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HomeMy WebLinkAbout07/11/2017 10 Anderson Estates; Preliminary PlatBUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDASTATEMENT Item No. 10. For Meeting of: July 11, 2017 ITEM TITLE: Closed record public hearing and resolution to consider the Hearing Examiner's recommendation on the preliminary plat of Cottonwood Partners "Anderson Estates" located in the vicinity of S 64th Ave & Occidental Ave. SUBMITTED BY: Joan Davenport, AICP, Community Development Director Joseph Calhoun, Planning Manager (509) 575-6042 SUMMARY EXPLANATION: The Preliminary Long Plat of Anderson Estates is a 35 -lot subdivision located in the vicinity of S 64th Ave and Occidental Ave., zoned R-1 Single Family Residential. The plat will include full urban services including sewer, water, streets with curbs, gutters, and 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, and Traffic Concurrency. The application was reviewed by the Hearing Examiner on March 23, 2017, which was continued to April 13, 2017 and concluded on May 11, 2017. The Hearing Examiner issued his written recommendation for approval, subject to conditions, on May 25, 2017. ITEM BUDGETED: NA STRATEGIC PRIORITY: Neighborhood and Community Building APPROVED FOR SUBMITTAL: ~City Manager STAFF RECOMMENDATION: Adopt Resolution. BOARD/COMMITTEE RECOMMENDATION: The Hearing Examiner recommended approval, subject to conditions, on May 25, 2017. ATTACHMENTS: Description Upload Date Type Proposed Resolution Anderson Estates 6/3012017 Resolution Complete Record - Part 1—Anderson 1—AndersonEstates 6/30/2017 Backup Material Complete Record - Pari 2—Anderson 2—AndersonEstates 6130/2017 Backup Material RESOLUTION NO. R -2017- A RESOLUTION approving the Preliminary Long Plat of Anderson Estates, a thirty five -lot subdivision, located in the vicinity of S. 64th Ave. and Occidental Ave. WHEREAS, on March 23, 2017, the Hearing Examiner held an open -record public hearing to consider the application for a Preliminary Long Plat known as "Anderson Estates", submitted by Cottonwood Partners, LLC (PLP#003-16, SEPA#011-16, and SEPA ADDENDUM#003-17); and WHEREAS, the hearing was continued to April 13, 2017 to and concluded on May 11, 2017 for parties to address wastewater concerns; and WHEREAS, on May 25, 2017, the Hearing Examiner issued his 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 July 11, 2017, after notice duly given according to the requirements of the Yakima Municipal Code, the Yakima City Council adopted the Hearing Examiner's Recommendation; and WHEREAS, the City of Yakima has complied with the substantive, procedural, and notice requirements associated with SEPA, the Growth Management Act, and the Yakima Municipal Code for the purpose of reviewing the application; and WHEREAS, the Yakima City Council finds that it is in the best interest of the City of Yakima to pass the following; now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: Section 1. Incorporation of Recitals. The above recitals are hereby incorporated into this resolution. Section 2. Incorporation of the Hearing Examiner's Recommendation and Conditions of Approval. The Hearing Examiner's Recommendation is hereby adopted and ratified by the Yakima City Council as its conditional decision and approval of the Application herein. A copy of the Recommendation is attached hereto as Exhibit "A" and fully incorporated herein by this reference. Section 3. Findings. The Yakima City Council adopts the findings of the Hearing Examiner as its own findings herein, and further finds that the requirements of RCW § 58.17.110 have been met. Section 4. Severability. If any section, subsection, paragraph, sentence, clause, or phrase of this resolution is declared invalid or unconstitutional for any reason, such decision shall not affect the validity of the remaining portions of this resolution. ADOPTED BY THE CITY COUNCIL this 11th day of July, 2017. ATTEST: Sonya Claar Tee, City Clerk Kathy Coffey, Mayor Exhibit "A" CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION May 25, 2017 In the Matter of a Preliminary Long Plat ) Application Submitted by: ) PLP#003-16 Cottonwood Partners, LLC ) SEPA#011-16 )SEPA ADDENDUM #003- 17 For a 35 -Lot Single -Family Preliminary) Long Plat to be Located in the Vicinity of ) South 64th Avenue and Occidental Avenue ) And to be Known as "Anderson Estates" ) A. Introduction. The preliminary findings relative to the hearing process for this matter are as follows: (1) The Hearing Examiner conducted an open record public hearing which commenced on March 23, 2017, and which was continued until April 13, 2017, and which was concluded on May 11, 2017. (2) The Planning Division staff report which recommended approval of this preliminary long plat subject to enumerated conditions was presented on March 23 by Senior Planner Jeff Peters. Mike Heit of HLA Engineering and Land Surveying, Inc. and the applicant's attorney, James Carmody of Meyer, Fluegge & Tenney, P.S., presented testimony in favor of the proposed preliminary plat without the City's recommended requirements for a gravity flow mainline sewer extension eastward from the plat and for a cul-de-sac at the east end of Road B of the plat. City Wastewater Division Manager Mike Price testified in favor of the requirement for a gravity flow mainline sewer extension eastward from the plat. Adjacent property owners east of the proposed plat, Linda Curlee and Paula Moore, asked questions about the proposed cul-de-sac at the east end of Occidental Avenue and about a homeowners association for the development south of Occidental Avenue which were answered at the hearing. (3) In order to allow time for interested persons to consider the Memorandum of Cottonwood Partners presented at the hearing by Mr. Carmody and for the parties to further discuss the issues presented thereby, the hearing was continued until April 13, 2017. On April 13, Senior Planner Jeff Peters testified that the parties had met, but needed more time to discuss an acceptable manner of sewage disposal for the plat and for the adjacent development. Adjacent property owner Linda Curlee asked questions about the applicant's proposed lift station which were answered. The applicant's attorney James Carmody agreed that the matter should be continued until May 11. (4) On May 11, 2017, Planning Manager Joseph Calhoun read into the record the agreed condition as to sewage disposal which is attached to this recommendation as Exhibit B. James Carmody indicated that the applicant and the City agree that the provisions of Exhibit B should be adopted as an agreed condition of the preliminary plat. Mike Heit testified that road improvements on Road B of the preliminary plat should include a cul-de-sac or turnaround acceptable to the City Engineer. Linda Curlee asked questions about the lift station and the timing of street construction which were answered by Mr. Heit. Nearby property owner Scott Wilson was critical of a road ditch along South 66th Avenue in the county adjacent to his property, but it was pointed out that the proposed streets for this development will have curbs and gutters rather than road ditches. (5) This recommendation has been issued within ten business days of the conclusion of the hearing on May 11, 2017. 7 B. Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat subject to conditions. C. Basis for Recommendation. Based on a view of the site with no one else present on March 22, 2017; the staff report, exhibits, testimony and other evidence presented at the open record public hearing which was commenced on March 23, 2017, and was continued until April 13, 2017, and was concluded on May 11, 2017; and a consideration of the applicable subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following: FINDINGS I. Applicant/Property Owner. The applicant/property owner is Cottonwood Partners, LLC, P.O. Box 8335, Yakima, WA 98908. The representatives of the applicant/property owner for this proposal are Michael Heit of HLA Engineering and Land Surveying, Inc., 2803 River Road, Yakima, WA 98902 and James Carmody of Meyer, Fluegge & Tenney, P.S., 230 South Second Street, P.O. Box 22680, Yakima, WA 98907. II. Location. The location of the proposed preliminary plat is on the north side of Occidental Avenue east of South 64th Avenue. It is proposed to be located on Yakima County Assessor's Parcel Number 181333-33038. 8 III. Application. This application is for a preliminary plat to develop about 8.27 acres of Single -Family Residential (R -1) -zoned property into a 35 -lot single-family residential subdivision over the course of two phases. The proposed lots will range in size from approximately 6,748 square feet to about 11,289 square feet. The history of the appli-cation process to this point may be summarized as follows: (1) The applications for a Preliminary Long Plat and for a development on adjacent property to the south were received on April 22, 2016. (2) On May 24, 2016, the applicant's applications were determined to be incomplete due to missing information. (3) On June 13, 2016, the requested information was received, the applicant's application was determined complete for processing by the Planning Division, and additional information was requested in the form of a traffic study. (4) A combined Notice of Application and Environmental Review for the Preliminary Short Plat (PSP#003-16), Preliminary Long Plat (PLP#003- 16), Class 1 Review (CL1#028-16), Critical Area Ordinance Review (CAO#001-16) and State Environmental Policy Act Review (SEPA#011-16) was mailed on August 3, 2016 to the applicant and adjoining property owners within a 300 -foot radius of the subject properties requesting comments on the proposed applications. The 20 -day public comment period for these applications ended on August 23, 2016, with four comments being submitted. (5) On September 30, 2016, the Planning Division requested additional infor-mation in the form of revised plat maps showing the location of the Federal Emergency Management Agency (FEMA) 100 -year floodplain. (6) On October 5, 2016, the applicant submitted the revised plat maps showing the location of the FEMA 100 -year floodplain. (7) On November 14, 2016, the applicant submitted the requested traffic study. (8) Environmental and Critical Area Review for the proposed plat was conducted from August 3, 2016 to January 6, 2017. This recommendation involves only the application for the 35 -lot preliminary long plat and the environmental review for said preliminary long plat. IV. Jurisdiction. Sections 1.43.080 and 14.20.100 of the Yakima Municipal Code (YMC) provide that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council which shall include findings and conclusions based on the record relative to the subdivision criteria listed in YMC §14.20.100 and in RCW Chapter 58.17. V. Notices. Public notices were provided in accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal Code (YMC). They include the following: 2016 Notice of Application and Environmental Review: Mailing of Notice of SEPA MDNS: 2016 Mailing of Notice of Addendum to SEPA MDNS: 14, 2017 Mailing of Notice of Public Hearing: 16, 2017 Publishing of Notice of Public Hearing: 16, 2017 Posting of Land Use Action Sign on the Property: 27, 2017 August 3, December 23, February February February February VI. Zoning and Land Use. The subject property is zoned Single - Family Residential (R-1). The main purpose of the Yakima Urban Area Zoning Ordinance (UAZO) in Title 15 of the Yakima Municipal Code (YMC) is to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety and welfare of the present and future HE inhabitants of the Yakima Urban Area. YMC §15.03.020(6) states that the purpose and intent of the R-1 zoning district 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 sub -division 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 a public water and sewer system. (4) Detached single-family dwellings are the primary use in this district. The district is characterized by up to sixty percent lot coverage; access to individual lots by local access streets; required front, rear and side yard setbacks; and one and two-story structures. The density in the district is generally seven dwelling units per net residential acre or less. (5) This zone is intended to afford single-family neighborhoods the highest level of protection from encroachment by potentially incompatible nonresidential land uses or impacts. Nonresidential uses within these zones are not allowed except for public or quasi -public uses, which will be required to undergo extensive public review and will have all necessary performance or design standards assigned to them as necessary to mitigate potential impacts to adjacent residences. (6) Development exceeding seven dwelling units per net residential acre may be allowed in accordance with YMC Table 4-1. VII. Environmental Review. The SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) on December 23, 2016, which contained nine conditions of approval. The applicant's revised traffic study was submitted on November 14, 2016, and the applicant's revised SEPA Checklist was submitted on January 25, 2017. In response to the submitted documents, the m City issued a SEPA Addendum (SEPA#003-17) amending conditions #8 and #9 of the SEPA MDNS (SEPA#011-16) to address minor changes in the Traffic Impact Analysis for the two developments and allowing for grading and filling of 7,000 cubic yards to be located outside of the 100 -year floodplain. The final SEPA MDNS as amended by the Addendum dated February 8, 2017, contains the following nine mitigation measures: 1. All site-specific impacts for installation of utilities, frontage improvements, dust control, and stormwater facilities are sufficiently addressed and/or mitigated through the implementation of the City of Yakima's development standards. Compliance with all development standards are either required as a condition of approval as a part of the applicant's land use review, building permit approval, Preliminary Short Plat Decision (PSP#003-16), or Preliminary Long Plat decision (PLP#003- 16). 2. Prior to any site grading or construction upon either plat: a) The applicant shall submit revised wastewater plans for review and approval by the Wastewater Division Manager and City Engineer, which serve the two developments with sewer in accordance with YMC Ch. 12.03, and the City of Yakima's Wastewater Collection System Master Plan. b) The applicant shall submit and gain approval from the City of Yakima Engineer and Nob Hill Water Association for sewer and water plans which are in compliance with YMC § 15.27.407, and are designed to minimize or eliminate infiltration of floodwaters into the systems. c) The applicant shall submit development plans to the City of Yakima Planning and Code Administration Division for review and approval which take into account all encroachments, fill, new construction, and all other development that is provided by a registered professional engineer which demonstrates through hydrologic and hydraulic analysis that all floodplain encroachments will not materially cause water to be diverted from the established floodway, cause erosion, obstruct the natural flow of water, reduce carrying capacity of the 12 floodway, or increase flood levels during the occurrence of the base flood discharge in accordance with YMC §15.27.411. 3. Prior to issuance of the Preliminary Short Plat Decision (PSP#003- 16), the applicant shall submit a revised Preliminary Short Plat to the City of Yakima Planning Division relocating all buildings outside of the FEMA floodway in accordance with YMC §15.27.411(D) & 412 (E). 4. All construction within the subject plats shall meet the floodplain development standards of YMC §15.27.408 (A) and receive an individual floodplain elevation certificate. 5. All roads shall be constructed in accordance with YMC §15.27.515. 6. All utilities shall be installed in accordance with YMC §15.27.407. 7. All permits required by the Yakima Regional Clean Air Authority shall be obtained and a copy provided to the City of Yakima Code Administration prior to commencement of site preparation for both plats. 8. This MDNS authorizes the applicant to construct any combination of single-family or multi -family dwelling units of PLP#003-16, and PSP#003-16 up to a total of 75 dwelling units with no more than 35 single- family dwelling units without improvement to the intersection of Occidental Rd. and S. 64th Ave. 9. Prior to construction of over 75 dwelling units: A. The applicant shall submit plans for review and approval to the City of Yakima Engineer for an intersection improvement such as a signal or roundabout at the S. 64th Ave./Occidental Rd. intersection which comply with YMC Title 12 and 15.27 Part Four. B. All intersection and street frontage improvements for City PSP#003-16 and PLP#003-16 shall be constructed and inspected in accordance [with] YMC Title 12 and 15.27 Part Four. VIII. Transportation Concurrency Ordinance. This application was reviewed and approved for consistency with the YMC 12.08 13 Transportation Capacity Management Ordinance on December 21, 2016. The Traffic Impact Study for this application found that the full buildout of this development would result in a Level of Service (LOS) F at the intersection of South 64th Avenue and Occidental Avenue, which exceeds the City's minimum LOS D. Further analysis showed that construction of any combination of single-family or multi -family dwelling units of PLP#003- 16 and PSP#003-16 up to a total of 75 dwelling units with no more than 35 single-family dwelling units can be constructed while still maintaining a Level of Service D at the South 64th Avenue and Occidental Avenue intersection. Prior to construction of more than 75 dwelling units, the intersection of South 64th Avenue and Occidental Avenue must be improved by the construction of a traffic signal or roundabout. (February 8, 2017 Addendum to SEPA#011-16 MDNS per SEPA#003-17). Funding for the intersection improvements shall be borne by the developer. IX. Development Services Team. The following comments were submitted by the Development Services Team which met on May 10, 2016 and June 7, 2016, and by other public agencies and one nearby property owner who submitted written comments during the comment period for this proposal: (1) Code Administration: Code Administration comments may be summarized as follows: (a) Minimally, fire hydrants are required at 500 -foot intervals, or as per the required fire flow for any proposed structures per the applicable International Fire Code. (b) Preliminary addressing will be as set forth in Exhibit A to this recommendation. 14 (2) Engineering: Engineering comments relative to this proposed preliminary plat were to the effect that TMC Title 12 improvements and other improvements, including but not limited to the following, are required: (a) 8.67 and 12.05 — New curb, gutter and sidewalk required within new development. Street section shall conform to standard detail R3. New sidewalks shall be constructed per standard detail R5. 7' sidewalks are required for Occidental Rd. (Minor Arterial). Note: Proposed Road 'B' may not be allowed to connect to S. 64th Ave. if extended at same alignment due to close proximity to intersection of Occidental and S. 64th Ave. (b) 8.64 — Driveways to be constructed per this chapter and standard detail R4. (c) 8.72 — An excavation and street break permit shall be obtained for all work within the public right of way. Refer to chapter 8 for requirements. Roads less than five years of can be cut, but will cost one hundred fifty percent of restoration fee with no PCI discount. (d) 12.02 — Easements will need to be established per this chapter. (e) 12.06.050 — has developments or temporary dead-end streets shall provide for adequate temporary turnarounds between project phases or future street extension. The design shall provide for continuation of the full right-of-way width tots property boundary. (f) 12.06 — Street and right of way widths shall conform to this section unless otherwise approved. 50' of right of way is required fort residential new streets. Occidental Rd. is classified as a Minor Arterial, requiring a total of 80" of right of way. (g) 12.06.080 Street lighting — A street light shall be installed at each street intersection and at mid -block if the block exceeds five hundred feet in length. Street lights shall meet the design and placement standards of the city engineer. Lighting improvements shaII become the property of the city of Yakima upon installation and will thereafter be maintained by the city. 15 frontage ! ! ` . be completed prior it Certificate of !., engineering plans ! public improvements r be approved prior ! issuance of building permits. (3) Wastewater: All proposed public sewer is to be gravity flow to South 64th Avenue and/or to 52nd Avenue per 2013 Collections Master Plan. (This comment was subsequently superseded by the temporary lift station condition agreed to between City representatives and the applicant attached hereto as Exhibit B). (4) Stormwater: Minimally, all stormwater shall be retained on site. Specific retention goals and methods will be commented on when the parcels become developed and civil plans are submitted. (5) Ahtanum Irrigation District: The Hugh Bowman Ditch crosses the proposed short plat property south of this proposed preliminary plat which is zoned and planned for apartments. The 100 -year flood plain is within the same property to the south. Additional traffic of the entire development on the property to the south of the proposed preliminary plat could overwhelm the roads in the area. (6) Department of Ecology: The Washington State Department of Ecology comments may be summarized as follows: (a) Based on the historical agricultural use of this land, it is possible that soil contains residual concentrations of pesticides. Ecology recommends that the soils be sampled and analyzed for lead, arsenic and 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. (b) An 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 more than one acre of disturbed ground. This permit requires that a SEPA checklist fully disclose anticipated activities including building, road construction and utility placement. The permit requires that a M Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) be 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. (7) Yakima Regional Clean Air Agency (YRCAA): YRCAA comments may be summarized as follows: (a) Prior to demolishing any structures, an asbestos survey must be done by a certified asbestos building inspector. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition, and notification for the demolition must be filed with the YRCAA. (b) Contractors doing clearing, grading, paving, construction or land- scaping work must file a dust control plan with Yakima Regional Clean Air Agency. (c) The proponent/developer must address the air emission impact from the development to the end that the National Ambient Air Standards are not violated. (d) Burning is prohibited at all times during land clearing. (e) Roads shall be maintained at all times to prevent offsite dust transport. (8) Nearby Property Owner: Nearby property owner JoAnn Houfek who lives on the corner of South 64' Avenue and Occidental Avenue expressed concern about the safety of that intersection if the property south of the proposed single- family preliminary plat is developed for apartments and indicated that apartment buildings will be out of place in the area. X. Preliminary Plat Review Criteria. Section 14.20.100 of the YMC provides that the Hearing Examiner shall review a proposed preliminary plat during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: 17 (1) Subsection 14.20.100(A)(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance. A determination of consistency with the provisions of the City's Urban Area Zoning Ordinance involves a consideration of the following provisions of Title 15 of the Yakima Municipal Code (YMC): (a) Consistency with the Intent of the Single -Family Residential (R- 1) Zoning District: YMC §15.03.020(B) indicates that the intent of the R-1 zoning district is primarily to allow single-family residential development of a density up to 7 dwelling units per net residential acre in areas served with both public water service and a public sewer system. The preliminary plat is consistent with the intent of the R-1 zoning district. (b) Consistency with Development Standards of the Single -Family Residential (R-1) Zoning District: YMC Chapter 15.05 is designed to establish certain basic development requirements. These are the minimum criteria that must be met to assure land use compatibility and promote the public health, safety and welfare. The proposed development meets the requirements of this chapter as follows: (i) Minimum Lot Size and Width: The lots ranging in size from 6,748 square feet to 11,289 square feet will meet the minimum 6,000 - square -foot lot size requirement and the minimum 50 -foot lot width requirement for the R-1 zoning district prescribed by YMC Table 5-2 of YMC Chapter 15.05. (ii) Maximum Lot Coverage: The maximum lot coverage is the percentage of net land area of a site that can be covered with structures and other impervious surfaces. In the R-1 zoning district, the maximum lot coverage is 60%. All lots within the proposed preliminary plat have sufficient lot area to comply with this development standard. (iii) Structure Setbacks: In the residential zoning districts, structure setbacks are intended to provide light, air and emergency access. All lots in the proposed preliminary plat have sufficient area to meet the setback requirements specified by YMC Table 5-1 in YMC Chapter 15.05. (iv) Maximum Building Height. The maximum building height in the R-1 zoning district is 35 feet (YMC Chapter 18 15.05, Table 5-1). Building heights will not exceed that height. (v) Residentia/Accessory Structures. Residential accessory struc-tures are allowed upon all lots of record provided they meet the provisions of YMC §15.05.020(E). (vi) Fencing; Fencing upon and behind property lines is allowed in accordance with YMC §15.05.020(G). (vii) Access. All lots will have 20 feet of frontage upon a public street in accordance with YMC §15.05.020(H). (viii) Sidewalk. The proposed preliminary plat shows that curb, gutter and sidewalk will be constructed along all street frontages in accordance with YMC §15.05.020(]). (ix) Density. The proposed preliminary plat dividing 8.27 acres into 35 lots will have a density of 4.2 dwelling units per net residential acre and of 5.31 dwelling units per net residential acre with streets not included. These densities comply with YMC §15.05.030(B) and YMC Table 4-1 of YMC Chapter 15.04 which prescribe a maximum of 7 dwelling units per net residential acre in the R-1 zoning district. (x) Street Right -of -Way. The subject property has street frontage on Occidental Avenue which is classified as a Collector Arterial street in accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan and which requires a total street width of 60 feet of dedicated right-of-way. Roads ""A," ""B" and ""C" are all internal streets which are classified as Neighborhood Collector streets by the City of Yakima's Transportation Plan and which require a total street width of 50 feet of dedicated right-of-way. The proposed preliminary plat complies with this standard by showing street right-of-way widths of 60 feet for Occidental Avenue and of 50 feet for all Neighborhood Collector streets. (2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the Comprehensive Plan. The Future Land Use Map III - 3 of the 2025 Yakima Urban Area Comprehensive Plan designates the E9 property within the proposed preliminary plat as suitable for Low Density Residential development which is defined as primarily free-standing single- family residences located at a density of up to 7 dwelling units per acre. Specifically, the proposed preliminary plat is consistent with the following Goals and Policies of the City's Comprehensive Plan: (a) Goal 3.1 which is to provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. (b) Policy 3.1.1.4 which provides that development shall be located along Arterials or Collector streets and should have good access to public transit. (c) Goal 3.2 which is to build sustainable new neighborhoods. (d) Policy 3.3.2 which is to ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. (3) Subsection 14.20.100(A)(3) -- Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance." As proposed and with the recommended conditions, this preliminary plat will meet all the design requirements in YMC Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development standards. This review and the recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance as well as other applicable City ordinances. (4) Subsection 14.20.100(A)(4)(a) -- Appropriate provisions for public health, safety and general welfare. The construction of 35 new single-family residential units which will complement uses in the area will promote the public health, safety and general welfare insofar as there is a need in this community for a variety of housing options and insofar as this proposed preliminary plat would be NN required to comply with all applicable City development standards and with all conditions required by the City Council. (5) Subsection 14.20.100(A)(4)(b) -- Appropriate provisions for open spaces. The lot sizes exceed the minimum size required for the R-1 zoning district, and the lot coverage limitation of 60% in the R-1 zoning district will provide adequate light and air for future residents without additional open spaces. (6) Subsection 14.20.100(A)(4)(c) -- Appropriate provisions for drainage ways. Drainage system facilities will be provided in accordance with state and local regulations including the Eastern Washington Stormwater Manual and the City of Yakima Municipal Code requirements. (7) Subsection 14.20.100(A)(4)(d) -- Appropriate provisions for streets or roads, alleys and other public ways. The subject property has frontage on Occidental Avenue which currently has less than 10 feet of dedicated right-of-way along the south edge of the proposed preliminary plat. It has no curb, gutter, sidewalk or streetlights. It is presently 1,338 feet long and has no fire apparatus turnaround and is partially located in the FEMA 100 -year floodplain. Three new streets will be constructed in order to provide adequate internal access to all of the lots. The following street improvements will make appropriate provisions for streets within the proposed preliminary plat: (a) The applicant must submit a revised plat and civil design plans to the City of Yakima Engineer for review and approval which provide for dedication of 60 feet of public right-of-way for Occidental Avenue for the full length of the subject properties for both PSP#003-16 and PLP#003-16, which comply with the provisions of YMC §15.27.515 for construction within a floodplain. (b) Occidental Avenue shall be constructed as a public street with full curb, gutter, sidewalk and streetlights on both sides of the N street, and with an offset temporary cul-de-sac at the east property line of PSP#003-16. At the option of the applicant, the public street improvements and temporary offset cul-de-sac may be temporarily extended to the midpoint of Lot #4 of PSP#003-16, provided the applicant enters into a deferral agreement with the City of Yakima agreeing to extend the improvements to the end of Lot #5 prior to any construction upon Lot #4 or Lot #5 of PSP#003-16. (c) Construction of Occidental Avenue improvements shall be inspected and approved in accordance with YMC Title 12 and YMC Chapter 15.27 Part Four of the City of Yakima's Critical Area Ordinance. (d) Roads ""A" and ""C" shown on the preliminary plat meet the City of Yakima's Title 12 Development Standards, and shall be constructed with curb, gutter and street lighting in accordance with YMC Chapter 12.06, and with the applicant's preliminary plat dated April 22, 2016. (e) Road "B" shown on the preliminary plat meets the City of Yakima's Title 12 Development Standards for right-of-way width, design and installation of curb, gutter, sidewalk, and street lighting. However, the termini of the proposed road on the east and west ends of the proposed preliminary plat lack the necessary temporary 65 -foot diameter cul-de-sacs required by YMC §12.06.050 and YMC §12.06.060. Therefore, in accordance with the previously identified sections of the Yakima Municipal Code, the applicant will be required to install temporary cul-de-sacs or other turnarounds approved by the City Engineer on the east and west ends of Road "B" and at the phase line of the preliminary plat. (f) All driveways must be constructed per YMC Chapter 8.64 and standard detail R4, and dead-end streets shall provide for adequate turnarounds. (8) Subsection 14.20.100(A)(4)(e) -- Appropriate provisions for transit stops. Appropriate provisions can be made in the future for transit stops for this development if the need arises. 