c71. DO pg 006008 48 future development phase. If that is the plan, it may be acceptable as a temporary condition. 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 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 across Tract "A" shall 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 road to Ahtanum Rd. Yakima Regional Clean Air Agency: 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 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 iii. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. Ahtanum Irrigation District: i. "...Two of the parcels listed on this application fall within the boundaries of the Ahtanum Irrigation District." 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." 7 DOC. INDEX DOC INDEX A pg 007009 49 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 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 Proiect 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 SEPA does not disclose all proposed activities..." IV. APPLICABLE LAW: A. State Environmental Policy Act (SEPA): 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. B. YMC § 14.25.030 Zoning ordinance compliance required: 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 § 2 (part), 1998). C. YMC § 14.25.040 Lot design: Each lot within a subdivision shall comply with the following design standards and requirements: A. 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 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 15.05). (Ord. 2011-08 § 1 (part), 2011: Ord. 2001-04 § 8, 2001; Ord. 98-65 § 2 (part), 1998). 8 Doc. INDEX DOC INDEX A pg 008010 50 D. YMC § 15.03.020 (B) Single -Family Residential (R-1) zoning district: The single-family residential district is intended 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. E. YMC § 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 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. F. YMC § 15.05.030 (A): Creation of new Tots — Subdivision Requirements: Table of 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, the required minimum lot size is 6,000 square feet. G. YMC § 12.02.010 Establishment of Easements: 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 is granted. H. YMC § 12.02.020 Easement location and width: Eight -foot -wide utility easements shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is greater. I. YMC § 12.03.010 Sewer service required: All new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. J. YMC § 12.03.040 Minimum sewer line size: The minimum size for public sewer lines is eight inches in diameter. 9 DOC. INDEX DOC INDEX A pg 009011 51 K. YMC § 12.03.070 Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multi -unit buildings are permitted. L. YMC § 12.04.010 Water service required: All new lots and development shall be served by a public water supply line maintained by the City of Yakima, Nob Hill Water Company, or other water purveyor, and located adjacent to the lot or development site. The water line shall be capable of providing sufficient flow and pressure to satisfy the fire flow and domestic service requirements of the proposed lots and development as approved by the City Engineer in cooperation with the code administration manager and water irrigation division manager. M. YMC § 12.04.020 Water line extension required: Water lines shall be extended to the point where the adjoining property owner's responsibility for further extension begins. This typically requires extension across the street or easement frontage of the developing property. In some cases, it will require dedication of 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. N. YMC § 12.04.040 Minimum size and material standards: New water lines in the City of Yakima water system shall be constructed of Class 52 ductile iron and shall be a minimum of eight inches in diameter. Improvements and additions to the Nob Hill Water Company system shall conform to the requirements of Nob Hill Water Company. 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 of street curbing: Barrier curbs shall be installed along all public streets. Rolled mountable curbs may be permitted along residential access streets. Curb design shall be consistent with the standards of the City Engineer. (Ord. 2012-30 § 1 (Exh. A) (part), 2012: Ord. 2001-13 § 33, 2001: Ord. 98-64 § 1 (part), 1998). 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), 2012: Ord. 98-64 § 1 (part), 1998). 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 of YMC 12.06.020 for Local Access streets. S. YMC § 14.20.210 Final Plat Requirements. Each final plat submitted for approval shall be drawn at a scale of one inch equals one DOC. 10 INDEX # A-2 DOC INDEX A pg 010012 52 hundred feet or larger, shall be eighteen inches by twenty-four inches in size, and shall 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, subdivisions, streets, lots and blocks: Any city, town or county shall, by ordinance, regulate the procedure whereby short subdivisions, subdivisions, streets, lots and blocks are named and numbered. A lot numbering system and a house address system, however, shall be provided by the municipality for short subdivisions and subdivisions and must be clearly shown on the short plat or final plat at the time of approval. U. RCW § 58.17.110 and YMC § 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, 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. 86th 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. 5. URBAN AREA ZONING ORDINANCE (U Zoning: The subject property is zoned R-1. 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 feet with the exception of the tree individual tracts. 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. 11 DOC. INDEX' DOC INDEX A pg 011013 53 C) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet and all proposed Tots 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. 6. SUBDIVISION ORDINANCE: 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 the following: 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 insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, and all conditions of 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. C) Drainage systems: 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 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 an easement for the required amount of property for a 50 - ft. wide public street with all required infrastructure including rolled curbs, gutter, sidewalks, and 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 terminus method for a private street. 6. The 20 ft. access driveway across Tract "A" is not wide enough to accommodate two-way travel in accordance with YMC Title 12 Development Standards; therefore, it shall be widened to 24 ft. in width. 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. G) Parks and playgrounds: West Valley Neighborhood Park is located approximately 0.20 miles from this development and is the closest city park to the subject property. H) Sites for schools: West Valley High School is located approximately within 0.15 miles of the proposed preliminary plat. No comments were received from the School District suggesting the need for an additional school at this location. I) 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. 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 application was reviewed and approved for consistency with YMC Ch. 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 not address intersection level of service. 8. TIME LIMITATION: 13 INDEX guy DOC INDEX A pg 013015 55 Upon preliminary plat approval, the applicant has five years from the date of preliminary approval to submit the final plat.1 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 accomplished. 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 § 14.20.100) 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. 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, 14 DOC. INDEX DOC INDEX A pg 014016 56 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. 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: a. The proposed use is permitted within the R-1 zoning district. b. All necessary public facilities are available to serve this site. c. This proposal is consistent with existing development regulations for this location. 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, and sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school. VII. RECOMMENDATION The Planning Division recommends that the 30 -lot subdivision known as Apple Tree Phase 4 be approved subject to the following conditions: 1 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 provide for design of all 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 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. 4. 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. 15 DCC. INDEX DOC INDEX A pg 015017 57 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 (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 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 Standards. 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 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. 16 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: 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. b. 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. 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. 17 D©c. INDEX # 1-01 DOC INDEX A pg 017019 Exhibit "A" The addressing for Apple Tree No. 4 is proposed as follows: 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 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 23: 9502 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy Lot 25: 9402 Apple Tree Pkwy Lot 26: 9400 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 29: 9304 Apple Tree Pkwy 18 59 INDEX DOC INDEX A pg 018020 60 CITY OF YAKIMA PLANNING DIVISION'S FINDINGS OF FACT, CONCLUSIONS & RECOMMENDATION TO THE CITY OF YAKIMA PLANNING COMMISSION for REQUEST FOR PRELIMINARY LONG PLAT Application PLP#002-13 & SEPA #024-13 APPLICANT: Duane Rogers / Apple Tree Construction APPLICANT ADDRESS: 2550 Bolton Rd., Yakima, WA 98903 PROJECT LOCATION: Vicinity of Occidental Rd. and S. 86th Ave. NAME OF PLAT: Apple Tree Phase No. 4 TAX PARCEL NUMBERS: 181206-23013, 181206-23025, 171201-14012, & 171201- 14013 DATE OF REQUEST: October 18, 2013 DATE OF RECOMMENDATION: May 14, 2014 STAFF CONTACT: Jeff Peters, Supervising Planner I. 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. II. SUMMARY OF RECOMMENDATION: The Administrative Official recommends approval of the Preliminary Plat, subject to conditions. III. FACTS: A. 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 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 Tree Phase 4 PLP#002-I3 & SEPA #024-13 021 61 B. Comprehensive Plan. The 2025 Comprehensive Plan and Future Land Use Map I 1-3 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 .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 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. C. 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. D. 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. E. Processing. 1. The applications for Preliminary Long Plat and Environmental Review were originally received on October 18, 2013. 2. The applications were deemed complete for processing on November 5, 2013. 022 62 3. On February 4, 2014, the applicants submitted revised application materials and requested that their proposed application be scheduled for public notice and hearing. 4. The proposed plat is larger than nine lots, and is therefore being processed under the provisions of YMC § 14.20 & 6.88. 5. 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. 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 dates: a. Date of Application: b. Date of Developer's Notice of Complete Application: c. Date of Notice of Application & Environmental Review: d. Date of Posting of Land Use Action Sign on the Property: e. Date of Mailing of Notice of DNS: f. Date of Notice of Public Hearing October 18, 2013 November 5, 2013 March 17, 2014 March 31, 2014 April 11, 2014 March 17, 2014 7. Public Comment: 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 below. 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 allowthe maximum square footage to be increased to 6,200 sq. ft. This applies until an increased fire flow is accomplished. ii. 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 "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. 3 023 63 iii. The approved fire apparatus access roads will 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 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. 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; 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. d. Nob Hill 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 use..." 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 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. f. 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 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. 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 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 note depicting the 24 ft. right-of-way shall be removed from the face of the plat. ii. 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. iii. The hammerhead turnaround across Tract "C" 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. Yakima Regional Clean Air Agency: 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 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 5 DOC. INDEX 025 65 iii. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times. Ahtanum Irrigation District: i. "...Two of the parcels listed on this application fall within the boundaries of the Ahtanum Irrigation District." 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." 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 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 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 SEPA does not disclose all proposed activities..." IV. APPLICABLE LAW: A. State Environmental Policy Act (SEPA): 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. B. YMC § 14.25.030 Zoning ordinance compliance required: 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 INDEXDOC 6 026 66 § 2 (part), 1998), C. YMC § 14.25.040 Lot design: Each lot within a subdivision shall comply with the following design standards and requirements: A. 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 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 15.05). (Ord. 2011-08 § 1 (part), 2011: Ord. 2001-04 § 8, 2001; Ord. 98-65 § 2 (part), 1998). D. YMC § 15.03.020 (B) Single -Family Residential (R-1) zoning district: The single-family residential district is intended 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. E. YMC § 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 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. F. YMC § 15.05.030 (A): Creation of new lots Subdivision Requirements: Establishes basic development criteria for lot reviewing an application for a new subdivision. in the R-1 zoning district, the required minimum 7 — Subdivision Requirements: Table of size and width that must be met when For residential single-family construction lot size is 6,000 square feet. DOC. 027 67 G. YMC § 12.02.010 Establishment of Easements: 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 is granted. H. YMC § 12.02.020 Easement location and width: Eight -foot -wide utility easements shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is greater. I. YMC § 12.03.010 Sewer service required: All new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. J. YMC § 12.03.040 Minimum sewer line size: The minimum size for public sewer lines is eight inches in diameter. K. YMC § 12.03.070 Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multi -unit buildings are permitted. L. YMC § 12.04.010 Water service required: All new lots and development shall be served by a public water supply line maintained by the City of Yakima, Nob Hill Water Company, or other water purveyor, and located adjacent to the lot or development site. The water line shall be capable of providing sufficient flow and pressure to satisfy the fire flow and domestic service requirements of the proposed lots and development as approved by the City Engineer in cooperation with the code administration manager and water irrigation division manager. M. YMC § 12.04.020 Water line extension required: Water lines shall be extended to the point where the adjoining property owner's responsibility for further extension begins. This typically requires extension across the street or easement frontage of the developing property. In some cases it will require dedication of 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. N. YMC § 12.04.040 Minimum size and material standards: New water lines in the City of Yakima water system shall be constructed of Class 52 ductile iron and shall be a minimum of eight inches in diameter. improvements and additions to the Nob Hill Water Company system shall conform to the requirements of Nob Hill Water Company. 8 INDEX 028 68 O. 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 of street curbing: Barrier curbs shall be installed along all public streets. Rolled mountable curbs may be permitted along residential access streets. Curb design shall be consistent with the standards of the City Engineer. (Ord. 2012-30 § 1 (Exh. A) (part), 2012: Ord. 2001-13 § 33, 2001: Ord. 98-64 § 1 (part), 1998). 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), 2012: Ord. 98-64 § 1 (part), 1998). 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 of YMC 12.06.020 for Local Access streets. S. YMC § 14.20.210 Final Plat Requirements. Each final plat submitted for approval shall be drawn at a scale of one inch equals one hundred feet or larger, shall be eighteen inches by twenty-four inches in size, and shall 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, subdivisions, streets, lots and blocks: Any city, town or county shall, by ordinance, regulate the procedure whereby short subdivisions, subdivisions, streets, lots and blocks are named and numbered. A lot numbering system and a house address system, however, shall be provided by the municipality for short subdivisions and subdivisions and must be clearly shown on the short plat or final plat at the time of approval. U. RCW § 58.17.110 and YMC § 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. 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 9 INDEX 029 69 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 it is planned that the subject street will become private with an entrance gate upon S. 86th 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. 5. URBAN AREA ZONING ORDINANCE (UAZO) Zoning: The subject property is zoned R-1. A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 60% and all Tots will comply with that limitation. B) Lot Size: The preliminary plat indicates lot sizes that range from 8,100 to 16,256 square feet with the exception of the tree individual tracts. 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. 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. 6. SUBDIVISION ORDINANCE: 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 the following: 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 insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, and all conditions of approval specified by the City Council. B) Open spaces: The proposed Tots 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. C) Drainage systems: 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 DOC. INDEX 10 030 70 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. G) Parks and playgrounds: West Valley Neighborhood Park is located approximately .20 miles from this development and is the closest city park to the subject property. DOC. 11 i:DEC plat prior to the required Planning Commission hearing. 2. Upon subdivision approval, the proposed plat drainage system facilities will be provided in accordance with all state and local regulations. 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. 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. 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 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 not address intersection level of service. 8. <TIME LIITATION: 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. 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 in increase the diameter of the temporary turn -around to meet the requirements of YMC § 12.06.050. 1 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. 12 INDEX 032 72 5. The applicant is proposing that following the completion of a Master Planned Development, and/or recording of a Development Agreement that the public streets of this development will become private and be gated. 6. 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 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 accomplished. 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 § 14.20.100) 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. 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'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: a. The proposed use is permitted within the R-1 zoning district, b. All necessary public facilities are available to serve this site, c. This proposal is consistent with existing development regulations for this location, 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 students who only walk to and from school. VII. RECOMMENDATION The Planning Division recommends that the 30 -lot subdivision known as Apple Tree Phase 4 be approved subject to the following conditions: 1. 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 provide for design of all 13 INDU 033 73 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 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. 4. A minimum 8 -foot wide public utility easement must be provided adjacent to all public 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 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, 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 access. 12. The note depicting the 24 ft. right-of-way shall be removed from the face of the plat. 13. 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. 14 INDEX 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 YMC § 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 Ahtanum 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 and approved by the City's 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 shown on the face of the final plat as required by RCW § 58.17.280. 22. This plat shall be subject to the following notes, which must be placed on the face of the plat: 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. b. 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 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 al " 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 year. Exhibit "A" Addressing: The addressing for Apple Tree No. 4 is proposed as follows: 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 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 23: 9502 Apple Tree Pkwy Lot 24: 9500 Apple Tree Pkwy Lot 25: 9402 Apple Tree Pkwy Lot 26: 9400 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 29: 9304 Apple Tree Pkwy 16 036 76 "AppleApple Tree Construction LLC 4" EXHIBIT LIST CHAPTER B Site 037 VICINITY MAP NOf TO SCALE Coolidge Road 77 PRELIMINARY PLAT OF "APPLE TREE NO. 4' (A I 1/4, SEC. 6, T. .,. , . AND A PORTION OF THE NORTH 1/2, '. 1, T.12W. RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. Occidenlel Agerve OnleNum 140,611 NOTES. 1 SUBJECT PROPERTY AND ADJACENT PROPERTIES ARE ZONED R—I, SINGLE FAMILY ZONE. 2 STREET 16PR04EMEN 15 SHALL CONFORM TO C160 OF YAKIMA SIANDARDS FOR PLAT REVIEW,. UPON ACCEPTANCE OF MASTER PIAN AND DEVELOPER'S AGREEMENT, STREET IMPROVEMENTS BALL CON1000 10 APPLE 10EE MASTER PLAN PRIVATE ROAD DESIGN STANDARDS'. #Y CI I OF 606IMA:. +... CITY OF YAKIMA SANITARY 5E'HFR0060 AND NOB HILL 600600AIN AND VIRE HYDRANTS TO DE LOCATED IN U1't'TY EASEMENTS,. EASEMENTS NOT SHOWN HERON FOR CLARITY. 5 ALL STORM WATER GENERATED DY NEW MPERV,OU5 50RFACES f0 BE RETAINE0 ANO DISPOSED OF ON SITE IN ACCORDANCE WITH Cif 'r OF YAKIMA 00060WAIER 00000ERING OIVI0I01 REQUIREMENTS 6. WATER IS PROPOSED TO HE 000:0010 00 000 HILL WARR:: WAIER SYSTEM, INCL'0 ING VALE FITTINGS, AND FIRE HYORATIT LOCATIONS, TO DE DESIGNED AND C.OVSTH00110 NATER CO FIRE HYDRANT LOCATIONS NOT YET 06060 :020 AND NOT SHOWN ON 0115 PLAN i„ POWER, IV CAHLc6,, l-LLPHONE CA8111, AND NATURAL GAS MA6NS ARE NOT SHOWN ON THESE PLANS BUT ARE 00 BE LOCATED WINTIN TIIE PUHLIC UTILITY EASEMENT 060'1.OPER TO COORDINATE W1TH THE SER`0NO UTILITY COMPANY FOR 'DESIGN AND IYS:006016ON OF THEIR FACLI'ES:... TYPICAL BUILDING 5ETBAC6S — 20 FRONT 0611,0CK FROM PROPERTY LINE 5' SIDE 0 SETBACKS ON STANDARD LOTS: CURVE_ TABLE DEVELOPER APPLE TREE RESORT 2550 GORTON ROAD YAKIMA, WASHINGTON 98903 JOHN GORTON (509) 945-3715 DUANE ROGERS (500) 930-2406 JON KINLOCH (509) 945-3712 SO' PROPOSER R/W: PROP0060 LINES ENGINEER/SURVEYOR HUIBREGTSE, LOUMAN ASSOCIATES, INC, 001 NORTH 39TH AVENUE YAKIMA, WASHINGTON 99902 MICHAEL 14 HEIT, PE ERIC T: HERZOG, PLS (009) 966-7000 LEGAL DESCRIPTION PARCELS 6, 9, 11 AND THE NORTH 7500 FEET Cr THC SOUTH 105.00 I EET 01 DIE WEST 204.00 FEET 06 [FIE FAST 31400 FEET OF THE SOUTHWEST QUARTER OF THE NORTHWEST 002000ER OF SEGTIUN 0, TO6N5HIP 12 NORTH, RANCE 10 EAST, W6 OF THAT SURVEY FILED UNDER AUDITOR'S FILE NUMBER 7175850, RECORDS OF YAKIMA COUNT, WASHINGTON::. NO )'ES SFE SHEEP 1. FOR CURVE 6000' LI TABLE, ROAUV:AY SECTIONS AND LEGEND "U ESMT. TO 01 RESERVED ....:.. S :000 01 Y LINES 110'20'00" 92,00 PIJ ESMT. TO B RESERVED 76,256 sf BNDs EXISTING VAVsi Pa kr DELETED 5 05.50,40" E 606001D R/0 EXISTING:. MANTENANCE PARI TO 0E DELETED EAISI01- WATER AND SEWcH PROPOSED 00060ARY LINES TEMPORARY PHALT TURNAROUND/ EASEMENT TRATE '0' 1610 Civil Engineering .• Land Surveying•+Planning 801 North 39th Avenue Yakima, WA 98902 509.966.7000 Fax 509.965.3800 www.hlacivil,cnm 089 FA !E. 12--05-13 TILL NAMC': DRAV4INC: 13089 Ph4:08G Apple Tree Partnership RE9i51ON DATE DESIGNED BY: ENTERED Bl'' "APPLE TREE NO. 4" YAKIMA COUNTY, WASHINGTON PRELIMINARY PLAT SHGET 038 Legend EXISTING FENCE SANITARY SEWER DOMESTIC WATER IREE THUD( POLE MANHOLE CATCH DASIN FIRE HYDRANT WATER VALVE WATER FiLowarr AA ER mF1FR GREET LIGHT NEW CEMENT CONCRETE SIDEDVAIK NEW SEWER LINE -- KR— NEW NEW STORM DRAIN LINE NEW MANHOLE NEW 16' 12.717772 28172 fE HMV 78 15' MOTE O.OTT ETA MTIOEMEMEM SOBER/10E 0 I" HIM Cl 1/27 PG 64 28 (COMPACTED DEPTH) 7-5182" 21.82351 (COMPACTED DEPTH) TYPCIAL ROADWAY - CITY OF YAKIMA RESIDENTIAL ROADWAYS PRELIMINARY PLAT OF 'APPLE TREE NO. 4' (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.) 11,1111111101 ttOOTMATTE SEtt.11 TC' MI0.05E0 MEE ON OF iht RECEIVEDU14 FEB 0 4 ln 4 PLANNING Div TO INSH MOTE AMY) 14Plom ?MEW MMEO "ll'NDERT /1,:1E; 11,111,Er Tr r, 10 P ESWIT EC RE RE:M{1%Mb 411/101.1r r • SATE STEER MIMI. OE 13E 11,1111111/ED 311199298_ I EMMY.; 1110,11111M111 EMEE, E 110227 DOWD / 81021728161 DEP1078 — 212111221 CURD a IT' CSTC ROTTED CURE DE -TEM NOT TO SCALC HL ilitibregtse, Isamu Usociates,In Civil Engineering+ Land Surveying+Planning EXMITING T11' EMPIDER ( , MEE tad 4.1 jEt+,714•E' C' 7 00&872, c ITTEMITITTE, E1ETT TOMIt TO RE EELOCEKTE ,a,,,,--1/91r1L11/31121,,AD IA ItA1K1.$t 1:1ZMILAIKK'All'''' A '''.°71 PROPOSE() BOUNDER) ' "". "7"7 •,01722c, 715 122 018725.5. 700 777 -14 DIN4.MIT` T -- 101117'4 017 8011 21" clj 82 4111112 K L/4 KKR. 11, T • EIM ST,T , MEI DI M718217 27 0/0287278-17 -2 MEETING PA To 10 RE DIL F TEO COL F EAR 1 EROSSING TO EMMEN PROPEEMI 211' 111, MINT " TO' 11/ET EWAN PLA T T AHTANUM ROAD 10 .5172 CETI floT TWEE -TM 801 North 39th Avenue Yakima, WA 98902 509.966.7m Fax 509,965.3800 www.hlacivil.com 021 1911191839 DATE. 13082 12 01/ -1.1 .1 Ni/MrS DRAVaN132. 13089 1934122/10 """""""" 1.11-9197.999-9 DAIL r N TLNED 138- MR11 191 - Apple Tree Partnership "APPLE TREE NO. 4" YAKIMA COUNTY, WASHINGTON PRELIMINARY PLAT 039 79 Apple Tree Construction LLC " 4" EXHIBIT LIST CHAPTER C Vicinity Map C-1 Maps: Vicini , Aerial, Zoning, Future Land Use, Utilities 10/23/2013 C-2 Vicinity Map 02/17/2017 040 VICINITY MAP File Number: PLP#002-13 & SEPA#024-13 Project Name: Apple Tree Development - Phase 4 Site Address: Vic. of Occidental Rd & S 86th Ave M■ ■ ■ws41 #4,11 RIM AMIN l\_ PI CinchThmd App.0 Tree Course T :.11: •d .. 1 ppl.+Smo Gall puns SITE 112 II 1 +phuul u InsR el I ll1 I•I� P ,I ,n _r .. r. 1�f 1 h1. Aht, nu Foo hoe Chun. I(L1 /s rfr(% I 1 "ice Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 sing e -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 action taken, or action not taken by the user in reliance upon any maps or information provideolorp . Date Created: 2/17/2017 Gr INDEX # C-02 041 Project Vicinity Map PLP#002-13 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 Nma OA Ar Mr.rn Ave Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 single-family lots in the R-1 zoning disc riia` 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 1:16,000 r• r , Occidtmtal Rd .. ','o1Itrn•]n Are f•Jrl�, il: illll 1 it + ' 0000...•.. ...•• • Ahtanum Rd 4 rn tq 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 000.0 Project Parcels Vicinity Map Wednesday - 10/23/2013 - 01:52:15 DOC. INDEX Contact City of Yakima Planning Division at 509-575-6183 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 1:16,000 Our:irier!14i Rd • • w • WI 16 .• • .. .. co . ,,jt ti F, 1) Atltanurn Rd Marion Ave Manou 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 Medium Density Residential High Density Residential Professional Office Large Convenience Center Regional Commercial Arterial Commercial ® Neighborhood Commercial - CBD Core Commercial Industrial Project Parcels DO II:\DI. #. 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 • • •• • • •••• '•'atebn.ln 4.'. ! ` •`''' TIeE F •v}, -ti........... .... • • 4 R-1 RI ikvi.r . 1:1 00� 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. Hf� 0.•o y ►; .....run Parcel List: 17120114013, 17120114012, 18120623025, 18120623013 CI Yakima Urban Area Zoning Outlines Floodway Areas Project Parcels Zoning Map Wednesday - 10/23/2013 - 01:52:15 DOC. INDEX # .r Contact City of Yakima Planning Division at 509-575-6183 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 85 rnal Pd 1:16,000 1 t r Moon Ave Marion 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 lb Hydrants Water Pipes Utilities Map Wednesday - 10/23/2013 - 01:52:15 DOC. INDEX # I Contact City of Yakima Planning Division at 509-575-6183 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 Aerial Photo Map DOC. aNDIX 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 03/09/2014 D-2 Comments received from Eric Rhoads, Nob Hill Water Association 03/10/2014 — D-3 Comments received from Glenn Denman, Supervising Code Inspector 03/13/2014 D-4 Comments received from Randy Meloy, Surface Water Engineer 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 Preliminary Addressing 03/26/2014 03/27/2014 D-8 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 Irri ' ation District 02/27/2017 048 88 February 22, 2017 AHTANUM IRRIGATION DISTRICT 10705 Gilbert Rd Ste B, Yakima, Washington 98903-9203 Phone (509) 249-0226 — Fax (509) 249-0233 City of Yakima, Dept. of Community Development Attention: Joan Davenport, AICP, Community Dev. Director 129 North 2nd Street, 2nd Floor Yakima, Washington 98901 Subject: Apple Tree Development Phase 4 PLP #002-13 & SEPA #024-13 Parcel No's: 181206-23025 and 181206-23013 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, 2009 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 quilt D. M14ll George D. Marshall Stream Patrolman Cc: Apple Tree Resort & Apple Tree Construction, LLC — Duane Rogers HLA — Michael R. Heit, PE RECEIVED FEB 2 7 2017 CITY OF YAKIMA kr_ ' DW. DOC. INDEX # l R 049 COITII( N1 DEVELOPMENT DEPARTAlENT IT Planning I)ivision 129 North Second Street, 2nd Floor Y ak'nu 11 ashington 98901 Phone (509) 575-6183 a Fax (509) 575-6105 ask.planning@yakimawa.gov ltttp:11www.yakimawa.gov/servicesIplanningi 1113, 2014 Re: PLP 002-13, Apple Tree #4 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 road due to the number of housing units and length. It should have vertical curbs and sidewalks on both sides. DOC. INDEX # 89 To: Jeff Peters Supervising Planner From: Joe Rosenlund Streets & Traffic Operations Manager Yoklmn 40,1MoigN, 050 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY 17 141 Yakima A (c 200 • Yakima, WA 98902-3452 • (SO% 575.- 1.4W March 28, 2014 90 MA/4 3 1 3131 Steve Osguthorpe, Director Community Development City of Yakima 129 North 2nd Street Yakima, WA 98901 Re: SEPA 024-13/PLP 002-13/ TCO 003-13 Dear Mr. Osguthorpe: DEPL,114,4 ‘40piv 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. 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 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. WATER QUALITY Project 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 SEPA does not disclose all proposed activities. 051 91 Mr. Osguthorpe March 28, 2014 Page 2 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. More information on the stormwater program may be found on Ecology's stormwater website at: http://www.ecy.vva.gov/programs/wq/stormwater/construction/. Please submit an application or contact Ray Latham at the Department of Ecology, (509) 575-2807, with questions about this permit. Sincerely, Gwen Clear Clear Environmental Review Coordinator Central Regional Office (509) 575-2012 2820 052 COMMUNITY DEVELOPMENT DEPARTMENT Code dm in is tration Division 129 North Second .S'ireet, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6126 Fax (509) 576-6576 codesa(yakinutwa.gov a WIC. inithilitgpatiM(L COM MEMORANDUM DATE: March 27, 2014 TO: Jeff Peters, Supervising Planner FROM: Royale Schneider, Code Inspection Office Supervisor RE: Addressing for PLP#002-13 for Apple Tree No, 4 The addressing for Apple Tree No. 4 is proposed as follows: 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 Lot 15: 9703 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 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 25: 9402 Apple Tree Pkwy Lot 26: 9400 Apple Tree Pkwy Lot 27: 9308 Apple Tree Pkwy Lot 28: 9306 Apple Tree Pkwy Lot 29: 9304 Apple Tree Pkwy Lot 30: 9302 Apple Tree Pkwy If there are any questions over this addressing, feel free to call me at 576-6669. DOC. NDM 92 053 RANI REGIONAL cLEAN AGENCY 93 329 North First Street, Yakima WA 98901 Phone: (509) 834-2050 Fax: (509) 834-2060 Website: http://www.yakimacleanair.org March 19, 2014 444) Steve Osguthorpe, Director of Community Development & Planning Division Manager 97) City of Yakima 129 North Second Street, 2nd Floor Yakima, WA 98901 RE: PLP #002-13, TCO#009-13 and SEPA #024 -13 -Preliminary Plat of "Apple Tree No. 4" Dear Mr. Osguthorpe: Thank you for providing the Yakima Regional Clean Air Agency (YRCAA) the opportunity to review and comment on PLP #002-13, TC0#009-13 and SEPA#024-13 proposal to subdivide approximately 24.83 acres into 30 single family lots and 3 tracts, located in the vicinity of Ahtanum Road and S. 86th Avenue in Yakima, WA Following review, YRCAA has the following comment(s): 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 (i.e., 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, ft Hasan M Tahat Ph.a Engineering and Planning Division Supervisor Cc: Proponent and File DOC. 1NDM rer 054 A T UMI * CO CATION DIS CT 10705 Gilbert Rd Ste B, Yakima, Washington 98903-9203 Phone (509) 249-0226 Fax (509) 249-0233 March 18, 2014 City of Yakima, Dept. of Community & Economic Development Attention: Steve Osguthorpe, Planning Division Manager 129 North 2nd Street, 2nd Floor Yakima, Washington 98901 Subject: Apple Tree Development Phase 4 PLP #002-13, TCO#oo9-13, and SEPA #024-13 Parcel No's: 181206-23025 and 181206-23013 94 Dear Mr. Osguthorpe: We are responding to a Notice of Application dated March 17, 2014 which we received 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, 2009 and Draft Schedule of Rights dated January 20, 2014 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/Attention: Duane Rogers Louman Associates, Inc./Attention: Michael R. Heit 055 AHTANUM IRRIGATION DISTRICT 10705 Gilbert Rd Ste B, Yakima, WA 98903 (Wiley City) 2014 RO 11 Date OF DIRECTORS MEETING SCHEDULE * Day 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 Tao 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. 