22 (9) Subsection 14.20.100(A)(4)(f) -- Appropriate provisions for potable water supplies, irrigation and other water suppliers. The proposed preliminary plat is located within the service area of Nob Hill Water Association which has indicated that it has capacity to serve the subject development. The applicant shall extend lines to the proposed preliminary plat so that all lots will be served with public domestic water and water for fire protection purposes by the Nob Hill Water Association which will constitute appropriate provisions for water. Since the proposed preliminary plat is located within the Ahtanum Irrigation District, the Irrigation District's approval is required on the final plat. (10) Subsection 14.20.100(A)(4)(g) -- Appropriate provisions for sanitary waste disposal. A public sewer is required to service all of the lots within the proposed preliminary plat. There is presently a City of Yakima sewer main located within South 64th Avenue with the existing capacity to serve the subject plat. However, due to the topographical characteristics of the subject properties, not all buildings within the proposed development can be served with gravity sewer. The applicant has submitted plans which indicate that the proposed preliminary plat and the short plat to the south are to be served by an extension of the sanitary sewer as a public forced main running east within Occidental Avenue. The City of Yakima and the applicant have agreed to the temporary lift station provisions attached hereto as Exhibit B. The public sewer shall be constructed, inspected, and approved by the City Engineer and Wastewater Division Manager prior to approval of the final plat. minimum -foot- l e easement shall be maintained over all public utility 23 lines in accordance with YMC §12.02.010 and YMC §12.02.020. All lots within the proposed preliminary plat shall be served by a separate side sewer line from a public main in accordance with YMC §12.03.070. These requirements will make appropriate provisions for sanitary waste disposal. (11) Subsection 14.20.100(A)(4)(h) -- Appropriate provisions for parks and recreation. The proposed preliminary plat is not located in a planned parks and recreation area. The SOZO Sports Complex approximately 0.66 miles from this pro -posed preliminary plat will provide a nearby recreation area. Other provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number, and location of the proposed lots. (12) Subsection 14.20.100(A)(4)(i) -- Appropriate provisions for playgrounds. Appropriate provisions for playgrounds exist within this proposed preliminary plat due to the fact that playgrounds exist at the schools which the children within the proposed preliminary plat would be attending and the fact that the size of the lots would allow for playground areas as needed or desired. (13) Subsection 14.20.100(A)(4)(j) -- Appropriate provisions for schools and schoolgrounds. The West Valley High School is located approximately 1.71 miles from the proposed preliminary plat and West Valley Middle School is located about 1.03 miles from the proposed preliminary plat. No comments have been received from the School District suggesting the need for an additional school at this location. (14) Subsection 14.20.100(A)(4)(k) -- Appropriate provisions for sidewalks. Since the proposed preliminary plat shows sidewalks along its frontage 24 street and along the internal streets, the proposed preliminary plat makes appropriate provisions for sidewalks. (15) Subsection 14.20.100(A)(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 proposed preliminary plat in order to make appropriate provisions for safe walking conditions for students who walk to and from school. (16) Subsection 14.20.100(A)(5) -- Public use and interest. The evidence indicated that this proposed preliminary plat will be consistent with neighboring land uses and will help serve the residential needs of this area. With the recommended conditions, it will comply with the City's zoning ordinance, Comprehensive Plan and subdivision ordinance. It will also make appropriate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary. XI. Consistency Analysis under Subsection 16.06.020(6) of the Yakima Municipal Code. The following analysis involves the consistency of the proposed 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 25 hear appeals on, the items identified in these conclusions except for issues of code interpretation. (1) The type of land use contemplated by the proposal (a residential development) is permitted on this site so long as it complies with the conditions imposed by the Yakima City Council, as well as the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. The proposed single-family dwellings are Class (1) permitted uses in the R-1 zoning district. (2) The level of development with the proposed density and size of lots will not exceed the allowable level of development in the Single - Family Residential (R-1) zoning district. (3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that will be provided at the applicant's expense would insure that adequate infrastructure and public facilities are available for the proposed preliminary plat. (4) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, access, potable water, sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat will be consistent with the development standards of applicable City ordinances. CONCLUSIONS 99 Based on the foregoing Findings, the Hearing Examiner reaches the following Conclusions: (1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat pursuant to YMC §1.43.080 and YMC §14.20.100. (2) A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed preliminary plat on December 23, 2016 and an Addendum thereto was issued on February 8, 2017, that became final without any appeal. (3) No testimony or written comments were submitted in opposition to the proposed 35 -lot preliminary plat for single-family residences. (4) The proposed preliminary plat of Anderson Estates, with all of the conditions detailed below, is in compliance with the City's Comprehensive Plan, zoning ordinance and subdivision ordinance; makes appropriate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; and, according to the weight of the evidence presented at the hearing, does not require 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 only walk to and from school; and will serve the public use and interest. (5) This proposed preliminary plat is in compliance with all of the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. 27 RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed 35 -lot preliminary plat of ""Anderson Estates" to be developed in two phases as described in the application and related documents which are assigned file numbers PLP#003-16, SEPA#011-16 and SEPA#003-17 be APPROVED, subject to compliance with the following conditions: (1) 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. (2) All lots shall be served with public water from the Nob Hill Water Associ-ation. 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 Association must be submitted to the Planning Division indicating that each lot within the plat has been served with domestic water and fees have been paid. (3) All lots shall be provided with public sewer service according to YMC Title 12 standards and the temporary lift station agreement attached hereto as Exhibit B. Prior to final plat approval, written verification from the City of Yakima Engineering Department and Wastewater Division Manager must be provided to the Planning Division indicating that all sewer extensions and associated improvements have been completed and inspected or financially secured. (4) A minimum 8 -foot -wide public utility easement shall 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 excep-tion 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. 28 (8) In accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan and YMC Title 12 Development Standards, prior to recording of the final plat, the applicant shall submit a revised plat and civil design plans to the City of Yakima Engineer for review and approval which provide for dedication of 60 feet of public right-of-way for Occidental Avenue for the full length of the subject properties for both PLP#003-16 and PSP#003-16 which meet the provisions of YMC §15.27.515 for construction within a floodplain. (9) In accordance with YMC Chapter 12.05, prior to recording of the final plat, the applicant shall construct Occidental Avenue with full curb, gutter, sidewalk and streetlights on both sides of the street, and an offset temporary cul-de-sac at the east property line of PSP#003-16. At the option of the applicant, the public street improvements and temporary offset cul-de-sac may be temporarily extended to the midpoint of Lot #4 of PSP#003-16 if the applicant enters into a deferral agreement with the City of Yakima agreeing to extend the improvements to the end of Lot #5 prior to any construction upon Lot #4 or Lot #5 of PSP#003-16. (10) In accordance with YMC Chapter 12.20, the public improvements for Occidental Avenue shall be inspected and approved in accordance with YMC Title 12 and Chapter 15.27 Part Four of the City of Yakima"s Critical Area Ordinance prior to recording of the final plat. (11) Roads "A" and "C" shown on the preliminary plat shall meet the City of Yakima"s Title 12 Development Standards, and shall be constructed with curb, gutter, and street lighting in accordance with YMC Chapter 12.06, and the applicant's preliminary plat dated April 22, 2016. (12) Road ""B" shown on the preliminary plat shall meet the City of Yakima"s Title 12 Development Standards for right-of-way width, design and installation of curb, gutter, sidewalk and street lighting. Additionally, the termini of the proposed road on the east end and on the west end lack the necessary temporary 65 -foot diameter cul-de-sacs required by YMC §12.06.050 and YMC §12.06.060. Therefore, in accordance with the previously identified sections of the Yakima Municipal Code, the applicant shall install temporary cul-de-sacs or other turnarounds approved by the City Engineer on the east and west ends of Road "B" and at the phase line of the proposed preliminary plat. N7 (13) All mitigation measures of City of Yakima SEPA MDNS #011-16 as amended by SEPA Addendum #003-17 shall be complied with in their entirety. (14) Fire hydrants shall be placed at the locations specified by the Building Codes, Planning Division and the Yakima Fire Department. All lots must be provided with adequate fire flow. (15) All permits required by the Yakima Regional Clean Air Agency shall be obtained. (16) A final binding stormwater and drainage control plan for the entire property shall be submitted to and approved by the City's Stormwater Engineer which is capable of retaining the subject development's stormwater prior to any construction. (17) All addresses shall be as specified in Exhibit A of this recommendation. All addresses must be clearly shown on the face of the final plat as required by RCW 58.17.280. (18) 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. (19) Irrigation approval is required, and shall be shown on the face of the final plat. (20) All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. (21) 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. 9C DATED this 25th day of May, 2017. Examiner Gary M. Cuillier, Hearing EXHIBIT A Lot 1 6205 Occidental Ave. Lot 6109 Occidental Ave. 19 Lot 2 6204 Easy Street Lot 6107 Occidental Ave. 20 Lot 3 6202 Easy Street Lot 6106 Easy Street 21 Lot 4 6203 Occidental Ave. Lot 6104 Easy Street 22 Lot 5 2202 S. 62nd Ave. Lot 6105 Occidental Ave. 23 Lot 6 6200 Easy St. or 2204 S. Lot 2202 S. 61St Ave. 62nd Ave. 24 Lot 7 2201 S. 62nd Ave. Lot 2204 S. 61St Ave. 25 Lot 8 2203 S. 62nd Ave. Lot 2206 S. 61St Ave. or 6102 26 Easy St. Lot 9 2205 S. 62nd Ave. or Lot 2201 S. 61St Ave. or 6114 Easy Street 27 6005 Occidental Ave. a Lot 6205 Easy Street Lot 2203 S. 61St Ave. 10 28 Lot 6203 Easy Street Lot 2205 S. 61St Ave. or 6004 11 29 Easy St. Lot 6201 Easy Street Lot 6005 Easy Street 12 30 Lot 6117 Easy Street Lot 6007 Easy Street 13 31 Lot 6115 Easy Street Lot 6101 Easy Street 14 32 Lot 6113 Easy Street Lot 6103 Easy Street 15 33 Lot 6111 Easy Street Lot 6105 Easy Street 16 34 Lot 6109 Easy Street Lot 6107 Easy Street 17 35 Lot 6108 Easy Street 18 32 AGREEMENT REGARDING ANDERSON ESTATES TEMPORARY LIFT STATION EXHIBIT B 1) Cottonwood shall have option of providing public wastewater facility connection through either (1) connecting by gravity flow to municipal sewer lines, or (b) constructing atemporary lift station to service the 35 lot subdivision and adjacent apartment buildings. The option must be selected, the design must be approved (see Section 3), and the facilities must be installed prior to final plat approval. 2) Cottonwood shall design and construct at its sole cost and expense the temporary lift station and install all necessary piping associated with the temporary lift station to service the 35 lot subdivision and, if necessary, the adjacent apartment buildings. Cottonwood shall execute and deliver all documents reasonable or necessary for transfer of ownership of the lift station and lines to the City. 3) The temporary lift station shall be designed pursuant to state requirements and as approved by the City Engineer and Wastewater Manager. The design must accommodate any potential future connections to the temporary lift station. 4) Cottonwood shall install piping for full gravity sewer serviCe of the entire development as necessary for future connection to a gravity line that may eventually be extended to the eastern boundary of Cottonwood property and development. The size and location of that pipe shall be approved by the City Engineer. 5) Cottonwood agrees that the wastewater connection fees for the 35 lot subdivision and, ifnecessary, the adjacent apartment buildings, shall be paid in accordance with Section 7.58 of the City of Yakima Municipal Code. 6) Cottonwood shall pay the City the sum of $24,652.58 which is the proportionate cost decommissioning the temporary lift station and connecting the gravity portion of the sewer improvements to the City's gravity sewer system. This amount may be paid in five (5) equal yearly installments, the first of which is due as a condition to and at time of acceptance ofthe lift station by the City. Yearly installments shall be made on that same day for the following four years. Installment amounts must be, at amimmum, $4,930.52 per year. City shall determine the time for termination of temporary lift station use and connection to gravity system. Ifthe temporary lift station use is terminated before the end of the five year payment term, Cottonwood shall pay the remaining balance due and owing to the City within thirty (3 0) days of notice of termination. 7) The temporary lift station shall be a public temporary lift station owned, operated and maintained by the City of Yakima and the City will assure Ecology that the temporary lift station is in compliance with the City's public sewer plan. 8) Cottonwood shall provide stub outs forthe connection of adjacent parcels identified by the City Engineer and Wastewater Manager. 33 9) This Agreement shall be attached to the Hearing Examiner's Opinion and fully incorporated therein and become part ofthe development requirements of the property. COTTONWOOD PARTNERS "ANDERSON ESTATES") PLP#003-16, SEPA#011-16 (SEPA#003-17 Addendum), & CAO#001-16 City Council 1 111, !IL r rIiAI&-I*- &-a. N R-*--wm;g July 11, 2017 1 *114 111 a] d I &II Applicant: Cottonwood Partners LLC c/o Lew Miller File Numbers: PLP#003-16 Site Address: Vicinity of South 64 th Avenue & Occidental Road Staff Contact: Joseph Calhoun, Planning Manager , IIA5111 .11 � U I I I IIEQ 0.12 RIUMAJ I'll I fr.) I I$ r -I I CHAPTER A Staff Report A so I C11 I NiFill 1 1111 15111 He = 34 35 COTTONWOOD PARTNERS "ANDERSON PLP#003-16,•I •I1' Addendum), . i I I 6 I CHAPTER AA Hearing Examiner's Recommendation 36 RECEIVED MAY 2 5 �,017 CITY OF YAKWWA May 25, 2017 In the Matter of a Preliminary Long Plat Application Submitted by: Cottonwood Partners, LLC For a 35 -Lot Single -Family Preliminary Long Plat to be Located in the Vicinity of South 60 Avenue and Occidental Avenue And to be Known as "Anderson Estates" A. Introduction. The preliminary findings relative to the hearing process for this (1) The Hearing Examiner conducted an open record public hearing which commenced on March 23, 2017, and which was continued until April 13, 2017, and which was concluded on May 11, 2017. (2) The Planning Division staff report which recommended approval of this preliminary long plat subject to enumerated conditions was presented on March 23 by Senior Planner Jeff Peters. Mike Heit of HLA Engineering and Land Surveying, Inc. and the applicant's attorney, James Carmody of Meyer, Fluegge & Tenney, P.S., presented testimony in favor of the proposed preliminary plat without the City's recommended requirements for a gravity flow mainline sewer extension eastward from the plat and for a cul-de-sac at the east end of Road B of the plat. City Wastewater Division Manager Mike Price testified in favor of the requirement for a gravity flow mainline sewer extension eastward from the plat. Adjacent property owners east of the proposed plat, Linda Curlee and Paula Moore, asked questions about the proposed cul-de-sac at the east Cottonwood Partners, LLC S. 64h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" LOLP/4003-16; SEPANOII-16 & 4003-17 RECEIVED 37 WAY 9, 5 Z017 qTy Lf YAKINIA end of Occidental Avenue and about a homeowners association for the development south of Occidental Avenue which were answered at the hearing. (3) In order to allow time for interested persons to consider the Memorandum of Cottonwood Partners presented at the hearing by Mr. Carmody and for the parties to further discuss the issues presented thereby, the hearing was continued until April 13, 2017. On April 13, Senior Planner Jeff Peters testified that the parties had met, but needed more time to discuss an acceptable manner of sewage disposal for the plat and for the adjacent development. Adjacent property owner Linda Curlee asked questions about the applicant's proposed lift station which were answered. The applicant's attorney James Carmody agreed that the matter should be continued until May 11. (4) On May 11, 2017, Planning Manager Joseph Calhoun read into the record the agreed condition as to sewage disposal which is attached to this recommendation as Exhibit B. James Carmody indicated that the applicant and the City agree that th@ provisions of Exhibit B should be adopted as an agreed condition of the preliminary plat. Mike Heit testified that road improvements on Road B of the preliminary plat shouli include a cul-de-sac or turnaround acceptable to the City Engineer. Linda Curlee askeii, questions about the lift station and the timing of street construction which were answerei- by Mr. Heit. Nearby property owner Scott Wilson was critical of a road ditch along South 66 th Avenue in the county adjacent to his property, but it was pointed out that the proposed streets for this development will have curbs and gutters rather than road ditches. (5) This recommendation has been issued within ten business days of the conclusion of the hearing on May 11, 2017. B. SummaLy of Recommendation. The Hearing Examiner recommends approval of C. Basis for Recommendation. Based on a view of the site with no one else present on March 22, 2017; the staff report, exhibits, testimony and other evidence presented at the open record public hearing which was commenced on March 23, 2017, and was continued until April 13, 2017, and was concluded on May 11, 2017; and a consideration Cottonwood Partners, LLC S.64 1h Ave. & Occidental Ave. 65 -Lot Plat of "Anderson Estates" i. it SEPA9011-16 & #003-17 DOC. INDEX N11AY 2 r7, ?(jl7 QTV OF YAKIMA of the applicable subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following- 1. cant/Ptogeiry QWncf. The applicant/property owner is Cottonwood Partners, LLC, P.O. Box 8335, Yakima, WA 98908. The representatives of the applicant/property owner for this proposal are Michael Heit of HLA Engineering and Land Surveying, Inc., 2803 River Road, Yakima, WA 98902 and James Carmody of Meyer, Fluegge & Tenney, P.S., 230 South Second Street, P.O. Box 22680, Yakima, WA 98907. El. Location. The location of the proposed preliminary plat is on the north side of *ccidental Avenue east of South 64 th Avenue. It is proposed to be located on Yakima 111. Application. This application is for a preliminary plat to develop about 8.27 acres of Single -Family Residential (R -I) -zoned property into a 35 -lot single-family residential subdivision over the course of two phases. The proposed lots will range in size from approximately 6,748 square feet to about 11,289 square feet. The history of the appli- cation process to this point may be summarized as follows: (1) The applications for a Preliminary Long Plat and for a development on adjacent property to the south were received on April 22, 2016. (2) On May 24, 2016, the applicant's applications were determined to be incomplete due to missing information. Cottonwood Partners, LLC 3 S. 64th Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP4003-16; SEPANOII-16 & #003-17 DOC. IND -X MAY ?, 17 CITY OF YAKIMA (3) On June 13, 2016, the requested infon-nation was received, the applicant's application was determined complete for processing by the Planning Division, and additional information was requested in the form of a traffic study. (4) A combined Notice of Application and Environmental Review for the Preliminary Short Plat (PSP#003-16), Preliminary Long Plat (PLP#003-16), Class 1 Review (CLI#028-16), Critical Area Ordinance Review (CAO#001-16) and State Environmental Policy Act Review (SEPA#O I 1- 16) was mailed on August 3, 2016 to the applicant and aqjoining property owners within a 300 -foot radius of the subject properties requesting comments on the proposed applications. The 20 -day public comment period for these applications ended on August 23, 2016, with four comments being submitted. (5) On September 30, 2016, the Planning Division requested additional inflo mation in the form of revised plat maps showing the location of the Federal Emergen] Management Agency (FEMA) I 00 -year floodplain. (6) On October 5, 2016, the applicant submitted the revised plat maps showirffl-N the location of the FEMA 100 -year floodplain. I III BEI i � I =$ 013M-1 • (8) Environmental and Critical Area Review for the proposed plat was conductei from August 3, 2016 to January 6, 2017. This recommendation involves only the application for the 35 -lot preliminary long plat and the environmental review for sail - preliminary long plat. V. Jurisdiction. Sections 1.43.080 and 14.20.100 of the Yakima Municipal Code (YMC) provide that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council which shall include findings and conclusions based on the record relative to the subdivision criteria listed in YC §14.20.100 and in RCW Chapter 5 8.17. NJJJ�tc�es. Public notices were provided in accordance with applicable ordinances, • •M Cottonwood Partners, LLC It Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPA#011-16 & #003-17 Notice of Application and Environmental Review: Mailing of Notice of SEPA MDNS: Mailing of Notice of Public Hearing: Publishing of Notice of Public Hearing: Posting of Land Use Action SiQn on the ProUel1l: "IECEIVED 40 ��/l AY ?, 01'�� CITY V Y=ivl?i � JAkl"., ".. �_ Pff February 14, 2017 February 16, 2017 February 16, 2017 February 27, 2017 V1. Zotting and Latid U�e. The subject property is zoned Single -Family Residential (R-1). The main purpose of the Yakima Urban Area Zoning Ordinance (UAZO) in Title 15 of the Yakima Municipal Code (YMC) is to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety and welfare of the present and future inhabitants of the Yakima Urban Area. YMC §15.03.020(B) states that the purpose and intent of the R- I zoning district 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 sub- division process; (2) Preserve existing residential neighborhoods for detached single-fami twellings free from other uses to ensure the preservation of the existing residenti character, and serve the residents of this district; and I (3) Locate moderate -density residential development, up to seven dwelling units per net residential acre, in areas served by a public water and sewer system. (4) Detached single-family dwellings are the primary use in this district. The district is characterized by up to sixty percent lot coverage; access to individual lots by local access streets; required front, rear and side yard setbacks; and one and two-story structures. The density in the district is generally seven dwelling units per net residential acre or less. (5) This zone is intended to afford single-family neighborhoods the highest level of protection from encroachment by potentially incompatible nonresidential land uses or impacts. Nonresidential uses within these zones are not allowed except for public or Cottonwood Partners, LLC 5 S. 64h Ave. & Occidental Ave. 35-L1t Plat of "Anderson Estates" PLP#003-16; SEPA#011-16 & #003-17 DON. INDEX #,ELL� rIE-0MVE-0 41 M Ay2 �" ) ? Ot/ 0TV OF YAKIiVIA quasi -public uses, which will be required to undergo extensive public review and will have all necessary performance or design standards assigned to them as necessary to gate potential impacts to adjacent residences. (6) Development exceeding seven dwelling units per net residential acre may be allowed in accordance with YMC Table V11. Environmental Review. The SEPA Responsible Official issued a Mitigated lVetermination of Nonsignificance (MDNS) on December 23, 2016, which contained nine conditions of approval. The applicant's revised traffic study was submitted on November 14, 2016, and the applicant's revised SEPA Checklist was submitted on January 25, 2017. In response to the submitted documents, the City issued a SEPA Addendum (SEPA#003 -17) amending conditions #8 and #9 of the SEPA MDNS (SEPA#O I 1- 16) to address minor changes in the Traffic Impact Analysis for the two developments and allowing for grading and filling of 7,000 cubic yards to be located outside of the I 00 -year floodplain. The final SEPA MDNS as amended by the Addendum dated February 8, 2017, contains the following nine mitigation measures: 1. All site-specific impacts for installation of utilities, frontage improvements, dust control, and stormwater facilities are sufficiently addressed and/or mitigated through the implementation of the City of Yakima's development standards. Compliance with all development standards are either required as a condition of approval as a part of the applicant's land use review, building permit approval, Preliminary Short Plat Decision (PSP#003-16), or Preliminary Long Plat decision (PLP#003-16). MMMMM a) The applicant shall submit revised wastewater plans for review and approval by the Wastewater Division Manager and City Engineer, which serve the two developments with sewer in accordance with YMC Ch. 12.03, and the City of Yakima's Wastewater Collection System Master r'lan. Cottonwood Partners, LLC 6 Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP9003-16; SEPAN011-16 & #003-17 Doc. INDEX MAY 2 `-A Mi'l C17 -Y W VAI(Am 6111 b) The applicant shall submit and gain approval from the City of Yakima Engineer and Nob Hill Water Association for sewer and water plans which are in compliance with YMC § 15.27.407, and are designed to minimize or eliminate infiltration of floodwaters into the systems. c) The applicant shall submit development plans to the City of Yakima Planning and Code Administration Division for review and approval which take into account all encroachments, fill, new construction, and all other development that is provided by a registered professional engineer which demonstrates through hydrologic and hydraulic analysis that all floodplain encroachments will not materially cause water to be diverted from the established floodway, cause erosion, obstruct the natural flow of water, reduce carrying capacity of the floodway, or increase flood levels during the occurrence of the base flood discharge in accordance with YMC § 15.27.411. 3. Prior to issuance of the Preliminary Short Plat Decision (PSP#003-16), the applicant shall submit a revised Preliminary Short Plat to the City of Yakima Planning [Fivision relocating all buildings outside of the FEMA floodway in accordance with YMC § 15.27.411 (D) & 4. All construction within the subject plats shall meet the floodplain development standards of YMC § 15.27.408 (A) and receive an individual floodplain elevation certificate. Mormw strormlysmen A11� . lumn"WIT311 MIMMMMMMMi 7. All permits required by the Yakima Regional Clean Air Authority shall be obtained and a copy provided to the City of Yakima Code Administration prior to commencement of site preparation for both plats. 8. This MDNS authorizes the applicant to construct any combination of single- family or multi -family dwelling units of PLP4003-16, and PSP4003-16 up to a total of 75 dwelling units with no more than 35 single-family dwelling units without improvement tie: the intersection of Occidental Rd. and S. 64th Ave. i 11�11 ITIT "4111111111111 i III I MENA-M A. The applicant shall submit plans for review and approval to the City of Yakima Engineer for an intersection improvement such as a signal or Cottonwood Partners, LLC 7 S. 64h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPAN0II-16 & #003-17 DOC. INDEX RECEIVW MAY 2 5 2017 CITY OF YAKIMA t: 1.1114S IV PLA,VN1.'W D . roundabout at the S. 64th Ave./Occidental Rd. intersection which comply with YMC Title 12 and 15.27 Part Four. 3t. All intersection and street frontage improvements for City PSPft83--M and PLP#003-16 shall be constructed and inspected in accordance [with] YMC Title 12 and 15.27 Part Four. V111. Transportation Coneurreney Ordinance. This application was reviewed and approved for consistency with the YC 12.08 Transportation Capacity Management Ordinance on December 21, 2016. The Traffic Impact Study for this application found that the full buildout of this development would result in a Level of Service (LOS) F at the intersection of South 64th Avenue and Occidental Avenue, which exceeds the City's minimum LOS D. Further analysis showed that construction of any combination of single-family or multi -family dwelling units of PLP#003-16 and PSP#003-16 up to a total of 75 dwelling units with no more than 35 single-family dwelling units can be constructed while still maintaining a Level of Service D at the South 64th Avenue and Occidental Avenue intersection. Prior to construction of more than 75 dwelling units, the intersection of South 64th Avenue and Occidental Avenue must be improved by the construction of a traffic signal or roundabout. (February 8, 2017 Addendum to SEPA#011-16 MDNS per SEPA#003-17). Funding for the intersection improvements shall be borne by the developer. IX. Doydoguagot Services Tenth. The following comments were submitted by the Development Services Team which met on May 10, 2016 and June 7, 2016, and by other public agencies and one nearby property owner who submitted written comments during the comment period for this proposal: Cottonwood Partners, LLC 8 S. 64h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPA#011-16 r$iclp� I A' D k'/i AY 2, "") 1(l' -/ CITIe" OF YAKWqvu,,, (1) Code Administration: Code Administration comments maybe summarized as follows: (a) Minimally, fire hydrants are required at 500 -foot intervals, or as per the required fire flow for any proposed structures per the applicable International Fire Code. (b) Preliminary addressing will be as set forth in Exhibit A to this recommendation. (2) Engineering: Engineering comments relative to this proposed preliminary plat were to the effect that TMC Title 12 improvements and other improvements, including but not limited to the following, are required: (a) 8.67 and 12.05 — New curb, gutter and sidewalk required within new development. Street section shall conform to standard detail R3. New sidewalks shall be constructed per standard detail R5. 7' sidewalks are required for Occidental Rd. (Minor Arterial). Note: Proposed Road '13' may not be allowed to connect to S. 64th Ave. if extended at same alignment due to close proximity to ijttersectioT of Occide,-ttal and S. 64ftIve. 11V Wrl MIR RWI ff MJymm, =W=MMW4 9 MI Im (c) 8.72 — An excavation and street break permit shall be obtained for all work within the public right of way. Refer to chapter 8 for requirements. Roads less than five years old can be cut, but will cost one hundred fifty percent of restoration fee with no PCI discount. RIVER FIRWIM IBM 111 (e) 12.06.050 — Phased developments or temporary dead-end streets shall provide for adequate temporary turnarounds between project phases or future street extension. The design shall provide for continuation of the full right-of-way width to the property boundary. (f) 12.06 — Street and right of way widths shall conform to this section unless otherwise approved. 50' of right of way is required for the residential new streets. Occidental Rd. is classified as a Minor Arterial, requiring a total of 80' of riYht of way. Cottonwood Partners, LLC 9 S. ;03 & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP0003-16; SEPANOII-16 & H003-17 U" d'I'Y OF YAUVIA CIV, (g) 12.06.080 Street lighting — A street light shall be installed at each street intersection and at mid -block if the block exceeds five hundred feet in length. Street lights shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property of the city of Yakima upon installation and will thereafter be maintained by the city. (h) All frontage improvements shall be completed prior to Certificate of Occupancy. Civil engineering plans for public improvements shall be approved prior to issuance of building permits. (3) Wastewater: All proposed public sewer is to be gravity flow to South 64th nd A. � Avenue and/or to 52 enne per 2013 Collections Master Plan. (This comment was subsequently superseded by the temporary lift station condition agreed to between City representatives and the applicant attached hereto as Exhibit B). (4) Stormwater: Minimally, all stormwater shall be retained on site. Specific retention goals and methods will be commented on when the parcels become developei and civil plans are submitted. (5) Ahtanum Irrigation District: The Hugh Bowman Ditch crosses the proposed short plat property south of this proposed preliminary plat which is zoned and planned for apartments. The I 00 -year flood plain is within the same property to the south. Additional traffic of the entire development on the property to the south of the proposed preliminary I lat could overwhelm the roads in the area. (6) Department of Ecology: The Washington State Department of Ecology comments may be summarized as follows: (a) Based on the historical agricultural use of this land, it is possible that soil contains residual concentrations of pesticides. Ecology recommends that the soils be sampled and analyzed for lead, arsenic and 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 occu (b) An NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for Cottonwood Partners, LLC 10 S.64 1h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" DOC. PLPN003-16; SEPAN0II-16 & #003-17 INDEX 4 T V OF Y A K I 0W i� stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that a SEPA checklist fully disclose anticipated activities including building, road construction and utility placement. The permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) be 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. (7) Yakima Regional Clean Air Agency (YRCAA): YRCAA comments may be summarized as follows: (a) Prior to demolishing any structures, an asbestos survey must be done by a certified asbestos building inspector. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition, and notification for the demolition must be filed with the YRCAA. (b) Contractors doing clearing, grading, paving, construction or land- scaping work must file a dust control plan with Yakima Regional Clean Air Agency. (c) The proponent/developer must address the air emission impact from the development to the end that the National Ambient Air Standards are not violated. (8) Nearby Property Owner: Nearby property owner JoAnn Houfek who lives on the comer of South 64h Avenue and Occidental Avenue expressed concern about the safety of that intersection if the property south of the proposed single-family preliminary plat is developed for apartments and indicated that apartment buildings will be out of place in the area. I 1 0. - I gigilwan N Z��Zi RINI iiii I I IR I Ili iiiiiii ii 111111 Ili I I � , re KITMn,"IffsTrity on "'Wiff W!1M9H1I== Cottonwood Partners, LLC 11 S. 64'h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" MP#003-16; SEPAN011-16 & 4003-17 DOC. INDEX c EA _,E ' e_E H M AY 29 �,G-11'V OF YA01WA twt (1) Subsection 14.20.100(A)(1) -- Consistency with the provisions of the City's 0MCity's Urban Area Zoning Ordinance involves a consideration of the followial-I (a) Consistency with the intent of the, Sifigle-Family Residential jB�I) Zoning District YMC §15.03.020(B) indicates that the intent of the R -I zoning district is primarily to allow single-family residential development of a density up to 7 dwelling units per net residential acre in areas served with both public water service and a public sewer system. The preliminary plat is consistent with the intent of the R- I zoning district. Residential (M) Zoning District. YMC Chapter 15.05 is designed to establish certain basic development requirements. These are the minimum criteria that must be met to assure land use compatibility and promote the public health, safety and welfare. The proposed development meets the requirements of this chapter as follows: (i) Minimum Lot Size and Width: The lots ranging in size from 6,748 square feet to 11,289 square feet will meet the minimum 6,000 - square -foot lot size requirement and the minimum 50 -foot lot width requirement for the R -I zoning district prescribed by YMC Table 5-2 of YMC Chapter 15.05. (ii) Maximum Lot Coverage: The maximum lot coverage is the percentage of net land area of a site that can be covered with structures and other impervious surfaces. In the R -I zoning district, the maximum lot coverage is 60%. All lots within the proposed preliminary plat have sufficient lot area to comply with this development standard. (iii) Structure Setbacks: In the residential zoning districts, structure setbacks are intended to provide light, air and emergency access. All lots in Cottonwood Partners, LLC 12 S.64 1h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPAN0II-16 & #003-17 DOC. INDEX OPT OF YAKAllp"A "I P, " I, EIV, J the proposed preliminary plat have sufficient area to meet the setback requirements specified by YMC Table 5-1 in YMC Chapter 15.05. (iv) Maximum Building Height: The maximum building height in the R-1 zoning district is 35 feet (YMC Chapter 15.05, Table 5-1). Building heights will not exceed that height. (v) Residential Accessory Structures: Residential accessory struc- tures are allowed upon all lots of record provided they meet the provisions of YMC §15.05.020(E). (vi) Fencing: Fencing upon and behind property lines is allowed in accordance with YMC § I 5.05.020(G). (vii) Access: All lots will have 20 feet of frontage upon a public itreet in accordance with YMC § 15.05.020(H). (viii) Sidewalk: The proposed preliminary plat shows that curb, gutter and sidewalk will be constructed along all street frontages in accordance with YMC § 15.05.020(J). (ix) Density: The proposed preliminary plat dividing 8.27 acres into 35 lots will have a density of 4.2 dwelling units per net residential acre and of 5.31 dwelling units per net residential acre with streets not included. These densities comply with YMC §15.05.030(B) and YMC Table 4-1 of YMC Chapter 15.04 which prescribe a maximum of 7 dwelling units per net residential acre in the R- I zoning district. (x) Street Right -of- Way: The subject property has street frontage on Occidental Avenue which is classified as a Collector Arterial street in accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan and which requires a total street width of 60 feet of dedicated right-of-way. Roads "A," "B" and "C" are all internal streets which are classified as Neighborhood Collector streets by the City of Yakima's Transportation Plan and which require a total street width of 50 feet of dedicated right-of-way. The proposed preliminary plat complies with this standard by showing street right-of-way widths of 60 feet for Occidental Avenue and of 50 feet for all Neighborhood Collector streets. Cottonwood Partners, LLC 13 S. 64h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLPNO03-16; SEPA#01 1-16 & 4003-17 DOC. INDEX # AP . ............ V4' N/lAy _91 '), l.)11'1 ) Off 11 CY YAQVii:4 (2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the Comprehensive Plan. The Future Land Use Map 111-3 of the 2025 Yakima Urban Area Comprehensive Plan designates the property within the proposed preliminary plat as suitable for Low Density Residential development which is defined as primarily free- standing single-family residences located at a density of up to 7 dwelling units per acre. Specifically, the proposed preliminary plat is consistent with the following Goals and Policies of the City's Comprehensive Plan: 8,04.113 111 N of I His III Dr.] LIN I I Is Eli IN HION 111I 1EINor-ga-1116,10I I I I I II at mn J,! N I U -I Fmoi (bprovides that development shall be located along Arterials or Collector streets and should have good access to public transit. (d) policy 3.3.2 which is to ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. Title 14 entitled "Subdivision Ordinance." As proposed and with the recommended conditions, this preliminary plat will meet all the design requirements in YMC Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development standards. This review and the recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance as well as other applicable City ordinances. 11 1111111 III;Ij 11111111;111111 11 p! 1111111111 1111111 ��il I 1� I EVER lll� Ill 1,_I__ I W Cottonwood Partners, LLC 14 S. 64'h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP9003-16; SEPA#011-16 & #003-17 0 E , VP D �'0 A Y 2 '5' a V/ ,UfTY OF YAKUViA insofar as this proposed preliminary plat would be required to comply with all applicable City development standards and with all conditions required by the City Council. (5) Subsection 14.20.100(A)(4)(b) -- Appropriate provisions for open spaces. The lot sizes exceed the minimum size required for the R -I zoning district, and the lot coverage limitation of 60% in the R -I zoning district will provide adequate light and air for future residents without additional open spaces. (6) Subsection 14.20.100(A)(4)(c) -- Appropriate provisions for drainage ways. Drainage system facilities will be provided in accordance with state and local regulations including the Eastern Washington Stormwater Manual and the City of Yakima Municipal Code requirements. (7) Subsection 14.204 )(d) -- Appropriate provisions for streets or roads, alleys and other public ways. The subject property has frontage on Occidental Avenue which currently has less than 10 feet of dedicated right-of-way along the south edge of the proposed preliminary plat. It has no curb, gutter, sidewalk or streetlights. It is presently 1,338 feet long and has no fire apparatus turnaround and is partially located in the FEMA 100 -year floodplain. Three new streets will be constructed in order to provide adequate internal access to all of the lots. The following street improvements will make appropriate provisions for streets within the proposed preliminary plat: (a) The applicant must submit a revised plat and civil design plans to the City of Yakima Engineer for review and approval which provide for dedication of 60 feet of public right-of-way for Occidental Avenue for the full length of the subject properties for both PSP#003-16 and PLP#003-16, which comply with the provisions of YMC § 15.27.515 for construction within a floodplain. (b) Occidental Avenue shall be constructed as a public street with full curb, gutter, sidewalk and streetlights on both sides of the street, and with an offset Cottonwood Partners, LLC 15 S. 64th Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" DOC. PLPN003-16; SEPAN0II-16 & #003-17 INDEX #A RA ['y L ir v� YAKfiviii temporary cul-de-sac at the east property line of PSP#003-16. At the option of the applicant, the public street improvements and temporary offset cul-de-sac may be temporarily extended to the midpoint of Lot #4 of PSP#003-16, provided the applicant enters into a deferral agreement with the City of Yakima agreeing to extend the improvements to the end of Lot #5 prior to any construction upon Lot #4 or Lot #5 of PSP#003-16. (c) Construction of Occidental Avenue improvements shall be inspected and approved in accordance with YMC Title 12 and YMC Chapter 15.27 Part Four of the City of Yakima's Critical Area Ordinance. (d) Roads "A" and "C" shown on the preliminary plat meet the City of Yakima's Title 12 Development Standards, and shall be constructed with curb, gutter and street lighting in accordance with YMC Chapter 12.06, and with the applicant's preliminary plat dated April 22, 2016. (e) Road "B" shown on the preliminary plat meets the City of Yakima's Title 12 Development Standards for right-of-way width, design and installation of curb, gutter, sidewalk, and street lighting. However, the termini of the proposed road on the east and west ends of the proposed preliminary plat lack the necessary temporary 65 -foot diameter cul-de-sacs required by YMC §12.06.050 and YMC § 12.06.060. Therefore, in accordance with the previously identified sections of the Yakima Municipal Code, the applicant will be required to install temporary cul-de-sacs or other turnarounds approved by the City Engineer on the east and west ends of Road "B" and at the phase line of the preliminary plat. (f) All driveways must be constructed per YMC Chapter 8.64 and standard detail R4, and dead-end streets shall provide for adequate turnarounds. I ]��' I I F I =1 I ilifulilorlift I I : 11 1! ill 111111 1101ml 3, 11 111-11,11 nror,111 n'"I . 6=111 I I I � Lam= 111EEM=1111--- mom= R�0 �_M (9) Subsection 14.20.100(A)(4)(f) -- Appropriate provisions for potable water supplies, irrigation and other water suppliers. The proposed preliminary plat is located within the service area of Nob Hill Water Association which has indicated that it Cottonwood Partners, LLC 16 S. 64'h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" DOC. PLP#003-16; SEPA#011-16 & #003-17 INDEX . . . . . . . . . . ...... ...... . . . . . . ­ ..... ........ ........ MAY 2 Z01-1 0TY OF YAKIPWA Nv- has capacity to serve the subject development. The applicant shall extend lines to the proposed preliminary plat so that all lots will be served with public domestic water and water for fire protection purposes by the Nob Hill Water Association which will constitute appropriate provisions for water. Since the proposed preliminary plat is located within the Ahtanum Irrigation District, the Irrigation District's approval is required on the final plat. (10) Subsection 14.20.100(A)(4)(g) -- Appropriate provisions for sanitary waste disposal. A public sewer is required to service all of the lots within the proposed preliminary plat. There is presently a City of Yakima sewer main located within South 64 th Avenue with the existing capacity to serve the subject plat. However, due to the topographical characteristics of the subject properties, not all buildings within the proposed development can be served with gravity sewer. The applicant has submitted to be served by an extension of the sanitary sewer as a public forced main running east within Occidental Avenue. The City of Yakima and the applicant have agreed to the temporary lift station provisions attached hereto as Exhibit B. The public sewer shall be constructed, inspected, and approved by the City Engineer and Wastewater Division Manager prior to approval of the final plat. A minimum 16 -foot -wide easement shall be maintained over all public utility lines in accordance with YMC §12.02.010 and YMC §12.02.020. All lots within the proposed preliminary plat shall be served by a separate side sewer line from a public main in accordance with YMC §12.03.070. These requirements will make appropriate provisions for sanitary waste disposal. (11) Subsection 14.20.100(A)(4)(h) -- Appropriate provisions for parks and recreation. The proposed preliminary plat is not located in a planned parks and Cottonwood Partners, LLC 17 S.64 1h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLPHO03-16; SEPA#011-16 & #003-17 DOC. INDEX ��IIAY 2 2U i-1 i­,,4rrV 0�: YAKG�Wi U t recreation area. The SOZO Sports Complex approximately 0.66 miles from this pro- posed preliminary plat will provide a nearby recreation area. Other provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number, and location of the proposed lots. 11 �, 1,111 1 Jill Appropriate provisions for playgrounds exist within this proposed preliminary plat due to the fact that playgrounds exist at the schools which the children within the proposed preliminary plat would be attending and the fact that the size of the lots would allow for playground areas as needed or desired. ME= 11 � � � III I schoolgrounds. The West Valley High School is located approximately 1.71 miles from the proposed preliminary plat and West Valley Middle School is located about 1.03 miles from the proposed preliminary plat. No comments have been received from the School District suggesting the need for an additional school at this location. (14) Subsection 14.20.100(A)(4)(k) -- Appropriate provisions for sidewalks. the internal streets, the proposed preliminary plat makes appropriate provisions for 111 1 1 Imam= 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 �illill�li�ilillill�l ililill�� I 1 11 NOT RIVIT-tre 2a 1111111111 1 l01 1 1,111,11 Cottonwood Partners, LLC 1-T S. 64th Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLPM003-16; SEPANOII-16 & 4003-17 ff", W iN. . � . . . . . . . . . . . NM 9 15- 0TV CY- YAKUWA i:1L1111`2Z_."1.,J DIV appropriate provisions for safe walking conditions for students who walk to and from indicated that this proposed preliminary plat will be consistent with neighboring land uses and will help serve the residential needs of this area. With the recommended conditions, it will comply with the City's zoning ordinance, Comprehensive Plan and subdivision ordinance. It will also make appropriate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary. X1. Consistengy Ana!ysis under Subsection 16.06.020(B) of the Yakima MookipgI Code. The following analysis involves the consistency of the proposed 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 items identified in these conclusions except for issues of code interpretation. (1) The type of land use contemplated by the proposal (a residential development) is permitted on this site so long as it complies with the conditions imposed by the Yakima City Council, as well as the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. The proposed single-family dwellings are Class (1) permitted uses in the R- I zoning district. Cottonwood Partners, LLC 19 S. 64th Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPA#011-16 & #003-17 RECEIVED (2) The level of development with the proposed density and size of lots will not exceed the allowable level of development in the Single -Family Residential (R- 1) zoning iistrict. (3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that will be provided at the applicant's expense would insure that adequate infrastructure and public facilities are available for the proposed preliminary plat. (4) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, access, potable water, sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat will be consistent with the development standards of applicable City ordinances. Based on the foregoing Findings, the Hearing Examiner reaches the following (1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat pursuant to YMC §1.43.080 and YMC §14.20.100. (2) A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed preliminary plat on December 23, 2016 and an Addendum thereto was issued on February 8, 2017, that became final without any appeal. (3) No testimony or written comments were submitted in opposition to the proposed 35 -lot preliminary plat for single-family residences. (4) The proposed preliminary plat of Anderson Estates, with all of the conditions detailed below, is in compliance with the City's Comprehensive Plan, zoning ordinance and subdivision ordinance; makes appropriate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; and, Cottonwood Partners, LLC 20 S. 60 Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLPHO03-16; SEPA#O I 1- 16 & #003-17 DOC. INDEX # /W1 N Mty 2a 791? 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 walkin� conditions for students who ♦ walk to and from school; and will serve the • use and interest. (5) This proposed preliminary plat is in compliance with all of the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. 11`1111 11 1111 iiill;;i�iiii � mrszl= 35 -lot preliminary plat of "Anderson Estates" to be developed in two phases as described in the application and related documents which are assigned file numbers PLP#003-16, SEPA#011-16 and SEPA#003-17 be APPROVED, subject to compliance with the following conditions: (1) 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. (2) All ♦ shall be served with public water from the Nob Hill Water Associ- ation. No individual domestic or irrigation wells shall be permitted for any of the lots. ♦, to final • approval, written verification from Nob Hill Water Association must be submitted to the Planning Division indicatin,4 that each lot within the dat has been served with domestic water and fees have •_ paid. (3) All lots shall be provided with public sewer service according to YMC Title 12 standards and the temporary lift station agreement attached hereto as Exhibit B. Prior to final plat approval, written verification from the City of Yakima Engineering Department and Wastewater Division Manager must be provided to the Planning ♦ indicating that all sewer extensions and associated improvements have been completed and inspected ♦s financially secured. Cottonwood Partners, LLC 21 S.64 1h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPA#011-16 & M003-17 DOC - INDEX tj;Z� NMY 2 :, ?n 97-Y j v- w4o (4) A minimum 8 -foot -wide public utility easement shall 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 excep- tion 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) In accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan and YMC Title 12 Development Standards, prior to recording of the final plat, the applicant shall submit a revised plat and civil design plans to the City of Yakima Engineer for review and approval which provide for dedication of 60 feet of public right- of-way for Occidental Avenue for the full length of the sub - ject properties for both PLP#003-16 and PSP#003-16 which meet the provisions of YMC §15.27.515 for construction within a floodplain. (9) J. with YMC Chapter 12.05, prior to recording of the final plat, the applicant shall construct Occidental Avenue with full curb, gutter, sidewalk and streetlights on both sides of the street, and an offset temporary cul-de-sac at the east property line of PSP#003-16. At the option of the applicant, the public street improvements and temporary offset cul-de-sac may be temporarily extended to the midpoint of Lot #4 of PSP#003-16 if the applicant enters into a deferral agreement with the City of Yakima agreeing to extend the improvements to the end of Lot #5 prior to any construction upon Lot #4 or Lot #5 of PSP#003-16. (10) In accordance with YMC Chapter 12.20, the public improvements for Occidental Avenue shall be inspected and approved in accordance with YMC Title 12 and Chapter 15.27 Part Four of the City of Yakima's Critical Area Ordinance prior to recording of the final plat. (11) Roads "A" and "C" shown on the preliminary plat shall meet the City of Yakima's Title 12 Development Standards, and shall be constructed with curb, gutter, and street lighting in accordance with YMC Chapter 12.06, and the applicant's preliminary plat dated April 22, 2016. Cottonwood Partners, LLC 22 S. 64h Ave. & Occidental Ave. 3 5 -Lot Plat of "Anderson Estates" PLPHO03-16; SEPA4011-16 & H003-17 MAY 2 y W VAKIM (12) '• "B" shown on the preliminary plat shall meet the City of Yakima's Title 12 Development Standards for right-of-way width, design and installation of curb, gutter, sidewalk and street lighting. Additionally, the termini of the proposed road on the east end and on the west end lack the necessary temporary 65 -foot diameter cul-de-sacs required by YMC §12.06.050 and YMC §12.06.060. Therefore, in accordance with the previously identified sections of the Yakima Municipal Code, the applicant shall install temporary cul-de-sacs or other turnarounds approved by the City Engineer on the east and west ends of Road "B" and at the phase line of the proposed preliminary plat. (13) All mitigation measures of City of Yakima SEPA MDNS #011-16 as amended by SEPA Addendum #003-17 shall be complied with in their entirety. (14) Fire hydrants shall be placed at the locations specified by the Building Codes, Planning Division and the Yakima Fire Department. All lots must be provided with adequate fire flow. (15) All permits required by the Yakima Regional Clean Air Agency shall be obtained. (16) A final binding stormwater and drainage control plan for the entire property shall be submitted to and approved by the City's Stormwater Engineer which is capable of retaining the subject development's stormwater prior to any construction. (17) All addresses shall be as specified in Exhibit A of this recommendation. All addresses must be clearly shown on the face of the final plat as required by RCW 58.17.280. (18) 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 • the confirmation • reassignment • addresses at the time • 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. MM Cottonwood • LLC 23 S.64 Ih Ave. & Occidental Ave. 35 -Lot Plat ♦ "Anderson Estates" PLP#003-16; SEPAN & H003-17 ...... ........ Y, MAY 2 t, 2017 CIT'y Ch' YAKIMA ow (20) All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. (21) 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 suR mit to the City Council a written request asking to extend the approval period for a Cottonwood Partners, LLC 24 S.64 1h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" IMPN003-16; SEPANOII-16 & 003-17 he'14.1 f^. Gary M. Cuillier, Hearing Examiner DOC. INDEX iL ¢ {�EIVED MAY 2 ;# 201:1' F S I:. - - ply, 101,49011 Cottonwood S. 64'h iOccidental Ave. 35 -Lot Plat of "Anderson Estates" Fix" IN 010104 1 OWN d 1614 OLM. TEMPORARY LIFT STATION EXHIBIT B MA 2 5 2 0 U C iTY 0 P Y A il, I PL�A"-- -- VIV 1) Cottonwood shall have option of providing public wastewater facility connection through either (1) connecting by gravity flow to municipal sewer lines, or (b) constructing a temporary lift station to service the 35 lot subdivision and adjacent apartment buildings. The option must be selected, the design must be approved (see Section 3), and the facilities must be installed prior to final plat approval. 2) Cottonwood shall design and construct at its sole cost and expense the temporary lift station and install all necessary piping associated with the temporary lift station to service the 35 lot subdivision and, if necessary, the adjacent apartment buildings. Cottonwood shall execute 2&i45&-1Wz,X I ines to the City. 3) The temporary lift station shall be designed pursuant to state requirements and as approved by the City Engineer and Wastewater Manager. The design must accommodate any potential future connections to the temporary lift station. 4) Cottonwood shall install piping for full gravity sewer service of the entire development as necessary for future connection to a gravity line that may eventually be extended to the eastern boundary of Cottonwood property and development. The size and location of that pipe shall be approved by the City Engineer. 5) Cottonwood agrees that the wastewater connection fees for the 35 lot subdivision ,znd, if necessary, the adjacent apartment buildings, shall be paid in accordance with Section 7.58 tif the City of Yakima Municipal Code. 6) Cottonwood shall pay the City the sum of $24,652.58 which is the proportionate cost decommissioning the temporary lift station and connecting the gravity portion of the sewer improvements to the City's gravity sewer system. This amount may be paid in five (5) equal yearly first*f 4d-iC i", mi, at by the City. Yearly installments shall be made on that same day for the following four years. Installment amounts must be, at a minimum, $4,930.52 per year. City shall determine the time for tennination of temporary lift station use and connection to gravity system. If the temporary lift station use is terminated before the end of the five year payment term, Cottonwood shall pay the remaining balance due and owing to the City within thirty (30) days of notice of termination. 7) The temporary lift station shall be a public temporary lift station owned, operated and maintained by the City of Yakima and the City will assure Ecology that the temporary lift station is in compliance with the City's public sewer plan. Cottonwood Partners, LLC 26 S.64 1h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLPH003-16; SEPAN011-16 & #003-17 DOC - INDEX # 62 8) Cottonwood shall provide stub outs for the connection of adjacent parcels identified by the City Engineer and Wastewater Manager. 9) This Agreement shall be attached to the Hearing Examiner's Opinion and fully incorporated therein and become part of the development requirements of the property. . I . " . . 1. 1 IFETIR , I I 1111=111-millimm � MUACUNSW= WEED, MAY 2 fz! A Cottonwood Partners, LLC 27 S. 64'h Ave. & Occidental Ave. 35 -Lot Plat of "Anderson Estates" PLP#003-16; SEPAN0I1-16 & #003-17 DOC# 63 COTTONWOOD PARTNERS "ANDERSON ESTATES99 FrP( 1 r ` i(SEPA#003-17 Addendum), is ' i0y EXHIBIT LIST JWAAN%k%k% DEI tiRTMENT OF COMMUNITY DEVEL%jPMENT 64 "s J! a WkX Planning Division AJoan Davenport, AICP, Director r'� 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planning@yakimawa.gov - www.yakimawa.gov/services/planning Eel k APPLICANT: APPLICANT ADDRESS: PROJECT LOCATION: NAME OF PLAT: TAX PARCEL NUMBERS: DATE OF REQUEST: AW=aWX"9WQ= Ar _ _112ZALCOMM"M I M$ 111 -let r 9 Cottonwood Partners LLC P.O. Box 8335, Yakima, WA 98902 Vicinity of S. 64th Ave. and Occidental Rd., Yakima WA Anderson Estates 181333-33038 April 22, 2016 March 23, 2017 Jeff Peters, Senior Planner 1. DESCRIPTION OF REQUEST: On April 22, 2016, the City of Yakima Department of Community Development received an application for a Preliminary Long Plat (PLP#003-16) and State Environmental Policy Act Checklist (SEPA) (SEPA#01 1-16) requesting to subdivide 8.27 acres of Single -Family (R-1) zoned property into 35 Single -Family lots over the course of two phases. 11 11111 111 !!1 liiiiii!!11 :: 11111111 liiiil��! Ill. FACTS: A. Statement of Cause: Pursuant to YMC Ch. 14.20, the applicant's statement in the Preliminary Long Plat application dated April 22, 2016 — This proposed plat will subdivide 8.27 acres of Single - Family (R-1) zoned property into 35 Single -Family lots over the course of two phases. Lot sizes will range from approximately 6,748 sq. ft. to 11,289 sq. ft. B. Processing. 1 . The application for a Preliminary Long Plat was received on April 22, 2016. 2. On May 24, 2016, the applicant's applications were determined to be incomplete due tr missing information. 3. On June 13, 2016, the requested information was received, the applicant's application was determined complete for processing by the Planning Division, and additional information was requested in the form of a traffic study. Yakima DOC. INDEX 1111F 201.5 # A-\ 1994 65 41. On September 30, 2016, the Planning Division requested additional information in the form of revised plat maps showing the locations of the Federal Emergency Management Agency (FEMA) 1 00 -year floodplain. 5. On November 4 2016, the applicant submitted the requested traffic study. T. On October 5, 2016, the applicant submitted the revised plat maps showing the location of the FEMA 1!1 - s•f• 7. • combined Notice of ••I •r and Environmental Reviewfor - Preliminary ShortPlat Critical Area Ordinance •- - '• t1 . and State Environmental Policy Review (SEPA#011-16) was mailed on August 3, 2016 to the applicant and adjoining property owners within a 300 -foot radius of the subject properties, requesting comments on the proposed applications. The twenty -day public comment period for these applications ended on August 23, 2016, with four comments filed for the master application. 8. Environmental and Critical Area Review for the proposed plat was conducted from August i • to January • 2017. dates:C. Public Notice: Public notice for this application and hearing was provided in accordance with YMC Title 14, Subdivision Ordinance; YMC Title 15, Urban Area Zoning Ordinance; and YMC Title 16, Development Permit Regulations, and include the following actions and a. Date of Application: Publicc. April 22, 2016 ♦ Date of Developer's N•, - of Complete Application: _2016 Date of Notice of Application, Environmental Review and Public Comment: August 3, 2016 d. Date of Mailing of Notice of MDNS: December 23, 2016 Date of Notice of Public Hearing: February 16, 2017 e. Date of Posting of Land Use Action Sign on the Property* February 27, 2017 1. Four commentswere _ - -• during the open public comment period, 2. Development Services Team (i proposal was reviewed by DST team on May 10, 2016 and June 7, 2016. Final comments of the DST members ar: summarized •- • Codes:a. i. Preliminary addressing for the Plat can be found in Exhibit "A". ii. Minimally, fire hydrants are required at 500 -foot intervals, or as per the required fire flow for any proposed structures per the 2012 International Fire Code. r • • This project requires Title 12 improvements, including but not limited to the following: • 12.05gutter . • sidewalk required within new development. Street section shall conform to standard detail R3. New sidewalks shall be constructed per standard detail R5. 