95 056 YAKIMA TIETON I ° 'GA TION DISTRICT TELEPHONE COWICHE (509)678-4101 March 17, 2014 City of Yakima Planning 129 No. Second Street Yakima, WA 98901 OFFICE, TIETON HEADQUARTERS 470 CAMP 4 ROAD YAKIMA, WA 98908 Re: PLP# 002-13 — Apple Tree Construction 96 FAX COWICHE (509)678-5730 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 enna Leaverton Engineering Technician D000 INDEX Yakima Valley - - "Fruit Bowl of the Nation" 057 97 City of Yakima Engineering Memorandum Date: March 17, 2014 To: Jeff Peters Supervising Planner From: Randy Meloy Surface Water Engineer Subject: PLP #002-13 Apple Tree Phase 4 Jeff, As this project involves clearing or grading one acre or more, a Stormwater Site Plan shall be required from thc 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 (SWPPP) 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 information concerning the Stormwater Pollution Prevention Plan. Grading and/or building permits shall not be issued without an approved Stormwater Site Plan. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwatcr 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, 058 98 March 13, 2014 To: Jeff Peters, Supervising Planner From: Glenn Denman, Supervising Code Inspector Re: SEPA#024-13 Apple Tree Development, Phase 4, S 86th Ave PLP#002-13 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. Per Appendix C of the IFC, fire hydrants providing required fire flow shall be spaced maximum 500 feet apart to serve non sprinklered structures up to 4800 square feet. 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. 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 Jeff, Good afternoon. 1 just wanted to send you my comments for the Apple Tree phase 2 project. 1 believe this was the old phase 4 development? Nob Hill Watecurrently is able to serve domestic water to this development. Please be aware that Nob Hill Water can only supply 1000 gpm forfire protection use. | plan hnbmmtthe DST nnthe 18th. Do you expect Apple Tree to be represented at the DST? Thanks, Eric Rhoads Nob Hill Water Association Engineering Technician 1 MOM • ��� 060 To: From: Subject: Applicant: File Number: Location: 100 City of Yakima Development Services Team Request For Comments 1\„larch City of Yakima Development Services Team Jeff Peters, Supervising Planner Formal DST & Request for Comments Apple Tree Construction PLP #002-13, and SEPA #024-13 Vicinity of Occidental Rd. & S. 86th Ave, Yakima WA. Parcel Number's DST MEETING DATE: 17120113013, 17120114012, 18120623025, & 18120623013 3/19/2014 Proposal 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.m. 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 oOC 061 101 Apple Tree Construction LLC GG 4" EXHIBIT LIST CHAPTER E SEPA Checklist 062 I OSE OF CHECI<LIST ENVIRON NTAL CHEC IST STATE ENVIRONMENTAL POLICY ACT (SEPA) (AS TAKEN FROM WAC 197-11-960) YAKIMA MUNICIPAL CODE CHAPTER 6.88 102 The State Environmental Policy Act (SEPA), RCW Ch. 43.21C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental 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 information 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 required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give 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 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 reasonably related to determining if there may be significant adverse impact. USE OF C ST FOR NONPROJECT PROPOSALS Complete 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 -project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "nroposer," and "affected geographic area," respectively. A. BACKGROU INFORMATION (To be completed by the applicant) 1. Name Of Proposed Project (If Applicable): Preliminary Plat of "Apple Tree No. 4" 2. Applicant's Name & Phone: Apple Tree Resort (509) 966-3905 . Applicant's Address: 2550 Borton Road, Yakima, WA 98903 Contact Person & Phone: Duane Rogers (509) 930-3406 . Agency Requesting Checklist: City of Yakima . Date The Checklist Was Prepared: October 1, 2013 MED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. . Proposed Timing Or Schedule (Including Phasing, If Applicable): The plat will be developed in one phase. We will proceed with the design of infrastructure improvements during the winter of 2014 and anticipate construction starting in March, 2014 Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain: Yes. The Tracts B & C located to the east end of the plat may be developed into single family lots in the future. 063 . List any environmental inforthation 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 per City of Yakima - City of Yakima - City of Yakima - City of Yakima - City of Yakima - City of Yakima - parties its that will be needed for your proposal, if known: Preliminary Plat Approval. SEPA Determination. Stormwater Approval. Building Permit Approval. Road approach permits. Plan review and approval, and construction approval for municipal facilities constructed by private 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. to16,256 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.: 1'' ;r Plat of "Apple tree No. 4" is located 425 ft. north of the intersection of Akan= Road and S. 86th Avenue, and extends west off of S. 86th Avenue. A portion of the NW Quaner of Section 6, Township 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 Ut- Y'KtMA PLANNING Old DOC. INDEX 064 B. E 0N NT EE E S o be completed by the applicant 1. Earth a. General description of the site (✓ one): ❑ flat ❑ rolling I hilly • steep slopes ❑ mountainous ❑ other hat 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. 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 onsite soils at the plant site. The USDA Soil Conservation Service (SCS) indicated the 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. Describe the purpose, type, and approximate quantities of any filling or grad proposed. Indicate source of fill. g 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. 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 comply with City of Yakima standards. The site will be pe„nanently stabilized post - construction by sodding and landscaping. 104 Reserved y Co menl DOM INDEX 065 B. ENVIRONMENTAL ELEMEN S (To be completed by the applicant) Space Reserk1 for Agency Comments . 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 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 automobiles belonging to local residents. Minimal emissions from residential space heating devices may occur after project completion. Approximate quantities are not known. Are there any off-site sources o so, generally describe. None are known to exist. ssions or odor that may affect your proposal? I 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. . Water a. Surface: 1 . 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. 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. 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 o wetlands. RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. 066 ON ELE To be co :ed by page Reser Agency Coati Will the proposal require surface water withdrawals or diversions? Give genera description, purpose, and approximate quantities if known. The new development will not require any surface water withdrawals or diversions. 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 53077C 1036D, the site does not lie within the 100 -year floodplain. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. The proposal will not discharge any waste material to surface waters. Ground: 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 Nob Hill Water Company which has deep source water wells. 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 stormwater): 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. Could waste materials enter ground or surface waters? If so, generally describe. No waste materials are anticipated to enter ground or surface waters. Proposed measures to reduce or control surface, ground, and runof 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 practices for stormwater drainage systems will be implemented to collect and manage the surface and runoff water impacts. A 4 2014 Y r � 067 B. ENVIRONMENTAL ELE I IS fro be completed by the applicant) Space ReserVI for : Agency Comments . Plants: a. Check types of vege Deciduous Tree: Alder Evergreen Green: • Fir Shrubs ation found on the site: e fl Aspen Cedar • Pine Grass Other Pasture Crop Or Grain 1:1 Other Other et Soil Plants: ater Plants: Cattail LjButtercup foil [1] Eelgrass Other Types Of Vegetation: Bullrush LjSkunk Cabbage Other ater Lily b. What kind and amount of vegetation will be removed or altered? Other The site will be cleared of existing grasses and trees where necessary for the construction of street, utility improvements, and home construction for each phase. 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 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: . Check (V) any birds and animals which have been observed on or near the site or are known to be on or near the site: 0 Hawk 0 Heron Eagle Birds: ammals: n Deer Fish: Songbirds Other LI Bear 1 Elk 0 Beaver Other Lil Bass • Salmon 0 Trout El Herring Shellfish LI Other b. List any threatened or endangered species known to be on or near the site. There are no known cndangered or threatened species on or near the project site. Is the site part of a migration route? If so, explain. The site has not been observed to be part of a migration route. . Proposed measures to preserve or enhance wildlife, if any: None. . 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 and heating the residences. Electricity will also be used for normal residential demands of lighting, etc. Solar energy may be used for space heating, cooling, lighting, and power. During construction: equipment fuel. 068 B. E BON MENTAL ELEMEN S (To be e()Tellieted bythe 41PPiletillt) Space Reser Wc1 for Agency Comments Would your project affect the potential use of solar energy by adjacent properties? 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: New construction will be built to Washington State Energy Codes and as required by the International Building Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. There are no known environmental health hazards that could occur as a result ofproposal. A fuel spill may occur as a result of construction activities. 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 easures to reduce o control environmental health hazards, if any: There are no known environmental health hazards associated with this proposal, therefore there are no proposed measures. . 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. 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. 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. RECEIVEC FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. 069 EN OW.NT EE E IS o b completed by the applicant) Space Rese Agency Contrite 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. Has the site been used for agriculture? If so, describe. Yes the site has been used as an apple orchard. Describe any structures on the site. There are currently no structures on the site. Will any structu No. What es be demolished? so, what? s the current zoning classification of the site? R-1, Single Family Residential. . What is the cur rent comprehensive plan designation of the site? Low -Density Residential. . If applicable, what is the current shoreline master program designation of the site? Not applicable. Has any part of the site been classified as an "environmentally sensitive" area? If so specify. No part of the site has been classified as an "environmentally sensitive" area. Approximately how many people would reside or Approximately 81 people (2.7 people per home). ork in the completed project? 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 plans, 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 Plan 2025 (Final Adapted Version December 2006) designates this property as Low Density Residential. Coordination meetings with City of Yakima Planning and Public Works representatives. RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. INDEX 070 EN 0 ENTAL ELE E 9. Housing S o be completed by the applic 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. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. Proposed measu Not applicable. 0. Aesthetics housing impacts, if any: . 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. . What views in the immediate vicinity would be altered or obstructed? None known. 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. 1 . Light and Glare hat 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. . 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. What existing off-site sources of light or glare may affect your proposal? None. 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. Space Reset Agency Comm RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. INDEX 071 B. ENVIRONMENTAL ELEMEA iS (To be completed by the applicant) Space ReserWd for Agency Comments 12. Recreation a. What designated and informalrecreational 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, Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: 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. 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 b. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. South 86th Avenue abuts Apple Tree No. 4 on the east and is just north of Ahtanum Road. The development will access south 86th avenue. Apple Tree No. 4 will not access Ahtanum Road. Additional road entrances would be provided to Ahtanum if future phases were added. See attached preliminary plat drawing. 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. How many parking spaces would the completed project have? How many would the project eliminate? 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. RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. 072 B. E N AL E Err S (To be co; d by the applicant) Space Rese Agency Co 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. g. No,, How many vehicular trips per day would be generated by the completed project? If 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.m. 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). 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 86th Avenue. 5. 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. . Proposed measures to reduce or control direst impacts on public services, if any. Tax revenues will contribute to public services. 6. Utilities a. Circle utilities currently available at the site: electricity, natural gas$ water refuse service, telephone, sanitary sewer, cable TV, septic system, other. RECEIVED FEB 0 4 2014 PLANNINGCITY OF YAKIMA DOM INDEX 073 B. ENVIRONMENTAL ELEMEN IS (To be completed by the applicant) 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 C. SIGNATURE (To be completed by the apj)licant.) Space Reserved for Agency Comments The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. y Owner or Agent Signature Date Submitted PLEASE COMPLETE SECTION "D" ON THE NEXT PAG IF THERE IS NO PROJECT RELATED TO TIHS E RO ENTAL RE (7/ RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. DOC. INDEX 074 114 D. 'PLEMENT SHEET FOR NOriPROJECT ACTIONS (To be completed by the applicant.) (DO NOT USE FOLLO 6 FOR PROJECT ACTIONS) Space Reserved For Agency Comments 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 o 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. . How would the proposal be likely to affe 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. . How ould the proposal be likely to deplete energy or natural resources? The proposal will not deplete energy or natural resources other than through norma 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 o 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. How would the proposal be likely to affect land and shoreline use, including whether it 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: This question is not applicable. . How would the proposal be likely to increase demands on transportation or public services and utilities? The proposal will have a slight increase of daily trips above the original road use, ho eve 075 NT rppllc n) (0 NOT USE THE FOLLOWING FOR PROJECT ACTIOI #NPROJECT ACTIO o be 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. 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. RECEIVED FEB 0 4 2014 TY OF YAK/MA PLANNING INDEX 076 116 Apple Tree Construction LLC " 4" XHIBIT LIST CHAPTER F Applications F-1 Transportation Capacity Analysis Application F-2 Land Use Application for Preliminary Plat 10/18/2013 02/04/2014 077 HLA * TRANSMITTAL MEMO * Huibregtse, Lowman Associates, Inc. Phone: 509-966-7000 / FAX: 509-965-3800 801 N. 39th Avenue, Yakima, WA 98902 Civil Engineering + Land Surveying+Planning 117 Date: October 18, 2013 To: City of Yakima From: Michael R. Heit Re: Land Use Application - Preliminary Long Plat Project No.: 13089S 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) 11x17 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 HLA * TRANSMITTAL MEMO * Huibregtse, Lemma Associates, Inc Phone: 509-966-7000 / FAX: 509-965-3800 801 N. 39th Avenue, Yakima, WA 98902 Civil Engineering • Land Surveying +Planning 118 Date: February 3, 2014 To: Jeff Peters - City of Yakima From: Michael R. Heit Re: Preliminary Long Plat 4 Project No.: 13089S We are sending you attached the following items: Revised — Apple Tree Phase 4 Preliminary Plat Land Use Application with (6) 11x17 Revised Preliminary Plats and (2) 24x36 Revised Preliminary Plats. Comments: Jeff, Here are revised application and preliminary plats for Apple Tree Phase 4. Please procede with processing the plat. Please feel free to contact me if you have any questions. Sincerely, Mike Heit, P.E. Copy to: Signed: RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. GAPROJECTS\2013\130898\2014-02-03 Apple Tree to City of Yakima Transmittal docx 079 LAND USE APPLICATION 119 CITY OF Y _1 MA, DEPART NT OF COMMUNITY AND ECONOMIC DEVELOP ENT 129 NORTH SECOND STREET, 2ND FLOOR, Y . _ 1 NIA, WA 98902 VOICE: (509) 575-6183 FAX: (509) 575-6105 TRUIONS'- LEASE F T Please y or print yu ers Answer all questions completely. If you have any- questions about this fo or the application process. please ask a Planner; Remember to bring all necessary attachments and the required filing fee when the application is submitted. The Planning Division cannot accept an application unless it is complete and the filing fee paid. Filing fees are not refundable. This application consists of four parts. PART I - GENERAL INFO TION AND PART IV — CERTIFICATION are on this page. PART 11 and 111 containadditionalinformation s ific to your proposal and MUST be attached to this page to complete the application, PART E INFO TION . Applicant's Nance Ad And Phone Number e Apple Tree Reso Street 2550 Borten Ro City 2 Applicant's Property Interest 'Check One . Property Owner's Name, Name Address, And Phone Number r If Other Than Applicant) Sin City Parcel Nu 4, Subject Property's Assesso Yakima ST A Zip 98903 Phone (509) 966-3905 Agent ch r 0 Other 3'1206-230 ST 206-23025, ;Zip'_ 71201-14012. Phon , ple e attach it on a s €Ix See Atthched 6. Property's Existing Zoning: SR R-1 ❑ R-2 ❑ R-3 ❑ B-1 ❑ B-2 ❑ HB ❑ SCC ❑ LCC CBD 0 GC AS 7 Property Address: Occidental Road and South 86" Avenue_ Yakima, WA 8. Type Of Application: (Check All That Apply-) ❑ Administrative Adjustment ❑ Type (2) Review ❑ Type (3) Review ❑ Short Plat Long Plat O A r Modification ❑ Appeal O Home Occupation ❑❑❑❑❑D❑ Environmental Checklist (SEPA) Right -of -Way Vacation Transportation Concurrency Non -Conforming Structure/Use Type 3 Modification Interpretation by Hearing Examiner Temporary Use Permit Comp Plan Amendment Short Plat Exemption M-1 -2 -2-T4 YAK ❑ Easement ele e ❑ Rezone ❑ Shoreline ❑ Critical Areas ❑ Variance O Amended Plat ❑ Binding Site Plan O Planned ❑ Other: T I — SUP' 1T APPLICATION PART UI DA At El! 9_ SEE ATTAC P ;D S ETS T TV— CERTIFICATION' 0 ce at �}3 ppli d uir e e and r h 0 0 edge. OPE :TY O NRS SION: eve - FOE e - OE AD alINI4 ...axr Notes: DATE FEE PAID b�A i 9 NOON 080 120 Supplemental Application For: PRELIMINARY LONG PLAT CITY OF YAKIMA, SUBDIVISION ORDINANCE, TITLE 14 RECEIVE FEB 0 4 2 CITY OF YAK PLANNING DIV PART II - APPLICATION INFO' TION 1 PROPERTY OWNERS (attach if long)' List all parties and financial institutions having an interest in the property Apple Tree Resort 2550 Horton Road Yakima, WA 98903 2. SURVEYOR AND/OR CONTACT PERSON WITH THEIR CONTACT 0' ATIONI Apple Tree Resort / Duane Rogers, (509) 930-3406 Huibregtse, Louman Associates, Inc / Michael R. Heit, P E., 801 North 39th Avenue, Yakima, WA 98902 (509) 966-7000 3. NAME OF SUBDIVISION: Preliminary Plat of "Apple Tree No 4" 4, IIER OF LOTS NGE OF LOT SIZES: 30 Lots, Varying 8100 sqft to 16,256sqft 5. SITE FEATURES, A. General Description: 0 Flat Gentle Slopes I4 Steepened Slopes - Gentle slopes to some short steep slopes 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 100 -Year Floodplain or other critical area as mapped by any local, state, or national maps or as defined by the Washington State Growth Management Act or the Yakima Municipal code NO 6, UTILITY • SERVICES: (Check all that are available) Electricity Telephone Natural Gas Sewer Cable TV IS Water Nob Hill Water Irrigation Yakima Tipton 70 IRENFO ATION 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 C. Distance to Nearest Park (and name of park): .20 miles, City of Yakima Owned Park, South 80th Avenue D. Method of Handling Stormwater Drainage: On Site Underground Infiltration Trench E Type of Potential Uses: (check all that apply) Single -Family Dwellings Two -Family Dwellings 1 Multi -Family Dwellings {1 Commercial EJ Industrial .1 II PART III - REQUIRED ATTACHMENTS 8. PRELIMINARY PLAT ILEQU D (Please use the attached City of Yakima Preliminary Plat Checklist) 9 T' FIC CONC • CY: (IE required, see YMC Ch. 12.08, Traffic Capacity Test) 10. E ONMENTAL CHECKLIST (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. Li -ere 4108.er;rie 4.*Er DEOperty Owner Signature (required) Date Note, if you have any questions about this process, please contact us City of Yakima, Planning Division, 129 N 2nd St., Yakima, WA or 509-575-6183 Revised 02-11 081 EXHIBIT A LEGAL DESCRIPTION 121 PARCELS 6, 9, 11 AND THE NORTH 75.00 FEET OF THE SOUTH 465.00 FEET OF THE WEST 284.00 FEET OF THE EAST 314.00 FEET OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 12 NORTH, RANGE 18 EAST, W.M. OF THAT SURVEY FILED UNDER AUDITOR'S FILE NUMBER 7175850, RECORDS OF YAKIMA COUNTY, WASHINGTON. RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV DOC. INDEX 082 Community DevelopmeV" partment Code Administration Di, }i 129 North Second Street, 2nd Floor Yakima, Washington 98901 Receipt Date: 10/18/2013 Receipt Number: CR -13-202097 122 Cashier: CDELLING Payer/Payee Name: APPLE TREE RESORT DEVELOPMENT C Application # Parcel Fee Description Original Fee Amount Fee Amount Paid Balance PLP#002-13 17120114013 Preliminary Long Plat $1,060.00 $1,060.00 2508 S 86TH AVE PLP#003-13 18133134490 Preliminary Long Plat $820.00 $820.00 COOLIDGE RD/S 88TH AVE SEPA#024-13 17120114013 SEPA Environmental Review $265.00 $265.00 2508 S 86TH AVE TCO#009-13 17120114013 Traffic Concurrency Review $250.00 $250.00 2508 S 86TH AVE SEPA#025-13 18133134490 SEPA Environmental Review $265.00 $265.00 COOLIDGE RD/S 88TH AVE TCO#010-13 18133134490 Traffic Concurrency Review $250.00 $250.00 COOLIDGE RD/S 88TH AVE Total Paid: Tendered Amt: Change Due: Payment Reference Tendered Method Number Amount CHECK 13946 $ 2,910.00 Total: $2,910.00 $2,910.00 $2,910.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Receipt # Receipt Date Previous Payment History Fee Description Amount Paid Application # Parcel DOC. OtJDFJ( 083 123 City of Yakima, Washington T A NSPORTATION CAPACITY ANALYSIS Pr ..4!/ cal 1--p tri 1O/A3 1 7 The * ashington State Growth Management Art (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 12.03 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 INFO' ATION Applicant Name: Contact Person: Mailing Address: Project Address: Parcel Number: Apple Tree Resort FEE: $250 (Receipt # Duane Rogers 2550 Borton Road Yakima, VVashington, 98903 Coolidge Road and South 88th Avenue 181331-34490 RESIDENTIAL COMMERCIAL Number of Units 22 Describe Housing Type: Single Family Gross Floor Area: (single family, Apartment, condo, MHP) Describe RECEIVED OCT 1 8 2013 CITY OF YAKIMA PLANNING DIV. INDUSTRIAL Gross Floor Area: 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 Attached *****PLEASE ATTACH A SITE PLAN***** Submit 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 Request for Reconsideration or Appeal. Questions? Contact the City of Yakima Public Works Traffic Division 2301 Fruitvale Boulevard, Yakima, WA 98902 Phone: 509/575-6005 084 H LA Jeffrey T. Louman, P' Theodore W. Poolet, r Michael T Battle, PE Hilibh0g1Ser immix' Associates, Inc, Eric T Herzog, PLS Terry D. Alapereri, PE Stephanie J. Ray, PE Gene W Soules, PE Jasorr124Ingalls, PE Timothy D. Fries, P1_,S Dustin Icilosten, PE Justin L. Bellamy, PE Civil Engineering 4. Land Surveying +Planning October 9, 2013 City of Yakima Planning Division 129 North 2nd Street Yakima, WA 98901 Re, Apple Tree No. 3B Coolidge Road/South 88th Avenue Yakima, Washington HLA Project No. 13089 To Whom It May Concern: RECEIVED OCT 1 8 2013 CITY OF YAKIMA PLANNING DIV The proposed Apple Tree No. 3B property is located at Occidental Road and South 88th Avenue, located east of the intersection of Coolidge Road and South 96th Avenue, and extends east along Coolidge Road. This proposed plat 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 part of this project. Nob Hill Water will serve the lots with domestic water. City of Yakima sewer will serve the sewerage needs. Storm water will all be contained on-site in retention swales. Very truly yours, Michael R. Heit, PE MRH/sms G: \PROJECTS \2013\13089S\2013-10-09 Apple Tree Phase 3B Traffic Concurency Letter.doc 801 North 39th Avenue Yakima, WA 98902 •:. (509) 966-7000 FAX (509) 965-3800 •:. www.hlacivil.com 085 125 Apple Tree Construction LLC GG Apple Tree Development Phase 4" EXHIBIT LIST CHAPTER G Public Notices Notice of Decision for Transportation Concurrency 11/01/2013 Determination of Application Completeness 11/05/2013 Letter from Applicant Requesting Application Hold Status 12/03/2013 G-4 Second Determination of Application Completeness 03/07/2014 G-5 Notice of Application and Environmental Review and YPC Public Hearing G -5a: Postcard Notice G -5b: Legal Notice and Press Release Notification G -5c: Parties and Agencies Notified G -5d: Affidavit of Mailing 03/17/2014 G-6 Land Use Action Installation Certificate 03/31/2014 _7 Notice of Determination of Non -Significance (DNS) G -7a: Parties and Agencies Notified G -7b: Affidavit of Mailing 04/11/2014 G-8 YPC Packet & Staff Report Distribution List 05/07/2014 G-9 YPC Agenda & Sign -In Sheet 05/14/2014 G-10 G-11 Notice of Application & Public Hearing G -10a: Postcard Notice G -10b: Press Release and Distribution E- mail G -10c: Parties and Agencies Notified G -10d: Affidavit of Mailing 02/17/2017 Land Use Action Installation Certificate 03/02/2017 G-12 YPC Agenda & Sign -In Sheet 04/12/2017 G-13 Notice of Yakima Planning Commission's Recommendation (See DOC INDEX#AA-1 for YPC Recommendation) G -13a: Parties and Agencies Notified G -13b: Affidavit of Mailing G-14 G-15 G-16 126 Agenda Statement: Set Date of City Council Public Hearing 05/16/2017 Letter of Transmittal to City Clerk: City Council Hearing (mailing labels, site plan, and vicinity map) City Council Public Hearing Notice 05/18/2017 05/19/2017 127 City Planning Division OFFICE OF THE CITY CLERK 129 North Second Street Yakima, Washington 98901 Phone (509) 575-6037 • Fax (509) 576-6614 CITY OF YAKIMA NOTICE OF PUBLIC HEARING Apple Tree Phase 4 Preliminary Plat 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. Closed Record Hearing means the public is invited to testify on the existing Planning Commission's records, but will not be allowed to introduce any new information. Any citizen wishing to comment on this request is welcome to attend the closed record public hearing or contact the City Council in the following manner: 1) Send a letter via regular mail to "Yakima City Council, 129 N. 2nd Street, Yakima, WA 98901"; or, 2) E-mail your comments to citycouncilyakimawagov Include in the e-mail subject line, "Apple Tree Phase 4 preliminary plat." Please also include your name and mailing address. Dated this 19th day of May, 2017, Sonya Claar Tee, CMC City Clerk Mailed May 19, 2017 PRELIMINARY PLAT OF "APPLE TREE NO. 411 (A PORTION OF THE NORTHWEST 1/4, SEC 6, T.12 N., R.1B E W.M. AND A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M.) RECEI FEB 0 4 2014 (W.YAKtMA , Ant c Legend EXISTING NEW 1 1.1.FOIF ; 1 MZMUMM.... TY? DAL ROADWAY GM OF YAKMA RESIDENTIAL ROAOWAYS ADITANUM ROAD Hi qqq- „.$ A CEA Engineering • Land Sarverag.Plananig EEEEEEELE'a,aa Apple Tree Partnership "APPLE TREE NO 4” YAKIMA COUNTY, WASHINGTON PRFLIMINAI-?'( PAT 129 CITY OF YAKIMA, PLANNING DIVISION LETTER OF TRANSMITTAL I, Lisa Maxey, as an employee of the City of Yakima, Planning Division, have transmitted to: Sonya Claar-Tee, City Clerk, by hand delivery, 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. Iwo 2. 0 site plans 3. One vicinity map. Signed this 18th day of May, 2017. Lisa Maxey Planning Specialist Received By: Date: 18120624504 AHTANUM PIONEER CHURCH 8500 AHTANUM RD YAKIMA, WA 98903 18120624505 AHTANJ # • ONEE,.CHIJRCH 850c_LAHTAICnM Y KIMA, WA 98903 17120124005 APPLE TREE PARTNERSHIP 8804 WA 989 17120114011 APPL. TREE PARTNERSHIP 8804 OCC YAKI A 98903 17120114012 APP L EE PARTNER 8804 OCC Y +, WA 989 H.IP- 18120623019 COLUMBIA VALLEY FRUIT LLC 1720 W AHTANUM RD UNION GAP, WA 98903 18120623029 GRIMES CO. OF YAKIMA, LLC 12201 NELSON RD YAKIMA, WA 98903 17120111402 RIGNEY FAMILY TRUST 9204 OCCIDENTAL RD YAKIMA, WA 98903 18120624448 DAN & LEANNE LATON 2412 S 85TH AVE YAKIMA, WA 98903 17120112405 DOUGLAS & LOUELLA HUGHES 9612 OCCIDENTAL RD YAKIMA, WA 98903 17120124004 APP.. • EE PARTNERS 880 YAIMA, WA 98903 RD 17120114013 APPLE- ' EE PARTNERSHIP 8804 OCCI D YAK '' a , WA 98903 18120623028 COL BIA VALLEY FRUIT LLC 1720 W j A UN +r GAP, • : 903 17120112004 KINLOCH BORTON ENTERPRISES LLC 2550 BORTON RD YAKIMA, WA 98903 17120113011 VESTAD FAMILY HOLDING TRUST 9407 RIDGEWAY RD YAKIMA, WA 98908 17120113403 DAN K & CANDACE A HULL 9703 RIDGEWAY RD YAKIMA, WA 98903 17120112406 DOU'd'[. 17120111003 130 APPLE -TRE CONSTRUCTION COMPANY 2 5Q-BORTO YAKIMA, WA 98903 17120113012 APPLETR . PARTNERSHIP 8804,9C YAKIMA, WA 98903 17120113013 APPLE TR 8804-OCCI DEDE NT YAKIMA, WA 98903 RTNERSHIP 18120623024 APPLE, REE PARTNERSHIP 880. .D.CC ..,' ` L RD YAKIMA, WA 9890 18120623013 APPLE TREE RESORT DEVELOPMENT CO LLC 2' 50 GORTON YAKIMA, WA 98903 18120624446 GLAM PROPERTIES LLC 210 WARREN ACRES YAKIMA, WA 98901 18120624450 NOB HILL WATER COMPANY 6111 TIETON DR YAKIMA, WA 98908 18120624453 BONNIE DEAN BERRY 8507 ASPEN RD YAKIMA, WA 98903 18120624500 DANA & CANDY SIEKAWITCH 2413 S 86TH AVE YAKIMA, WA 98903 17120112403 JEWEL E LARSON 9600 OCCIDENTAL RD YAKIMA, WA 98903 DOC. 17120112404 JE * RSO 9600' A, WA 9890 17120113014 JOHN W & JENNIFER L HULL 9705 RIDGEWAY RD YAKIMA, WA 98903 18120623004 131 KANANI COWARD 8815 AHTANUM RD YAKIMA, WA 98903 18120624458 KEITH J & ELIZABETH J HENRY 8502 ASPEN RD YAKIMA, WA 98903 18120624486 LARISSA ANN FROEHLICH 8501 ASPEN ROAD YAKIMA, WA 98903 18120624487 LUCIO M & ORALIA SANDOVAL FLORES 2501 S 86TH AVE YAKIMA, WA 98903 18120624449 MARK & JANELLE WEISHAAR 2504 S 85TH AVE YAKIMA, WA 98903 17120114006 RANDY R BROECKEL PO BOX 808 MOXEE, WA 98936 18120623005 RICHARD D & ANNABELLE BAILEY 8811 AHTANUM RD YAKIMA, WA 98903 17120112006 RICHARD S & C RENEE WAGNER 9408 OCCIDENTAL RD YAKIMA, WA 98903 18120624514 ROBERT & CHRISTINA GARNER 540 SLADE RD SELAH, WA 98942 18120623006 SHAUN L & RUBY A ARMIJO 219 5 36TH AVE YAKIMA, WA 98902 18120623014 SUSAN D TILLETT 2504 S 86TH AVE YAKIMA, WA 98903 18120623027 WAYNE T & SANDRA CLASEN 2605 NELSON RD YAKIMA, WA 98903 18120624454 TERESA FIGUEROA 8505 ASPEN AVE YAKIMA, WA 98903 18120624400 WILLIAM M & ROBIN STEWART 2407 S 86TH AVE YAKIMA, WA 98903 17120114401 TRINIDAD C & ARACELY V OLIVERA 9105 AHTANUM RD YAKIMA, WA 98903 132 Parties of Record - Appletree Development Ph4 - PLP#002-13, SEPA#024-13 Apple Tree Construction c/o Duane Rogers Duanexogers@apnietreeresort corn Apple Tree Land Company LLC 2550 Borton Road Yakima, WA 98903 Yakima Regional Clean Air Agency Hasan M Tahat, Ph.D. 329 N 1' St Yakima, WA 98901 Ahtanum Irrigation District George D. Marshall 10705 Gilbert Rd, Ste. B Yakima, WA 98903 Yakima-Tieton Irrigation District Jenna Leaverton 470 Camp 4 Road Yakima, WA 98908 Department of Ecology c/o Gwen Clear 1250 W Alder St Union Gap, WA 98903 crosepacoordinatoraecy,wa.gov Tom Hale 5906 Douglas Dr Yakima, WA 98908 tihalernanAmsmcorn James Carmody P.O. Box 22680 Yakima, WA 98907 carnindyArnitlaw.eorn Helen Tyler 6 N 6th St #905 Yakima, WA 98901 Nob Hill Water 6111 Tieton Drive Yakima, WA 98908 en ineerin tech a nhw,or Mike Vowell 8803 Braeburn Lp Yakima, WA 98903 DOC. INDEX #.17 VICINITY MAP r.uf' tn� PRELIMINARY PLAT OF "APPLE TREE NO. 4 (A PORTION OF THE NORTHWEST 114 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.) .DEVELOPER ENGIN'�ERI URVEYOR. II➢B Rrcr F.LR11,RAN ASsc T.