7' sidewalks an required for Occidental Rd. (Minor Arterial). Note: Proposed Road 'B' may nol be allowed to connect to S. 64th Ave. if extended at same alignment due to • - proximity to intersection of Occidental . • S. 64 M. rar, F ,TM iii. 8.72 - An excavation and street break permit shall be obtained for all work within the public right of way. Refer to chapter 8 for requirements. Roads less than five years old can be cut, but will cost one hundred fifty percent of restoration fee with no PCI discount. v. 12.06.050 -Phased developments or temporary dead-end streets shall provide for adequate temporary turnarounds between project phases or future street extension. The design shall provide for continuation of the full right-of-way width to the property boundary. 12.06 - Street and right of way widths shall conform to this section unless otherwise approved. 50' of right of way is required for the residential new streets. Occidental Rd. is classified as a Minor Arterial, requiring a total of 80' of right of way. vii. 12.06.080 Street lighting - A street light shall be installed at each street intersection and at mid -block if the block exceeds five hundred feet in length. Street lights shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property of the city of Yakima upon installation and will thereafter be maintained by the city viii. All frontage improvements shall be completed prior to Certificate of Occupancy. Civil engineering plans for public improvements shall be approved prior to issuance of building permits. c. Wastewater: i. All proposed public sewer is to be gravity flow to South 64th Avenue and/or to 52nd Avenue per 2013 Collections Master Plan. d. Stormwater: i. Minimally, all stormwater shall be retained on site. Specific retention goals and methods will be commented on when the parcels become developed and civil plans are submitted. e. Ahtanum Irrigation District: i. The subject plat is located within the boundaries of the Ahtanum Irrigation District. ii. Ahtanum Irrigation has concern over the increase in traffic to the area that the proposed plat will create on the existing street system. D. Environmental and Critical Area Review. 1 . Environmental and Critical Area Review for this Preliminary Long Plat (PLP#003-16) was performed from August 3, 2016 to January 6, 2017. The resultant environmental decision was the issuance of a SEPA Mitigated Determination of Nonsignificance on December 23, 2016, which included nine binding conditions of approval as identified below. 2. On November 14, 2016, Cottonwood Partners LLC submitted a revised traffic study. 3. Then on January 25, 2017, Cottonwood Partners LLC submitted their revised SEPA Checklist. 4. In response to the submitted documents, the City of Yakima issued a SEPA Addendum (SEPA#003-17) amending conditions #8 and #9 of the SEPA MDNS (SEPA#01 1-16) 00C. INDEX 3 # N-\ 67 to address minor changes in the Traffic ImpactAnalysis • two developments,is allowing for grading and filling of 7,000 cubic yards of fill to be located outside of tilli 00 -year ••••. 2. Prior to any site grading or construction upon either plat: a. The applicant shall submit revised wastewater plans for review and approval by the Wastewater Division Manager and City Engineer, which serve the two developments with sewer in accordance with YMC Ch. 12.03, and the City of Yakima's Wastewater CollectionMaster b. The applicant shall submit and gain approval from the City of Yakima Engineer and Nob Hill Water Association for sewer and water plans which are in compliance with YMC § 15.27.407, and are designed to minimize or eliminate infiltration of floodwaters into the systems. c. The applicant shall submit development plans to the City of Yakima Planning and Code Administration Division for review and approval which take into account all encroachments, fill, new construction, and all other development that is provided by a registered professional engineer which demonstrates through hydrologic and hydraulic analysis that all floodplain encroachments will not materially cause water to be diverted from the established floodway, cause erosion, obstruct the natural flow of water, reduce carrying capacity of the floodway, or increase flood levels during the occurrence of the base flood discharge in accordance♦15.27.411. 3. Prior to issuance of the Preliminary Short Plat Decision (PSP #003-16), the applicant shall submit a revised Preliminary Short Plat to the City of Yakima Planning Division relocating all buildings outside of the FEMA floodway in accordance with YMC § r (D) & ,i 68 intersectionunits with no more than 35 single-family dwelling units without improvement to the of Occidental 'r _ • S. •r th Ave. Engineert. Prior to construction of over 75 dwelling units: a. The applicant shall submit plans for review and approval to the City of Yakima •r an intersection improvementas F signal or • •_••> at the S. 64 1h Ave./Occidental Rd. intersection which comply with YMC Title 12 • 15.27 Part Four. b. All intersection and street frontage improvements for City File Numbers: PSP#003-16 and PLP#003-16 shall be constructed and inspected in accordance YMC Title 12 and 15.27 Part Four. E. Transportation Capacity s Ordinance. application - - -• and buildapproved for consistency with YMC 12.08 Transportation Capacity Management Ordinance on December 21, 2016. The Traffic Impact Study for this application found that the full out of development • • result in a Levelof • intersectionof •,'1h Ave. • Occidental '• which exceedsthe • ComprehensiveD. Further analysis showed that the 35 single-family homes and up to 40 apartment units can be constructed while still maintaining a LOS D at the S. 64 th Ave. and Occidental Rd Intersection. Priorto construction of additional apartments, the intersection of S. 64 1h Ave. and Occidental Rd. must be improved by the construction of a roundabout or traffic signal. Funding for the intersection improvements shall be borne by the developer. F. The 2025 Comprehensive Plan and Future LandXUse Map 111-3 designate the subjeci property as suitable for Low Density Residential development. Low Density Residential is defined as - Primarily free standing single-family residences. Residential density is less than 7.0 dwelling units per acre. This is considered the lowest possible residential density that can efficiently ••• t public services. The proposed preliminary plat is consistent with the Comprehensive Plan's goals and policies 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. Policy 3.1.1.4: Development shall be located along Arterials or Collector streets and should have good access to public transit. Goal 3.2: Build sustainable new neighborhoods Policy 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. UrbanG. ••. inhabitantsThe main purpose of the Yakima Urban Area Zoning Ordinance (UAZO) and the Yakima Municipal Code (YMC) Title 15 is to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety and welfare of the present and future of - Yakima UrbanArea. 1I 1 1 describes the purpose • intent DOD. INDEX 5 `L 69 TEM "11HOT-M 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, '..:.includeduplexes _ • - • •lines if established during subdivision • • 2. Preserve existing residential neighborhoods for detached single-family dwellings frez from other uses to ensure the preservation of the existing residential character, and serve the residents of this district; and Detached single-family dwellings ar- the primary use in this district. The district characterized by up to sixty percent lot coverage; access to individual lots by loc access streets; required front, rear and side yard setbacks; and one and two-sto structures. The density in the district is generally seven dwelling units per n residential acre or less. This zone is intended to afford single-family neighborhoods the highest level of protection from encroachment by potentially incompatible nonresidential land uses or impacts. Nonresidential uses within these zones are not allowed; except for public or quasi -public uses, which will be required to undergo extensive public review and will Development exceeding seven dwelling units per net residential acre may be allow in accordance with Table 4-1. 1 IV. APPLICABLE LAW: Applicable law for this application may be found in Exhibit "B" of this report. 1TM51,I II]I►'Cel l 1. The subject property currently has several small accessory buildings upon the property, is approximatelysize, has a Future Land Use designation of LowDensity Residential, and zoning of Single -Family Residential (R-1). 2. As the proposed plat is larger than nine lots, this application is being processed under the provisions of YMC Ch. 14.20 and YMC Ch. 6.88, of which a summary of the application process may be found above in section III (B) Processing. r INDF.X 6 4 70 the applicant agrees to a longer period in writing, the Examiner shall render a written recommendation, which shall include findings and conclusions based on the record. 4. Public notice for this public hearing was provided in accordance with the City of Yakima's Municipal Code as described above in item III (C) Public Notice. wino a] 11 �11ZRM [ZIA ISIZI-ISTA I I In I *I B) Lot Size: The preliminary plat indicates that lot sizes will range from 6,748 to 11,283 square feet. Table 5-2 of Chapter 15.05 of the UAZO provides that the minimum lot size for single-family construction is 6,000 square feet. C) Lot'14,idth: Table 5-2 of Chapter 15.05 of the UAZO prescribes that the minimum lol width for the R-1 zoning district is 50 feet. All proposed lots meet or exceed the minimum requirement. D) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 60% and all lots have sufficient area to comply with this development standard. E) Setbacks: YMC Ch. 15.05 Table 5-1 identifies the required setbacks for development within the R-1 zoning district. All lots within the proposed plat have sufficient area to meet the required setbacks. F) Maximum Building Height: YMC Ch. 15.05 Table 5-1 identifies that the maximum building height for development within the R-1 zoning district is 35 ft. As identified in the applicant's State Environmental Policy Act Checklist, the tallest structure will be less than 35 ft. in height thus complying with this standard. G) Residential Accessory Structures: Residential Accessory Structures are allowed tit; be constructed upon all lots of record provided they meet the provisions of YMC § 15.05.020 (E). H) Fencing: Fencing upon and behind property lines is allowed in accordance with YMC § 15.05.020 (G). 1) Access: In accordance with YMC §15.05.020 (H), all lots have 20 ft. of frontage upon a public street, or are accessed by a 20 ft. access easement. K) Density: With a density of 4.2 dwelling units per net residential acre (5.31 du/nra with streets calculated out), the proposed preliminary plat complies with YMC § 15.05.030(B) and Table 4-1 of Chapter 15.04 of the UAZO which prescribe a maximum of seven (7) dwelling units per net residential acre in the R-1 zone. I •- !• TIMITV I TF71TATOM2 oil F1 0 Fol DOC. INDEX 7 4,* A - N 71 FAMIWO - • Density with streets factored out calculation • - ill.•- • • • ' • 4286,711.92 square•! square feet per ac6.582 acres • + 6.582 acres4= 5.31 Dwelling Units '- - ResiL) Streets/Dedication of Right-of-way: The subject property has street frontage upon Occidental Rd. Occidental Rd. is classified as a Collector Arterial street in accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan, and requires a total dential dedication • • •' of .i ft. Road ' — C" are all internal streets and are classified as Neighborhood Collector (MC3) streets by the City of Yakima's Transportation Plan, and as such requires a total street width of 50 ft. of right-of-way dedication. The proposed preliminary plat complies with this standard indicating widths of 60 ft. for Occidental Rd. and, and 50 ft. of right-of-way for all Neighborhood Collector streets. 3. PUBLIC INFRASTRUCTURE/TITLE 12 DEVELOPMENT STAN StreetA. • • _ - a. Occidental Rd. has less than 10 ft. of dedicated right-of-way with no curb, gutter, sidewalk, streetlights, is presently 1,338 ft. in length, has no fire apparatus turn around, and is located within the FEMA 1 00 -year floodplain. Therefore, in accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan and YMC Title 12 Development Standards, prior to recording of the final plat the applicant will required to: i. Submit a revised plat and civil design plans to the City of Yakima Engineer for review and approval which provide for dedication of 60 ft. of public right-of-way for Occidental Rd. for the full length of the subject properties for both PSP#003-16 and PLP#003-16, which meets the provisions of YMC ♦ 15.27.515 for • ► floodplain; ii. Construct a public street with full curb, gutter, sidewalk, streetlights on both sides of the street, and offset temporary cul-de-sac at the east property line of PSP#003-16. At the option of the applicant, the public street improvements and temporary offset cul-de-sac may be temporarily extended to the midpoint of Lot #4 of PSP#003- 16, provided the applicant enters into a deferral agreement with the City of Yakima agreeing to extend the improvements to the end of Lot #5 prior to any construction upon Lot# 4 or 5 of PSP#003-16; and iii. Be inspected and approved in accordance with YMC Title 12 and 15.27 Part Four of the City of Yakima's Critical Area Ordinance. b. Roads "A and C" identified on the preliminary plat meet the City of Yakima's Title 12 Development Standards, and shall be constructed with curb, gutter, and street lighting in accordance with YMC Ch. 12.06, and the applicant's preliminary plat dated April 22, 2016. DOC. INDEX 8 72 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 single-family dwellings will complement adjacent uses will promote the public health, safety and general welfare insofar as there is a need in this community for additional housing and insofar as this proposed preliminary plat would be required to comply with all applicable City DOC. INDEX 9 Y ge f' - \ 73 development standards, and all conditions of approval specified by the City oFTakima Hearing Examiner. B) •. spaces: The proposed It are larger than the minimum lot size required in the R-1 zoning district. Lot coverage of 60% or less in the R-1 zoning district will provide adequate light and air for future residents in accordance with the standards in the zoning ordinance without additional open spaces. C) Drainage systems: Drainage system facilities will be provided in accordance with state and local regulations including the City of Yakima Municipal Code and the Eastern Washington Storm Water Manual. D) Streets, alleys, and other public ways: The subject property has frontage upon Occidental Rd., and proposes three new public streets to provide adequate access to all internal lots. E) Water supplies: Public water is required to be used for domestic and fire flow Company. F) Sanitary waste disposal: Public sewer is required to service all lots within the subject the west and south property lines of this development. G) Parks and playgrounds The SOZO Sport Complex is located approximately 0.66 miles from this proposed preliminary plat. The proposed preliminary plat is not located in a planned parks and recreation area. Provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number, and location of the proposed lots and the existence • the SOZO •• Complex. H) Sites for schools: The West Valley High School is located within approximately 1.71 miles of this subdivision and West Valley Middle School is located within 1.03 miles. No comments were received from the School District suggesting the need for an additional •• at this location. 1) Sidewalks: Sidewalks are required and will be provided along this development's frontage and internal streets. J) • Transit: This proposed subdivision is not served by Yakima Transit. J) Serves the public interest and use: This proposed 35 -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. 74 and inspected or engineered and financially secured and receive final plat approval from the City • VI. CONCLUSIONS: 1. The Hearing Examiner has jurisdiction (RCW Ch. 58.17, YC § 1.42.030, and YMC § 14.20.100). 2. This recommendation is based upon a project narrative and site plan received April 22, 2016. 3. This Preliminary Plat complies with the general requirements for subdivision approval as specified by YIVIC Ch. 14.20 _ • Ch. 15.05. 7. This proposed • . public use and interest and provides f•o'. possibility •'. creating new additional housing within the City of Yakima. 1�. 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 Chapter 12.08 the Traffic Concurrency Ordinance. 9. The proposed plat complies 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 _ • recreation,playgrounds, •• • school grounds, sidewalks, and other planning features that assure safe walking conditions for citizen of the neighborhood. 111. RECOMMENDATION The Planning Division recommends that this 35 -lot subdivision known as "Anderson Estates" be approved • - • the following a • 1. Prior to approval of the final plat, all approved improvements shall be constructed or financially -• according to the standards• requirements of the City Engineer• YIVIC Title 12. 00C. INDEX 11 75 #707072 OMAN 3. All lots shall be provided with public sewer service according to YMC Title 12 standards. Prior to final plat approval written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or financially secured. A minimum 8 -foot wide public utility easement shall 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 boyasq-wid sticW sinilar 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. 3. In accordance with YMC Ch. 12.05, prior to recording of the final plat, the applicant shall construct Occidental Rd. with full curb, gutter, sidewalk, streetlights on both sides of the street, and offset temporary cul-de-sac at the east property line of PSP#003-16. At the option of the applicant, the public street improvements and temporary offset cul-de-sac may be temporarily extended to the midpoint of Lot #4 of PSP#003-16, provided the applicant enters into a deferral agreement with the City of Yakima agreeing to extend the improvements to the end of Lot #5 prior to any construction upon Lot #4 or 5 of PSP#003-16. 10. In accordance with YMC Ch. 12.20, the public improvements for Occidental Rd. shall �&-, inspected and approved in accordance with YMC Title 12 and 15.27 Part Four of the City of Yakima's Critical Area Ordinance prior to recording of the final plat. 11. Roads "A and U identified on the preliminary plat shall meet the City of Yakima's T6.z 12 Development Standards, and shall be constructed with curb, gutter, and street lighting in accordance with YMC Ch. 12.06, and the applicant's preliminary plat dated April 22, 2016. 00C. IN 12 P\ 76 =A 911M lin is •--sacs required b 12.06.0 50 and 12.06.060. Therefore, in accordance the previous identified sections of the Yakima Municipal Code, the applicant shall install temporary cul-de-sacs on the east and west ends of road "B" and at the phase line of the preliminary plat, or submit a revised Preliminary Plat, which loops road "B" to connect with Occidental Rd. flow.13. All requirements of City of Yakima Amended SEPA MDNS #011-16 as identified abc%z in this decision shall be complied with in their entirety. 14. Fire hydrants shall be placed at the locations specified by the Building Codes, Planning Division, and the Yakima Fire Department. All lots must be provided with adequate ft 16. A final binding stormwater and drainage control plan for the entire property shall be submitted and approved by the City's Stormwater Engineer, which is capable of retaining the subject development's stormwater prior to any construction. • lam' - •: - . INg • III I ;p •VA &v i. plat:18. This plat shall be subject to the following notes, which must be placed on the face of timi i All other requirementsof - zoning _ • subdivision ordinance, • Rf notset forth herein, shall be complied with in their entirety. specifically 21. 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 •...:. one Doe. INDEX 13 LOT 1 6205 Occidental Ave. LOT 2 6204 Easy St. LOT 3 6202 Easy St. LOT 4 6203 Easy St. LOT 5 2202 S. 62nd Ave. LOT 6 6200 Easy St. or 2204 S. 62nd Ave. LOT 7 2201 S. 62nd Ave. LOT 8 2203 S. 62nd Ave. LOT 9 2205 S. 62nd Ave. or 6114 Easy St. LOT 10 6205 Easy St. LOT 11 6203 Easy St. LOT 12 6201 Easy St. LOT 13 6117 Easy St. LOT 14 6115 Easy St. LOT 15 6113 Easy St. LOT 16 6111 Easy St. LOT 17 6109 Easy St. LOT 18 6108 Easy St. LOT 19 6109 Occidental Ave. LOT 20 6107 Occidental Ave LOT 21 6106 Easy St. LOT 22 6104 Easy St. LOT 23 6105 Occidental Ave. LOT 24 2202 S. 61 st Ave. LOT 25 2204 S. 61 st Ave. LOT 26 2206 S. 61 st Ave. or 6102 Easy St. LOT 27 2201 S. 61 st Ave. or 6005 Occidental Ave. LOT 28 2203 S. 61 st Ave. LOT 29 2205 S. 61 st Ave. or 6004 Easy St. LOT 30 6005 East St. LOT 31 6007 Easy St. LOT 32 6101 Easy St. LOT 33 6103 Easy St. LOT 34 6105 Easy St. LOT 35 6107 Easy St. 77 14 78 121MI :x •1111 ♦- a• ♦-• • 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 i • 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. Detached single-family dwellings are the primary use in this district. The district is This zone is intended to afford single-family neighborhoods the highest level of protection from encroachment by potentially incompatible nonresidential land uses or impacts. Nonresidential uses within these zones are not allowed; except for public or quasi -public performance or design standards assigned to them as necessary to mitigate potential impacts to adjacent residences. • •_Table . 1 !' 1 design requirementsand standards: Access Re• • 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 on existing legally established lots is exempt from the C. YMC § 15.05.030 (A): Creation of new lots — Subdivision Requirements: Table of Subdivision -♦ 0 Establishes basic development criteria for lot size and width that must be met when reviewing an application for a new subdivision. For single family dwelling construction in the R-1 zoning district,-• -• minimum lot- is 6000 square 79 D. YMC § 15.05.055(1) New Development Improvement Standards Fire apparatus access roads for multiple -family residential developments and one- or two- family residential developments shall be subject to the provisions of Sections D106 and D107, respectively, of Appendix D of the International Fire Code (2009 Edition). Additionally, such residential developments shall be subject to the requirements of Section D105 of Appendix D, International Fire Code (2009 Edition), pertaining to aerial fire apparatus roads, as applicable. All provisions of the International Fire Code referenced above are hereby adopted and incorporated herein by this reference, as now existing or as hereafter amended and adopted by the city. Minimum requirements for the primary and secondary access will be at least twenty feet wide, unobstructed, paved lanes. i 1 1 Establishment of Public utility easements shall be established for the location of new and proposed public utility lines serving new land divisions and land development. Public utility easements shall 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. 1 1' 1 Easement locationandwidth: Eight -foot -wide utility easements shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is greater. 1 1 1 Sewer service required: All new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. 1 1 1 Side 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. 12.0 3.040 ` minimum size for public sewer- eight inchesdiameter. 1 Is 1 Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multi -unit buildings are permitted. E)OC. INDEX 16 o f\-\ 80 i`1 Gravity flow-:► Sewer lines shall be designed for gravity flow operation. Lift stations and force mains (pressurized - •.. limited to those locations . • circumstances where they are consistent with the comprehensive sewer plan and are the preferable short-term solution to service of the development site and other properties in the vicinity. (Ord. 2001-13 § 17, 11 l • 8-6 •. '' i 1' 1 Water service required: All new lots and development shall be served by a public water supply line maintained by the city of Yakima, r• 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 • pressure to satisfy the fire flow and domestic -rvice requirements of the proposed lo ••• - # • development •• • • by the city Engineercooperation - code administration manager and water irrigation division manager. 12.04.0 20 Water line extension► •: Water lines shall •- extended to the point where the adjoining property owner's respo - •• • s extension begins. This typicallyrequires •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. 0. 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. P. YMC § 12.05.010 Sidewalk installation required: "Sidewalks shall •- installed along both sidesof all new, improved, and reconstructed Q. YMC § 12.06.010 Street types, functional classification: The Yakima urban area comprehensive plan, and/or the West Valley neighborhood plan, designates the functi•nal classification of principal •r arterial and collector streets and establishes their functional classification. All other streets are classified as local residential ', C. INDEX 17 81 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 al--- J -h- ', t ceiterlive fro -it tWe teareslAW-ro-ualt, T. 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. 12.06 .080 Street lighting: A street light shall be installed at each street intersection and at mid -block if the block exceeds five hundred feet in length. Streetlights shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property of the city of Yakima upon installation and will thereafter be maintained by the city. V. RCW 58.17.280 and YMC Ch 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. 1:1. 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, oth- • • ding 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. 00C. INDEX 18 ,� A- \ 82 COTTONWOOD PARTNERS LLC - "ANDERSON CAO#001-16 101,4141116, VICINITY MAP File Number: PLP#003-16 83 AW/■ alk'% �.■■■■.. CITY OF YAKIMA Plannin Project Name: COTTONWOOD PARTNERS LLC — "ANDERSON ESTATES" Site Address: Vicinity of S 64th Ave & Occidental Rd Proposal: Proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. 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 prr for any action taken, or action not taken by the user in reliance upon any maps or information pr000llrein. INMEC :. 84 r4-ig-101 10 0 NO III I IN 0 j ..... .... . . ........... f......; SSSS.. SSSS.. SSSS SSSS 85 PRELIMINARY PLAT OF if f*% "Mr off (A PORTION OF THE SOUTHWEST 1/4, SOUTHWEST 1/4, SECTION 33, TOWNSHIP 13 NORTH, RANGE 18 EAST, W.M.) RECEIVED S 11121'211' E 211111*13' i,:� - 4.07' 13 p R S A M, SEE LCR 21"1923 5m LOR 7=022 "ITY OF MWAKII- LEGAL DESCRIPTION (PARCEL NO, 181ME330381 tA L PLA� THE SOUTH 383 FEET OF THE SOUTHWEST QUARTO OF DIV .............. r -E THE SOUTHWEST QUARTER OF SECTION A TOWNSHIP 13 NORTH, RANGE 15 EAST, WA EXCEPT THE IEST 2112 FMTiHMOP AND EXCEPT THE SOUTH 198 FEET OF THE BEST 255.35 . .... . FEET THEREOF, pl AND EXCEPT THE EAST lIZ85 FEET OF THE REST 772.55 FEET OF THE SOUTH loa FEET THEREOF, AND EXCEPT INS SOUTH 5 FEET THEREOF GRANTED TO 774 ..... . .............. THE CITY OF YAKIMA BY QUIT CLAN DEIOD A.RNO. .... . . .... . 113011. SITUATE IN YAKIMA COUNTY. WASHINGTON. 0 0 1328.01, NOTES: --N 89'29'27WC N 89^20'27' W 1. EIUBJECr PROPERTY IS ZONED R-1, SINGLE-FAMILY RESIDENTIAL ... ............... . ............ . Z SIRM IMPROVEMENTS SHALL CONIFORM TO CITY OF YAKIMA STANDARDS FOR PLAT REVIEW. A SEW 19 PRWAM BY CITY OF YB. ARNk 4, ALL STORM WATER GENERATED BY NEW WERVIOUS SURFACES TO BE RETAINED AND DISPOSED OF ON 97E INACCORDANCE WITH CITY OF YAKIMA S WATER ENGINEERING DIVISION V, REQUIREMENTS. 5. WATER 13 PROPOSED TO BE PROVIDED BY NOS HILL WATER. WATER SMEII, NOLUDIRG VALVES, FITTINGS, AND FIRE HYDRANT LOCATIONS, TO BE GEMMED AND CONIMMED BY NOB HILL SITE WATER CO. FIRE HYDRANT LOCATIONS NOT YETDEIER&MNED AM NOT 940M ON THIS PLAN. 6. TV 7ELEPNDNECABLES AND NATURAL GAS MAINS ARE NOT THESE KANS BUT ARE TO BE LOCATED W7HIN THE PUBLIC UMUTY EASEMENT. DEVELOPER TO SEC. 33, S' 1 COAL, SEC, S:L ARE 07H THE sarma unuTY COMPANY FOR DESIGN AM INSTALLATION OF THEIR Tom, 4.15S.,19- WM, FACE MEL W.M.W jM WE ZM-I W 11:1 OFF LOR 2M-1 2 SEE __.FlAur- -13;2-961 --.i- N 097300' W 2643,92' 7. TYPICAL BUILDING SEMCKS - 45 FRONT SETBACK FROM CENTERUNE OF RIGHT OF WAY, 411 CITY OF YAKIMA - RESIDENTIAL SECTION (INTERIOR PLAT ROAD) NOT TO SCALE . ............... . ....... 2803 River Road & HLA YaMma, WA 98902 509.966.7000 IVFax 509.965.3800 W*ring d W lAn$Oft Jmc. www.hlacivil.com . ...... ........... ................................... ............................ ................ ........ 21 MAX 3:i OY Sw 4m (GT ... ........... SDE SETBACK FROM CENTERUNE OF RIGHT OF 'NAY. 5SIDE SETBACK FROM PROPERTY UK AND IW NEAR SETBACK FROM PROPERTY UNE. 00 rn c:) cy) CIO A DATUM ELEVAMON cy) YAKIMA COUNTY ALUMINUM CAP co AT THE INTERSECTION OF 66TH AVE. AND OCCIDENTAL RD. ELEVA'nON: 1183.95 (NAVD88) co Ir - b z -j DEVELOPER ENGINEERISURVEYOR U-1 COTTONWOOD PARTNERS, LLC HLA ENGINEERING AND LAND SURVEYING, INC, P.O. BOX 8335 2803 RIVER ROAD YAKIMA, WA 98908 YAKIMA, WASHINGTON 98902 MICHAEL R, HEIT, PE TIM FRIES, PLS (509) 966-7000 0 - JOB NUMBER: DATE: "ITTONWOOD PARTNERS SHEET 16025 3-21-16 Cu' FILE E: DRAWING: 1N6AM025pSlcit.dwg PLAT OF ANDERSON ESTATES CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON OF REVIEWED BY: MRH/ETH 2 -E ---6-ATE I ENTERED BY: TDF, PRELIMINARY PLAT V. Ni ,IRR ROAb SSSS................... .... .... ........ '4 -�7 7 .......... U rlf ®I t 31 -J;l 5', .......... ...... ----- - 5 j ..... .... . . ........... f......; SSSS.. SSSS.. SSSS SSSS 85 PRELIMINARY PLAT OF if f*% "Mr off (A PORTION OF THE SOUTHWEST 1/4, SOUTHWEST 1/4, SECTION 33, TOWNSHIP 13 NORTH, RANGE 18 EAST, W.M.) RECEIVED S 11121'211' E 211111*13' i,:� - 4.07' 13 p R S A M, SEE LCR 21"1923 5m LOR 7=022 "ITY OF MWAKII- LEGAL DESCRIPTION (PARCEL NO, 181ME330381 tA L PLA� THE SOUTH 383 FEET OF THE SOUTHWEST QUARTO OF DIV .............. r -E THE SOUTHWEST QUARTER OF SECTION A TOWNSHIP 13 NORTH, RANGE 15 EAST, WA EXCEPT THE IEST 2112 FMTiHMOP AND EXCEPT THE SOUTH 198 FEET OF THE BEST 255.35 . .... . FEET THEREOF, pl AND EXCEPT THE EAST lIZ85 FEET OF THE REST 772.55 FEET OF THE SOUTH loa FEET THEREOF, AND EXCEPT INS SOUTH 5 FEET THEREOF GRANTED TO 774 ..... . .............. THE CITY OF YAKIMA BY QUIT CLAN DEIOD A.RNO. .... . . .... . 113011. SITUATE IN YAKIMA COUNTY. WASHINGTON. 0 0 1328.01, NOTES: --N 89'29'27WC N 89^20'27' W 1. EIUBJECr PROPERTY IS ZONED R-1, SINGLE-FAMILY RESIDENTIAL ... ............... . ............ . Z SIRM IMPROVEMENTS SHALL CONIFORM TO CITY OF YAKIMA STANDARDS FOR PLAT REVIEW. A SEW 19 PRWAM BY CITY OF YB. ARNk 4, ALL STORM WATER GENERATED BY NEW WERVIOUS SURFACES TO BE RETAINED AND DISPOSED OF ON 97E INACCORDANCE WITH CITY OF YAKIMA S WATER ENGINEERING DIVISION V, REQUIREMENTS. 5. WATER 13 PROPOSED TO BE PROVIDED BY NOS HILL WATER. WATER SMEII, NOLUDIRG VALVES, FITTINGS, AND FIRE HYDRANT LOCATIONS, TO BE GEMMED AND CONIMMED BY NOB HILL SITE WATER CO. FIRE HYDRANT LOCATIONS NOT YETDEIER&MNED AM NOT 940M ON THIS PLAN. 6. TV 7ELEPNDNECABLES AND NATURAL GAS MAINS ARE NOT THESE KANS BUT ARE TO BE LOCATED W7HIN THE PUBLIC UMUTY EASEMENT. DEVELOPER TO SEC. 33, S' 1 COAL, SEC, S:L ARE 07H THE sarma unuTY COMPANY FOR DESIGN AM INSTALLATION OF THEIR Tom, 4.15S.,19- WM, FACE MEL W.M.W jM WE ZM-I W 11:1 OFF LOR 2M-1 2 SEE __.FlAur- -13;2-961 --.i- N 097300' W 2643,92' 7. TYPICAL BUILDING SEMCKS - 45 FRONT SETBACK FROM CENTERUNE OF RIGHT OF WAY, 411 CITY OF YAKIMA - RESIDENTIAL SECTION (INTERIOR PLAT ROAD) NOT TO SCALE . ............... . ....... 2803 River Road & HLA YaMma, WA 98902 509.966.7000 IVFax 509.965.3800 W*ring d W lAn$Oft Jmc. www.hlacivil.com . ...... ........... ................................... ............................ ................ ........ 21 MAX 3:i OY Sw 4m (GT ... ........... SDE SETBACK FROM CENTERUNE OF RIGHT OF 'NAY. 5SIDE SETBACK FROM PROPERTY UK AND IW NEAR SETBACK FROM PROPERTY UNE. 00 rn c:) cy) CIO A DATUM ELEVAMON cy) YAKIMA COUNTY ALUMINUM CAP co AT THE INTERSECTION OF 66TH AVE. AND OCCIDENTAL RD. ELEVA'nON: 1183.95 (NAVD88) co Ir - b z -j DEVELOPER ENGINEERISURVEYOR U-1 COTTONWOOD PARTNERS, LLC HLA ENGINEERING AND LAND SURVEYING, INC, P.O. BOX 8335 2803 RIVER ROAD YAKIMA, WA 98908 YAKIMA, WASHINGTON 98902 MICHAEL R, HEIT, PE TIM FRIES, PLS (509) 966-7000 0 - JOB NUMBER: DATE: "ITTONWOOD PARTNERS SHEET 16025 3-21-16 Cu' FILE E: DRAWING: 1N6AM025pSlcit.dwg PLAT OF ANDERSON ESTATES CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON OF REVIEWED BY: MRH/ETH 2 -E ---6-ATE I ENTERED BY: TDF, PRELIMINARY PLAT 86 PRELIMINARY PLAT OF "ANDERSON ESTATES". 10 ig, k N b (A PORTION OF THE SOUTHWEST 1/4, SOUTHWEST 1/4, - Z50 -' W E S-ECTION 33, TOWNSHIP 13 NORTH, RANGE 18 EAST, W.M. a ilk I Pl :ug so PHASE 1 PHASE Z 01 h plop OF V -AKU" 0 PLA M��' .. "-z -2 ------- X-- X—K 6onNr X — X X — X x:, — x.........,.,_ z.`�=m-rx----- X—X—X —X— x — X- Inn 1W now 70AW now now now w, "Mow. z T- LOTIO LOT 11 LOT 12 7 LOT 13 4 LOT 15 LOT 16 LOT 17 LOT 35 LOT 34 L T, (7.1 LOT 33 LOT 32 `7 wt 10,131#*SF 71000* SF 7,000± SF 7,000± SF 7 F LOT 31 LOT 30 9 SF 7,000± SF 7,000± SIF 7,000± S 7,000± SF 7,000± SF 710'00± SF g 7�.