&ING> 3Br YCR, JOT, AVENUE MICHAFI R RR1, r I IE+] C. 1 CC. If RECEIVED FEB 0 4 2014 CITY OF YAKIMA PLANNING DIV. LEGAL DESCRIPTION NJIf. ': ggrh At,,11! WA 98z yclpgfill;7non F 3.9.965.38or, 1. Ivitcnm Apple Tree Partnership "APPLE TREE NO. 4" YAKIMA COUNTY, WASHINGTON PRELIMINARY Pf ATf PRELIMINARY PLAT OF "APPLE TREE NO. 4 1, (A PORTION OF THE NORTHWEST 114, 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. Eiveo 4 Oh YAKIMA Ll ligtht Lemankcs enc Cngin ce ing.tand Sar,eyingnPlanning (MI North agrh A,r 0 Yakima. WA 989<12 5a”66 7000 ku 5aq 05:Moo Apple Tree Partnership "APPLE TREE NO 4" YAKIMA COUNTY, WASHINGTON PP,ELIPd:NAR ( PLAT VICINITY MAP File Number: PLP#002-13 & SEPA#024-13 Project Name: Apple Tree Development - Phase 4 Site Address: Vic. of Occidental Rd & S 86th Ave 135 #,,■ ■t '% L' PI EihOn r,M,� g 11.100 S.1 J i �e ew.uw�Rr� ley I1 Ilsmn ry�f u 7 A ht a nu at [ Ahlanu P10Chun: uu �e Proposal: This proposed plat will subdivide approximately 24.83 acres into 30 sing e -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 action taken, or action not taken by the user in reliance upon any maps or information provided herein. Date Created: 2/17/2017 M'©c� INDEX # G-15 5/25/2017 Coversheet ITEM TITLE: SUBMITTED BY: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT 136 Item No. 6.C. For Meeting of: May 16, 2017 Set date of June 6, 2017, for a closed record public hearing to consider the Yakima Planning Commission's recommendation regarding the preliminary plat of Apple Tree Development - Phase 4 in the vicinity of Occidental Road & South 86th Avenue Joan Davenport, AICP, Director of Community Development Joseph Calhoun, Planning Manager SUMMARY EXPLANATION: 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: STAFF RECOMMENDATION: Set June 6, 2017 as the date for a closed record public hearing to consider the Planning Commission's recommendation. BOARD/COMMITTEE RECOMMENDATION: The Yakima Planning Commission recommended approval on April 24, 2017. ATTACHMENTS: Description 12 t 00; Tree Memel/ Mao Upload Date 5/8/2017 Type Backup Material https://yakim a.novusagendacom/agendaintranet/CoverSheet.aspx?ItemID=4969&M eeti ng1D 574 1/1 137 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE: PLP#002-13 & SEPA#024-13 Apple Tree Development Phase 4 Vic. of 86th Ave & Occidental Rd I, 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. That I mailed said notices in the manner herein set forth and that all of the statements made herein are just and true. Lisa Maxey Planning Specialist 138 Parties of Record - Appletree Development Ph4 - PLP#00z-13, SEPA#024-13 Apple Tree Construction c/o Duane Rogers 2550 Borton Road Yakima, WA 98903 Duane rogers@anuletreeresorticom Apple Tree Land Company LLC 2550 Borton Road Yakima, WA 98903 Huibregtse Louman & Associates c/o Mike Heit 2803 River Road Yakima, WA 98902 Yakima Regional Clean Air Agency Hasan M Tahat, Ph.D. 329 N 1St Yakima, WA 98901 Ahtanum Irrigation District George D. Marshall 10705 Gilbert Rd, Ste. B Yakima, WA 98903 Yakima-Tieton Irrigation District Jenna Leaverton 470 Camp 4 Road Yakima, WA 98908 Department of Ecology c/o Gwen Clear 1250 W Alder St Union Gap, WA 98903 croscpacoordinator cc ..wa. OV Tom Hale 5906 Douglas Dr Yakima, WA 98908 !batman r insmeoun James Carmody P.O. Box 22680 Yakima, WA 98907 earmedy@irtftlameom Helen Tyler 6 N 6th St #905 Yakima, WA 98901 Nob Hill Water 6111 Tieton Drive Yakima, WA 98908 enlineerin_ ech nhw.o Mike Vowell 8803 Braeburn Lp Yakima, WA 98903 Name In -House Distribution E-mail List Division E-mail Address Carolyn Belles Code Administration Carolyn,Belleskyakiinawa.gov Glenn Denman Code Administration Gienn,Denman@yakiinawdgov Joe Caruso Code Administration JoeCaruso # akintawa. ov Suzanne DeBusschere Code Administration Suzanne.Debussehereknyakitnawaigov Dan Riddle Engineering Dari.Riddle akimania, ov Mike Shane Engineering Mike.Shane Mark Soptich Fire Dept Mark.Soptich4yakimawa.gov Jeff Cutter Legal Dept Jeff.Cutter@vakirriawkgov , Sara Watkins Legal Dept Sara.Watkins vakilllawa.gov. Archie Matthews ONDS Archia,Matthews i akimawa. ov Joan Davenport Planning Joan,.Davetiilaotit(ffyaktrriawa,.gnv Chief Rizzi Police Department DominioRizzi(Myakimawa.gov Scott Schafer Public Works Dept ScottiSchafergyakffnawaigov Loretta Zammarchi Refuse Division „ 1.ioretta Lammarchi affirnawa.goy Randy Layman Refuse Division Rand iffa man r akirisawa.i ov - Naeem Kara Transit Division NaeenkKaraayakimawa.gov James Dean Utilities JamesDean _ yakimawa.gov Dana Kallevig Wastewater Danaikkaiievi akimawa.gov Randy Meloy Wastewater Rand ,Meloy akitnawmffov For the Record/File Binder Copy Revised 01/2017 Type of Notice: 1\11-C o ‘ipc„ 4*, File Number: PL -P Kw -13 Date of Mailing: 14 / 7 DOC. 1NDfX G -15 et- 139 Maxey, Lisa From: Maxey, Lisa Sent: Wednesday, April 26, 2017 9:30 AM To: Belles, Carolyn; Brown, David; Calhoun, Joseph; Caruso, Joe; Cutter, Jeff; Davenport, Joan; Dean, James; DeBusschere, Suzanne; Denman, Glenn; Desgrosellier, Bob; lbarra, Rosalinda; Kallevig, 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 Cc: Calhoun, Joseph Subject: Notice of YPC Recommendation to City Council - Apple Tree Dev. Phase 4 - PLP#002-13 & SEPA#024-13 Attachments: NOTICE OF YPC RECOMMENDATION - Apple Tree Ph 4 - PLP SEPA.PDF 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: joseph.calhoun akirnawa.gov. Thank you! Lisa M ey Planning Specialist 1 City of Yakima Planning Division Planning Division - P: (509) 575-6183 1 F: (509) 575-6105 Direct Line: (509) 576-6669 - Lisahlaxpvagyakimawa.gpv 129 N 2nd Street, Yakima, WA 98901 txt% w,wo ww, r arming 1 DOC. INDEX it !CITY OF YAKIMA P annin DEP. TMENT OF COMMUNITY DEV EL vIENT Joan Davenport, AICP, Director Planning Division Joseph Calhoun, Manager 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning 140 NOTIFICATION OF THE YAKIMA PLANNING COMMISSION'S RECOMMENDATION TO THE YAKI 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). 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: joseph.calhoun@yakimawa.gov. J seph Calhoun Planning Manager Date of Mailing: April 26, 2017 Enclosures: Planning Commission's Recommendation and Site Plan Yakima SSW% N %V nt CITY OF YAKIMA r arming DEPARTMENT OF COMMUNITY DEVELOPMENT Joan Davenport, AICP, Director Planning Division Joseph Calhoun, Manager 129 North Second Street, 2"d Floor, Yakima, WA 98901 ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning City of Yakima Planning Commission PUBLIC HEARING City Hall Council Chambers 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 Gutierrez 141 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) Agenda I. Call to Order II. Roll Call III. Staff Announcements IV. Audience Participation V. Approval of Meeting Minutes of March 22, 2017 VI. Public Hearing - "Apple Tree Development - Phase 4" Applicant: Apple Tree Construction LLC File #: PLP#002-13 & SEPA#024-13 Site Address: Vicinity of Occidental Road and South 86th Avenue 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. VII. Comprehensive Plan 2040 Update Process • Follow -Up Discussion on Critical Area/Shoreline Regulations Update: Best Available Science Recommendations VIII. Other Business IX. Adjourn Next Meeting: April 26, 2017 DOC. INDEX # G -Ig, Yakima '1111$ 2015 1994 087 IN CITY OF YAK MA' 4 SIGN IN SHFET City i Planning City Hall Council Chambers Wednesday April , 2017 Beginning at p.m. Public Hearing *PLEASE WRITE LEGIBLY* CITYr9i OfYAMAMA Page 1 04/12/2017 Clt F tAXiA, CITY OF YAKIMA LAND USE ACTION INSTALLATION CERTIFICATE 143 Date of Posting: 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: The required notice of application will be sent to the applicant and property owners within a 300 -foot radius after the Planning Division has received this Land Use Action Installation Certification. Failure to post a Land Use Action sign and return this form signed in a timely manner may cause a delay in 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. Applicant's Signa Applicant's Name (Please Print) Date 0 Applicant's Phone Number Please remit the above certification and deliver to the City of Yakima Planning Division via email to ask.planning@yakimawa.gov or in person/by mail to: City of Yakima, Planning Division, 129 North 2"a Street, Yakima, WA 98901. Page - 1 Revised 01/2017 DOC. INDEX 088 144 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE: PLP#002-13 & SEPA#024-13 Apple Tree Development - Phase 4 Vic of Occidental Rd & S 86th Ave I, 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 applicant and all property 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 February, 2017. That I mailed said notices in the manner herein set forth and that all of the statements made herein are just and true. A Lisa Maxey Planning Specialist DOC. INDEX • G-10 el 089 18120624504 AHTANUM PIONEER CHURCH 8500 AHTANUM RD YAKIMA, WA 98903 1810624505 AHTANIO"' + 'IONEE 8500 AHT ISI YAKIAlk, WA 98903 17120111003 AP EE CONSTRUCTION 2550 A, WA 989J PARTNERSH 17120124005 AP REE PARTNERSHIP 8804 OCC YAKI' 17120124004 APPL ,•:wPARTNERSHIP 8804 OCCw#.M YA 8804 YA :IMA, WA 98903 171 APPLE A 8804 i� : • "' �. YA IMA, WA 98903 0113013 PARTNERSHIP R0 MPANY 17120114011 APPL " ""-..." PARTN 8804 OC Y A, WA 98903 P 17120114013 APP R.• E PARTN' 8804 0 YA A, WA 98903 18 AP 8804 OCCI A, WA 9890 3024 E PARTNERSHIP 17120114012 APPLE TREE PARTNERS 8804T3:.. E YAKI`;,&, A9 18120623019 COLUMBIA VALLEY FRUIT LLC 1720 W AHTANUM RD UNION GAP, WA 98903 18120623029 GRIMES CO. OF YAKIMA, LLC 12201 NELSON RD YAKIMA, WA 98903 18120623028 RIA VALLEY F 1720 17120112004 KINLOCH BORTON ENTERPRISES LLC 2550 BORTON RD YAKIMA, WA 98903 20623013 APPLE RESORTDEVELOPMENT CO LLC 2RTUN RD YAKIMA, WA 98903 18120624446 GLAM PROPERTIES LLC 210 WARREN ACRES YAKIMA, WA 98901 18120624450 NOB HILL WATER COMPANY 6111 TIETON DR YAKIMA, WA 98908 17120111402 RIGNEY FAMILY TRUST 9204 OCCIDENTAL RD YAKIMA, WA 98903 17120113011 VESTAD FAMILY HOLDING TRUST 9407 RIDGEWAY RD YAKIMA, WA 98908 18120624453 BONNIE DEAN BERRY 8507 ASPEN RD YAKIMA, WA 98903 18120624448 DAN & LEANNE LATON 2412 5 85TH AVE YAKIMA, WA 98903 17120112405 DOUGLAS & LOUELLA HUGHES 9612 OCCIDENTAL RD YAKIMA, WA 98903 17120113403 DAN K & CANDACE A HULL 9703 RIDGEWAY RD YAKIMA, WA 98903 17 20112406 DOUG " `_ :LOUELLA 9612 OCCID - WA 98903 18120624500 DANA & CANDY SIEKAWITCH 2413 S 86TH AVE YAKIMA, WA 98903 17120112403 JEWEL E LARSON 9600 OCCIDENTAL RD YAKIMA, WA 98903 090 17120112404 JE LARSON 9600: MA, WA 98903 18120624458 KEITH J & ELIZABETH J HENRY 8502 ASPEN RD YAKIMA, WA 98903 17120113014 JOHN W & JENNIFER L HULL 9705 RIDGEWAY RD YAKIMA, WA 98903 18120624449 MARK & JANELLE WEISHAAR 2504 S 85TH AVE YAKIMA, WA 98903 18120624486 LARISSA ANN FROEHLICH 8501 ASPEN ROAD YAKIMA, WA 98903 17120114006 RANDY R BROECKEL PO BOX 808 MOXEE, WA 98936 18120623004 KANANI COWARD 8815 AHTANUM RD YAKIMA, WA 98903 18120624487 LUCIO M & ORALIA SANDOVAL FLORES 2501 5 86TH AVE YAKIMA, WA 98903 18120623005 RICHARD D & ANNABELLE BAILEY 8811 AHTANUM RD YAKIMA, WA 98903 17120112006 RICHARD 5 & C RENEE WAGNER 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 18120624514 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 *cc 0-c 0co1or\ tic Pc, P#0;12-/5 Sen c2/i7// 7 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 091 147 Parties of Record - Appletree Development Ph4 - PLP#002-13, SEPA#024-13 Apple Tree Construction c/o Duane Rogers 2550 Borton Road Yakima, WA 98903 Duane: rogers[ilappletreeres Apple Tree Land Company LLC 2550 Borton Road Yakima, WA 98903 Huibregtse Louman & Associates c/o Mike Heit 2803 River Road Yakima, WA 98902 Yakima Regional Clean Air Agency Hasan M Tahat, Ph.D. 329N 1"St Yakima, WA 98901 Ahtanum Irrigation District George D. Marshall 10705 Gilbert Rd, Ste. B Yakima, WA 98903 Yakima-Tieton Irrigation Distric Jenna Leaverton 470 Camp 4 Road Yakima, WA 98908 Department of Ecology c/o Gwen Clear 1250 W Alder St Union Gap, WA 98903 crosepacoordnator ccy. gov Tom Hale 5906 Douglas Dr Yakima, WA 98908 tihalemanz msn. orn James Carmody P.O. Box 22680 Yakima, WA 98907 car�nody@nitiawacom Helen Tyler 6N6thSt#905 Yakima, WA 98901 Nob Hill Water 6111 Tieton Drive Yakima, WA 98908 Mike Vowell 8803 Braeburn Lp Yakima, WA 98903 Name Carolyn Belles Glenn Denman Joe Caruso Suzanne DeBusschere Dan Riddle Mike Shane Mark Soptich Jeff Cutter Sara Watkins Archie Matthews Joan Davenport Chief Rizzi Scott Schafer Loretta Zammarchi Randy Layman Naeem Kara James Dean Dana Kallevig Randy Meloy For the Record/File Binder Copy In -House Distribution E -mai Division Code Administration Code Administration Code Administration Code Administration Engineering Engineering Fire Dept Legal Dept Legal Dept ONDS Planning Police Department Public Works Dept Refuse Division Refuse Division Transit Divisio Utilities .......... Wastewater Wastewater Type of Notice: File Number: I List E-mail Address arolyn.E yakimo enreDenman@yakimawa.gov Ci tav Suunne,Del ussehere yak.i ttuwa.go 1att.Rid leAyakintaw .go ike.Shane yl kSaplich@y 't Cutt Fov awaaov Sar; Archie. attltei Joart.Davenport Dtt to kirnawa. fo nawa.gov Rizmayakirnawa cott.Sohafer akimaw .gov Loretta. atts m etch akima Randy.Layman@vakimawaag av Nagem.Karaa kit awa. ao e Dean@yaki a y Dana.Kal[evig vakimawa Rand ,Me akimaiva OV Revised 01/2017 pt. P Date of Mailing: : 1 I DOC. 6ENDE.X 092 148 Maxey, Lisa From: Maxey, Lisa Sent: Friday, February 17, 2017 10:43 AM To: Belles, Carolyn; Brown, David; Caruso, Joe; Cutter, Jeff; Davenport, Joan; Dean, James; DeBusschere, Suzanne; Denman, Glenn; Desgrosellier, Bob; lbarra, Rosalinda; Kallevig, Dana; Kara, Naeem; Layman, Randy; MatthewsArchie; MaxeyLisa; 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 of Commerce; KAPP TV News; KBBO-KRSE Radio manager; KCJT TV News; KDNA Radio; KEPR TV News; KIMA TV News; KIT/KATS/DMVW/KFFM Lance Tormey; KNDO TV News; KUNS-TV Univision; KVEW TV News; Lozano, Bonnie; NWCN News; NWPR Anna King; Randy Luvaas Yakima Business Times; Reed C. Pell; Tu Decides Albert Torres; Yakima Herald Republic Craig Troianello; Yakima Herald Republic Mai Hoang; Yakima Herald Republic Mark Morey; Yakima Herald Republic Newspaper; Yakima Valley Business Times; Yakima Valley Business Times George Finch; YPAC Randy Beehler; Al Rose; Alfred A. Rose (silvrfx40@bmi.net); Gavin Keefe; Gutierrez, Avina; Patricia Byers; Peter Marinace; Peters, Jeff; Scott Clark; Tom Trepanier; William Cook (cook.w@charter.net) Cc: Peters, Jeff Subject: Notice of Application & Public Hearing Apple Tree Development Phase 4 PLP# 002-13 & SEPA#024-13 Attachments: NOTICE OF APPLICATION & PUBLIC HEARING - Apple Tree Dev Ph 4 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- 8163 or emaito: jeff. . Thank you! Lisa M ey Planning Specialist 1 &mm Planning Divison - P: (509) 575-6183 1 F: (509) 575-6105 Direct Line: (509) 576-6669 - LisajOax alsimawa.gov 129 N 2nd Street, Yakima, WA 98901 dnit VN.‘ StW 1 DOC. INDEX ��� 093 A daily part of your Ilfe yakima-herald.com Ad Proof - 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 Date: 02/16/17 Account#: 110358 Company Name: CITY OF YAKIMA PLANNING Contact: ROSALINDA IBARRA,AP Address: 129 N 2ND STREET YAKIMA, WA 98901-2720 Telephone: (509) 575-6164 Fax: Account Rep: Phone # Email: Simon Sizer (509) 577-7740 ssizer@yakimaherald.com Ad ID: 713202 Start: 02/17/17 Stop: 02/17/17 Total Cost: $211.70 Lines: 116.0 # of Inserts: 1 Ad Class: 6021 Run Dates: Yakima Herald -Republic 02/17/17 149 094 150 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 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 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.: ENVIRONMEN- TAL 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 the environmental impacts of the subject plat.: REQUEST 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, AICP, Community Development Director, City of Yakima Planning Division, 129 North 2nd Street, Yakima, WA 98901, or e-mail your comments to: jeff.peters@yakimawa. goy. Please reference the applicant's name or file number(s) in your correspondence: (Apple Tree Development, PLP#002-13 & SEPA#024-13): NOTICE OF PUBLIC HEARING: 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 Planner at (509) 575-6163 or e-mail to: jeff.peters@yakimawa.gov. 0 February 17, 2017 Courtesy of Yakima Herald -Republic not7 095 Public Le al Notices. Public Le al Notices 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 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 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.: ENVIRONMEN- TAL 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 the environmental impacts of the subject plat: REQUEST 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, AICP, Community Development Director, City of Yakima Planning Division, 129 North 2nd Street, Yakima, WA 98901, or e-mail your comments to: jetpeters@yakimewa, gov. Please reference the applicant's name or file number(s) In your correspondence: (Apple Tree Development, PLP#002-13 & SEPA#024-13): NOTI E OF PUBLIC HEARING: This request requires that the City of Yakima Planning Commission hold an open record public hearing. The public hearing is scheduled to be held an 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 Counc1l.11 you have any question on this pro- posal, please call Jeff Peters, Senior Planner at (509) 575-6163 or e-mail to: jeff.petersOyakimawa.gov. 0 February 17, 2017 151 DOC. NDEX .4!.G-106 096 City of Yakima Planning Division 129 N 2ND ST. (2ND FLOOR) YAKIMA, WA 98901 Project Name: APPLE TREE DEVELOPMENT - PHASE 4 Location OCCIDENTAL RD / S 86TH AVE 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. PUBLIC NOTICE LAND USE REVIEW Date of Notice of Application - 02/17/2017 PLP#002-13 A land use application has been submitted near, your property. This is your notice of that application: To view information online' go to: www.yakimawa.gov/public-notice and select PLP#002-13 from the list to view the land use application information. More information is available from the City of Yakima Planning Division', (509) 575-6183. The staff contact is: Jeff Peters, Senior Planner (509) 575-6163 - jeff.peters@yakimawagov. 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: ask.planning@yakimawa.gov - please include the file number in the email subject line. Written or emailed comments must be received by 5:00 p.m. on 03/09/2017 Paella Hearing Date: 04/12/2017 Public hearings are scheduled to begin at 3:00 pm, in the Yakima City Council Chambers of City Hall located at: 129 North Second Street, Yairnaa WA 98901 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 at (509) 575-6183. Si necesita infomiacion en espanol por favor Ilame al (509) 575-6183 Application Submitted: 10/18/2013 Application Complete: '11/05/2013 it r-4, COY OF YAKIMA r arming DATE: TO: FROM: SUBJECT: ?ARTMENT OF COMMUNI DE' -OP ENT 153 Planning Division Joan Davenport, AICP, Director 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planning@yakimawa.gov • www.yakimawa.gov/servicestplanning NOTICE OF APPLICATION & PUBLIC HEARING FILE NUMBERS: PROJECT LOCATION: OWNER: APPLICANT: PARCEL NO: DATE OF APPLICATION: DATE COMPLETE APPLICATION: February 17, 2017 Applicant and Adjoining Property Owners Joan Davenport, AICP, Community Development Director & Planning Manager Notice of Application and Public Hearing for a 30 - Lot Preliminary Long Plat. PLP#002-13 & SEPA#024-13 Vicinity of ,Ahtanum Rd. and S. 86th Ave., Yakima, WA. Apple Tree Land Company LLC (2550 Barton Rd, Yakima, WA 98903) Apple Tree Construction LLC c/o Duane Rogers 17120113013, 17120114012, 18120623025, 18120623013. October 18, 2013 November 5, 2013 NOTICE 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 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 applicant 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. 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 the environmental impacts of the subject plat. REQUEST 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: DOC. INDEX &-lo Yakima 2015 1594 098 154 Joan Davenport, AICP, Community Development Director City of Yakima Planning Division 129 North 2nd Street Yakima, WA 98901 or e-mail your comments to: jeff.peters@yakimawa.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 PUBLIC HEARING 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 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. Encl: SEPA Checklist, Preliminary Plat, and Vicinity Map Doc. 2 099 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 r F (509) 575-6105 ask.glanningdhyakimawagov hith://wwwwakimawagowtservicedglanning/ City of Yakima Planning Commission PUBLIC HEARING City Hall Council Chambers 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 155 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 Agenda I. Call to Order II. Roll Call III. Staff Announcements IV. Audience Participation 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 VII. Other Business VIII. Adjourn Ya k 19,4. 100 Mork X on iteirt of interest 2014 Apriie Tree CPA Docket Phsise 4 CITY OF YAKIMA YAKIMA PLANNING COMMISSION PUBLIC HFAARING City Hall Council Chambers SIGN -IN SHEET HE G DATE: Wednesday May 14. 2014 • iitle-5 E. , LfcLJ Yakima Planning Commission Sign -In Sheet — 05/14/2014 IreiltA--eson eck YPC Packet Distributii•-- List and Parties of Record - Appletrk— Dev Ph4 - PLP002-13157 Scott Clark 7506 Barge Court Yakima, WA 98908 Alfred A. Rose 1006 Westbrook Place Yakima, WA 98908 Patricia Byers 1530 Suncrest Way Yakima, WA 98902 Apple Tree Land Company LLC 2550 Borton Road Yakima, WA 98903 Yakima Regional Clean Air Agency Hasan M. Tahat, Ph.D. 329 North First Street Yakima, WA 98901 hasanayrcaa.org Dave Fonfara 8708 Cameo Court Yakima, WA 98903 Paul Stelzer 6402 Scenic Drive Yakima, WA 98908 Apple Tree Development LLC c/o Duane Rogers 2550 Barton Road Yakima, WA 98903 Duane.„rogers@appletreeresortcom Ahtanum Irrigation District 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 Gcle461@ecy.wa.gov Type of Notice: File Number: Lpav Date of Mailing: Benjamin W. Shoval 123 East Yakima Avenue, Ste#210 Yakima, WA 98901 William Cook 7701 Graystone Court Yakima, WA 98908 Huibregtse Louman & Associates c/o Mike Heit 2803 River Road Yakima, WA 98902 Yakima-Tieton Irrigation District Jenna Leaverton 470 Camp 4 Road Yakima, WA 98908 Nob Hill Water Association Eric Rhoads 6111 Tieton Drive Yakima, WA 98908 Ericanobhillwater.org DOC. INDM 102 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE SEPA#02443 (PLP#002-13) Apple Tree Development Phase 4 Vicirtity o Occidental Rd & S 86th Avenue I, Rosalinda Ibarra, 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 llth day of April, 2014. That I mailed said notices in the manner he ein set forth and that all of the statements made herein are just and true. Rosalinda Ibarra Administrative Assistant 158 103 Parties of Record - Appletree Development Ph4 - PLP#002-13, SEPA#024-13 Apple Tree Construction c/o Duane Rogers 2550 Borton Road Yakima, WA 98903 Duane. ro ers:. a letreeresort¢o Apple Tree Land Company LLC 2550 Borton Road Yakima, WA 98903 159 Huibregtse Louman & Associates c/o Mike Heit 2803 River Road Yakima, WA 98902 Yakima Regional Clean Air Agency Hasan M. Tahat, Ph.D. 329 North First Street Yakima, WA 98901 hasan@yrcaa.org Department of Ecology Gwen Clear 15 West Yakima Ave., Ste# 200 Yakima, WA 98902 Ahtanum Irrigation District George D. Marshall 10705 Gilbert Rd, Ste. B Yakima, WA 98903 Yakima-Tieton Irrigation District Jenna Leaverton 470 Camp 4 Road Yakima, WA 98908 In -House Distribution E-mail List Name Division E-mail Address Debbie Cook Engineering De i ,eook@vakinlawi Dana Kallevig Engineering daaa.kallcvigRakirnaa.g v Dan Riddle ark Kunkler Cutter Archie Matthews lark Soptich Engineering Legal Dept Legal Dept ONDS Fire Dept kkile@yakimawa.gov kkoakieravakanawagov :,cutter{ yak naawa. ov hie.matthe vs@Yakirnawaa:Tov k.sctiatichQyakimawa.guy Royale Schneider lenn Denman e DeBus Dave Brown Mike S Code Administration Code Administration Code Administration Water/Irrigation r/lrrigati n ly le,sehneid Randy Meloy Carolyn Belles Shelley Willson Scott Schafer James Dean Scott Kevin Futrell Steve Osguthorpe For the Record/File astewater Public Works Dept Utilities Refuse Division Transit Division Community Developm yakltala ra. ov akiatiav a.aov yakutaalvdgai vkinaawa: yak law a lya Binder Copy Revised 11/2013 Type of Notice: File Number: Date of Mailing: INDEX 104 Scott Clark 7506 Barge Court Yakima, WA 98908 Dave Fonfara 8708 Cameo Court Yakima, WA 98903 Benjamin W. Shoval 160 123 East Yakima Avenue, Ste#210 Yakima, WA 98901 Alfred A. Rose 1006 Westbrook Place Yakima, WA 98908 Paul Stelzer 6402 Scenic Drive Yakima, WA 98908 William Cook 7701 Graystone Court Yakima, WA 98908 Patricia Byers 1530 Suncrest Way Yakima, WA 98902 YPC Members Notified Notice of Determination of Non Significance (DNS) PLP#002-13, SERA11024-1 3 Date of Mailing: April 11, 2014 105 Ahtanum Irrigation District Beth Ann Brulotte Executive Assistant 10705-B Gilbert Road Yakima, WA 98903-9203 bethb@ahtanum.net Department of Commerce Growth Management Services P.O. Box 42525 Olympia, WA 98504-2525 review team@coin.n erce.wa tov Cascade Natural Gas m Robinson Field Facilitator /01 South 1st Ave Yakima, WA 98902 Tt tn, ro bmson@c ngc.c am Department of Ecology Annie Szvetecz SEPA Policy Lead P.O. Box 47703 Olympia, WA 98504-7703 sepaunt@ecv. wa,gov' Department of Fish and Wildlife Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 Erichar randt df .wa.gov Department of Natural Resources SEPA Center PO Box 47015 Olympia, WA 98504 sepacenterednr,wa.go Dept of Archaeology & Historic Preservation Greg Griffith Deputy State Historic Preservation Officer P.O. Box 48343 Olympia, WA 98504-8343 Greg grgfith@dahp, wa g©v Dept of Archaeology & Historic Preservation Gretchen Kaehler Local Government Archaeologist P.O. Box 48343 Olympia, WA 98504-8343 Gretchen.Kaeh1- dant wa ov Engineering Division Dana Kallevig and Debbie Cook, City Engineer 129 N 2nd Street Yakima, WA 98901 da a.kallevi aki. wa,gov debbie.cook ov U.S. Army Corps of Engineers, Regulatory Br Karen Urelius Project Manager P.O. Box 3755 Seattle, WA 98124-3755 Karen.M.Urelius@usace,a7 ch ty. Nob Hill Water Association Eric Rhoads Engineering Technician 6111 Tieton Drive Yakima, WA 98908 eric@nobhillwater.oz-1 Wastewater Division Shelley Willson or David Schneider 2220 East Viola Ave Yakima, WA 98901 shells, ,rillstn ; akimwa.to WSDOT Paul Gonseth Planning Engineer 2809 Rudkin Road Union Gap, WA 98903 onse @wsdot,gov< WSDOT Rick Holmstrom Development Services 2809 Rudkin Road Union Gap, WA 98903 hQl tr@wsdot.waagov, Yakama Bureau of Indian Affairs Steve Wangemann Deputy Superintendent for Trust Services P.O. Box 632 Toppenish, WA 98948 Steve.wangemann Yakama Bureau of Indian Affairs Rocco Clark Environmental Coordinator P.O. Box 632 Toppenish, WA 98948 Rocco.clark@bia,gov Yakama-Klickitat Fisheries Project John Marvin 760 Pence Road Yakima, WA 98909 jma " o akar Yakima Air Terminal Robert Peterson Airport Asst Manager 2400 West Washington Ave Yakima, WA 98903 robert.peterson@yakintawa.gov Yakima County Health District 1210 Ahtanum Ridge Dr Ste#200 Union Gap, WA 98903 yhd co.vakima.wa.at Yakima Greenway Foundation Al Brown Executive Director 111 South 18th Street Yakima, WA 98901 al@yakimagreenway.org Yakima County Public Services Steven Erickson Planning Director 128 North 2nd Street, 4th Floor Yakima, WA 98901 tevervErrickson co,yakirna. afus Yakima Health District Gordon Kelly Director of Environmental Health 1210 Ahtanum Ridge Drive Union Gap, WA 98903 ordon.kelly@o.yakima wa.0 Chamber of Commerce 10 North 9th Street Yakima, WA 98901 hamber@ akin to o Department of Ecology 161 Gwen Clear 15 West Yakima Ave, Ste# 200 Yakima, WA 98902 croseparoardinator@ecv.wa.gov; Department of Social & Health Services Andrew Jenkins Jeanne Rodriguez P.O. Box 45848 Olympia, WA 98504 andre .jer kins@dshs. a.gov reanne. rodriguea@dshs. waa gov Energy Facility Site Evaluation Council - EFSEC Stephen Posner SEPA Officer PO Box 43172 Olympia, WA 98504-3172 posne tztcawa.gov Office of Rural and Farm Worker Housing Marty Miller 1400 Summitview Ave, Ste# 20 Yakima, WA 98902 Mar nt2@orfh.org West Valley School District Angela Watts Asst. Supt. Of Business & Operations 8902 Zier Road Yakima, WA 98908-9299 w Us, vsd208,org Yakama Bureau of Indian Affairs Bud Robbins Superintendent P.O. Box 632 Toppenish, WA 98948 Yakima County Co e issioners Yakima County Public Services Vern Redifer Public Services Director 128 North 2nd Street, 4th Floor Yakima, WA 98901 Vern.redifer@co.vakima. a, Yakima Regional Clean Air Agency Hasan Tahat Engineering & Plg Supervisor 329 North 1st Street Yakima, WA 98901 haan@yrcaa.org Yakima Valley Museum John A. Baule Director 2105 Tieton Drive Yakima, WA 98902 john@yakimavalleymuseum.org 106 Yakima Valley Conference of Governments Shawn Conrad and Joseph Calhoun Planner 311 North 4th Street, Ste# 202 Yakima, WA 98901 conrads vcog.org calhourf e COt.dr: Century Link /tanager 8 South 2nd Ave, Rm#304 Yakima, WA 98902 Charter Communications Kevin Chilcote 162 1005 North 16th Ave Yakima, WA 98902 City of Union Gap David Spurlock Development Director P.O. Box 3008 Union Gap, WA 98903 Department of Agriculture Kelly McLain P.O. Box 42560 Olympia, WA 98504 Department of Fish & Wildlife Mark Teske 201 North Pearl Ellensburg, WA 98926 Environmental Protection Agency 1200 6th Ave. MS 623 Seattle, WA 98101 Federal Aviation Administration 2200 W. Washington Ave Yakima, WA 98903 Federal Aviation Administration, Seattle Airports District Office Cayla Morgan Airport Planner 1601 Lind Ave SW Renton, WA 98055-4056 Governor's Office of Indian Affairs PO Box 40909 Olympia, WA 98504 Pacific Power Mike Paulson 500 North Keys Rd Yakima, WA 98901 Soil Conservation District Ray Wondercheck 1606 Perry Street, Ste. F Yakima, WA 98902 Trolleys Paul Edmondson 313 North 3rd Street Yakima, WA 98901 United States Postal Service Jeff McKee 205 W Washington Ave Yakima, WA 98903 WA State Attorney General's Office 1433 Lakeside Court, Ste# 102 Yakima, WA 98902 WA State Dept of Health, Office of Drinking Water Christine Collins 16201 E Indiana Ave, Ste# 1500 Spokane Valley, WA 99216 WSDOT, Aviation Division Robert Hodgman Senior Planner 818 79th Avenue, Ste B Tumwater, WA 98504-7335 Yakama Indian Nation Johnson Meninick Cultural Resources Program P.O. Box 151 Toppenish, WA 98948 Yakama Indian Nation Ruth Jim Yakima Tribal Council P.O. Box 151 Toppenish, WA 98948 Yakama Nation Environmental Management Kristina Proszek Environmental Review Coordinator P.O. Box 151 Toppenish, WA 98948 Yakima School District Elaine Beraza Superintendent 104 North 4th Ave Yakima, WA 98902 Yakima Valley Canal Co Robert Smoot 1640 Garretson Lane Yakima, WA 98908 Yakima Waste Systems Scott Robertson 2812 Terrace Heights Dr Yakima, WA 98901 Yakima-Tieton Irrigation District Sandra Hull 470 Camp 4 Rd Yakima, WA 98908 \apollo \shared \ Planning\Assignments-Planning\LABELS and FORMS \SERA REVIEWING AGENCIES _updated 04.1114 - Form List.docx Type of Notice: File Number: r)f‘ 173, -13 107 163 lbarra, Rosalinda From: |barna.Rooaindm Sent: ' Friday, Apr11.201411:40AM 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, Rosalinda; KaIIevig, Dana; Nob Hill Water - Eric Rhoads; Office of Rural & FarnnvvorkarHousing - Marty Miller; Petaraon, Robert; Ridd|a, Dan; US Army Corps of Engineers - Karen M. Urelius; Wastewater Division - Scott Schafer; West Valley School District - Angela Watts; VVi||mon, 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 Wangemann; Yakama Nation Environmental &YgnntPnognom-KrioUnaPr000ak;Yakannm-K|inkitatFiohariao-JohnK8an/in; Yakima County Commissioners; Yakima County Health District; Yakima CountPlanning 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 ValIey Museum - John A. Baule; YVCOG - Joseph Calhoun; BelIes, Carolyn; Brown, David; Cutter, Jeff; Dean, James; DeBusschere, Suzanne; Denman, Glenn; Futrell, Kevin; Kunkler, Mark; Matthews, Archie; Meloy, Randy; C3oguthorpe, Steve; Robedoon, Jerry; Schafer, Scott; Schneider, Royale; Scott, James; Shane, Mike; Soptich, Mark Cc: Peters, Jeff Subject: NOTICE [}FDNS - Apple Tree Development Phase 4-8EPA#O24-13.PLP#OO2-13 Attachments: DNS - Apple Tree Dev Ph 4 - PLP, SEPA.pdf Attached is the Notice of DNS regarding the above entitled matter. For further information on this project, you may contact the assigned planner Jeff Peters by e mail at orbvphone at(5O9)57S'G16@.Thank Rasalinda Ibarra Community Development Administrative Assistant City of Yakima [ Planning Division 129 North 2nd Street, Yakima WA 98901 p: (509) 575-6183 * f: (509) 575-6105 This email is a public record of the City of Yakima and is subject to public disclosure unless exempt under the Washington Public Records Act. This email is subject to the State Retention Schedule. 1 INDU 108 OM;Y111.\'Ir. DF%'FLOPMFNT DEPARTMENT RT MENT Planning Division 129 North Second ,Street, 2nd Floor Yaktrna, Waehtngtan 98901 Phone (509) 575-6183 ® Fax (509) 575-6105 ask.planning@'yakiinawa.gov help://ww ' vakimawa.govlse i e'/planntngl WASHINGTON STATE ENVIRONMENTAL POLICY ACT DETERMINATION OF NONSIGNIFICANCE CITY OF YAKIMA, WASHINGTON April 11, 2014 164 PROJECT DESCRIPTION: Environmental review of 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. PROPONENT: Duane Rogers / Apple Tree Construction, LLC 2550 Borton Road Yakima, WA 98903 LOCATION: Vicinity of S. 86th Ave., Yakima, WA. PARCEL NUMBERS: 17120113013, 17120114012, 18120623025 & 18120623013 LEAD AGENCY: City of Yakima. FILE 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 impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was 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 comment period on the DNS. Responsible Official. Steve Osputhorpe Position/Title: SOPA Responsible Official Phone (509) 575-6183 Address: 129 N 2nd Street, Yakima, WA g88 1 Date April 11, 2014 Signature You may appeal this determination to: Steve Osguthorpe, AICP, Director of Community Development, at 129 N 2nd Street, Yakima, WA 98901. No later than: April 25, 2014. By method: Complete appeal application form and payment of $580 appeal fee; 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 appeals. 109 Pro'ect Number: CITY OF YAKIMA LAND USE ACTION INSTALLATION CERTIFICATE APPfr Tecc*cov154-vticji'a 0 0. Site Address. 002- Date ofInstallation: g /3 Location of Installation (Check One) 165 p/" -and 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: this alternate location (if not pre -approved by the Code A. 