%OiSF 7,000± SF 10,000± SF x X z Q 9 ml --4 50. R")V TILITY ESM LJC 10 PUB T Mv AlU '7- - - - - - - - - - - - - - - - - - - - - - oo, 70,00, 70AW 70ov a& -- - - - - - - - - 70,10V now - ----------------------------- ---------- - - - - - - - - - - - -- - - - - - --NEw Noe --------- ----- ---------------- - YAWMA - - - - - - - - - - - - - OW OF SEWR , - - - - -- 74.00' wow x r now _--------------__-__ - - -- -- ftly N89'31'3- - - - - - ,_ _. - - ,_ - - - - V W LLC4upp Son .3.35' (QQ) LOT 26 1 LOT 29 LOT 8 LOT 21 LOT.�?,. 9 7,265± SF 9,002± SF LOT 2 LOT 3 LOT 6 6,Kit 5F elf 7,474± S 401* SF 7*9± -sr- 01 11, S -61 F 9t 6,700± SF 9l 8.200± SF 11 .......... z It x as PuBn ,wl31o"11W E uTuJQ` 4 EWT Mow 0*uls 10 PUBUC 4- s 00,311W r 1 7— UTUTY ESMT LOT -iA 74n' - — ----------- now 82.00 LOT. 26 4911W E E 8 (Tr p') LOT 28 7,012± SF %9,089± SF 9 50- R/W 7,350 Ll LOSE LOT I LOT 4 LOTS "'al-W W V u s worw t, 110 SEn 7,965± SF 7,992± SF *n 8. 1 77± SF MLOT 19 LOT 20 LOT 231:-\ 10,31 ig 8.858± SF g R/W 4± SF 9,397± SF . ...... -6" WELL z LOT 7 LOT 27 F A UTIUTY ESMT op'. I 0 OLL BE CONS" vocam 7,054t SF 745± SF ul ,/ 10 PUSUC w — > 61748± LOT 24 lj`�w. By ASPHALT MENT Isnou Fun 95,24 - - - - - - - - - - now now z 5L- Z-Z •NW MUL WATER OCCIDENTAL AVE. - - - - - - - - - - - - - - ,_ - - I - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - NEW CITY CF` YAKIMA SEWM-FORCE MAIN - - - - - - - - - - - -- :z--, - - - - - - - - - - - - - i -- - - - - - - - - - - - - - - - - - - - - - - - =7 - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 7 - -- - - - - - - - - - - - - - - - - - PROPOSED DEVEU QPMENT - - - "ANDERSON PARK' % jj % 2803 River Road JOB NUMBER: DATE SHEET e 16025 3-2 16 COT Yakima, WA 98902 FILE NAMES: TONWOOD PARTNERS 2 509.966,7000 DRAWING: 16025plc3t.dwg PLAT OF ANDERSON ESTATES HLA Fax 509.965.3800 CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON OF Enghodg and Ind Sumying, Inc. www.hlacivil.com REVIEWED BY: MRH/ETH PRELIMINARY PLAT 2 If 2X$- REVISION ENTERED BY: TDF 87 COTTONWOODPARTNERS "ANDERSON ' O ( L EXHIBIT LIST CHAPTER D DST Review Agency D-1 Comments from Glenn Denman, Building Official 05/02/2016 2 DST Request for Comments 05/05/2016 D-3 Comments from y Meloy, Surface Water Engineer 05/09/2016 D-4 Comments from i e Shane,Water/Irrigation Engineer 05/16/2016 -5 Comments from Carolyn Belles, Permit Project Coordinator 05/26/2016 -6 2°1 DST Request for Comments 06/03/2016 -7 Comments from Scott Schafer, Public Works Director 06/07/2016 D-8 Comments from Dana Kallevig, Utility Project Manager 06/10/2016 aa if" Is ZI&XV CITY OF YAKIMA PLANNING DIVISION PMY OF YAKWA lanning DST COMMENTS Project Name: Cottonwood Partners LLC — "'Anderson Estates" Fff �hp From: Schafer, Scott Sent: Tuesday, June O7 2016 I2:II PM To: Maxey, Lisa Cc: Davenport, Joan; Cutter, Jeff Subject: FW: DST Request for Comments for June 7th Meeting Attachments: DST Request for Comments- Cottonwood Partners Anderson Estates PLP# 003 l6.pdtOSTRequestfor[omments_CottonvvoodPartnersLL[ Anderson Park PSP CLlCAO.pdf sm Please see my email below regarding the Anderson Estates project. I am having staff review this closely and we will be bringing back our information from previous years as to how these parcels are to be properly sewered by having the developers extend sewer in accordance with Title 12. This will continue to be a political hot button with these particular developers and is why I have included both Joan and Jeff. Engineering (Brett) was also included in an earlier email as he was part of the debate back in the day as well. To: Kallevig, Dana; Shane, Mi Cc: Price, Mike Subject: FW: DST Request for Comments for June 7th Meeting is located due north. Back in 2009, we went round and round with these developers to extend sewer from Washington served within this area. Not sure where they are at with this as it is unclear due to the enclosed site plans. ltdoes however appear as if their proposal includes lift -stations. The City does not want to maintain any more lift -stations; only i?s an absolute last resort. Can you provide any more information about this project? From: Maxey, Lisa Sent: Friday, June 03, 2016 3:37 PM To: Martin, Trevor; Belles, Carolyn; Belton, Chance E.; Bond, Jeff, Brown, David; Caruso, Joe; Cawley, Marc; Crowell, Eri eJE r Cruz, Julia; Cutter, Susie; Davenport, Joan; Dean, James; DeBusschere, Suzanne; Dellinger, Carissa; Denman, Glenn; Dianna Woods -County Flood Control District; Floyd, Bruce; Futrell, Ke .. vin; G . reg Leadon; Hazen, Ellena; lbarra, Rosalinc� Jason Earles -Yakima Count Pi 90 Dan; Rosenlund, Joseph; Rossignol, Linda; Sanders, Jenise; Schafer, Scott; Schneidei, Royale; Shane, Mike; Sheffield, Brett; Smith, Valerie; Soptich, Mark; Tabert, Randy; Terry Keenhan-County Flood Control District; Vern Redifer-Yakima County Public Services Director; Wantland, Wayne; Wilkinson, Kenneth; Zammarchi, Loretta Subject: DST Request for Comments for June 7th Meeting No Win Please see the attached DST Request for Comments. The attached applications have been scheduled for review at our June 7 Ih DST meeting. Should you have any questions, please contact assigned planner Trevor Martin at (509) 575-6162 or by email at trevor,martin@ �akjma�w�. Thank you! IMMI= Ma ft Ift %, City of Yakima Development Services Team KVA%N� 11%mhh. Request For Comments F YAMMA June 3, 2016 I ning ' rTrevor Martin, Associate Planner Mvl"[Request for comments Cottonwood Partners LLC MM. Mfl� �Oqffl 21111EMO I;FTM- III" M11 18133333038 Proposal The City of Yakima Department of Community Development has received an application from Cottonwood Partners LLC for a proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. Please review the attached application and 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 June 7 2016,ALg&Q_R,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 trevor.martin@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) 575-6162. Comments: Contact Person Department/Agency VOC. INDEX [0 92 OF #DIVISION Am 1%W PCITY OF YAKIMA lanning DST COMMENTS Project CottonwoodPartners "Anderson ... . x .. .... ......... DOCUMENT prehadnaq addressing for Anderson Estates Carogst,BeRes&1 LIW arc" �a GC�zarci� LA PRELIMINARY PLAT OF "ANDERSON ESTATES' (A PORTION OF THE SOUTHWEST 1/4, SOUTHWEST 1/4, SECTION 33, TOWNSHIP 13 NORTH, RANGE 18 EAST,r W.M.) PHASE PHASE2 :il F UE 1'kClVin LOI' p8 J 9 0596 SF LOT2 Gn - L073 ;k 7,4011 SF ,nn �I1 ■ ,L"x L.1�jy ' L07:19 y LOT 21 37,289r1 SF LOT 7Q f 70,196!! 516: LOT 11 7,000j37 SF - LOT 12 7,000* SF LOT 13 7,0006 SF • LOT 14 7,0001 SF LOi 18 LOT 16 6 T�OOOSSF Y 7,0001 SF a L0717 §. 7,000* SF 7000_3SF +s 7000±3SF LOT 33 7,0006 SF y LOT 32 7,0006 SF LO7 31 1i 7,000f SF LOT 30 1 8 7,992± SF k 0,177* SF s 1 1��rr�� M14 r ^� 7.3501 SF ` � .n.a.,u r aaa...m n ^'°•�:nMa�nw�i- y �m gar 'ti ��CS LOT 4 4 3 7,054±2SF 3 10,0003 SF 1 G° � ._._ _ -------------------- - _ LOI' p8 J 9 0596 SF LOT2 Gn - L073 ;k 7,4011 SF LOT Y 7, 6 569* SF i �I1 ■ ,L"x L.1�jy ' L07:19 y LOT 21 37,289r1 SF I ■ 7�C6igF nu.err-r- L 9,700* SIF 6,200± SF �,� � 9 i LOT 1LOT4 r p; 7,0126 SF � LOT iq •i 1 LOT 25 7,9551 SIF 8 7,992± SF k 0,177* SF s 1 1��rr�� M14 r ^� 7.3501 SF ` E7Al19F I .n.a.,u r aaa...m n ^'°•�:nMa�nw�i- y �m gar 'ti ��CS LOT 4 4 3 7,054±2SF ---- ---- 1 LOI' p8 J 9 0596 SF ov LOT 27 �I1 8,7451 SF ,L"x L.1�jy ' L07:19 y LOT 21 37,289r1 SF • LOT22 ■ 7�C6igF L 9,700* SIF 6,200± SF �,� � 9 LOOTT8 S p; 7,0126 SF 7op� • LOT 25 � n++ um 1 LOT 19y LOT 20 ■ 1,114:1 SF g 9,3971 SF 4 as LOT 23 • 8,95825E 1 ,o xpx 1��rr�� M14 r ^� 7.3501 SF ` E7Al19F I .n.a.,u r aaa...m n ^'°•�:nMa�nw�i- y �m gar 'ti ��CS LOT 4 4 3 7,054±2SF ---- ---- -- -- LOI' p8 J 9 0596 SF ov LOT 27 �I1 8,7451 SF ODMENTALAVE -------------------- ----`------- -----»--s--------"-- r — ---------- _ + —- PROPOSED DEVELOPMENT �_ _ _______ 1 7 "ANDERSON PARK" 1 ♦HLA 2803RvnRned -- - - lOB NUMBER MATE YaIdmQ WA98902 '�' M - 15025 3-21.15 COTTONWOOD PARTNERS -E FILE NAMES: 2 509.966.700D oaAwwc l602SpJ.t d"9 PLAT OF ANDERSON ESTATES rnr Fax 509,965.3800 CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON �F•�F1ro Imo• wwwl0ecivil.com .xx>F� "r - - —-nFVIEwED aY: .NRif/ETN m ENTEREU eY: TDF PRELIMINARY PLAT 2 94 DATE: May 16,2016 TO: Jeff Peters, Supervising Planner FROM: Mike Shane, Water / Irrigation Engineer RE: PLP #003-16, SEPA#010-16 — Vicinity of S. 64" Ave. & Occidental Rd. – Cottonwood Partners LLC Project Description – Proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. This project requires Title 12 improvements, including but not limited to the following: 8.67 and 12.05 – New curb, gutter and sidewalk required within new development. Street section shall conform to standard detail R3. New sidewalks shall be constructed per standard detail R5. 7' sidewalks are required for Occidental Rd. (Minor Arterial). Note: Proposed Road 'B' may not be allowed to connect to S. 64 1h Ave. if extended at same alignment due to close proximity to intersection of Occidental and S. 64" Ave. 8.72 – An excavation and street break permit shall be obtained for all work within the public right of way. Refer to chapter 8 for requirements. Roads less than rive years old can be cut, but will cost one hundred fifty percent of restoration fee with no PCI discount. 12.02 –Easements will need to be established per this chapter. 12.06.050 - Phased developments or temporary dead-end streets shall provide for adequate temporary turnarounds between project phases or future street extension. The design shall provide for continuation of the full right-of-way width to the property boundary. 12.06 – Street and right of way widths shall conform to this section unless otherwise approved. 50' of right of way is required for the residential new streets. Occidental Rd. is classified as a Minor Arterial, requiring a total of 80' of right of way. 12.06.080 Street lighting - A street light shall be installed at each street intersection and at mid - block if the block exceeds five hundred feet in length. Street lights shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property of the city of Yakima upon installation and will thereafter be maintained by the city # Mike Shane - Water/Irrigation Engineer (509) 576-6480 Fax (509) 575-6187 mike.shane@yakimawa.gov 95 4"Al asAx CITY OF YAKIMA PLANNING DIVISION DST COMMENTS Project Cottonwood "'Anderson 96 0 a City of Yakima Development Services Team JV a Request For Comments CITY OF YAKIMA May 5, 2016 -anning '10 MMMM :WIWi���MMMOMMMatu:i�ervisin i Plann.r�� M TIM la�mlll - ............... 111111-------111 ............... Cottonwood Partners LLC imm- VIR mila�i181333-33038 . ........................................................................................... . ............................................... . ............................................ .............. 19MUMM14.09 Mi Proposal Preliminary Long Plat to subdivide approximatly 8.27 acres of property into 35 single-family lots in the Single Family Residential (R-1) zoning district. Please review the attached application and 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 MMAKjA,2016,._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) 575-6163. Comments: Contact Person Department/Agency DOC. INDEX 1! _0 - 1-21 Amikvvk IEY� KIM Project ® Cottonwood Partners LLC — rr Estates" 98 CAO#001-16 99 ENVIRONMENTAL CHECK. -LIST STATE ENVIRONMENTAL POLICY ACT (SEPA) (AS TAKEN FROM WAC 197-11-960) VAKIMA MUNICIPAL CODE CHAPTER 6.88 ,-PURPOSE OF CHECKLIST The State Environmental Policy Act (SEPA), RCW Ch. 43.210,, 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 pro2osal, if it can be doneand to!Le1XtheaAencv decide whether an EIS is reLuired 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 = be sianificant adverse i act. USE OF " JSHECKLIST FOR NONPROJECTP ROPOSALS 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," "Erogoser. and "affected g��hie�arca,"r=ectivelZ.,,,, ................. ................ A. BACKGROUND INFORMATION (To be completed by the applicant.) 1. Name Of Proposed Project (If Applicable): Anderson Park and Preliminary Plat of Anderson Estates 2. Applicant's Name & Phone: Cottonwood Partners, LLC (509) 949-0125 3. Applicant's Address: P.O. Box 8335, Yakima, WA 98908 4. Contact Person & Phone: Lew Miller, (509) 949-0125 5. Agency Requesting Checklist: City of Yakima 6. Date The Checklist Was Prepared: Originally Prepared: May 26, 2016 Revised: January 23, 2017 RECEIVED CITY OF YAKIMA I PLP,`!,�."14.31 DIV Doc. INDEX # Page 4 inn Proposed Timing Or Schedule (including Phasing, If Applicable): Original Response: The project encompasses two separate construction projects. The Plat of Anderson Estates will be developed in two phases, and anticipate construction starting in Fall, 2016. The Anderson Park development will be developed in five phases, and anticipate construction starting in Fall, 2016, and continue until complete based on market conditions. Revised Response: The project encompasses two separate construction projects. The Plat of Anderson Estates will be developed in two phases, and anticipate construction starting in Fall, 2017. The Anderson Park development will be developed in five phases, and anticipate construction starting in Fall, 2017, and continue until complete based on market conditions. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain: This SEPA is in conjunction with a Preliminary Short Plat Application for Anderson Park and construction of the proposed residential buildings. The property will not be fully developed upon completion of this project, additional development may be possible in the future. However, there are no plans for additional development at this time. 9. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: The applicant is not aware of any specific environmental information which has been prepared for this property. 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, a Type I and short plat is being filed for the property south of Occidental Road, and a long plat is being filed for the property north of Occidental Road. Occidental Road improvements are proposed to be constructed by whichever project commences construction first. 11. List any government approvals or permits that will be needed for your proposal, if known, City of Yakima — Preliminary Plat Approval City of Yakima - Preliminary Short Plat Approval. City of Yakima - SEPA Determination. City of Yakima - Stormwater Approval. City of Yakima - Building Permit Approval. City of Yakima - Plan review and approval, and construction approval for municipal facilities constructed by private parties CITY OF YAKIMA - M DOC. PLANMV,.."J DIV INDEX Revised 07/2014 # it' Page 5 ESI Cive a brie f, I tlik] 1"Firth -_VT97oZ 711=1 laiLT4-ma4 the size of the p rojee and site. There are s ver I uestions 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 inclu additional specific information on project description.): 11 lots. The lot sizes will vary in size from approximately 6,748 square feet to 11,289 square feet. The lots will have frontage onto a public roadway which will need to be improved as part of this project except for five lots which have frontage along Occidental Road. Occidental Road will need to be improved as part of this project, or as part of the neighboring Anderson Park. Occidental will need to be improved as part of whichever development is constructed first. Access to the plat will be from extensions off of Occidental Road. 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, or underground infiltration. • i 011VToo, I art, pri i1 yarLHICIRS VTI?Yrrf'�, spaces on approximately 40.39 acres. As proposed the project will short plat the 40.39 acres into 6 multi -family lots, and be constructed in five phases. The lot sizes will vary in size from approximately 4.83 acres to 10.0 1 acres. Lots I through 5 will contain the proposed 660 apartment units, and Lot 6 will remain as open space. The five lots with aDr 1ilic rid r6i ht-of-wa which will need to be imUroved as - Qart of thi6 Wiliullcvcl&cvr-wihL;ullzstluu,CUIITSI EMU Will lldVU to occur on this lot at this time. Access to the short plat will be from private roads, and access and parking casements extending throughout the proposed Anderson Park short plat, off of Occidental Road. 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, or underground infiltration. Phase I would construct 126 dwelling units in six separate structures, and 192 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Occidental Road. Secondary (emergency) access will be provided from Phase I to Occidental Road at a point further cast along the roadway. The secondary access is proposed to be constructed with an all-weather compacted 26 -foot wide gravel roadway. The secondary access is to be used for emergency vehicles only and Weill not service the public. Phase 2 would construct 144 dwelling units in six separate structures, and 195 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Occidental Road. Upon completion of Phase 2, the secondary (emergency) access described in Phase I will be replaced with a paved 26 -wide driveway, which will connect Phase I and Phase 2 to Occidental Road. I Phase 3 would construct 132 dwelling units in six separate structures, and 198 parking spaces. Primary access will bo through a 26 -foot wide paved driveway which connects to Occidental Road. An internal access road will be constructed as part of Phase 3 connecting to Phase 2 to improve traffic circulation. • �FarKlng SIMCCS. rriiiiaiy access will U, I♦UMN 111 Me SepdfaTU, ffTCLUeS, all't through a 26 -foot wide paved driveway which connects to Occidental Road. An internal access road will be constructed as part of Phase 3 connecting to Phase 2 and 3 to improve traffic circulation. Phase 5 would construct 1 2 dwillini units in jix sij rin iskaw" a ive vegetation. qECEIVED CITY OF YAKIMA DOC. P L ANN"I'! "] 0 1 V INDa Revised 07/2014 a Page 6 IN 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 ax ,mq,Mou are not re7�_uircd to dujdicate ma-,cs or detailed -clans submitted with anpiQrns related to this eYeeViist.: Avenue and Occidental Road, along the north side of Occidental Road. The SW Quarter of the SW Quarter of Secti 33,Township 13 North, Range 18 E.W.M The proposed Cottonwood Partners Anderson Park property is located at the southeast comer of the intersection of L South 64" Avenue and Occidental Road. The NW uartr of Section 1, Townshie 12 North, RanLe 18 E.W.M B. ENVIRONMENTAL ELEMENTS (ro be completed by the applicant) Space Reserved for AgLneZ Comments 1. Earth 77 11 a. General description of the site (,/ one): flat [I r�!TiIil:! 11 11''i steep S mountainous other Gently Sloping b. What is the steepest slope on the site (approximate percent slope)? The steepestslopeis approximately 1 1/2 percent. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. National Resources Conservation Service Soil Mapping was consulted regarding the on-site soils at the plant site. The USDA Soil Conservation Service (SCS) indicated the primary soil for the site is a Kittitas Silt Loam which is a CL, ML or A-4 soil type. The remainder of the site is Naches Loam, which is a CL, SC or A-4 soil type. The Kittitas Silt Loam. and Naches Silt Loam are considered rime farmland if irrigated, d. 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. c. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Original Response: The project consists of usual and normal embankment construction for new streets and building lots. As it applies to the entire development, there is no significant grading proposed for streets or building lot development expected. No net increase or decrease in quantity of material is anticipated. Earthwork quantities will be determined during the design phase of the development, but are expected to be minimal. Source of fill will be from on-site excavations or from approved/permitted borrow site. Revised Response: The project consists of usual and normal embankment construction for new streets and building lots in the Anderson Park and Anderson Estates. As it applies to the entire Anderson Park and Anderson Estates development, there is no significant grading proposed for streets or building lot development expected. No net increase or decrease in quantity of material is anticipated within either construction projects. Earthwork quantities will be determined during the design phase of the development, but are expected to be minimal. Source of fill will be from on-site excavations or from approved/permitted borrow site. There will be 7,000 cubic yards of grading and fill to be imported onto the vacant IECEIVEE unused portion of land south of the Hugh -Bowman Ditch. There is currently no proposed development on this portion of land, and it is not within the FEMA flood way or 100 -year floodplain, and there are not wetlands in this area. The proposal is JA!1 2 6 201 to place the fill along the east half of the property to a depth of approximately 1 -foot of depth, and the southeast corner approximately 2 -feet of depth. The proposed fill CITY OF YAKIM material is excess material from a nearby project site, consisting of silty loam s "d,P 'kt';N'J 4 DIV, t similar to the existi..!! �soil�.LAN: INDEX Revised 07/2014 #_ 6 _1z Page 7 Rev f Could erosion occur As —aresult—of–Ac6—ring, construction, or use so, generally describe. It is possible erosion could occur during the construction phase of the development, but it is not expected. After construction is completed, each individual residential lot will be landscaped, and long-term erosion is unlikely to occur. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? In Anderson Estates, approximately 40 -percent of the site will be covered with impervious surfacing. The lot coverage maximum in the R -I zone is 60 percent. In Anderson Park, approximately 17 -percent of the site will be covered with impervious surfacing. The lot coverage maximum in the R-3 zone is 80 percent. . . ......... �1 ;posed 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 storinwater 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 permanently stabilized post - construction by soddino and landscaping. a. What types of emissions to the air would result from the proposal (Le 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 1 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 and staff. Minimal emissions from commercial heating devices may occur after project completion. Approximate quantities are not known. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None are known to exist. c. Proposed measures to reduce or control emissions or other impacts to air, if any: The contractor shall comply with Yakima County Clean Air Authority regulatory reM uirements. 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 cQuinment will be well maintained to prevent excessive exhaust emissions. a. Surface: L Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no existing surface bodies of water within the development. There is an irrigation ditch that passes across the southern portion of the Anderson Park property and continues just south of the south property line. Ahtanurn Irrigation District 2. Will the project require any work over, in, or adjacent to (within 200 feet) the waters? If yes, lease escribe d anattach available plans. There will be descried pd 7b [ 0.'.. JAN 2 6 27 0 wor no work over or in any bodies of water. All proposed work is out of the buffer area and 100 year floodplain. The closest point of proposed construction is 70 feet north of the CITY OF MOO ' ditch and the Anderson Park property. DOC. PL1kl'k4;r I NO DIV, INDEX Ised 07/2014 Page 8 is ' � `� 1 i' 1 !'• i 1 =. Y 3 iJ •- iS tgig 3. ]Estimate the amount 1f fill 'ai-nddr-e-dgematert I that would 1' placed in or re I moved from surface water or wetlands and indicate the area of the site that would affected. Indicate the source of fill material. No fill or dredge material will be wetlands.be placed or removed from any surface water or 4. ill the proposal iuire surface water withdrawals or diversions? description, purpose, dY approximate quantities if known. The new development will not require any surface water withdrawals or diversions. Does the proposal lie within a 111floodplain? r r 1 on plan. The proposal does not lie within the 100 -year floodplain. 6� 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. 1 Ground, L Will ground water 1' withdrawn,or will water be discharged i• ground 1 Give general description, purpose, and approximate quantities if known. The proposal will not or discharge construction of • occur, quantities are unknown. Domestic water supply is proposed f•m the Nob Hill Water which has deep •. �' ►` 1 `d into the ground 1septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following agricultural;of the system, numberthe of such systems, the numberl 1 be served a 1 the number of animals orexpected to ground.Waste materials will not be discharged from any source into the will be it to City of Yakima public sanitary sewer. (includingc. Water Runoff i Describe the source1 (including stormand method L r and disposal, (includeknown). Will this water flow into i M describe. will be primarily from rainfall and snowmclt. The runoff is proposed to be collected •.. managed on-site via surface retention and infiltration facilities i..:. underground infiltration facilities. Storrnwatcr treatment and disposal facilities will be designed accordancesized in i City of standards. This project will not result in the discharge of storm water into a body.Yakima surface water 2. Could waste materials enter ground or surface waters? If so, generally descri e. No waste materials are anticipated to enter ground or surface waters. Proposed 1 reduce or 1 r ground, and runoff impacts, if any: Stormwater runoff from the roads will be retained, treated, and RECEIVED 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 JAN 2 f'; 2017 impacts.systems will be implemented to collect and manage the surface and runoff water DOM Revised 07/2014 Page 9 B.ENVIRONMENTALELEMENTS (To be completed by the applicant) Space Reserved for Agency Comments 4. Plants: a. Check (✓) types of vegetation found on the site: Deciduous Tree: Alder 0—M—ap—le--o Aspen Other Evergreen Green: Fir Cedar Pine Other Shrubs Grass Pasture Crop Or Grain Other Wet Soil Plants: El Cattail ElMaercup Bullrush Skunk Cabbage Other Water Plants: ilfoil Eelgrass Water Lily Other Other Types Of Vegetation: b. What kind and amount of vegetation will be removed or altered? The development will _ be cleared of existing grasses and trees where necessary for the construction of the street, utility improvements, and home construction. c. List threatened or endangered species known to be on or near the site. There are no listed endangered or threatened plants on the project site or within the general project vicinity. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The completed residential homesites will be landscaped with typical residential lawns, trees, flowers, and shrubs. The completed residential apartment complex homesites will be landscaped with typical residential lawns, trees, flowers, and shrubs. Additionally, landscaping will occur within the parking areas, and along the property lines. 5. Animals. a. Check (✓) any birds and animals which have been observed on or near the site or are known to be on or nearthesite: 'Birds: Hawk Heron Eagle Songbirds Other Mammals: Deer Bear Elk eavcr Other Fish: Bass Salmon Trout Herring Shellfish Other b. List any threatened or endangered species known to be on or near the site. There are no known endangered or threatened species on or near the project site. c. Is the site part of a migration route? If so, explain. Most of Washington State is partof the Pacific Flyway migratory route for birds. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating,'', manufacturing, etc. It is anticipated that electricity and/or natural gas will be the primary sources of cooling and heating the residences. Electricity will also be used for normal residential demands of lighting, etc. During construction: equipment fuel. b. Would your project affect the potential use of solar energy by adjacent properties? If '> so, generally describe. The project will not affect the potential use of solar energy by adjacent FIECIEWED properties. c. What kinds of energy conservation features are included in the plans of this proposal? JN List other proposed measures to reduce or control energy impacts, if any: New 2017 construction will be built to Washington State Energy Codes and as required by the OF i IWA International Building Code.3;��;,, z�z DIV. DOC. DEX Revised 0712014 r Page 10 B. ENVIRONMENTAL ELEMENTS (To be completed by the applicant) 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 of proposal. A fuel spill may occur as a result of construction activities. I Describe special emergency services that might be required. There are no -known emergency services that would be needed as a result of this new building. Emergency medical aid may be required should an injury occur during construction. 2, Proposed measures to reduce or control environmental health hazards, if any: There are no known environmental health hazards associated with this proposal, therefore there are no proposed measures. b. Noise Space Reserved for LAgane y Comments 1, What types of noise exist in the area, which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from adjacent public streets. 2. What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise consists of construction activities associated with commercial construction. Construction noise can be expected from approximately 7:00 a.m. to 7:00 p.m. Long-term noise is expected from the typical residential maintenance equipment, i.e. lawn mowers, leaf blowers, power trimmers, snow blowers, etc. during daylight hours. 3. Proposed measures to reduce or control noise impacts, if any: No adverse noise impacts are anticipated; however, we propose to restrict construction to 7:00 a.m. to 7:00 p.m.. In addition, we will comply with the City of Yakima and Yakima County Noise Ordinance, as it applies to this project. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The project area consists of unused open land. There is open land located immediately to the north and cast of the sub ect areal. Residential homes are located to the all sides afthe_sub`ect ra art b. Has the site been used for agriculture? If so, describe. It is not known if the site has been used agriculturally. c. Describe any structures on the site. There is currently one residential home onthe Anderson Park site. d. Will any structures be demolished? If so, what? One residential home. e. What is the current zoning classification of the site? Anderson Estates R-1, An_derson ;IECEIVED Park R-3. f. What is the current comprehensive plan designation of the site? Anderson Estates R-1, 2 Anderson Park R-3. -JAN :6 2017 g. If applicable, what is the current shoreline master program designation of the site? CITY OF Not applicable. YAKIMA PLA* Nf'ivo 1)1V DOM 1NUtA Revised 07/2014 # E —'? Page I 1 B. ENVIRONMENTAL ELEMENTS (To be completed by the applicant) Space Reserved for Rena Comments h. Has any part of the site been classified as an 'environmentally sensitive" area'. If so specify. There a 100 year floodplain associated with the ditch. The proposed construction is outside of the 100 year floodplain. i. Approximately how many people would reside or work in the completed project? In Anderson Estates, approximately 95 people (2.7 people per home) would reside in the completed project. In Anderson Park, approximately 1,650 people (2.5 people per unit) would reside in the comPleted project. j. 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 these properties is determined that the properties are suitable for uses permitted in the respective single family and multi-family zoning district. The Anderson Park property was recently re-zoned to the multi-family land use. Proicet meets the current and future land use Tans of the Cit v of Yakima. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. IN Anderson Estates, approximately 35, middle income, single family housing units will be created. IN Anderson Park, approximately 660, middle income, multi-family dw Y units will be created. b. Approximately how any units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One low income single family residential unit will be removed. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. Aesthetics a. What is the tallest height of any proposed structures, not including antennas; what are the principal exterior building materials proposed? Most likely less than 35 feet in max height. Principal building materials will consist of stone, brick, stucco, wood. b. What views in the immediate vicinity would be altered or obstructed? None known. c. Proposed measures to reduce or control aesthetic impacts, if any: Theproposed buildings will be similar in appearance as neighboring buildings to further control aesthetic impacts. Compliance with zoning and building code regulations regarding building height, lot coverage and setbacks will also be in effect. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Typical and normal residential and residential apartment security night lighting form dusk until dawn. b. Could light or glare from the finished project be a safety hazard or interfere -with views? The light or glare is not expected to pose any safety hazards or interfere with any views. RECEIVED c. What existing off-site sources of light or glare may affect your proposal? None. J AN 2 5 2017 d. Proposed measures to reduce or control light and glare impacts, if any:CITY OF YAKIMA ) I N D rzx Revised 07/2014 _1#4 Page 12 3 QA B. ENVIRONMENTAL ELEMENTS (To be completed by the applicant) Space Reserved for A enu omments 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. 12. Recreation a. What designated and informal recreational opportunities are in the immediate' vicinity'? West Valley Junior High School lies a 5,800 feet to the northwest of the subject property and recreational activities take place at the school fields. City of Yakima owned park West Valley Park at South 80" Avenue lies 7,300 feet to the northwest of the subject property and recreational activities take place at the park fields. Other known recreational activities in the general area consist of fishing, biking, golfing and walking/jogging. b. 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: The Anderson Park project will have open green space that could be used for recreational purposes. 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. According to the Department of Archaeology & Historic Preservation's (DAHP) Washington Information System for Architectural and Archeological Records Data (WISAARD), there are no registered properties within or adjacent to the project limits. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural important known to be on or next to the site. There are no known landmarks or evidence of historic, archaeological, scientific, or other cultural significance located on or near the site. c. Proposed measures to reduce or control impacts, if any: There are no known impacts, therefore no measures are proposed. If, during construction, artifacts are found, then work within the area will cease and the proper authority will be notified. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed Anderson Estates development has frontage along Occidental Road to the south. The development has two access points to Occidental Road. See site plan. The proposed Anderson Park development has frontage along Occidental Road to the north. The development has two access points to Occidental Road. See site plan. b. Is site currently serviced by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, nearest transit stop is 2,400 feet to the north along Washington Avenue. c. How many parking spaces would the completed project have? How many would the project eliminate? None In Anderson Estates, each homesite will have a minimum of 2 off-street parking spaces. There will be on -street parallel parking along the private roadway within the development. No parking spaces will be eliminated. In Anderson Park, the competed project will provide 102iuiiaaaces. No Larking sEaccs will be eliminated. .... R, E DOC. INDEX JAN 2 5 2017 'I �-11/1 Revised 07/2014CITY OF YAKIMA Page 13 P L d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The proposed developments haves frontage along Occidental Road, which will need to be improved as part of the Anderson Park, or as part Anderson Estates project. Occidental will need to be improved as part of whichever development is constructed first. Each development has two access points to Occidental Road. The apartments will have private internal access roads. The subdivision will have new public streets through the site. See attached prelinn c. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Original Response: In Anderson Estates, 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 335 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 (Occidental Road) is 0.74 trips per residence or 26 trips at.full build -out Qf all homesites (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 35 trips at fill build -out of all homesites (63% entering, 37% exiting). In Anderson Park, based upon the Ninth Edition (2012) of'the Institute of Transportation Engineers (ITE) Trip Generation Manual, a multi family residential project (Land Use 220) is anticipated to generate approximately 6.65 vehicle trips per weekday per unit. That equates to approximately 4,389 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 (Occidental Road) is 0.51 trips per residence or 337 trips at full build -out of all units (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 0.62 trips per unit or 409 trips at full build -out of all units (63% entering, 37% exiting). Revised Response: A Traffic Impact Analysis (TIA) was prepared for the combined Anderson Estates and Anderson Park projects, and should be referenced to review actual trips generated, traffic movements, intersections LOS, and mitigation measures. In Anderson Estates, based upon the Ninth Edition (2012) of the Institute ii� F.Tagi-vegrs-(ITE) Tri;i, (,-exerafiwd kr_2Du"_Ia AT-gle f,?-v.,:Iy resWei;.tLqI � 1,2Uf rr 1 r�P)�;iu pa*l weekday per residence. That equates to approximately 335 vehicle trips per day for (50% entering and 50% exiting). I - I II I RECEIVED [tea UTF t fill p.m. to 0.11F111 P.M.) 0 Ic is 1.1il trips per resiTence air 35 trips at full build -out of all homesites (63% entering, 37% exiting). JAN 2 5 In Anderson Park, based upon the Ninth Edition (2012) of the Institute of CITY W YAKIMA Transportation Engineers (ITE) Trip Generation Manual, a multi -family residential Revised 07/2014 Page 14 B. ENVIRONMENTAL ELEMENTS (To be completed by the applicant) Space Reserved for A&=c ,Comments weekday per unit. That equates to approximately 4,389 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 (Occidental Road) is 0.51 trips per residence or 337 trips at full build -out of all units (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 0.62 trips per unit or 409 trips at full build -out of all units (63% entering, 37% exiting). The proposed mitigation measures for the TIA determined that an intersection improvement such as a signal or roundabout at the South 64" Avenue / Occidental Road intersection will be necessary with the development of the project. The TIA also determined up to 35 single-family homes, and 40 apartment units could be developed while maintaining LOS D for the eastbound approach at the intersection of South 64th Avenue / Occidental Road. Single-family homes generate a greater number of trips than apartments. Therefore, to simplify the LOS analysis the TIA assumed the highest possible trip generation scenario of all 35 single-family homes, and calculated up to 40 apartment units at the Anderson Apartments could be constructed and maintain an acceptable LOS D at the EB approach to the South 64" Avenue / Occidental Road intersection in the PM peak hour. This analysis of 35 single-family homes and 40 apartments, for a combined total of 75 dwelling units, generates 81 PM peak hour trips. For the purpose of maintaining LOS D at the EB approach to the South 64" Avenue / Occidental Road intersection, any combination of apartments and single- family homes that generate up to 81 PM peak hour trips is acceptable before improvements are necessary at the intersection. Therefore, any combination of apartments and single-family homes, up to 75 dwelling units, with a maximum of 35 single-family homes, will maintain LOS D at the EB approach to the South 64" Avenue Occidental Road intersection. g. Proposed measures to reduce or control transportation impacts, if any: No measures are planned. Occidental Road has no frontage improvements and the service level will need to be designed to accommodate traffic loads from within the development. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will have probable incremental increased demand for fire and police protection, public safety services and schools could be anticipated, relative to the potential population increase. b. 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. Water form Nob Hill Water and Sewer from the City of Yakima are available to serve the property and would be extended to serve new buildings. 16. Utilities a. Circle utilities currently available at the site: electricity, naturalwater f use &s ate , refuse service ,tele ghone saWitarysewer, septic system, other. 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 ECEIVED might be needed. Answered above Domestic Water: Nob Hill Water Association JAN 2.6 2017'' Sanitary Sewer: City of Yakima CITY OF YAKIMA Refuse: City of Yakima or private company 000 P L pp "-� G2 DIV. Power: Pacific Power 1 Revised 07/2014Page 15 # e- -_-2 - Telephone: Qwest or Charter Irrigation: Yakima-Tieton Natural Gas: Cascade Natural Gas Company The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to ake its decision. Property O n o gen Sign ture Date Submitted Revised 07(2014 RECEIVED 101 2 5 2017° CITY OF YAKIIWA INDEX Page 16 D. SUPPLE ENT SHEET FOR NONPRU ACTIONS (To ' ,be ' completed by the Space Reserved For flvAqt.)jI)O'NOT USE THE FOLLOWING FOR PROJECT�ACTION§j- A&4LnSj 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 of noise? The proposal will not increase discharges to water, air, release toxic or hazardous substances, or increase noise pollution. Proposed measures to avoid or reduce such increases are: This question is not applicable. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? The proposal will not create any adverse impacts on plants, animals, fish or marine life. Proposed measures to protect or conserve plants, animals, fish, or marine life are: This question is not applicable. 3. How would the proposal be likely to deplete energy or natural resources? The proposalwill not deplete energy or natural resources other than through normal building operations of commercial businesses. 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. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands'? 'The proposal will not affect any sensitive areas or areas designated for governmental protection. Proposed measures to protect such resources or to avoid or reduce impacts are: This question is not applicable. 5. How would the proposal be likely to affect land and shoreline use, including whether 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. 6. 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, however 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. RECEIVED 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. The proposal is not known to conflict with local, state, or federal laws protecting the environment. JAN 2 6 2017 CITY OF 'YAKIMA DOC. INDEX Revised 07/2014 ft, E, Page 17 ENVIRONMENTAL CHECYCLISTSTATE ENVIRONMENTAL POLICY (SEP Y (AS TAKEN FROM r1( YAKIMA MUNICIPAL OD CHAPTER6.88 ! M The State Environmental Policy Act (SEPA), RCW Ch. 43.21C, requires all governmental agencies t consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable iverse impacts on the quality of the environment. The purpose to provide N', i.. N you and the agency identify impacts from yourproposal d to reduceor R • impacts from proposal,be done)1 to help the agency decide whether an EIS is required. N . i '..::. i 1 R i i i i i p this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an ElS. 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 '.: or if a questiondoes i R to your proposal, "do notRr "does not apply".CompleteR the questions now mav avoid unnecessary delays later. Some:.::. • i overnmentat reaulations, such as zonishoreline Mr8r1=94i i •. • N..:. questionsor proposai, even it you pian to • Lnem over a periou or parcels of land. Attach any additional♦ 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 N determining if there incomplete the ♦.. :.a 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," proposer," and "affected geographic area," respectively, 1. Name Of Proposed Project (If Applicable): Anderson Park and Preliminary Plat of Anderson Estates 2. Applicant's t fne: Cottonwood Partners,(509) P.O.,3. Applicant's Address: ox ' 98908 4. Contact Person& Phone: Lew Miller, (509) 949-0125 5. Agency r Checklist: City of Yakima ►. Date The Checklist Was Prepared:i , 2016 7. Proposed Timing Or Schedule (Including Phasing, If R projecti construction projects. The Plat of Anderson Estates will be developed in two phases, and anticipate construction starting in Fall, 2016. The Anderson development 1... developed in five phases,•, anticipate construction startingin Fall, 2016, and continue until complete based on market conditions. In Revised 07(2014 INDEX MAY 2 7 ?016 AI°4 Page 8. Do you have any plans for fu a additions, expansion, or further activity t ed to or connected with tliM proposal? If yes, explain: This SEPA is in conjunction with a Preliminary Short Plat Application for Anderson Park and construction of the proposed residential buildings. The property will not be fully developed upon completion of this project, additional development may be possible in the future. However, there are no plans for additional development at this time. This SEPA is in also in conjunction with a Preliminary Long Plat Application for Anderson Estates and construction of the proposed residential buildings. The property will be fully developed upon completion of this project. 19. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: The applicant is not aware of any specific environmental information which has been prepared for this properly. 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, a Type 1 and short plat is being filed for the property south of Occidental Road, and a long plat is being filed for the property north of Occidental Road. Occidental Road improvements are proposed to be constructed by whichever project commences construction first. 11. List any government approvals or permits that will be needed for your proposal, if known: City of Yakima — Preliminary Plat Approval City of Yakima — Preliminary Short Plat Approval. City of Yakima - SEPA Determination. City of Yakima - Stormwater Approval. City of Yakima - Building Permit Approval. City of Yakima - Plan review and approval, and construction approval for municipal facilities constructed by private parties INDEX Revised 07/2024 Page II 12. Give a brief, but complete dL iption of your proposal, including the prop. I uses and the size of the 006ject 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.): 901w, "MM lots. T e lot sizes will vary in size from approximately 6,748 square feet to 11,289 square feet. The lots will have frontage onto a public roadway which will need to be improved as part of this project except for five lots which have frontage along Occidental Road. Occidental Road will need to be improved as part of this project, or as part of the aeighboring Anderson Park. Occidental will need to be improved as part of whichever development is constructed first. Access to the plat will be from extensions off of Occidental Road. 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, or underground infiltration. P311111111iiii'llilillilillillillI1111 , MUTTIF717PIN 1: V _16,441 T.11I I iiiii ,, ii spaces on approximately 40.39 acres. As proposed the project will short plat the 40.39 acres into 6 multi -family lots, and be constructed in five phases. The lot sizes will vary in size from approximately 4.83 acres to 10.01 acres. Lots I through 5 will contain the proposed 660 apartment units, and Lot 6 will remain as open space. The five lots with apartments will have frontage onto Occidental public road right-of-way which will need to be improved as part of this project, or as part of the neighboring Plat of Anderson Estates. Occidental will need to be improved as part of whichever development is constructed first. Lot 6 will have frontage along South 641 Avenue, and no development is to occur on this lot at this time. 11011101 S441 f dfK NIIIII I PIUL, 4111 111 IVICUPILCULUI _N411U. Minill ;; MIZE17M scrye Me IMSTIR11 aOnICSLI(; WdWI. %-ILJ UI I dA+MW1 sewer will serve the sewerage needs. Storm water will all be contained on-site in retention swales, or underground infiltration. Phase I would construct 126 dwelling units in six separate structures, and 192 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Occidental Road. Secondary (emergency) access will be provided from Phase I to Occidental Road at a point further east along the roadway. The secondary access is propose,,i to be constructed with an all-weather compacted 26 -foot wide gavel roadway. The secondary access is to be used for emergency vehicles only and Weill not service the public. P - _. — — llp�_VVP - - - I through a 26 -foot wide paved driveway which connects to Occidental Road. Upon completion of Phase 2, the secondary (emergency) access described in Phase I will be replaced with a paved 26 -wide driveway, which will connect Phase I and Phase 2 to Occidental Road. nase woul cons ruc dwelling uni s in six separate structures, and 156 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Occidental Road. An internal access road will be constructed as part of Phase 3 connecting to Phase 2 to improve traffic circulation. Phase 4 would through a 26 -foot wide paved driveway which connects to Occidental Road. An internal access road will be constructed as part of Phase 3 connecting to Phase 2 and 3 to improve traffic circulation. Phase 5 would construct 132 dwellin, units in six se arate structures and 226 arkin 2 . 11g i I i i i I - . . MA I I M I W1011 I MIN M1100 0 Its MAMM it ism a I's Rio I IN &I'mr-M go.; a I t"m I ILM I I m I Lei I IIF CITY OF YAC( MA DOC'S P L A Nel' °";3�D IV— Revised V - INDEX Revised 07/2014 atf_ 6—) Page 6 13. Location of the proposal. GiN dfficient information for a person to under, A the precise location of Ydfirpro- 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.: The proposed Cottonwood Partners Anderson Estates property is located 250 feet east of the intersection of South 64 Avenue and Occidental Road, along the north side of Occidental Road. The SW Quarter of the SW Quarter of Secti 33, Township 13 North, r I VIII 91 ���I �rr�� I�Ikll�lll'�II�I I � I IIID ! III II��i1 ql II��II� I a. General description of the site i NMI •' steepest 1 on (approximate percent Y..: '? The steepest slope approximately percent. c. What general types of soilsfound 1n the site (for example,! 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 on-site soils at the plant site. The USDA Soil Conservation Service (SCS) indicated 1 .ry soil for•. :. :. which is a CL, ML •... , soil type. The remainder of the site is Naches Loam, which is a CL, SC or A-4 soil type. The Kittitas Silt Loam, and Naches Silt Loam are considered prime farmland if d. Are there surface indications or history of unstable soils in the immediate vicinity? If i describe. There are no known indications of unstable soils on site or in the immediate vicinity. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The project consists of usual and normal embankment I construction for new streets and building lots. As it applies to the entire development, there is no significant grading proposed for streets or building lot development expected. No net increase or decrease in quantity of material is anticipated. Earthwork quantities will be determined during the design phase of the development,but expected • be minimal. Source of 1.... from on-site excavations or from • ►'.• ' i il,,. ,I borrow - f. Could erosion occur as a result of 11: i or 1 generally describe. It is possible erosion could occur during the construction phase of the development, but it is not expected. After construction is completed, each individual residential lot will be landscaped, and long-term erosion is unlikely to occur. g. About what percent of the site will be covered with impervious surfaces after project construction 1 Y asphalt or buildings)? In Anderson Estates, approximately 40 -percent of the site will be covered with hinpervious surfacing. The lot coverage maximum in the R -I zone is 60 percent. In Anderson Park, approximately i of the site will be covered with impervious coverage'' -3 zone is 80 percent. d� h. Proposed measures to reduce or control erosion, or other impacts to the earth, if an MAY 7 201 Durina the site development and construction activities, the contractor will be required to utilize appropriate erosion control Best Management Practices, and regulatory erosion CITY Of YAKIM control storinwater management plans will be implemented. Silt fencing and dust control PLk,%';M',N%3 DIV measures will be i lemented. Storm draina s will be construc K Revised 07/2014 INDEX j Page 7 d post- construction { 1 1 i:.. r and landscaping. typesa. What of ir: r to the air would result fromproposal dust, automobile, odors, industrial{Y:1smoke)during construction1 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 fTom automobiles belonging to local residents and staff. Minimal emissions from commercial heating devices may occur after project completion. Approximate quantities are not known. R rff-site sources of emissions or odor that may affect yF proposal? { generally describe. None are known to c. Proposed measures to reduce or control emissions or other imp C s 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 • be required to clean mud and dust from public isaddition, construction equipment will be well maintained to a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including r r and seasonalponds, 1 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 within the development. There is an irri ation ditch that passes across the southern portion of the Anderson Park propertyan continues just south o theso property line. Ahtanum Irrigation District considers it a part of Hugh Bowman Ditch. 2. Will the project r anywork over,or r 1 I) feet) ' 1 please describea plans. There will be work over or in any bodies of water. All proposed work is out of the buffer area and 100 year floodplain. The closest point of proposed construction is 70 feet north of the ditch and the Anderson Park property. amountno 3 Estimate the of 1 r>rg- material that wouldplaced in or re moved f: 1 or wetlandsand indicate the area of 1 1 be affected. Indicate the source of fill material. No fill or dredge material will be placed or removed from any surface water or wetlands. 4. Will the proposal ruire surface water withdrawals 1{ 1 general description, 1 li r approximate quantities if known. The new development will not require any surface water withdrawals or diversions. RECEIVED 5. Does the proposal 1 1 rrY1 r note locationon the site il plan. The proposal !"..: not %'...year floodpla YAKIMA Revised 07/2014 Page IV i 1 6. Does the proposal involve any discharges of waste materials Y surface w tt If describe the type of waste and anticipated volume of discharge. The proposal dischargeso, w ill not any waste material : • surface waters. 1 ' 1 1. Will ground water be withdrawn, or will water 1' discharged to ground Give general description, purpose, and approximate quantities if known. The proposal not \ or discharge to ground • • dewatering during of the sewer line is likely to occur, quantities are unknown. Domestic supplyconstruction water proposed from the N•\.. Hill Water which has deep source 2. Describe waste material that will be discharged into the ground from septic tanks or other sources,A Yle: Domestic sewage;industrial,1 following agricultural; Describe general numberthe of r of r i be served (if applicab the number of animals or humans the(s) are expected to materials will not be discharged from any source into the ground. The projects connectedWaste will be to City of 1. public c. Water Runoff (including ! 1 Describe the source of runoff (including storm water) and method of collection 1 I disposal, re quantities,rflow? 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 desiped and 1 in accordance• i. City of standards. This project will not result in the discharge of storm water into a waterYakima face Sur body. 1 Could waste materials enter ground or surface waters? If so, generally describe. it No waste materials ' anticipatedto enter ground 4:. surface waters. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Stormwater runoff from the roads will be retained, treated, and disposed of on-site via surface retention and infiltration facilities, or underground It 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.1 4. Plants: a. Check types of vegetation found on the site: Deciduous Tree: F] Alder— -0 Maple F] Aspen Other i Evergreen Gi !11�:11 Pine Other Shrubs Z Grass El Pasture Crop Or Grain Other Wet Soil Plants: n Cattail FIButtercu-i. n Bullrush F]Skunk Cabbage n Other Water Plants El Milfbil 0 Eelgrass [I Water Lily L] Other tj RECEIVED' INTAL • ... • b. What kind and amount of vegetation will be removed or altered? The development w 11 MAY 2 7 2016 be cleared of existing grasses and trees where necessary for the construction of the street, utility improvements, and home construction. CITY OF YAKIMA a. Revised 07/2014 Page III IN r I� .a listedendangered or f plants on the project or project d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The completed residential homesites will be landscaped with typical residential lawns, trees, flowers, and shrubs. The completed residential apartment complex homesites will be landscaped with typical residential lawns, trees, flowers, and shrubs. Additionally, landscaping will occur within the parking areas, and along the property 5. Animals: birds and animals which have been observed on or near the site or known! be on or .Mammals: F1 Deer LJ Bear Elk Beaver Other Fish: U Bass EJ -Salmon EJ Trout El Heffing [I Shellfish f rl or rl, r species known1 1, on or no known endangered or threatened species on or near the project site. c. Is the site part of a migration route? If so, explain. Most of Washington State is part of the Pacific Flyway migratory route for birds. u Proposed measures to preserve or enhance wildlife,None. r. Energy and Natural Resources a. What kinds of energyoil, wood stove,solar)1' used to meet the completed r 1ect's energy needs?Describe whether it will be r for manufacturing, etc. It is anticipated that electricity and/or natural gas will be the primary sources of cooling and beating the residences. Electricity will also be used for normal residential demands of lighting, etc. During construction: equipment fuel. . Would your project potential use of solarenergy by adjacentproperties? r generally describe. The projectnot potential use of ♦energy by adjacent properties. ' c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures t1': reduce or o Yl energy impacts, will be built to Washington State Energy Codes and as required by the International Building Code. 7. Environmentalconstruction hazards,a. Are there any environmental health 1 g exposure to toxic chemicals, risk of r explosion,r or hazardous waste that cr r occur as a result of proposal? o, describe.no known environmentalr 1 f occur as a result of proposal. A fuel spill may occur as a result of construction activities. Describe special emergency services that might be required.no known emergency services that would be needed as a result of this Dew building. Emergency RECEIVED medical aid may be reQuired should an during construction. 2. Proposed measures to reduce or r renvironmental There are no known environmental health hazards associated with this proposal, MAY 2 7 2.016 therefore there are no proposed measures, CITY OF YAKIMA INDEX Revised 07/2014 Page 10 Revised 07/2014 LPVU. INDEX 6' , Page 11 types1. What of noiseyour project r 1 traffic, equipment, operation, other)? Traffic noise from adjacent public streets. 2. What types and levels of noisewould 1' created 1'+: or associated with the project on 1 i. or a long-termf. (for 1construction,1 f:eration, f> cate what hoursr f 1 come from Short-termi,.:. 1 construction •.: -• with commercial construction. Construction noise can be expected from approximately 7:00 a.m. to 7:00 Long-term noise is expected from the typical residential maintenance equipment, i.e. lawn mowers, leaf blowers, power trimmers, snow blowers, etc. during daylight hours. 3. Proposed 1 reduce • 1 ::. 1 noise impacts, No adverse noise impacts are anticipated; however, we propose to restrict construction to 10 a.m. to 11 1 addition,comply of • CountyYakima ♦Ordinance,!r to this • r / 1 b. Has the site been used for agriculture? If so, des ribe. It is not known if the site has been usei agriculturally. c. Describe any structures on the site. There is currently one residential home on the Anderson r ark site. d. Will any structures be demolished? If so, what? One residential home. e. What is the current zoning I / Anderson r i. r . • Park ■, • 1 1 4.' � I i i' : 1 � applicable, 1 program designation of the site? Not applicable. h. Has any part of the site been classified"environmentally1' specify.14 year floodplain► • with the ditch. The proposed •[ • is outside of {' year floodplain. L Approximately how many people would reside or work in the completed project? In Anderson Estates, approximately 95 people (2.7 people per home) would reside in the completed project. In Anderson Park, approximately 1,650 people (2.5 people per unit) RECEIVED _jeted pro t. would reside in the cRmp j. Approximately r+1 I `.,w many peoplewould f 1 i1 " 1 project displace? Non:. k. Proposed measures to avoid or reduce displacement impacts, if any. Not applicable. MAY 2 7 2016 DIV, Revised 07/2014 LPVU. INDEX 6' , Page 11 Revised 07/2014 INDEX - I Page w6p6iid­mieasures to ensure the proposal 1 r r. r projected land uses and plans,+ for these11" determined that the It properties are suita• 1 permitted in the respective• 1 multi -family I! zoning district.r' Park property 1 'r to 1 Project r future land use plans of the City of Yakima. 9. Housing a. Approximately how r d be provided, r ' middle, rlow-incomer :sing. IN Andersonr• • / 1 ' / family housing units will be created. IN Anderson Park, approximately 660, middle income,single dwelling units will be created. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One low income single family residential unit will be removed. ii�r 1:.: 1 " 1 neasures to reduce or control housing impacts,1 applicable. Aesthetics height10. a. What is the tallest of any proposed r : including antennas; what are principal exterior building materials proposed? Most likely less than 35 feet in max height. Principal building materials will consist of stone, brick, stucco, wood. immediatethe b. What views in the r' r be • or obstructed? Nr r c. Proposed i reduce or controlimpacts,rr1 buildings will be similar in appearance as neighboringbuildingscontrol aesthetic impacts. Compliance with zoning and building code regulations regarding building height, lot co eracks will alsos 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it it mainly occur? Typical and normal residential and residential apartment security night lighting form dusk until dawn. /. Could light or 1 project be a safety hazard or views? The light or glare is not expected to pose any safety hazards or interfere with any c. What • !ff-site sources of or r proposal? ► r Proposed measures to reduce or controland glare impacts, 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. 12. Recreat on What designated and informal recreational opportunities are in the immediate 1 vicinity? West Valley Junior High School lies a 5,800 feet to the northwest of the subject RECEIVEi property and recreational activities take place at the school fields. City of Yakima owned park West Valley Park at South 801 Avenue lies 7,300 feet to the northwest of the subject MAY 2 7 20 propertya. r recreational activities take place at the park fields.'.. :! recreational activities in the of biking, +Iwalking/jogging. CITY OFYAW,. Revised 07/2014 INDEX - I Page MINIMUM 1 describe. 4 I c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The Anderson Park project will have open green space that could be used for recreational purposes. 13. Historic r Cultural Preservation a. Are there any places or objects 1 on, or proposed Mnational,or local preservation registers known to be on or next to the site? If so, generally describe. According to the Department of Archaeology & Historic Preservation's (DAHP) Washington Information System for Architectural and Archeological Records Data (WISAARD),areno registered properties or adjacent to the project i describe ► or evidenceof r archaeological, 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 # the proper • be notified. I F114. Transportation a. Identify public r highways serving the site, and describe proposed1 the existing street system. Show on site plans, if any. The proposed Anderson Estates development has frontage along Occidental Road to the south. The development has two access points to Occidental Road. See site plan. The proposed Anderson Park development has frontage along Occidental Road to the north. The development has two access points to Occidental Road. See site plan. b. Is site currently serviced by public transit? If not, what is the approximate distance to the nearest transit stop? • i is 2,400 feet to the northalong Washington c. How parking spaces would the completed project How would the project i In Anderson Estates, each homesite will have a minimum of 2 off-street parkig spaces. There will be on -street parallel parking along the private roadway within the development. No parking spaces will be eliminated. In Anderson Park, the competed project will provide 1029 parking spaces. No parking spaces will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or 1't including driveways? so, generally describe (indicatepublic or private). The proposed developments haves frontage along Occidental Road, which will 1 need to be improved as part of the Anderson Park, or as part Anderson Estates project. I Occidental will need to be improved as part of whichever development is constructed first. Each development has two access points to Occidental Road. The apartments will have private internal access roads. The subdivision will have new public streets through the site. See attached prelimin plat drawin g_ummary at draw RECEIVE e. Will the 1,rject use (or occur in the immediateor transportation? If so, generally describe. No. MAY 2 7 201 CITY OF YA Revised 0712014 -How many vehicular trips per day would be generated by the completed �r�oject? If known, indicate when peak volumes would occur. In Anderson Estates, based upon the Ninth Edition (2012) of the Institute of Transportation Engineers (ITE) Trip Generation Manual, a single family residential project (Land Use 2 10) is anticipated to generate approximately 9.57 vehicle trips per weekday per residence. That equates to approximately 335 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 (Occidental Road) is 0.74 trips per residence or 26 trips at full build -out of all homesites (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 35 trips at full build -out of all homesites (63% entering, 37% exiting). In Anderson Park, based upon the Ninth Edition (2012) of the Institute of Transportation Engineers (ITE) Trip Generation Manual, a multi -family residential project (Land Use 220) is anticipated to generate approximately 6.65 vehicle trips per weekday per unit. That equates to approximately 4,389 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 (Occidental Road) is 0.51 trips per residence or 337 trips at full build -out of all units (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 0.62 trips per unit or 409 trips at full build -out of all units (63% entering, 37% exiting). g. Proposed measures to reduce or control transportation impacts, if any: No measures are planned. Occidental Road has no frontage improvements and the service level will need to be designed to accommodate traffic loads from within the development. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will have probable incremental increased demand for fire and police protection, public safety services and schools could be anticipated, relative to the potential population increase. b. 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. Water form Nob Hill Water and Sewer f5rom the City of Yakima are available to serve the property and would be extended to serve new buildings. 11 rm em trim a. Circle utilities currently available at the site: electricity, natural gas, water, rdftts�6 service, telephone, squitart sewer, septic system, other. 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. Answered above Domestic Water: Nob Hill Water Association Sanitary Sewer: City of Yakima RECEIVED Refuse: City of Yakima or private company Power: Pacific Power Telephone: Qwest or Charter MAY 2 7 2016 Irrigation: Yakima-Tieton I _Y OF YA Natural Gas: Cascade Natural Gas Company PLANV7 �1 01V The above answers are true and complete to on the to e its decision. AOF - . I/ Revised 07/2014 my knowledge. I understand that the lead agency is relying mate Submitted IA i4fal , LIOAAS,tR. DOC. INDEX Page 15 iii ISI ■ Owl of the elements' of the environment. When answering these questions, be aware of the extent the iti 1 l61li moli i * a W M", iii ii iWwWwi ipli iiii i 'i 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? The proposal will not increase discharges to water, air, release toxic or hazardous substances, or increase noise pollution. Proposed measures to avoid or reduce such increases are: This question is not applicable. How would the proposal be likely to affect plants, animals, fish, or marine life? The proposal will not create any adverse impacts on plants, animals, fish or marine life. Proposed measures to protect or conserve plants, animals, fish, or marine life are, This question is not applicable. How would the proposal be likely to deplete energy or natural resources? The proposal wi I I not deplete energy or natural resources other than through normal building operations of commercial businesses. ------------- Proposed measures to protect or conserve energy and natural resources are: Energy efficient measures will be installed wherever practicable; for instance, water efficient fixtures I will be used. .....4. ............................. . ........... How be o o would the proposal likely tuse r affect environmentally se nsitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? The proposal will not affect any sensitive areas or areas designated for governmental protection. Proposed measures to protect such resources or to avoid or reduce impacts are This question is not applicable. 5. How would the proposal be likely to affect land and shoreline use, including whether 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. FF 6. 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, 1 however 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. RECEIVED Y, I ji- reqCu"iremen s fo the protection of the environmen . The proposal is not known to conflict with local, state, or federal laws protecting the environment. MAY 2 7 2016 CITY OF YAKOVIA ; -A-rm my Revised 07/2014 DOU., INDEX Page 16 126 COTTONWOOD PARTNERS "ANDERSON ESTATES99 I' -1I '* -1 r * •II' Addendum), r * i I 1 6; Application 127 City of Yakima, Washington TRANSPORTATION CAPACITY ANALYS11 The Washington State Growth Management Act (RCW 36.70A.70) requires all new development o« consistent with the existing or planned street system capacities. The City of Yakima adopted YMC Ch. 12.08 to implement this local requirement. The information you provide with this application will be used to estimate the impact of your development upon the PM Peak Hour traffic on the City of Yakima arterial streets. APPLICATION INFORMATION CC, -0 uc, Applicant Name: Cottonwood Partners, LLC Contact Person: Lew Miller Mailing Address: P.C. Box 8335 Project Address: 2309 S. 64th Avenue Yakima, WA 98908 Parcel No(s): 181205-13009, -11001 181333-33038 RESIDENTIAL COMMERCIAL INDUSTRIAL Housing Type' Apartments/ Houses (Single -Family, Apartments, etc) Special Population* (Nursing Homes, etc) Other* (Group Home, Daycare, Church, etc) *Uses must match up with YMC Ch. 15.04, Table 4-1 Project Description: See attached, Describe Use* Gross Floor Area Describe Use* Gross Floor Area Parking Spaces Parking Spaces (Required/Provided) (Required/Provided) Submit this form with a site plan, the application fee, and any attachments to the City of Yakima, Permit Center, Yakima City Hall, 129 N. 2nd Street, Yakima, WA 98901. You will receive a Notice of Decision explaining t e Findings of the resulting analysis. Please review the Decision when it is sent to you, as you only have 14 days to file a Request for Reconsideration or an Appeal. Questions? Contact the City of Yakima, Planning Division, 129 N. 2nd Street, Yakima, WA 98902 16�1 RECEIVED Till- 14 ?016 [)OC a Page 12 1 N1 D FiX 128 I I U. 110N91 0104 11A ZA N 01 U40 The proposed Cottonwood Partners Anderson Estates site will subdivide approximately 8.27 acres into 35 single family lots. The lot sizes will vary in size from approximately 6,748 square feet to 11,289 square feet. The lots will have frontage onto a public roadway which will need to be improved as part of this project except for five lots which have frontage along Occidental Road. Occidental Road will need to be improved as part of this project, or as part of the neighboring Anderson Park. Occidental will need to be improved as •, • whichever development is constructed first. Access to the plat will be from extensions off of Occidental Road. 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, or underground infiltration, Plat of Anderson Estates. Occidental will need to be improved as part of whichever development it constructed first. Lot 6 will have frontage along South 64th Avenue, and no development is to occur on this • at this time. the proposed Anderson Park short plat, off of Occidental Road. 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, or underground infiltration. Phase 1 would construct 126 dwelling units in six separate structures, and 192 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Occidental Road. Secondary (emergency) access will be provided from Phase 1 to Occidental Road at a point further east along the roadway. The secondary access is proposed to •- constructed with an all-weather compacted 26 -foot wide gravel roadway. The secondary access is to be used for emergency vehicles only and Weill not service the public. I upidue ®rr I 1Cd111Jt= I Ll 11Z '5tuuf lual 7 ktf lul yn"CCE:ss U SCHUL'a -P 0." driveway, which will connect Phase 1 and Phase 2 to Occidental Road. ----------- Phase 4 would construct 126 dwelling units in five separate structures, and 218 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Occidental Road. An internal Phase 5 would construct 132 dwelling units in six separate structures, and 226 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Phase 3 and 4 to improve traffic circulation. The undeveloped balance of the property is proposed to remain in native vegleft 'IECEIVED i II 4' INDEX urry OF 'YAKIMA ltln G:\PROJECTS\2016\16025\Plat Applications\2016-04-17 Anderson Estates Traffic Concurrency Project Description docx 129 Critical Areas r 09 1(509) 575-6105 dard Development Permit - Fee $200 This form is • r to provide of •n that, when combined with a site inspection, Administrative Official can make an informed determination as to whether or not critical areas are present on the site, and whether or •1 a activity will impact thosei question on identification formnot rrequired.1 will evaluate all the information provided 1; ! 1 conjunction 1: 1 provided permit application,to determine if further investigation is ••1e1 and whether completion1'i a critical area report indicators.warranted. In some instances, a preliminary report prepared by an envirom-nental professional may be appropriate. If a buffer reduction is necessary for your project, a separate review will be required and a separate fee will be charged. Some of the questions listed here require locating the project area on reference maps. The City of Yakima has various maps on file, i.e. the FEMA Floodplain Map. Maps from other federal, state, and local agencies may also be used as 1. Name of project. Anderson Park 2. Name and address of applicant. Cottonwood Box 8335 Yakima, WA 98908 3. Name and address of individual completing•U 11'; form andtheir environmental/technical expertise/special HLA Engineering and ♦:. Surveying, 2803 River Road, Yakima, WA :•0 4. Date the identificationI IL May 26, 2016 5. Location proposed / d legal description). ,:• S. 6. Avenue, 4890 See Attached Legal Description 6. Give a brief, complete description of the proposed activity, including extent of proposed I activities, and impervious surface areas. See Attached 17-IM1 r l r t 1 f >if1 • f/ construction RECEIVED attachedSee project description an• site plan. MAY 2 7 ?016 VUkUIA mW ffI ° ® 1 000. Revised 08/2615 Page 12 INDEX 130 1. What is the U.S. Department of Agriculture soil classification of the soil found on site? The primary soil for the site is a Kittitas Silt Loam which isa CL, ML. 2. What types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? Silt Loam 3. What types of vegetation are found on site? Cattail, buttercup, bulrush, skunk cabbage, water lily, eelgrass, milfoil? The primary vegetation on the site is natural occurring pasture grasses. 4. Describe any vegetation proposed to be planted as part of the project. There will be no work within the buffer or critical areas. in the apartment complex area standard residential type landscaping will be planted consisting of grass, trees and shrubs. 5. Give a brief, complete description of existing site conditions, including current and past uses of the property as well as adjoining land uses. The existing site is open land covered with natural occurring pasture grasses. It may have been used in the past for grazing land or growing hay. 6. Will the project include installation of an on-site septic system? No, it will be connected to City sewer. 7. What is the proposed timing and schedule for all multi -phased projects? The project will be a multi -phased project that is anticipated to begin in the Fall of 2016 and be constructed over five to seven years. 8. Do you have any plans for future additions, expansion, or related activity? If yes, explain. There are no plans for future additions at this time. The undeveloped portion of the property is to remain in natural vegetation. 9. Have any critical areas or protection easements been recorded on the title of the property or adjacent properties? There are none known to exist. 10. Will your project require review under the State Shoreline Management Act or the State Environmental Policy Act? The project will be reviewed under the SEPA. 11. Is the site within the 100 -year flood plain on flood insurance maps published by the Federal Emergency Management Agency (FEMA), or on other local flood data maps? The site has a portion that is within the 100 -year flood plain, however none of the project is proposed within the flood plain FRS EI Revised 08/2015 OTY OF YAKIMA INDEX Page 13 12. Describe any surface water and watercourses, including intermittent streams, drainage channels, ditches, and springs, located on site or within one-half mile of the site. If appropriate, provide the names of the water bodies to which the streams flow. There are no existing surface bodies of water within the development. There is an irrigation ditch that passes across the southern portion of the Anderson Park property and continues just south of the south property line. Ahtanum Irrigation District considers it a part of Hugh Bowman Ditch. 13. Indicate the topography of the site (shallow areas often retain water and may be wetlands, although wetlands may also occur on slopes). The site slopes gently to the east at approximately 1 1/2 percent. 14. How will stormwater from the project be managed? The runoff is proposed to be collected and managed on-site via surface retention and infiltration facilities or underground infiltration facilities. All facilities will be outside of the buffer area, and 1 00 -year flood plain. 15. Is development proposed to be clustered to reduce disturbance of critical areas? The site is clustered and no disturbance is proposed within the buffer or 1 00 -year flood plain. 16. Will this project require other government approvals for environmental impacts? I El Hydraulic Project Approval (HPA) (Washington Department of Fish and Wildlife) El Water quality certification [(Washington State Department of Ecology (Ecology)). K National Pollutant Discharge Elimination System (Ecology). El Municipal or health district wastewater/septic approval (Ecology). F-1 Water Use Permit; Certificate of Water Right (Ecology). El U.S. Army Corps Section 404 or Section 10 Permits. El Forest Practices Permit (Washington State Department of Natural Resources (DNR)). El Aquatic Lands Lease and/or Authorization (DNR). El Shoreline development, conditional use, or variance permit (local jurisdiction). El Other 1. Has a critical area review, or other environmental review, been conducted for another project locateI on or adjacent to the site? List any environmental information known to have been prepared, or expected to be prepared, relating to this proposal or project area. None is known to exist. 1. Is there any evidence of ponding on or in the vicinity of the site? There are no know wetlands on the property. 2. Does the proposed activity or construction involve any discharge of waste materials or the use of hazardous substances? There are no discharges anticipated as part of the construction activity. 1. What is the permeability (rate of infiltration) of the soils on the site? (Note: General information for this question and the following question can be found in the Guidance Document I for the Establishment of Critical Aquifer Recharge Area Ordinances, 2000, Ecology PublicationE3 497-30)' Approximately 1 inch per hour. RECEIVED ..................... Revised 08/2015 f-fi-Y OF YA001. Page 14 INDEX eV 132 2. at is the annual average precipitation in the area? 6 to 12 inches per year. 3. Is there any evidence of groundwater contamination on or in the vicinity of the site? None are know to exist. 4. Is there any groundwater information available from wells that have been dug in the vicinity? If so, describe, including depth of groundwater and groundwater quality. Groundwater form neighboring test holes varies from six to ten feet. 5. Does the proposed activity or construction involve any discharge of waste materials or the use of hazardous substances? There are no discharges anticipated as part of the construction activity. F. Fre uently Flooded Areas 1. Is the site, or a portion of the site, at a lower elevation than surrounding properties? The ditch area is at a slightly lower elevation than the adjacent property. G. Geological Hazard 1. Generally describe the site: Flat, rolling, hilly, steep slopes, mountainous, other. The site is generally flat and sloes gently to the east. 2. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill material. Normal grading to construct roads and building pads. No net increase or decrease, and no significant cuts or fills. 3. What is the steepest slope on the property? 1 1/2 percent 4. Is the area mapped by Ecology (Coastal Zone Atlas) or the Department of Natural Resource (slope stability mapping) as unstable ("U" or class 3), unstable old slides ("UOS11 or class 4), or unstable recent slides ("URS" or class 5)? No 5. Is the area designated as quaternary slumps, earthflows, mudos, lahars, seismic hazard, or landslides on maps published by the U.S. Geological Survey or Dept. of Natural Resources? No 6. Is there any indication of past landslides, erosion, or unstable soils in the vicinity? No 7. Is erosion likely to occur as a result of clearing, construction, or use? It is not anticipated and Best Management Practices will be employed to prevent erosion. 8. Are soils proposed to be compacted? Soils will be compacted in the road and building prisms only, 9. Are roads, walkways, and parking areas designed to be parallel to natural contours? The roads and walkways will slope with natural terrain to prevent cuts and fills. RECEIVED MAY 2 7 ?- 0 16 211 QE laaaaj DOC. PLAY"V-13a DIV Revised 08/2015 INDEX Page 15 133 H. Habitat 1. List any birds, mammals, fish, or other animal species found in the vicinity of the site, including those found during seasonal periods. Songbirds. 2. Is the site or areas in the vicinity used for commercial or recreational fishing, including shellfish? No 3. Is the area designated an Area of Special Concern under on-site sewage regulations to protect shellfish or the general aquatic habitat? No 4. Are any natural area preserves or natural resource areas located within 500 feet of the site? No 5. Is the site part of a migration route? Most of Washington State is part of the Pacific Flyway migratory route for birds, 6. Are any priority habitat areas, as shown on as published by the WA Dept. of Fish & Wildlife, within one-half mile of the site? If so, describe type of habitat and distance from project area. No 7. Are any of the following located on or adjacent to the site? 0 Aspen stands El Estuary and estuary like areas El Juniper savannah F -I Caves El Marine/estuarine shorelines El Prairies and steppe El Cliffs El Vegetative marine/estuarine areas El Riparian areas El Shrub -steppe El Old-growth/mature forests 0 Instream habitat areas El Snags or logs F1 Oregon white oak woodlands El Rural natural open spaces F1 Talus El Freshwater wetlands and fresh ElUrban natural open spaces deepwater 8. Does the proposal involve any discharge of waste materials or the use of hazardous substances? There are no discharges anticipated as part of the construction activity. 9. What levels of noise will be produced from the proposed activity or construction? Normal construction noise and normal residential maintenance noise. i.e. lawn mowers, leaf blowers, power trimmers:- 10. rimmers,10. Will light or glare result from the proposed activity or construction? No, lights will be directed down or toward the interior. I. Required Attachments 1. Are there any existing environmental documents for the subject property? None are known to exist. 2. Provide a detailed site plan which includes all the required items on the Site Plan Checklist, along with the extent and nature of on-site and off-site Critical Areas and the relationship of the !:2Lectto those Critical Areas. BEIGER! 1D DOM MAY 2 7 2 016 Revised 08/2015 INDEX Pagel 6 CITY OF YAKRA PLANNNG DIV, 134 0 The proposed Cottonwood Partners Anderson Park project will construct 660 units apartments with 1,029 parking spaces on approximately 40 .39 acres. As proposed the proje will short plat the 40.39 acres into 6 multi -family lots, and be constructed in five phases. T lot sizes will vary in size from approximately 4.83 acres to 10.01 acres. Lots 1 through 5 w contain the proposed 660 apartment units, and Lot 6 will remain as open space. The five lo with apartments will have frontage onto Occidental public road right-of-way which will need be improved as part of this project, or as part of the neighboring Plat of Anderson Estate Occidental will need to be improved as part of whichever development is constructed first. L0 §.&U.L�;Ue frovtage alova SoutW 64th Avetue. and so develogment is to occur on this lot at th There are no existing surface bodies of water within the development. There is an irrigatiom ditch that passes across the southern portion of the Anderson Park property and continues ju south of the south property line. Ahtanum Irrigation District considers it a part of Hugh Bowrn Ditch. All proposed work is out of the buffer area and 1 00 -year floodplain. The closest point proposed construction is 70 feet north of the ditch. I 7d N bH atSer 1 w or er g e need It t -7 throughout the proposed Anderson Park short plat, off of Occidental Road. Nob Hill Water 7 serve the lots with domestic water. City of Yakima sewer will serve the sewerage needs. Stor I water will all be contained on-site in retention swales, or underground infiltration. Phase 1 would construct 126 dwelling units in six separate structures, and 192 parking space Primary access will be through a 26 -foot wide paved driveway which connects to Occidentl Road. Secondary (emergency) access will be provided from Phase 1 to Occidental Road at point further east along the roadway. The secondary access is proposed to be constructed wil an all-weather compacted 26 -foot wide gravel roadway. The secondary access is to be us for emergency vehicles only and Weill not service the public. I Phase 2 would construct 144 dwelling units in six separate structures, and 195 parking space Primary access will be through a 26 -foot wide paved driveway which connects to Occident Road. Upon completion of Phase 2, the secondary (emergency) access described in Phase will be replaced with a paved 26 -wide driveway, which will connect Phase 1 and Phase 2 Occidental Road. I Phase 3 would construct 132 dwelling units in six separate structures, and 198 parking space Primary access will be through a 26 -foot wide paved driveway which connects to Occident Road. An internal access road will be constructed as part of Phase 3 connecting to Phase 2 11 improve traffic circulation. Fnase 4 wouia const we i lve separate structures, , FgTrRT-7 Primary access will be through a 26 -foot wide paved driveway which connects to Occident - Road. An internal access road will be constructed as part of Phase 3 connecting to Phlase and 3 to improve traffic circulation. Phase 5 would construct 132 dwelling units in six separate structures, and 226 parking spaces. Primary access will be through a 26 -foot wide paved driveway which connects to Phase 3 and 4 to improve traffic circulation. 71 E CE, IV E The undeveloped balance of the property is proposed to remain in native vegetation, MAY 2 7 2016 G:\PROJECTS\2016\16025\Plat Applications\2016-05-26 Anderson Park Critical Areas PrqjJQQQvion,dccx CITY OF YAKO&A INDEX 135 'D LAND USE APPLICATION . ... .... .... CITY OF YAKIMA, DEPARTMENT OF COMMUNITY DEVELOPMENT P12 1) ars,%,, A129 NORTH SECOND STREET, 2ND FLOOR, YAKIMA, WA 98901 (in oing CITY OF Y I AK VOICE: (509) 575-6183 FAX: (509) 575-6105 artIA �A INSTRUCTIONS —PLEASE READ FIRST Please or rirtt your answers cleaft, Answer all questions completely. If you have any questions about this form or the application process, please ask a Planner. Remember to bring all necessary attachments and the required 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 - GENERAL INFORMATION AND PART IV — CERTIFICATION are on this page. PARTII and III contain additional information sUecific to your proposal and MUST be attached tothis ,=,tocora 2tete the agElication. PART 1— GENERAL INFORMATION Name: Cottonwood Partners, LLC 1. Applicant's . ... . ... . .. . ............. . ... . ...........................----WW... — .- --- . . . . ............. . ................ . ...... . . . ..... — - ---- . ....... Information: Mailing Address: P.O. Box 8335 City: Yakima 1 1(509 ) 949-0125 E -Mail: lw—mllr@yahoo.com ......... . ........ .............................. . .. ...❑... ....... . as' 2. Applicant's Check One:Agent [ 6 ,,h,,�e�rOthei _O,,,],,I Jat��� _2�= Name: 3. Property Owner's Mailing Address: Information (If other City: St: Zip: Phone: than Applicant): E -Mail; 4. Subject Property's Assessor's Parcel Number(s): 181333-33038 5. Legal Description of Property. (if lengthy, please attach it on a separate document) See Attached 6. Property Address: Vicinity of Occidental Road and S. 64th Avenue 7. Property's Existing Zoning: F1 SR X R -I El R-2 El R-3 El B -I [_1 B-2 El HB El SCC El LCC [I CBD El GC El AS El RD El M-1 El M-2 — — - — --- — ------------------- .... . ... . ........................... . ............... . ....... . ............... 8. Type Of Application: (Check All That Apply) [:J Administrative Adjustment 0 Environmental Checklist (SEPA Review) El Easement Release E] Type (1) Review El Right -of -Way Vacation [I Rezone [3 Type (2) Review ❑ Transportation Concurrency El Shoreline E] Type (3) Review El Non -Conforming Use/Structure El Critical Areas Review El Preliminary Short Plat El Appeal to HE / City Council El Variance D Final Short Plat 0 Interpretation by I learing Examiner F1 Temporary Use Permit El Short Plat Amendment F-1 Modification El Overlay District W Preliminary Long Plat El Home Occupation El Binding Site Plan E] Final Long Plat El Comprehensive Plan Text or Map Amendment El Planned Development 0 Plat Alteration —Long Plat [:1 Short Plat Exemption, 0 Other: PART 11 — SUPPLEMENTAL APPLICATION & PART III — RE!2VIRED ATTACHMENTS 9, SEE ATTACHED SHEETS PART IV -_C TIFICATI I certify IC information on this application and the required attachments are uc an correct to the best of my knowledge. 7=_Wllaalll�l F:T y 0 eir 's Sii=gniure� Date . ....................... Applicant's Signature Date FILE/APPLICATION JSJ# fa, L -W (76`� - 1 (.0 C, QpL22,-: tA - I DATE R VE D RV; AMOUNT PAID. Rr_EJPT NO: 4 PAIIDa Revised 08/2015 Page 13 Doc, INDEX 136 Supplemental Application For: 0 W%A PRELIMINARY LONG PLAT "ECEIV -D F W . . . . ... .. . r.CITY OF YAKIMA, SUBDIVISION ORDINANCE, TITLE 14 APR 2 Planning ell *Y OF YAK IVA PART 11 - APPLICATION INFORMATION 1. PROPERTY OWNERS (attach if long): List all parties and financial institutions having an interest in the property, Cottonwood Partners, LLC P.O Box 8335 Yakima, WA 98908 2. SURVEYOR AND/OR CONTACT PERSON WITH THEIR CONTACT INFORMATION: Lew Miller, Cottonwood Partners, 509-949-0125 Michael R. Heit, HLA Engineering and Land Surveying, Inc., (509) 966-7000. 3. NAME OF SUBDIVISION: Anderson Estates 4. NUMBER OF LOT'S AND THE RANGE OF LOT SIZES, 5. SITE FEATURES: A. General Description: V Flat [] Gentle Slopes El Steepened 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 Manic. al Code? NO 6. UTILITY AND SERVICES: (Check all that are available) X Electricity # Telephone X Natural Gas R Sewer M Cable TV X Water - D Irrigation 7. OTHER INFORMATION: A. Distance to Closest Fire Hydrant: 250 feet, along S. 64th Avenue B. Distance to Nearest School (and name of school): 5,800 feet, West Valley Junior High C. Distance to Nearest Park (and name of park): 7,300 feet, West Valley Park D. Method of Handling Stormwater Drainage: On site underground infiltration and swales. E. Type of Potential Uses: (check all that apply) Single -Family Dwellings Ej Two -Family Dwellings El Multi -Family Dwellings E] Commercial [:] Industrial PART III - RE UI ED ATTACHMENTS 8. PRELIMINARY PLAT REQUIRED: (Please use the attached City of Yakima Preliminary Plat Checklist) 9. TRAFFIC CONCURRENCY: (if required, see YC Ch. 12.08, Traffic Capacity Test) 10. ENVIRONMFNTAI, 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. . . . . ....... . ... . ... Property Owner Signature (required) Date Note: if you have any questions about this process, please contact its City of Yakima' Planning Division, 129 N. 2nd kl. Yakima, WA or 509-575-6183 j Revised 08/2015 Page 14 DOC. INDEX # r-1 137 THE SOUTH 363 FEET OF !UTHWEST QUARTER OF THE SOUTHWEST QUARTER ' • 13 NORTH, EXCEPT`•THEREOF; AND •T THE SOUTH 198 FEET OF THE WEST 285.35THEREOF; AND EXCEPT THE EAST 112.85 FEET OF THE WEST 772.85 FEET OF THE SOUTH • + FEET • `; CLAIMAND EXCEPT THE SOUTH 5 FEET THEREOF GRANTED TO THE CITY OF YAKIMA BY QUIT DEED A.F.NO. 7748309. RECEIVED CITY OF Y KI A INDEX 1.1-^11NI "'uj DIV 138 CA04001-16 FIECENED 1AX "i ", :MM" AUG 1 9 2016 CITY OF YAKIMA. STATE OF WASHINGTON PLADM' z DIV DEPARTMENT OF ECOLOGY 1250 W Alder St * Union Gap, WA 98903-0009 ® (509) 575-2490 Trevor Martin Cow.munit,v Te�eloyxiext City of Yakima 129 North 2 d Street Yakima, WA 98901 Dear Mr. Martin: Thank you for the opportunity to comment on the mitigated determination of nonsignificance for the 5 phase development of Anderson Park and Anderson Estates, proposed by Cottonwood Partners, LLC. We have reviewed the documents and owing 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 soits be sampled and analyzed for lead and arsenic, and for organochtorine 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 or emait at v�leric.bouncWecv�wag v, WATER QUALITY Noicet with Potential to Diggharge Of&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 round. This permit requires that the SEPA checklist full-� disclose anticiDated activities a 38 dav i ,Urocess and "Wida I In IN ICU Ion or.) I I JIM I I a mem I I I tM14 I a DOC. INDEX 140 1 Ing �Jgmj-1 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: onstruction/. Please submit an application or contact Ray Latham at the Department of Ecology, (509) 575-2807, with questions about this permit. Sincerely, Gwen Clear Environmental Review Coordinator Central Regional Office (509) 575-2012 am, RECEIVED DEC. AUG -1 9 2016 INDEX CITY OF YAKIMA PLANK13 Div Jerry D. Talbott Jeffrey R. Simpson James E. Davis Jasmine A Widmer* Jodi K. Felton Michael D. Simpson *Licensed in New Jersey *Practice limited to immigration/nationality law, Department of Community Development 129 N. Second St., 2nd Floor Yakima, WA 98901 wmqvffnl�, - ! 141 308 North 2" d Street Yakima, WA 98901 Phone: (509) 575-7501 Fax: (509) 453-0077 comments on the above preliminary long plat and preliminary short plat filed by Cottonwood Partners LLC. We do have one major issue with comments they made under Paragraph 3 a. 1. and 2. They indicate there is no major water problem, as the Hugh Bowman Ditch does not affect their property. We respectfully disagree with that. Enclosed is a copy of the plat for the area and it shows in blue the Huah Bowman Ditch crosses the short ''lat aimAcroximatelp in the middle, This is a waterway that has water in it nearly the entire year and, at various times the ditch is osed fo.- simplying Abtanuro, irrigators with their irrigation water. This is recognized by the state and in the recent adjudication in Yakima County Superior Court, As such, it is necessary that the ditch remain where it is and, as a safety precaution, it is extremely important that it be piped. Our stream patrolman, George Marshall, has already discussed the matter with the City Planning Department and they are in agreement with the piping. It will need to be as large as the piping where it runs under the county road and will need to have a cleanout manhole for access to it to clear any obstructions that might occur. U00. INDEX RECEIVED Joan Davenport Page 2 of 2 and other residents living in this very large development. The ditch runs across where their parking area is proposed. On another subject, the proposal indicates there is no problem with the 100 -year flood, This is reallW not our concern but the information wx , n Als• substantial part of the two areas is within the 100 year plain. 