'Instration and Planning Manager) may not be acceptable by the Code Administration and Planning Division and is subject to relocation (at the owner's expense) to a more visible site on the property. The alternative location is: 1 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 maintained until a decision has been rendered. Applicants Na e (please prin Applicants Signature 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 certificate 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 re 't 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. INDEX 110 166 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE: PLP#002-13 Apple Tree Development Phase 4 Vicinity of Occidental Rd & South 86th Avenue I, Rosalinda Ibarra, 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. That I mailed said notices in the manner herein set forth and that all of the statements made herein are just and true. (01 RosaHilda Ibarra Community Development Administrative Assistant DOC. ONDEX .14 111 18120624505,= AHTANUM PIONEER CHURCH 8500 AHTANUM RD YAKIMA, WA 98903 17120111003 APPLE TREE CONS 't: ' ON COMPANY 2550 BORT YA =r A98903 18120622008 APPLE TREE PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 17120111007 APPLE TREE PARTNERSHIP 8804 OCCIDE VE YAKI 989039637 17120124006 APPLE TREE PA 8804 OCC 17120113012 APPLE TRE 880NTAL AVE YAKIMA, WA 989039637 S AVE A 989039637 18120623024 APPLE T C: RTNERSI-IIP 8804 • DENTAL AVE YAKIMA, WA 989039637 P 18133143403 APPLE TREE r '.+SRT DEVELOPMENT CO 2550 BORTON RD YAKIMA, WA 98903 17120122001 AT PROPE t . LLC 2550: •." 1►N RD YAKIMA, WA 98903 17120123005 AT PROPER'I 2550 BOC ..., '� RD YAKI • , WA 98903 17120123003 AT PROPE •' . ' LC 2550 BOR • N RD YAKIMA, WA 98903 48120624504 LHTANUM PIO 8500 A YAKI 17120111006 CH 'Duane Rogers 167 APPLE TREE CONSTRUCTION CO LLC 2550 BORTON RD YAKIMA, WA 98903 18133133443 APPLE TREE LAND......' PANY LLC 2550 BORT YAKI > ; r A 98903 18120622009 APPLE TR.__ Z'I NERSHIP 8804 ENTAL AVE YAKIMA, WA 989039637 1712012 APP REE PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 17120 A TREE PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 1712012 A REE PARTNERSHIP 8804 OCCIDENTAL AVE YAKIMA, WA 989039637 17120131007 APP E PTNSHP 88* OCCIDENTAL AVE YAKIMA, WA 989039637 18120623026 APPLE TREE R 2550 B YA. VUA 98903 17120121002 AT PRO ES LLC 25 TON RD YAKIMA, WA 98903 DEVELOPMENT CO 17120123005 AT PRO IES LLC 25 TON RD YAKIMA, WA 98903 1813313300 BOR NTERPRISES LLC 255 ORTON RD YAKIMA, WA 98903 18133134401 APPLE TREE LAND COMPANY LLC 2550 BO YAKI , WA 98903 17120114013 APP LI PARTNERSHIP 880 DENTAL AVE YAKIMA, WA 989039637 17120113013 APPLE T RTNERSHIP 88 IDENTAL AVE YAKIMA, WA 989039637 18120623025 APPLE' ARTNEIZSHIP 88 CIDENTAL AVE YAKIMA, WA 989039637 17120114011 APPLE ARTNERSI-UP 88* CIDENTAL AVE YAKIMA, WA 989039637 1813314340 PL .... RESORT DEVELOPMENT CO ORTON RD AKIMA, WA 98903 18120623013 APPLE T SORT DEVELOPMENT CO 2550 GORTON RD YAKIMA, WA 98903 17120123005 AT PR:. ES LLC RTON RD YAKIMA, WA 98903 17120123004 AT PROP 5 YAKIMA, WA 98903 18120623028 CF AHTANUM PROPERTIES LLC 1720 W AHTANUM RD YAKIMA, WA 989031800 112 18120623019 CF AHTANUM I' 1720WA YAM RD A 989031800 L C 1 18120622007 3BHLP 8806 OCCIDENTAL RD YAKIMA, WA 98903 18120624446 GLAM PROPERTIES LTJ 8 210 WARREN ACRES YAKIMA, WA 98901 18120623029 GRIMES CO. OF YAKIMA, LLC 12201 NELSON RD YAKIMA, WA 98903 17120111405 KEYES FAMILY HOLDING TRUST 9150 OCCIDENTAL RD #3 YAKIMA, WA 98903 17120112004 KINLOCH BORTON ENTERPRISES LLC 2550 BORTON RD YAKIMA, WA 98903 18120624450 NOB HILL WATER COMPANY 6111 TIETON DR YAKIMA, WA 98908 17120111401 RIGNEY FAMILY TRUST 9504 OCCIDENTAL RD YAKIMA, WA 98908 17120142004 TWO BLUFFS LLC 2550 BORTON RD YAKIMA, WA 98903 18120621402 WEST VALLEY NURS 3801 SUMMITVIE YAKIMA, WA 17120111005 OCCIDENTAL ORCHARD PROPERTIES LLC 9202 OCCIDENTAL AVE YA.K.IMA. WA 98903 17120111402 RIGNEY FA 9504 YAC TAL RD A, WA 98908 17120142004 TWO BLUFFS 2550 BO YA' URSINE HOMES INC 3801 S r IEW AVE YAKIMA, WA 98902. 17120111414 PHILLIP J BURRUEL REVOCABLE LIVING TRUST 9150 OCCIDENTAL RD #12 YAKIMA, WA 98903 17120111410 SU 1"1 ON FAMILY TRUST 9150 OCCIDENTAL RD # 8 YAKIMA, WA 989039691 18120621401 WEST VALLEY NURSING HOMES INC 3801 SUMMITVIEW AVE YAKIMA, WA 98902 18120624402 T VALLEY NU S INC V3 A 98902 17120114006 WHITE LIVING TRUST 3300 ENGLEWOOD AVE # 116 YAKIMA, WA 989021570 17120111413 ARTHUR JR & DEANNA VEYNA 9150 OCCIDENTAL RD # 11 YAKIMA, WA 98903 17120111408 BARBARA HENNING 9150 OCCIDENTAL # 6 YAKIMA, WA 98908 18120624453 BONNIE DEAN BERRY 8507 ASPEN RD YAKIMA, WA 989039459 17120131402 CHAWLEY R. THOMAS 9810 RIDGEWAY RD YAKIMA, WA 989039667 18120623006 CHERIL LESH 8301 TIETON DR UNIT 85 YAKIMA, WA 98908 17120111409 D STEVE & MICHELLE A HAUSER 9150 OCCIDENTAL YAKIMA, WA 98908 18120624500 DANA & CANDY SIEKAWITCH 2413 S 86TH AVE YAKIMA, WA 98903 17120111412 DENNIS & JOAN ANNEN 9150 OCCIDENTAL RD # 10 YAKIMA, WA 989039691 18120624448 DAARON M & MELINDA L HAMILTON 2412 S 85TH AVE YAKIMA, WA 98903 18120623004 DANILO DIAZ 8815 AHTANUM RD YAKIMA, WA 98908 17120112405 DOUGLAS & LOUELLA HUGHES 9612 OCCIDENTAL YAKIMA, WA 989039657 17120113403 DAN K & CANDACE A HULL 9703 RIDGEWAY RD YAKIMA, WA 98903 17120111411 DARREN M & TRACI L CLARK 20919 29TH AVE SE BOTHELL, WA 98021 18120622002 HELEN TYLER PO BOX 8190 YAKIMA, WA 989080190 113 18120624454 JESSE EARL CREW 8505 ASPEN AVE YAKIMA, WA 98903 18120624512 JOHN W & JENNIFER L HULL 9705 RIDGEWAY RD YAKIMA, WA 98903 17120111403 KAREN MARIE MCLAUGHLIN 9150 OCCIDENTAL RD # 1 YAKIMA, WA 98903 17120112403 JEWEL LARSON 9600 OCCIDENTAL RD YAKIMA, WA 98903 17120113014 JOHN W & JENN 9705 RID RD YA WA 98903 18120624458 KEITH J & ELIZABETH J HENRY 8502 ASPEN RD YAKIMA, WA 989039459 17120 2404 LARSON 169 RD A 98903 18120624513 JOHN W & JEN 9705 YAK 18120624486 LARISSA ANN FROEHLICH 8501 ASPEN ROAD YAKIMA, WA 98903 17120112406 LES & NILAH WEBSTER 25 CREST CIR YAKIMA, WA 98908 18120624449 MARK & JANELLE WEISHAAR 2504 S 85TH AVE YAKIMA, WA 98903 17120111407 LINDZY J BURY 9105 OCCIDENTAL RD #5 YAKIMA, WA 989039691 18120624511 MICHAEL A & TONYA WETCH 2401 S 86TH AVE YAKIMA, WA 98903 1812062 'I 7 LUCIO M & ORALIA SANDOVAL FLORES 2501 S 86TH AVE YAKIMA, WA 98903 17120112005 NATASHA SHAFAPAY 11601 NE 67TH ST KIRKLAND, WA 98033 17120121001 RENEE KINGSBORO 10004 OCCIDENTAL RD YAKIMA, WA 98903 18120623005 RICHARD D & ANNABELLE BAILEY 8811 AHTANUM RD YAKIMA, WA 98903 17120112006 RICHARD S & C RENEE WAGNER 9408 OCCIDENTAL RD YAKIMA, WA 989039657 18120624514 ROBERT & CHRISTINA GARNER 8509 ASPEN RD YAKIMA, WA 989039459 17120111406 RODNEY J & JANET BURRUEL 9150 OCCIDENTAL # 4 YAKIMA, WA 98908 17120111404 STEVEN CROW 9150 OCCIDENTAL RD #2 YAKIMA, WA 98903 18120623014 SUSAN TILLETT 2504 S 86TH AVE YAKIMA, WA 98903 18120624400 WILLIAM M & ROBIN STEWART 2407 S 86TH AVE YAKIMA, WA 989039490 17120114401 TRINIDAD C & ARACELY V OLIVERA 9105 AHTANUM RD YAKIMA, WA 98903 91 33 Total Parcels `a' p e Tree Development - Phase 4 - PLP#002-13, SEPA#024-13 18120623027 WAYNE T & SANDRA CLASEN 2605 NELSON RD YAKIMA, WA 98903 Michael Heit Huibregtse, Louman & Associates 2803 River Road Yakima, WA 98902 Paula Youngstrom 8818 Braeburn Lp Yakima, WA 98903 Russ Melcher 8838 Braeburn Lp Yakima, WA 98903 Leslie Hopper 9101 Honeycrisp Ct Yakima, WA 98903 NFRD — Cindy Noble 5609 West Arlington Street Yakima, WA 98908 Victor Ratia 2205 South 96th Avenue Yakima, WA 98903 Ahtanum Irrigation listrit t Beth Ann Brulotte Executive Assistant 10705-B Gilbert Road Yakima, WA 98903-9203 bethb@ahtanum.net Cascade Natural Gas m. Robinson Field Facilitator /01 South 1st Ave Yakima, WA 98902 finvrobinson@cogovom Chamber of Commerce 10 North 9th Street Yakima, WA 98901 chambe e akima,or* 170 Department of Commerce Growth Management Services P.O. Box 42525 Olympia, WA 98504-2525 reviewteamOcommerce,wa.gov Department of Ecology Annie Szvetecz SEPA Policy Lead P.O. Box 47703 Olympia, WA 98504-7703 sepaunit@ecy,wa,gov Department of Ecology Gwen Clear 15 West Yakima Ave, Ste# 200 Yakima, WA 98902 crosepacoorctinatorOecy.wagov Department of Fish and Wildlife Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 EriallartrandOdfwwagov Department of Natural Resources SEPA Center PO Box 47015 Olympia, WA 98504 sepacenter@dnr.wa.gov Department of Social & Health Services Andrew Jenkins Jeanne Rodriguez P.O. Box 45848 Olympia, WA 98504 andrewjeokins.dshawa,zov eanne.rodri uezdshsava ov Dept of Archaeology & Historic Preservation Greg Griffith Deputy State Historic Preservation Officer P.O. Box 48343 Olympia, WA 98504-8343 Gre t riffithOdah waov Dept of Archaeology & Historic Preservation Gretchen Kaehler Local Government Archaeologist P.O. Box 48343 Olympia, WA 98504-8343 Gretchen.,Kaehler@dalm.wa,gov Energy Facility Site Evaluation Council - EFSEC Stephen Posner SEPA Officer PO Box 43172 Olympia, WA 98504-3172 sposner@utc,sva.gov Engineering Division Dana Kallevig and Debbie Cook, City Engineer 129 N 2nd Street Yakima, WA 98901 daravkalleviVe akiniawa..gov debbie,cook@yakimawa,gov Nob Hill Water Association Eric Rhoads Engineering Technician 6111 Tieton Drive Yakima, WA 98908 eri obhil lwatenorg Office of Rural and Farm Worker Housing Marty Miller 1400 Summitview Ave, Ste# 203 Yakima, WA 98902 Martym2@orfkorg U.S. Army Corps of Engineers, Regulatory Branch Karen Urelius Project Manager P.O. Box 3755 Seattle, WA 98124-3755 Karen.M.Urelius@usace.army.mil Wastewater Division Shelley Willson or David Schneider 2220 East Viola Ave Yakima, WA 98901 shellerwillsorayakhoowa.gov davidschneider@yakimavvitgov West Valley School District Angela Watts Asst Supt. Of Business & Operations 8902 Zier Road Yakima, WA 98908-9299 wattsa@wvsd208.org WSDOT Paul Gonseth Planning Engineer 2809 Rudkin Road Union Gap, WA 98903 gonsetp@wsdotgov WSDOT Rick Holmstrom Development Services 2809 Rudkin Road Union Gap, WA 98903 holins (.1). vsdotwa,gov Yakama Bureau of Indian Affairs Bud Robbins Superintendent P.O. Box 632 Toppenish, WA 98948 Bud.robbinstt, bia.gov Yakama Bureau of Indian Affairs Steve Wangemann Deputy Superintendent for Trust Services P.O. Box 632 Toppenish, WA 98948 Stovewangernann@biLgov Yakama Bureau of Indian Affairs Rocco Clark Environmental Coordinator P.O. Box 632 Toppenish, WA 98948 Rocco.clark@bia.gov Yakama Nation Environmental Management Kristina Proszek Environmental Review Coordinator P.O. Box 151 Toppenish, WA 98948 envirorevie yakama,com Yakama-Klickitat Fisheries Project John Marvin 760 Pence Road Yakima, WA 98909 jrnarvirt@yakatria,colvi Yakima Air Terminal Robert Peterson Airport Asst Manager 2400 West Washington Ave Yakima, WA 98903 roberOpetersort@yakhnawLm Yakima County Commissioners Commissionersaveb@avyaldma.vva.us Yakima County Health District 1210 Ahtanum Ridge Dr Ste#200 Union Gap, WA 98903 yhd@co.yakima.wa.us Yakima County Public Services Steven Erickson Planning Director 128 North 2nd Street, 4th Floor Yakima, WA 98901 Steven.Erickson@co.vakima.wa.us Yakima County Public Services Vern Redifer Public Services Director 128 North 2nd Street, 4th Floor Yakima, WA 98901 Verriredifer@co,yakima.wa.us Yakima Greenway Foundation Al Brown Executive Director 111 South 18th Street Yakima, WA 98901 Yakima Health District Gordon Kelly Director of Environmental Health 1210 Ahtanum Ridge Drive Union Gap, WA 98903 onrrinn kr.111rarn valcima 1AT 11C Yakima Regional Clean Air Agency Hasan Tahat Engineering & Planning Supervisor 329 North 1st Street Yakima, WA 98901 hasan@vrcaa.org 115 Yakima Valley Confer,ence of covernments Shawn Conrad and Joseph Calhoun Planner 311 North 4th Street, Ste# 202 Yakima, WA 98901 conradseyvcog.ors calhoun",vrog.org Yakima Valley Museum ahn A. Baule Director 2105 Tieton Drive Yakima, WA 98902 john@Oyakimavalleymuseum org Century Link Manager 171 8 South 2nd Ave, Rm#304 Yakima, WA 98902 • Charter Communications Kevin Chilcote 1005 North 16th Ave Yakima, WA 98902 City of Union Gap David Spurlock Development Director P.O. Box 3008 Union Gap, WA 98903 Department of Agriculture Kelly McLain P.O. Box 42560 Olympia, WA 98504 Department of Fish & Wildlife Mark Teske 201 North Pearl Ellensburg, WA 98926 Environmental Protection Agency 1200 6th Ave. MS 623 Seattle, WA 98101 Federal Aviation Administration 2200 W. Washington Ave Yakima, WA 98903 Federal Aviation Administration, Seattle Airports District Office Cayla Morgan Airport Planner 1601 Lind Ave SW Renton, WA 98055-4056 Governor's Office of Indian Affairs PO Box 40909 Olympia, WA 98504 Pacific Power Mike Paulson 500 North Keys Rd Yakima, WA 98901 Soil Conservation District Ray Wondercheck 1606 Perry Street, Ste. F Yakima, WA 98902 Trolleys Paul Edmondson 313 North 3rd Street Yakima, WA 98901 United States Postal Service Jeff McKee 205 W Washington Ave Yakima, WA 98903 WA State Attorney General's Office 1433 Lakeside Court, Ste# 102 Yakima, WA 98902 WA State Dept of Ilealth, Office of Drinking Water Christine Collins 16201 E Indiana Ave, Ste# 1500 Spokane Valley, WA 99216 WSDOT, Aviation Division Robert Hodgman Senior Planner 818 79th Avenue, Ste B Tumwater, WA 98504-7335 Yakama Indian Nation Johnson Meninick Cultural Resources Program P.O. Box 151 Toppenish, WA 98948 Yakama Indian Nation Ruth Jim Yakima Tribal Council P.O. Box 151 Toppenish, WA 98948 Yakima School District Elaine Beraza Superintendent 104 North 4th Ave Yakima, WA 98902 Yakima Valley Canal Co Robert Smoot 1640 Garretson Lane Yakima, WA 98908 Yakima Waste Systems Scott Robertson 2812 Terrace Heights Dr Yakima, WA 98901 Yakima-Tieton Irrigation District Sandra Hull 470 Camp 4 Rd Yakima, WA 98908 apotlo\shAted Plattninz Assignments-PlatuattATABELS and FORMS \ SEPA REVIEWING AGENCIES updated 1223.13 - Form List.dmx Type of Notice: File Number: Date: Doc. INDU # 4,7 116 Scott Clark 7506 Barge Court Yakima, WA 98908 Alfred A. Rose 1006 Westbrook Place Yakima, WA 98908 Scott Clark 110 y �TA ma Ave #101 Dave Fonfara 8708 Cameo Court Yakima, WA 98903 Paul Stelzer 6402 Scenic Drive Yakima, WA 98908 Pa Stelzer 110 Ya WA YPC Members Notified Notice of Application. Environmental Review, and Public Hearing PLP4002- 3, SEPA4024- 13 Date of Mailing: March 1 7. 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 \J ukie_i 1 63 PSC fr urn.. t_10 aAL.-4-1/11A 10 3 117 173 LIST OF AFFECTED AGENCIES — Apple Tree Development Phase 4 — PLP#002-13, SEPA#024-13 Ahtanum Irrigation District c/o Beth Ann Brulotte 10705-B Gilbert Road Yakima, WA 98903 West Valley School District Dr. Michael Brophy 8902 Zier Road Yakima, WA 98908 Pacific Power and Light Co. 500 North Keys Rd Yakima, WA 98901 Clean Air Agency c/o Hasan Tahat 329 North 1st Street Yakima, WA 98901 City of Yakima Code Enforcement Manager Joe Caruso City of Yakima Police Department Chief Rizzi Nob Hill Water District 6111 Tieton Drive Yakima, WA 98908 WA State Department of Ecology 15 W Yakima Ave, Ste. #200 Yakima, WA 98902 Century Link Manager 8 South 2nd Ave, Rm. 304 Yakima, WA 98902 Yakima County Commissioners City of Yakima Engineering Director Debbie Cook Yakima County Planning Department Steve Erickson List of Affected Agencies Yakima Health District 1210 Ahtanum Ridge Dr. Union Gap, WA 98903 No. Yakima Soil Conservation District 1606 Perry Street, Ste. F Yakima, WA 98902 Cascade Natural Gas Company Jim Robinson 701 South 15t Avenue Yakima, WA 98902 City of Yakima Public Works Director Scott Schafer City of Yakima Fire Department Mark Soptich 118 174 InHouse Distribution E-mail List Name Division E-mail Address Debbie Cook Engineering Debbie.cookabyakimawa.gov Dana Kallevig Engineering dana,kallevia, yakimawa.nov Dan Riddle Engineering dan.riddlegyakimawa.gov Mark Kunkler Legal Dept Mark.ktirikler@yakirriawa.gov Jeff Cutter Legal Dept teffeutter ,yakimawa.gov Archie Matthews ONDS archiematthews@yakirnawa.gov Mark Soptich Fire Dept mark.soptich@yakimawa.gov Jerry Robertson Code Administration jerry.robertsonlyakimawa.gov Royale Schneider Code Administration rovale.schrreider@yaktrrkawa.gov Glenn Denman Code Administration Ienn4enman& aktartawa. ov Suzanne DeBusschere Code Administration Suzanne.debusschereAyakimawa gov Dave Brown Water/Irrigation dave.bro (Znyakimawa.gov Mike Shane Water/Irrigation rratke,shatte@,yakiftlawa.gov Carolyn Belles as ewater carolymbelles&akimawa.gov Shelley Willson Wastewater Shellev.wills(tuAyakirtiawa.gov Scott Schafer Public Works Dept sciattschafer(@vakintawa goy James Dean Utilities J es.dean@yakunawa.gov James Scott Refuse Division James.scott@arakirnawa.nov Kevin Futrell Transit Division kevin.futrell ,yakirnawa.gov Steve Osguthorpe Community Development steve.osguthorpe(Myaklrttawa.gov For the Record/File Binder Copy Revised 07/2013 Type of Notice: File Number(s): Date of Mailing: V\--1)tbE 'a 13 3 1--71/LI, 119 175 Ibarra, Rosalinda From: Ibarra, Rosalinda Sent: Monday, March 17, 2014 2:24 PM To: Brown, Michael; Crockett, Ken; Daily Sun News - Bob Story; Ibarra, Rosalinda; KAPP TV News; KBBO-KRSE Radio - manager; KCJT TV News; KDNA Radio; KEPR TV News; KIMA TV - Jim Niedelman; KIMA TV News; KIT/KATS/DMVW/KFFM - Lance Tormey; KNDO TV - Julie Stern; KNDO TV News; KUNS-TV Univision; KVEW TV News; Lozano, Bonnie; NWCN News; NWPR - Anna King; Randy Luvaas - Yakima Business Times; Reed C. Pell; Tu Decides - Albert Torres; UNIVISION TV - Marta Isabel Sanchez; Yakima Herald Republic - Craig Troianello; Yakima Herald Republic - Erin Snelgrove; Yakima Herald Republic - Mai Hoang; Yakima Herald Republic - Mark Morey; Yakima Herald Republic Newspaper; Yakima Valley Business Times; Yakima Valley Business Times - George Finch; Beehler, Randy; 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; 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; Schafer, Scott; 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 Wangemann; 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 Cc:'duane.rogers@appletreeresort.com'; Peters, Jeff; Al Rose; Alfred A. Rose ; Benjamin W. Shoval ; Dave Fonfara; Ensey, Rick; Kunkler, Mark; Patricia Byers; Paul Stelzer (pstelzer@stelzerclark.com); Scott Clark; William Cook Subject: NOTICE OF APP, SEPA, YPC HEARING - Apple Tree Development Phase 4 - PLP#002-13, SEPA#024-13 Attachments: NTC APP, SEPA, YPC HEARING - Apple Tree Dev Ph 4 - PLP.pdf Please see attached Notice of Application, Environmental Review, and Public Hearing regarding a preliminary plat submitted by Apple Tree Development. The public hearing is scheduled with the Yakima Planning Commission for May 14, 2014 beginning at 3:30 p.m. in the City Hall Council Chambers at 129 North 2nd Street, Yakima, WA. If you have any questions regarding this notice please contact assigned planner Jeff Peters at (509) 575-6163 or by e- mail at jeff.petersPvakimawa.gov Thank you! Rosalinda Ibarra Community Development Administrative Assistant sa h nd ai i ba r° ra(ya ki rn awa i aov City of Yakima I Planning .ivision 129 North 2nd Street, Yakima WA 98901 p: (509) 575-6183 * f: (509) 575-6105 1 120 176 Ibarra, Rosalinda From: Sent: To: Subject: Attachments: Simon Sizer [ssizer@yakimaherald.com] Thursday, March 13, 2014 4:11 PM Ibarra, Rosalinda Re: 03-17-2014 Legal Notice: Ntc of Appl, SEPA, & YPC Hearing- Apple Tree Dev Ph4- PLP002-13, SEPA024-13 IBAR RA -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.ibarra@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 rosali nda. iba rra(a] va ki m awa .gov City of Yakima 1 Planning Division <http://www.vakimawa.xov/servicesjplanning/> 129 North 2nd Street, Yakima WA 98901 p: (509) 575-6183 * f: (509) 575-6105 Simon Sizer 1 Legal & Obituary Clerk Yakima Herald -Republic 114 North 4th Street, Yakima, WA 98901 Phone: (509) 577-7740 1 Fax: (509) 577-7766 www.yakima-herald.com Reaching 73% of Yakima County adults every week in print and onli 2012 Scarborough Report Yakima/Pasco/Richland/Kennewick R2, ( 1 NOTICE OF APPLICATION, ENVIRONMENTAL REVIEW & 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.; Project Location: Vicinity of Ahtanum Rd. and S. 86th Ave., Yakima, WA; Tax Parcel Number: 17120113013, 17120114012, 18120623025, 18120623013; Project Applicant: Duane Rogers 1 Apple Tree Construction, LLC. 2550 Barton Road, Yakima, WA 98903• NOTICE OF ENVIRONMENTAL REVIEW; This Is to notify all the public and private agencies with jurisdiction and environ- mental expertise that the City of Yakima Division of Environmental Planning has been established as the lead agency, pursuant to the Washington State Environmental Policy Act (SEPA) for the above stated project. You 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 p.m. Apri11, 2014 (regarding the SEPA Review) will be considered prior to Issuing the final determination on this application. Please mail your comments to: Steve Osguthorpe. AICP, Community Development Director, 129 N. 2nd St, Yakima, WA 98901. Please reference the file number (PLP #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 509-575-6103 or jetf.peters@ yakimawa.gov. L* Do (416048) March 17, 2014 IND4 121 A daily part of your life Ad Proof - ILIC yaklma-herald.com 177 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 Date: 03/13/14 Account #: 110358 Company Name: CITY OF YAKIMA/YAKIMA PLANNING Contact: ROSALINDA IBARRA Address: DEPT OF COMM/ECON DEVELOPEMENT 129 N 2ND STREET YAKIMA, WA 98901-2720 Telephone: (509) 575-6164 Account Rep: Phone # Email: Simon Sizer (509) 577-7740 ssizergyakimaherald.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 Run 'bates: Yakima IIerald-Republic DOC. INDEX # 122 178 NOTICE OF APPLICATION, ENVIRONMENTAL REVIEW & 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.; Project Location: Vicinity of Ahtanum Rd. and S. 86th Ave., Yakima, WA; Tax Parcel Number: 17120113013, 17120114012, 18120623025, 18120623013; 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 environ- mental expertise that the City of Yakima Division of Environmental Planning has been established as the lead agency, pursuant to the Washington State Environmental Policy Act (SEPA) for the above stated project. You 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 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, AICP, Community Development Director, 129 N. 2nd St, Yakima, WA 98901. Please reference the file number (PLP #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 509-575-6163 or jeff.peters@ yakimawa.gov. (416048) March 17, 2014 Courtesy of Yakima Herald -Republic 123 City of Yakima Planning Department 129 N 2nd St Yakima, WA 98901 Project Name: APPLE TREE DEVELOPMENT PHASE 4 Location: OCCIDENTAL RD f S 86TH AVENUE PUBLIC NOTICE OF LAND USE REVIE.'1111 Date of Notice of Application - 03/17/2014 PLP#002-13 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: fIttp:( .yakimawagov/postcard 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 Plannerljeff.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:OOpm 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. 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 informacion en espatiol por favor !lame 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 LAND USE PUBLIC NOTICE Ap P it+, C)r , (1,3 Location of Proposed Action 179 124 180 NOTICE OF APPLICATION AND ENVIRONMENTAL REVIEW DATE: March 17, 2014 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 Ahtanum Rd. and S. 86th Ave., Yakima, WA. APPLICATION INFORMATION File Number: PLP #002-13, TCO#009-13, and SEPA #024-13 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. 86th Ave., Yakima, WA. Tax Parcel Number: 17120113013, 17120114012, 18120623025, 18120623013. 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 expertise that the City of Yakima Division of Environmental Planning has been established as the lead agency, pursuant to the Washington State Environmental Policy Act (SEPA) for the above stated project: 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. ONDEX 125 181 Required Permits — The following local, state and federal permits/approvals are needed for the proposed project: Building Permit, Street Break Permit, Clean Air Permit, Washington State Department of Ecology NDPES Permit and Traffic Concurrency 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 thc final determination on this application. Please mail your comments on this projcct to: Steve Osguthorpe, AICP, Planning Manager; City of Yakima, 129 N 2nd 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 thc 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 jeff. 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. 2 126 COMM UN° )EVELHPMENTDEPAJ{TMENT Planning L. 139 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 • Fax (509) 575-6105 Date: March 7, 2014 182 To: Duane Roge Apple Construction 2550 Borton Road Yakima, WA 9890 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. & S, 86th Ave Parcel Nos. 17120113013, 17120114012, 18120623025, 18120623013 Your 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 sento alt property owners within 300 feetof 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 Notice of Application public comment period a SEPA threshold determination will be issued followed by a 14 day SEPA appeal period. If not appeated a staif 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 Councils hearing chamber at City Hall. 4. Following the receipt of the Planning Commission's nauommondation, 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 Pete Supervising Planner 127 Civil Eni HLA Huibrose, imam Associata, Inc g 4. Land Sur ve ,ying+ Planning December 3, 2013 Jeffrey T, Louman, PE Theodore W Puoler, PE Michael T Bank, PE Eric T Herzog, PLS Terry D. Alapetori, PE Gene W Soules, PE 'Fimorhy D. Fries, PLS Justin L Bellamy, PE 183 Srephanie J. Ray, PE Dusrin L. Poste, Pb Stephen S. Hazzard, PE Michael R, Heit, PE To Whom It May Concern: 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. Heit, PE MRH/sms 801 North 39th Avenue + Yakima, WA 98902 (509) 966-7000 FAX (509) 965-3800 www.hlacivil.corn 128 To COM 2)EllE11,0 PMENT�E�A���EN�. . � . � Planning j29 Second Sore42nd Floor = 1'o/urn, 4O s!uugkm 98901 'none (jAV)57f'6JP3 " Fax (5G9) 575'61N5 rmth/X@yuliinuwm`guv =6ttp://14)wni.yukbnmwo.go,/xcrv/c,N1pknnobvg/ November 5.ZO13 Duane Rogers Apple Construction 255OBarton Road Yakima, WA 98903 184 Subject: Determination of Application Completeness for requested UAZO PLP #008'13. PLP#002'18' GEPA#O25'13.and 8EPAO24'13r Proposal: Location: 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. 2^ 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 1. Coolidge Rd. & S. 88th Ave, Yakima, WA. 2. Occidental Rd. & S. 86th Ave Parcel Nos. 1. 18133134480. 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 staif 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. 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 eoommondation, 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, Jeff Peters Supervising Planner yoNDEX, 129 DL ..-IRTMENT OF UTILITES Ak.z) ENGI ERIN685 Debbie Cook, PE, Director Engineering Division 129 North Second Street Yakima, Washington 98901 (509) 575-6111 • Fax (509) 576-6305 November 1, 2013 Duane Rogers 2550 Borton Road Yakima, WA 98903 RECEIVED NOV 0 1 2013 CITY OF YAKIMA PLANNING 01V. Subject: Notice of Decision for Transportation Concurrency 30 Single Family Residential Homes off of 86111Avenue Dear Applicant, Enclosed is the Decision for the Transportation Concurrency Analysis of the proposed 30 Single Family Residential Homes off of 8611' Avenue, within the City of Yakima, Washington. This development has been APPROVED for Concurrency 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 projcct 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 or request Administrative Reconsideration within fifteen (15) days from the date of mailing of this Notice. Appeal forms and procedures are available at the Department of Community and Economic Development. If you have any questions, please call me at (509) 576-6797. Sincerely, vvcevaiVp Brett II. Sheffield, PE Chief Engineer Enclosure cc: Rosalinda Ibarra DOC. INDEX 130 Date of Review: Review Prepared by: Proposed Development: Subject Address: ITE Land Use: 186 City of Yakima, Washington Engineering Division Transportation Concurrency Analysis November 1, 2013 Brett H. Sheffield, Chief Engineer, (509) 576-6797 Single Family Residential Occidental Road and 86'11 Avenue LU #210, Single Family Detached Housing (1.0 Trips per Dwelling Unit) [1.0 * 30] — 30 PM Peak Hour Trips Expected Net PM Peak Hour Trip Generation: 30 PM Peak Hour Trips Average Weekday Trips = 286 Summary of Impact: The applicant, Apple Tree Resort, proposes to construct 30 single family residential houses in the vicinity of Occidental Road and 86th Avenue, within thc city of Yakima, Washington, Traffic from this new development will enter the Arterial Street system on 86'1' Avenue. City of Yakima Administrative procedures for Concurrency Analysis use the PM Peak hour trip of the adjacent street for the selected land use category. Based upon local data, City of Yakima Traffic Volumes for PM Peak Hour is assessed as 8.7% of total Average Daily Traffic (ADT). Peak hour reserve capacity includes any vehicle trips previously assigned under the Concurrency Ordinance. City of Yakima Transportation Concurrency assesses arterial street segment capacity only and does not address intersection capacity. Seg 232 Street Segment Occidental: 80th Ave. to 96th Ave. Total ADT 3,100 PM Pk Hr Vol 270 Peak Hr Cap. 1,600 Peak Hr Reserve Cap. 1,330 New Dev, PM Pk Hr Impact 20 2006-2012 Con- currency Trips 37 Resulting Pm Pk Hr Capacity 1,273 V C 0.20 Segment LOS (V/C Ratio) A Summary of Impact to City 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 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. Transportation Capacity Analysis Page 1 of I 131 187 Apple Tree Construction LLC GGApple Tree Phase 4" EXHIBIT LIST CHAPTER H Supplemental Information H-2 H-3 Email from Randy Meloy, Surface Water Engineer re: ............ Drainage Issues Letter from Applicant Requesting to Continue a Hold on the Application Email from Applicant Requesting for Update on Application Status 05/13/2014 11/09/2015 04/06/2016 H-4 Letter from Applicant Requesting to Continue Processing Application 02/02/2017 H-5 Letter from Brett Sheffield, Chief Engineer re: Modification of Title 12 Development Standards 03/28/2017 132 DEP ' TME OF PUBLIC 0 a Scott Schafer, Director Engineering Division 129 North Second Street Yakima, Washington 98901 (509) 575-6111 • F, (509) 576-6305 Mike Heit HLA Engineering and Land Surveying Inc. 2803 River Road Yakima WA 98902 Date: March 28, 2017 RE: Request for Modification of Title 12 Development Standards for Apple Tree No. 4 Dear Mr. Heit, 188 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: • Consideration of rolled curb and gutter, in accordance with YMC § 12.06.070; • 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 O Acceptance of a 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. Sincerely, Brett H. Sheffield, PE Chief Engineer DOD. INDEX 1-1 -5 133 HLA Fmgineering and Land Sweying, [IC, 189 February 2, 2017 City of Yakima Planning Division 129 North 2nd Street Yakima, WA 98901 Attn: Jeff Peters Re: Apple Tree No. 4 Occidental Road/South 86th Avenue Yakima, Washington HLA Project No. 13089 PLP #002-13, SEPA #024-13 Dear Mr. Peters: 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/restaurant; 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 the development, all consistent with standards set forth in Yakima County's approval. In addition, a community pool, club house, and recreation area were constructed to service the development. GAPROJECTS12013\13089812017-02-02 Apple Tree Phase 4 Plat Project Procede Letter.doc 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. 1300. INDEX #, 2803 River Road Yakima, WA 98902 4. 509.966.7000 + Fax 509.965.3800 4. www.hlacivil.com 134 190 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 road section. If you have any questions regarding our requests, please feel free to call me. Very truly yours, Michael R. Heit, PE MRH/sms GAPROJECTS12013113089S12017-02-02 Apple Tree Phase 4 Plat Project Procede Letterdoc 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. Hi Jeff, 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? Very Truly Yours, Mike Heit RE, KA Engineering & Land Surveying, Ina. 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 by persons or entities other than the intended recipient is prohibited. If you received this in error please 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 Sent: Monday, November 09, 2015 10:39 AM To: Peters, Jeff <Jeff.Peters@yakimawa.gov> Subject: Apple Tree Phase 4 plat. Hi Jeff, 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. Very Truly Yours, Mike Heit P.E. HLA Engineering & Land Surveying, Inc. 2803 River Road 1 136 192 Yakima, WA 98902 Phone: 509-986-7000 Fax: 509-985-3800 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 by persons or entities other than the intended recipient is prohibited. If you received this in error please contact the sender immediately by return electronic transmission and then immediately delete this transmission including all attachments without copying, distributing or disclosing same. DOC. INDEX 2 137 193 Peters, Jeff From: K4ikeHeit <mheit@hlacivil.com> Sent: Monday, November 09, 2015 10:39 AM To: Peters, Jeff Subject: Apple Tree Phase 4 plat. Hi Jeff, 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. Very Truly Yours, Mike Heit�� 1-11.A Engineering & Land Surveying, Inc 2803 River Road Yakima, WA 88802 Phone: 509-966-7000 Fax: 509-965-3800 • . .11 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 by persons or entities other than the intended recipient is prohibited. If you received this in error please contact the sender immediately by return electronic transmission and then immediately delete this transmission including all attachments without copying, distributing or disclosing same. 1 INDEX • 138 194 lbarra, Rosalinda From: Pebara, Jeff Sent: Tuesday, May 13, 2014 1:24 PM To: |barna,Rneoindo Subject: Please forward to Planning Commission From: MeloyRandy Sent: Tuesday, May 13, 2014 7:41 AM To: Peters, Jeff; Osguthorpe, Steve Cc: Kallevig, Dana Subject: Apple Tree Phase 4 Drainage Jeff and Steve, I have received a narrative conceptual design for the Apple Tree Phase 4 preliminary plat from HLA. Upon reviewing the preliminary design of the drainageI am confident that their method of retaining and infiltrating stormwater runoff from the street and other impervious surfaces will meet all of the requirements of the Stormwater Management Manual for Eastern Washington and the Yakima County Regional Stormwater Manual. I would recommend that this preliminary long plat not be held up in any way due to concerns over drainage. Their methods of handling and treating stormwater runoff are acceptable and there should be no reason why it cannot be accomplished successfully. 1 INDEx 139