142 ....... .... -TT-Tj-".-rF#W#1c1MM-e. ..•iiii I o (1c it... i - - -VTff rFJ-r1 on traffic in the area shoall these housing units be built and filled with families, the amount of traffic would appear to overwhelm the roads in the area. I uld Rgain, our main concern is the Hugh Bowman Ditch and we are insistent that it will need M be piped and have an appropriate manhole. WMMMM(, i� M��� M D. 0101 AUG 18 2016 INDEX CITY OF YAKIMA G -3 PLAMN"�K3 1IV r RECEIVED RECEIVED WI -S 11 8 12016 145 QM"..111NINFOA1 I am very concerned with the amount of vehicle traffic this development will adLi to this intersection. This is already a dangerous intersection and there will be fatalities when there are thousands more cars in and out of the development. Similar development such as the apartment buildings Borton's built off Nob Hill and 48 1h have several ingress and egress driveways, not just one. I live on the corner of Occidental and S. 64 th Avenue. Our driveway is just south of Occidental. As it is now we have to be very careful when pulling off S. 64 th A v e In and have had many times where we have just missed being in an accident. At the very least there needs to be a turn lane both north and south and a traffic signal on 64 th and Occidental. It would be best if there were more access roads in R-TIMOMMS 11111WIM STUMM I feel the high density apartment buildings are out of place for the area. it would be a better fit if it was all single family and duplex lots. Sincerely, JoAnn Houfek 2302S64 th Avenue RECEIVED 0 YAKIMA REGIONAL IFAN AIR August 4, 2016 Joan Davenport, Community Development Director City of Yakima Planning Division 129 North Second Street. 2 d Floor Yakima, WA 98901 146 329 North First Street, Yakima H/A 98901 Phone: (509) 834-2050 Fax: (509) 834-2060 fflehsite: INS E111 1 111 1111' 111, 111%zzl �11 Ito all III to 1r.1 III I �Jul toil; 0 t. Thank you for providing the Yakima Regional Clean Air Agency (YRCAA) the opportunity to review and comment on the above subject project. I . Prior to demolishing and renovating any structures an asbestos survey must be done by a certified asbestos building inspector; 2. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition; 3. A Notification of Demolition and Renovation (NODR) application must be filed with YRCAA and the appropriate fee should be paid; 4. Contractors doing demolition, excavation, clearing, construction, or landscaping work must file a Dust Control Plan with YRCAA and get approval, prior to the start of any work; 5. 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 (3 5 single family and 660 apartment units), 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; 6. The proponent/developer must address the air emission impact from the development and show thVt the National Ambient Air Quality Standards (NAAQS), in particular PM2.5, is not violated prior to the issuance of any SEPA approval; 7. This project is located within Yakima's Urban Growth Area; therefore, burning is prohibited at all times; and 8. Roads shall be maintained at all times to prevent any offsite dust transport; Thank you for the opportunity to connect with the county's continued support in protecting the air quality in Yakima County. Best regards,_ mf Hasan M at, D. Engineering and Planning Division Supervisor INAC Dom AUG 0 8 2016 INDEX CiTY OF YAW# PLAMM63G DIV 147 COTTONWOOD PARTNERS "ANDERSON ESTATES99 PLP#003-16, SEPA#011-16 (SEPA#003-17 Addendum), & CAO#001-16 EXHIBIT LIST Determination of Incomplete Application I Determination of Application Completeness & Request for 0613/2016 Ad1itional"111"n"f1rmati1n Notice of Application & Environmental Review 08/03/2016 H -3a: Parties and Agencies Notified H -3b: Affidavit of Mailin2 Request for Additional Information 09/30/2016 Notice of Decision for Transportation Concurrency Analysis 12/21/2016 Notice of Mitigated Determination of N1 -Significance 12/23/2016 H -6a: Parties and Agencies Notified H -6 b: Affidavit of Mailing Notice of SEPA Addendum 02/14/2017 H -7a: Parties and Agencies Notified H -7b: Affidavit of Mailing . ................................ Notice of H.E. Public Hearing 02/16/2017 H -8 a: Legal Notice H -8b. Press Release and Distribution E- mail H -8c: Parties and Agencies Notified H -8d- Affidavit of Mailina Land Use Action Installation Certificate HE Agenda and Packet Distribution List ........................................ HE Agenda & Sign -In Sheet Notice of Continuance of Hearing to April 13, 2017 1 da and Packet Distribution List — Continued Hearing] I HE Agenda & Sign -In Sheet — Continued Hearing N1tice of Continuance of Hearing to May 11, 2017 1 COTTONWOOD PARTNERS "ANDERSON PLP#003-16, r• I r -IIAddendum), .-II r • fl 148 Notices 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 F 149 NOTICE IS HEREBY GIVEN that the Yakima City Council will conduct a "Closed Record" public hearing on Tuesday, July 11, 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 Hearing Examiner's recommendation on the application submitted by Cottonwood Partners, LLC for a 35 -lot preliminary plat known as Anderson Estates, located in the vicinity of Occidental Road and S. 64 th Avenue. Closed Record Hearing means the public is invited to testify on the existing Hearing Examiner'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) nd Send a letter via regular mail to "Yakima City Council, 129 N. 2 Street, Yakima, 98901",- or, "Anderson Estates preliminary plat." Please also include your name and mailing address. City Clerk DOC. INDEX 0 u U plF 05, A; I �U VICINITY MAP - N.T.S. CITY OF YAKIMA RESIDENTIAL SECT)i7N {4@s" '1!i PLAT 2003 PL—R—1 Y.U.N WA 98902 00 F 509466,70. 509965 38M CITY OFTAKIMA - RESIDENTLAL SECTION (OCCIDENTAL ROAD) —1— L hflq&Als� TrU, �h 00 SITE K'51-1 0 CITY OFTAKIMA - RESIDENTLAL SECTION (OCCIDENTAL ROAD) —1— L hflq&Als� TrU, 00 (y) 0 cn m atxhc 9.—Wft 9—. xSta a -M- 11— (M—) co 0 z –i REKEkQPER9N" I EEWS XOR w -qR C07ONWMD PARTNERS UG Ro. KX m5 2803 illVQ YAKWA WA 889 YAMMk WASNNVpttY1 .rk.a R P' T. FRIES, PLS< CL 0 - PRELIMINARY PLAT OF "AN .ERSON . PORTION • r LOT 28 LOTV �4 r. " E# . s s r} iq. } txl4; �..rt Y TONWO PARTNERS {zau ti' ALAI OF ANDERSON ESTATES 2 CITY OF YAKIMA,.YAK, A COUNTY, WASHINGTON w 4iv —Aµii. PRELIMINARY PLAT 2 VICINITY MAP File Number: PLP#003-16 152 Aw■ ■ ■ 1%t "RE I1kVX Am 1XIft. Panning g Project Name: COTTONWOOD PARTNERS LLC — "ANDERSON ESTATES" Site Address: Vicinity of S 64"' Ave & Occidental Rd Is Proposal: Proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. Contact the City of Yakima Planning Division at (509) 575-6183 " - Map Disclaimer: Information shown on this map is for planning and illustration purposes only The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any i action taken, or action not taken by the user in reliance upon any maps or information provided herrai�,�^o LINUL.x H -a1 [4111111 1 il!il 1 111! 1111� 11 ilq� 1, Lisa Maxey, as an employee of the City of Yakima, Planning Division, have transmitted to: SoLiya Claar-TOO, City g1gtkLby hand delivery the following documents: 1. Mailing labels for Cottonwood Parterns LLC - "Anderson Estates" (PLP#003-16) including all labels for adjoining property owners of the subject property, agencies and parties of record. W1 - Lisa Maxey WESEW 153 DOC. INDEX 0 18133333028 DANIEL J GERMAN i. , 18133333440 951 GROMORE •• YAKIMA, WA ••r r 10TH AVE . •:•r 18133334009 LINDA ANN CURLEE 5805 OCCIDENTAL RD YAKIMA, WA 98903 18133333016 MARIO GARCIA 2209 S 64TH AVE YAKIMA, WA 98903 18133333030 OLIVIA MORENO 2201 S 64TH AVE YAKIMA, WA 98903 18133333439 RICHARD A KAREL PO BOX 11203 YAKIMA, WA 98909 COBB18133333435 2116 S 61ST AVE a , COTT WJOD PARTNE' PO BOX 8353 YAKI , A 98908 18133334003 DONNA J MELTON 5901 WALLA WALLA ST YAKIMA, WA 98903 18133333423 ERIC MOODY PO BOX 3262 UNION GAP, WA 98903 18133334007 HAROLD W MATHIS PO BOX 10899 YAKIMA, WA 98909 18133333026 MALCOLM E & DIANE M HANKS 11504 OCCIDENTAL RD YAKIMA, WA 98903 181 333036 MARIO 22 4TH A YAKIMA, WA 98903 18133333014 PAMELA STEPHENS 2203 S 64TH AVE YAKIMA, WA 98903 18133333035 RONALD & KRISTIN BENJAMIN 5903 WALLA WALLA ST YAKIMA, WA 98903 25 Total Parcels - Cottonwood Parnters LLC - "Anderson Estates" - PLP#003-16 18133333027 GRILLO FAMILY• iWALLA ST YAKIMA, WA .r 18133333434 EARL L BOHANNAN JR 2121 S 61ST AVE YAKIMA, WA 98903 18133334004 FRANCIS A & PAULA MOORE 5909 OCCIDENTAL RD YAKIMA, WA 98903 18133333031 JASON• r GROMORE YAKIMA, / • • • r 18133333029 MARIA I MARENTES VELASCO 6106 S WALLA WALLA YAKIMA, WA 98903 18133333024 ;, 6201 WALLA WALLA ST YAKIMA, WA •••r 1 2223 S 64TH AVE YAKIMA, WA •r :r! RUTHERFORD RD . •;•i 155 Mailing Labels for City Council Public Hearing Other Parties of Record Preliminary Plat - "Anderson Estates" Jerry D Talbott Ahtanum Irrigation District Department of Ecology 308 N 2nd St c/o George Marshall c/o Gwen Clear Yakima, WA 98901 10705-B Gilbert Road 1250 W Alder St Yakima, WA 98903 Union Gap, WA 98903 georem@ahtanum.net crosepacoordinator@ecy.wa.gov JoAnn Houfek Yakima Regional Clean Air Agency Scott Wilson 2302S64th Ave Hasan M Tahat, Ph.D. 2410S66th Ave Yakima, WA 98908 329 N 11t St Yakima, WA 98903 Yakima, WA 98901 Louis Alderman James Carmody Doug Hughes 2008 S 91st Ave 230 S 2n, St Yakima, WA 98903 Yakima, WA 98901 DOC. INDEX, # 41-'ao VICINITY MAP - N.T.& PITY OF YAKIMA RESIDENTIAL SECTION (INTERIOR PLAT ROADp... 2803 R eF R..d I Yakima, NW 98902 *±+HLA 569 466 7000 Fax 5W965.3800 36(10 kdg. SU[V5 ISxY:. www hlulnl.wn PRELIMINARY PLAT O ESTATES' SECTION(A PORTION OF THE SOUTHWEST 1/4, SOUTHWEST 1/4, •NORTH, RANGE 18 EAST, W I IITYO F YAKIMA - RESIDENTIAL SECTION (OCCIDENTAL ROAD) —1— Nu�xc ix,w.x:r s xarm n � 9x L x�vvex w a , s , r. R,T ,r".. Tl m n �K i .u� or ax: rcu ps4' #4 ! +ad43,N Mx: S b5 A tar. at` L � d an y�." to •kx K ass ffit.U{n '^ of DATUM ELEVATION FK A CCU UN CAP AVLTMF'o�9CC UENfPL KUhE Ti D£VATidi: itG199 (NAW99) co —i DEVELOPER ENGINEERISURVEYOR Lu COTTONWOOD PARTNERS, LLC Hi -A ENGINEERING AND LANDSURVENNG,INC,. Po ..X8335 28 RIVER ROAD YAKIMA, WA 688X8 YAKIMA, WASHINGTON 9&902 MIOHAEL R. HER, PE TIM FREES, Ply (5U6)666YiW COTTONWOOD A v N PLAT OF ANDERSON ESTATES 1 CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON PRELIMINARY PLAT 2 i►, � t K y.w VICINITY MAP File Number: PLP#003-16 158 AWN ■ ■%%\ ..■.. \\X ���IMML PlarininMA Project Name: COTTONWOOD PARTNERS LLC — "ANDERSON ESTATES" Site Address: Vicinity of S 64th Ave & Occidental Rd Proposal: Proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. 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. ®VV• INDEX #-a©------ Coversheet YAKIMA, WASHINGTON AGENDA SIATEMENT 159 Item No. 619 For Meeting of: Jun 20, 2011H I a Eel E 0 0 ��E 11011M Will 0 00 Joseph Calhoun, Planning Manager I9 -0 575-6042 SUMMARY EXPLANATION: ITEM BUDGETED: NA STRATEGIC PRIORITY: APPROVED FOR SUBMITTAL: Ct*-Olh���Cfty Manager STAFF RECOMMENDATION: Set July 11, 2017, as the d ATTACHMENTS: Description Upload Date Type D 618/2017 Backup Mqterial DOC. INDEX https://yakima.novusagenda.com/agendaintranet/CoverSheet.aspx?ItemID=5072&MeetingID=575 BE 160 A#600�,A �10 WA RE: PLP#003-16 Cottonwood Partners LLC - "Anderson Estates" - Vic. of S 641h Ave & Occidental Rd 1, Lisa Maxey, as an employee of the City of Yakima Planning Division, have dispatched through the United States Mails, a Notice of Hearing Examiner's Recommendation. A true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant and parties of record, and that said notices were mailed by me on the 30th day of May, 2017. Lisa Maxey Planning Specialist DOC. INDEX LEb 10120512003 BETTY M5TEVVARTSURVIVORS TRUST I4665I54THPLSE RE0TON,VVA98O5Q 18120513414 18120422002 18133333423 ERIC MOODY PO BOX 3262 UNION GAP, WA 9891 18133333023, GREGORY J GOODMAN 4 S 10TH AVE YAKIMA, WA 98902 18120514004 PO BOX 2725 YAKIMA, WA 98907 � 18133333038 Y4K|MA, WA 9890A�� 18133333027 GR|LUOFAMILY HOLDING TRUST 61O2WALLA WALLA ST YAKIMA, WA 98903 18133333028 DANIEL J GERMAN 6104 WALLA WALLA ST YAKIMA, WA 98903 18133333434 EARL L BOHANNAN JR 2121 S 61ST AVE YAKIMA, WA 98903 18133334004 5909 OCCIDENTAL RD YAKIMA, WA 98903 18133334007 PO BOX 10899 YAKIMA, WA 98909 18133333031 JASON HOWE 620 GROMORE RD YAKIMA, WA 98908 18120513413 FAIRWAY INVESTMENTS LLC GS2ND ST 6TE918 YAK|WqA^WA989U1 11 18120513018 VESTMENTS C YAKIMA, WA 98901 — Fm" V ESTM E <NTSal. FA %WA 8 9 18120514402 NOVOBIELSKI SURVIVORS TRUST 5809 AHTANUM RD YAKIMA, WA 98903 18133244009 CHESTER A MILLER 2212 S 64TH AVE YAKIMA, WA 98903 18120512401 PO BOX 8012 YAKIMA, WA 98908 18133333440 YAKIMA, WA 98908 18120513013 qjnD 21611 AHTANUM RD YAKIMA, WA 98903 18120513401 PO BOX 9846 YAKIMA, WA 98909 5709 WALLA WALLA ST YAKIMA, WA 98903 18120514405 18133334009 162 18133333026 LARRY E WOLF LINDA ANN CURLEE MALCOLM E & DIANE M HANKS 5819 AHTANUM RD 5805 OCCIDENTAL RD 11504 OCCIDENTAL RD YAKIMA, WA 98903 YAKIMA, WA 98903 YAKIMA, WA 98903 18133333016 133333036 18133333024 MARIO GARCIA MARI ARCIA MIGUEL & MARIA V RUVALCABA 2209 S 64TH AVE 2209 S 64T' 6201 WALLA WALLA ST YAKIMA, WA 98903 YAKIMA;1 A 98903 YAKIMA, WA 98903 18133333030 18133333014 OLIVIA MORENO PAMELA STEPHENS 2201 S 64TH AVE 2203 S 64TH AVE YAKIMA, WA 98903 YAKIMA, WA 98903 18133244004 18133333439 RAYCHEL J LARSEN RICHARD A KAREL 2208 S 64TH AVE PO BOX 11203 YAKIMA, WA 98903 YAKIMA, WA 98909 18133244005 18133334006 RONALD & SHELLY L VORIS RONALD L & LEANNE M AMER 6409 OCCIDENTAL RD 11800 RUTHERFORD RD YAKIMA, WA 98903 YAKIMA, WA 98903 18133333435 18120514409 SHARMIE A COBB VERNON & PAMELA HIBBARD 2116 S 61ST AVE 5815 AHTANUM RD YAKIMA, WA 98903 YAKIMA, WA 98903 • 7 2223 S 64TH AVE YAKIMA, WA99 18133333035 5903 A WALLA ST YAKIMA, i. 98903 .•+0 18133244007 RYAN & JOLENE M MAYGRA 1 S 64TH AVE YAKIMA, WA 98903 18133244006 WILLIAM H & CHERYL WYCKOFF 6407 OCCIDENTAL RD YAKIMA, WA 98903 48 Cottonwood Partners LLC Huibregtse Louman Assoc. Inc Total Parcels - Cottonwood Partners LLC - SEPA#003-17 c/o Lew Miller c/o Milo Heit PO Box 8335 2803 River Rd Yakima, WA 98908 Yakima, WA 98902 Nuc of fiE ecommmila n pup ()v - INDEX S - [8, Ct- — Parties of Record — cottonwood Partners LLC — "Anderson Estates" — PLP#003-16 163 Cottonwood Partners LLC Cottonwood Partners LLC Huibregtse Lournan Assoc. Inc c/o Lew Miller Po Box 8353 c/o Mike Heir PO Box 8335 Yakima, WA 98908 2803 River Rd Yakima, WA 98908 Yakima, WA 98902 Jerry D Talbott Ahtanum Irrigation District Department of Ecology 308 N 2n1 St c/o George Marshall c/o Gwen Clear Yakima, WA 98901 10705-B Gilbert Road 1250 W Alder St Yakima, WA 98903 Union Gap, WA 98903 _-gwo[emli4MhtUanu in, net cross I /.w JoAnn Houfek Yakima Regional Clean Air Agency Linda Curlee 2302 S 6411 Ave Hasan M Tahat, Ph.D. 5805 Occidental Rd Yakima, WA 98908 329 N I,' St Yakima, WA 98903 Yakima, WA 98901 Scott Wilson Louis Alderman James Carmody 2410 S 6611 Ave 2008 S 91st Ave 230 S 2nd St Yakima, WA 98903 Yakima, WA 98903 Yakima, WA 98901 Paula Moore Dougilughes 5909 Occidental Rd Yakima, WA 98903 Type of Notice: is of HE, RecommWJ6�7, File Number: PLP Date of Mailing: 164 Maxe , Lisa From: Maxey, Lisa Sent: Tuesday, May 30, 2017 10:28 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 Hearing Examiner's Recommendation - Cottonwood Partners - "Anderson Estates - PLP#003-16 Attachments: NOTICE OF HE RECOMMENDATION - Cottonwood Partners - Anderson Estates - P .... pdf Attached is a Notice of Hearing Examiner's Recommendation regarding the above -entitled project. If you have any questions regarding this notice, please contact assigned planner Joseph Calhoun at (509) 575-6042 or email to: losel�h.calhoun@yakiniawa.gov. Thank you! 165 NWW M a a%_N DEPARTMENT OF COMMUNITY DEVELOPMENT "S 11 A lk%AwPlanning Division A111= WW Joan Davenport, AICP, Director CITY OF PlYAKIMA 129 North Second Street, 2nd Floor, Yakima, WA 98901 anning ask.planningoa yakimawa.gov - www.yakimawa.gov/services/planning NOTIFICATION OF HEARING EXAMINER'S RECOMMENDATION TO THE CITY COUNCIL May 30,2017 On May 25, 2017, the City of Yakima Hearing Examiner rendered his recommendation on PLP#003-16. The application submitted by Cottonwood Partners LLC is a proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. The application was reviewed at an open record public hearing held on March 23, 2017, which was continued to April 13, 2017 and concluded on May 11, 2017. The Hearing Examiner'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 (5 09) 57 - 042 at the City of 0 77Yakima, Planning Division. Date of Mailing: May 30,2017 Enclosures: Hearing Examiner's Recommendation Yakima Doc. INDEX 2111 1994 ... ........ Zia SIGN -IN SHEET City f Yakima HEARING EXAMINER City Hall Council Thursday Beginning t 9:00 a.m. Public HearinLy COTTONWOOD "ANDERSON ► ►► 0511112017 HE Hearing 167 AWN M DEPARTMENT OF COMMUNITY DEVELOPMENT Awffffm Joan Davenport, AIC, Director AdItIM PlPlanning DivisionA anning Joseph Calhoun, Manager 129 North Second Street, 2"' Floor, Yakima, WA 98901 ask.planning@yakimawa.gov - www.yakimawa.gov/services/planrdng CITY OF YAKIMA Thursday May 11, 2017 Yakima City Hall Council Chambers Beginning at 9:00 a.m. 111. PUBLIC HEARINGS (Continuation of Heating from April 13 th,2017) A. COTTONWOOD PARTNERS LLC — "ANDERSON ESTATES" (04/22/2016) Planner: Joseph Calhoun PLP#003-lif Address: Vic. of S 64th Ave & Occidental Rd Request: Proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. If you are unable to attend the hearing, you may submit your comments in writing prior to the hearing. You may also submit written testimony at the hearing. Yakima 2015 00C. [994 INDEX 4-/7 L_ I Hearing Examiner AGENDA ONLY Phil Lamb3 11 North 3" Street Distribution List 03/01/2017 1 Yakima, WA 98901 All YPAC Yakima Assoc. of Realtors mdy.bcehlcr@,yAkimawa.poy Gov. Affairs Committee mike.§rown@yakimAWM - Qv – 2707 River Road inja goy boanie.lozanpigyakw4: &— Yakima, WA 98902-1165 Dominic Rizzi KCYU-FOX 68 Police Chief David Okowski dominic.rizzVQLqkimawa.gqv 1205 West Lincoln Ave. Yakima, WA 98902 Bob Stewart Pacific Power Fire Chief Mike Paulson bbobstewart @akimawa, or? 500 N. Keys Rd. Yakima, WA 98901 Sonya Claar-Tee Office of Rural FWH City Clerk Marty Miller WRYA.-daAg�ee& �akkimKqaqy 1400 Summitview #203 Yakima, WA 98902 Cliff Moore Yakima School Dist. #7 City Manager Superintendent CEliftmoore akimawa.gov 104 North 41h Street call . riceitkimawa.gov Yakima, WA 98902 Jeff Cutter Radio NA KD City Attorney P.O. Box 800 4e ff c U kimaw�aqv c �tter �a Granger, WA 98932 KAPP TV Patrick D. Spurgin Attn: Newsroom 411 N. 2' St. PO Box 1749 Yakima, WA 98901 Yakima, WA 98907-1749 Gary Cuillier Reed C. Pell 314 N. 2" Street 31 Chicago Avenue #4 Yakima, WA 98901 Yakima, WA 98902 _reed 3&�cedq e�[Lnqt A KIT- TS Radio 4010 Swnmitview, Suitd NO Yakima, WA 98908 KIMA TV :w .« KNDOTV 216 West Yakima Avenue Yakima, WA 98902 M-W-7-ITM P.O. Box 9668 Yakima, WA 98909 VIVA P.O. Box 511 Toppenish, WA 98941� Business Times Bruce Smith P.O. Box 2052 Yakima, WA 9891 OMEMXELM�* Maud Scott 307 Union Street Yakima, WA 98901 STAFF REPORT, SITE PLAN AN MAPS ......... 01/05/2017 1 Archie Matthews ONDS Brett Sheffield Engineering Division Brett.slieffield@yakimawa.gov •V1 I F,*j'6-h4T*W,' #' N — UUM-4111 M*jW4t4Wj[ Cottonwood Partners LLC c/o LeVVNiller PO Box 8335 Yakima, WA 98908 lw-mllr@yaboo.com 169 Sara Watkins Yakima County Planning City Legal Department County Courthouse Saramagi nstfta ki mawa gov Joan Davenport Community Development 1,q �-day�enort�Oakimawq.�ov . ....... . ................... Yakima County Planning Public Services Vern Redifer Vern.rediferft— ams MOM Cottonwood Partners ILC PO Box 8353 Yakima, WA 98908 Dana Kallevig Wastewater Division Yakima County Comn-dssioners Coli ssiont.-,-rs.web@co. akin na.wa .US Huibregtse Louman Assoc. Inc. ch Mike Heit 2803 River Rd Yakima, WA 98902 mheit@hlacivil.com 170 ke AAW M 4- EXAM 1 N VC kjonr-a C>FC--ONYIAJuAqCF- OF HgAPlNfG- .............. 171- leffff a I INN. SIGN -IN SHEET 114%x CITY OF YK64tA i rCITY f i KEiA lannA City Hall Cil Chambers Planning Thursday 7 Beginning a . 172 "a a lklklkl%DEPARTMENT OF COMMUNITY DEVELOPMENT .0"M 1111k%X Joan Davenport, AICP, Director It1W Planning Division CITY OF YAKIMA MPanning Joseph Calhoun, Manager 129 North Second Street, 211 Floor, Yakima, WA 98901 ask.planninggyakimawa.gov - www.yakimawa.gov/services/plannil. 0 1, L, k 9 _, = �a 91.1 Thursday April 13,2017 Yakima City Hall Council Chambers Beginning at 9:00 a.m. 111. PUBLIC HEARINGS (Continuation of Hearing from March 23`d, 2017) A. COTTONWOOD PARTNERS LLC — "ANDERSON ESTATES" (04/22/2016) Planner: Jeff Peters PLP#003-16 Address: Vic. of S 64th Ave & Occidental Rd Request: Proposed long plat that will subdivide approximately 8.27 acres into 35 single-family lots in the R-1 zoning district over the course of two phases of development. If you are unable to attend the hearing, you may submit your comments in writing prior to the hearing. You may also submit written testimony at the hearing. Yakima 2015 010C. 1994 Hearing Examiner AGENDA ONLY Distribution List All YPAC rand v.beeh ler(o),vakimawa.P-ov mike.brown(a),vakimawa.gov bonnieJozanond,vakimawa.gore Dominic Rizzi Police Chief dominic.riz7i @yakimawa.&oy Bob Stewart Fire Chief bob.stewart@ akimawa.gov Sonya Claar-Tee City Clerk sgUa.claartee�cakim�wq, oy Cliff Moore City Manager CIiff,moore@yakimaWA.&qv call . rice akiinawa..ov Jeff Cutter City Attorney Patrick D. Spurgin 411 N. 2nd St. Yakima, WA 98901 Gary Cuillier 314 N. 2" Street Yakima, WA 98901 Phil Lamb 311 North 3rd Street Yakima, WA 98901 Yakima Assoc. of Realtors Gov. Affairs Committee 2707 River Road Yakima, WA 98902-1 1 65 KCYU-FOX 68 David Okowski Pacific Power Mike Paulson 500 N. Keys Rd, Yakima, WA 98901 Office of Rural FWH Marty Miller 1400 Summitview #203 Yakima, WA 98902 Yakima School Dist. #7 Superintendent 104 North 41' Street Yakima, WA 98902 Radio KDNA P.O. Box 800 Granger, WA 98932 KAPP TV Attn: Newsroom PO Box 1749 Yakima, WA 98907-1749 KIT-KATS Radio 4010 Summitview, Suite i6b Yakima, WA 98908 • KNDOTV Yakima, WA 98902 P.O. Box, 97668 Yakima, WA 98909 VIVA P.O. Box 511 Toppenish, WA 98948 Rusiness Times 'Vruce Smith P.O. Box 2052 Yakima, WA 98907 Yakima Valley C.O.G. 311 N. 41 Street STE 202 Yakima, WA 98901 Maud Scott 307 Union Street Yakima, WA 98901 low INDEX Hearing Examiner Packet AGENDA, ,Sara Watkins STAFF REPORT, SITE PLAN AND City Legal Department MAPS ......... 01/05/2017 Sara.watkins(ftakin awa.'� Archie Matthews Joan Davenport ONDS Community Development Archie.rnatthewsft�q.oy loan. daygn-pori�mkimgwa.eov 3rett Sheffield Engineering Division IN Yakima County Planning Public Services Vern Redifer Vern .rediferRco. yakima.wa.us )ON'T FORGET TO SEND ONE Binder Copy "0 THE APPLICANT & 'ROPERTY OWNER ........... For the Record/File kpqcto-4 staff-, rqzy-t EmwV&+0'e, HLA 0A h6i @Vd a -u V CC) Yakima County Planning County Courthouse 174 as Kallevig Wastewater Division Dana.kallevieftakimawa.gov Yakima County Conunissioners Cbmrni�6!6h&i�*6b@�o.kakim,a.Wa .US 'L—ew W kr Nccs Far+ney,5 LLC I w) — M�� r C� a.CDY1111 DOC. INDEX H-13 175 t LLc— t« ® t t t • 1 r -For c, lot i t t } } t' t t t t t' ! t g .23 r tn, t C. S C L'\ Y` 1 ,y 1 a ev,Inc, Lou Al-0oZM4P 7-00R So I u K, 2 u7 "C� ob 5 �°'-T, V e1 n Page 1 INDEX # IA -1 . 03/23/2017 HE Hearing 177 .Ws a a alkDEPARTMENT OF COMMUNITY DEVELOPMENT "s M zlk%X Planning Division PArIVW Joan Davenport, AICP, Director CtrY OF YAKWA 129 North Second Street, 2nd Floor, Yakima, WA 98901 anning ask.planning@yakimawa.gov - www.yakimawa.gov/services/planning CITY OF YAKIMA HEARING EXAMINER AGENDA Thursday March 23,2017 Yakima City Hall Council Chambe Beginning at 9:00 A. COTTONWOOD PARTNERS LLC — "ANDERSON ESTATES" (04/22/2016 Planner: Jeff Peters PLP#003-1 Address: Vic. of S 64 1h Ave & Occidental Rd Request: Proposed long plat that will subdivide approximately 8.27 acres int 3 5 single-family lots in the R- I zoning district over the course of phases of development. I i If you are unable to attend the bearing, you may submit your comments in writing prior to the hearing. You may also submit written testimony at the hearing. DoCy 1994 INDEX i,U41 I 111 6 — l I Hearing Examiner AGENDA ONLY Phil Lamb Distribution List 311 North 31d Street Yakima, WA 98901 Yakima Assoc. of Realtors Gov. Affairs Committee 2707 River Road Wifflm Yakima, WA 98902-1165 1=11ma A Dominic Rizzi KCYU-FOX 68 Police Chief David Okowski dominic.rizz 1205 West Lincoln Ave. zKijgyakimawa,,gov Yakima, WA 98902 Bob Stewart Fire Chief Lbob-stewart@ kiniawa.gov Sonya Claar-Tee City Clerk LIM NIMMU I I Cliff Moore City Manager Cliff,moore0vakimuWA,gov callv,price� �j in a �wa, o y Pacific Power Mike Paulson 500 N. Keys Rd. Yakima, WA 98901 Office of Rural FWH Marty Miller 1400 Summitview #203 Yakima, WA 98902 Yakima School Dist. #7 Superintendent 104 North 4' Street Yakima, WA 98902 Jeff Cutter Radio KDNA City Attorney P.O. Box 800 Aeff, cuttcrC& lakimawa.&ov Granger, WA 98932 KIT- TS Radio 4010 Summitview, Suite 9b Yakima, WA 98908 KARY Radio 17 N 3rd St Ste 103 Yakima, WA 98901 KIMA TV a NO"- ANN5111ram"IFIN KNDOTV 216 West Yakima Avenue Yakima, WA 98902 Yakima Herald -Republic P.O. Box 9668 Yakima, WA 98909 VIVA P.O. Box 511 Toppenish, WA 98948 Business Times Bruce Smith P.O. Box 2052 Yakima, WA 98907 Patrick D. Spurgin PP TV Attn: Newsroom Yakima Valley C.O.G. 411 N. 2nd St. PO Box 1749 311 N. 4th Street STE 202 Yakima, WA 98901 Yakima, WA 98907-1749 Yakima, WA 98901 Gary Cuillier Reed C, Pell 314 N. 2,,d Street 31 Chicago Avenue #4 Maud Scott Yakima, WA 98901 Yakima, WA 98902 307 Union Street reed c reedcaell net Yakima, WA 98901 Hearing Examiner Packet AGENDA, C Sara Watkins STAFF REPORT, SITE PLAN AND City Legal Department MAPS ......... 01/05/2017 Sara.watkjns(&vakim@Na, goy Archie Matthews ONDS Brett Sheffield Engineering Division U" TFA-774RUFF-7rF--f �(fh `0 THE APPLICANT & Joan Davenport Community Development loan.daven ort ftakimawa-groy Services Vern Redifer Nw uolm�� Yakima County Planning County Courthouse 179 iefferson.svencer@co.vakima.wa.us Dana Kallevig Wastewater Division Yakima County Comn-dssioners Cottonwood Partners LLC Cottonwood Partners LLC Huibregtse Louman Assoc. Inc. c/o LeVtfliller PO Box 8353 c./o Mike Hei t PO Box 8335 Yakima, WA 98908 2803 River Rd Yakima, WA 98908 Yakima, WA 98902 1w--mllr@yahoo.com mheit@hlacivil.com DOC. INDEX ■ 'Z11's I a VWX CITY OF YAKIMA AM 11W P CITY OF YAKWA LAND USE ACTION INSTALLATION lanning CERTIFICATE NN�L; cotvc),1UM6 Parifxrs 1-.LC,-"Arlae rscr+ _ 6ct" Vic, c4 S. UL -1 " 6vc A 0cc.icLmta_L PW, MUM 180 Land Use Action Sign is installed in an alternate location on the site. Arote: 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: - OLOW13 - . . umulmm 110VIV 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 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. A "Applrican��s at re Date W 07 � (Please Print Appli'Name Applicant's Phone Number can s s Name Please remit the above certification and deliver to the City of Yakima Planning Division via email to ask. pla nninggyakim awa.gov or in person/by mail to: City of Yakima, Planning Division, 129 North 2"d Street, Yakima, WA 98901. MMI DOC. INDEXRevised 0112017 A AWN M K %W%, RE IREMENTS FOR POSTING OF PRI� 'E PROPERTY FOR 181 LAND USE ACTION City of Yakima Community Development Department, Planning Division 129 N 2"1 St, Yakima, WA 98901 (509) 575-6183 — GENERAL INFORMATION The Land Use Action posted signage shall serve as a method of notification to the public that a land use application has been submitted to the City for a proposed change to the property. The Land Use Action sign shall be known in this section as the "sign" referred to in YMC § I 5.11.080(C) as the official signage for application of the following land use matters: • Class 3 Public Hearings; • Preliminary Long Subdivisions; • Rezones; • Right -of -Way Vacations; • Appeals; • Interpretation (if required) • Comprehensive Plan Amendments as indicated in YMC Ch.16.10; • Environmental Review, except for a categorically exempt application; and, lm� For the above land use matters it is required to post one sign and in some cases more than one sign on the site or in a location immediately adjacent to the site that provides visibility to motorists using adjacent streets. The Planning Manager has established standards for size, color, layout, design, and wording of the signs which the Planning Division will supply to the applicant. The Planning Division sends out letters quarterly to property owners who have had a land use action proposal on their property that requires posting the property, reminding them to remove the sign(s) and return them to the Planning Division if they have not already done so. SIGNAGE INSTALLATION The applicant shall install the Land Use Action sign(s) in accordance with these provisions: • Signs shall be located at the midpoint on the street frontage from which the site is addressed or as otherwise directed by the Planning staff; • Signs shall be located 10 feet back from the property line; • Signs structurally attached to an existing building shall be exempt from the setback requirement, provided that no sign is located further than 10 feet from the property line without written approval from Planning staff; • The top of the signs shall be positioned between 5 and 6 feet above grade; • Signs shall be posted on the subject property so as to be clearly seen from each right-of-way providing primary vehicular access to the subject property as stated in YC §15.11.080(C); and • The sign can be easily read from the adjacent street and/or sidewalk. Page — 2 Revised 01/2017 RECE, ID FEED 2, 7 2017 LAND USE ACTION PROPOSED --t FOR THIS SITE PUBLIC � ` HEARINGAwd fir f�,p'n�a,ct The City Of Yakima ` 5b9-575-6183 Ag - DOC. INDEX # H -q RE: PLP#003-16 Cottonwood Partners LLC - "Anderson Estates" Vic. of S 64th Ave & Occidental Rd 1, Lisa Maxey, as an employee of the Yakima City Planning Division, have dispatchedthrough the United States Mails, a Notice of Public Hearing. A true and correct stty of w4iich is enclosed herewith_,th-. . "I'll � the applicant and all property owners of record within a radius of 300 feet of sub tm, that said tcropert!p ownent are individi• the mailing list retained by the Planning Division, and that said notices were mailed by me on the 16th day of Februaly, 2017. K1114111i 11 ITTER141111 M. "KE W-1 11111 � I I i 1 I Lisa Maxey DOC, INDEX 183 18133333028 DANIEL GERMAN 6104 WALLA WALLA ST YAKIMA, WA 98903 18133333440 951 GROMORE RD YAKIMA, y 98908 . +10.: 18133333023 •&Y -Pb -4r# l 10TH :. AVE YAKIMA, WA 98902 1 18133334009 18133333026 LINDA ANN CURLEE MALCOLM E & DIANE M HANKS 5805 OCCIDENTAL RD 11504 OCCIDENTAL RD YAKIMA, WA 98903 YAKIMA, WA 98903 18133333016 18133333036 MARIO GARCIA -- A I Y GARCI 2209 S 64TH AVE 2209 S 6 YAKIMA, WA 98903 W1 A, WA 98903 18133333030 18133333014 OLIVIA MORENO PAMELA STEPHENS 2201 S 64TH AVE 2203 S 64TH AVE YAKIMA, WA 98903 YAKIMA, WA 98903 18133333439 18133333035 RICHARD A KAREL RONALD & KRISTIN BENJAMIN PO BOX 11203 5903 WALLA WALLA ST YAKIMA, WA 98909 YAKIMA, WA 98903 18133333435 SHARMIE A COBB 2116 S 61ST AVE YAKIMA, WA 98903 25 Total Parcels - Cottonwood Parnters LLC - "Anderson Estates" - PLP#003-16 N1 c 0¢ Tva), C i-iem")--x L # 3 --I , OOgj _-�2f P11% 18133333027 GRILLO FAMILY HOLDING TRUST 6102 WALLA WALLA ST YAKIMA, WA 98903 I 71-0 xff • m_lrmW. 2121 S 6 AVE YAKIMA, i +•1: 00 9 OCCIDENTAL RD YAKIMA, ! 1. 98903 .8s+1..:3 18133333031 JASON • GROMORE ';1 18133333029 6106 i i. WALLA YAKIMA, WA 98903 18133333024 MARIA V RUVALCAA 6201 i . WALLA YAKIMA, . 98903 1 0 13 1 2223 S 64TH AVE WA 98903 18133334006 RONALD L & LEANNE M AMER 11800 RUTHERFORD RD YAKIMA, WA 98903 N /' 1 M ME 185 Parties of Record - Cottonwood Partners LLC - "Anderson Estates" - PLP#003-16 Cottonwood Partners LLC Cottonwood Partners LLC Huibregtse Lournan Assoc. Inc c/o Lew Miller Po Box 8353 c/o Mike Heit PO Box 8335 Yakima, WA 98908 2803 River Rd Yakima, WA 98908 Dan Riddle Yakima, WA 98902 Lw mllrayahoo.com mheitj2hlacivil.com Jerry D Talbott Ahtanum Irrigation District Department of Ecology 308N2„ d St c/o George Marshall c/o Gwen Clear Yakima, WA 98901 10705-B Gilbert Road 1250 W Alder St Yakima, WA 98903 Union Gap, WA 98903 Allaahtarrum.net Dov ej nV= rdinatorOccv.w SK2KREM Q92MRSLARATL- JoAnn Houfek _ Yakima Regional Clean Air Agency Chief Rizzi 2302 S 64th Ave Hasan M Tahat, Ph.D. Scott Schafer Yakima, WA 98908 329 N Is' St Loretta Zammarchi Refuse Division Yakima, WA 98901 Rand N /' 1 M ME -I Type of Notice: N�L Of RkIiC, 117'/ Q? File Number: f Doc. Date of Mailing: --2 1A01 h 7 INDEX -maiItress Carolyn Belles Code Administration GlenMI MI n DVg enman Code Administration Code Administration akimaw-g�any !Su!zanne DeBusschere Code Administration Dan Riddle Engineering Engineering Mark Smil ptich Legal Dept Sara Watkins Legal Dept Archie Matthews Joan Davenport PlanninDea Chief Rizzi olice Ppartment D6mmic.RizAaVakimaftAov Scott Schafer Public Works Dept Loretta Zammarchi Refuse Division Rand kimawaAgy Transit Division James Dean Utilities Jamqs.Dean@,yukirn#mqqZu Dana Kallevig astewater . ............... — --- — ------- Randy Meloy Wastewater :1111 K! 11 111,111! 11 For the Record[File C r,Revised 01/2017 -I Type of Notice: N�L Of RkIiC, 117'/ Q? File Number: f Doc. Date of Mailing: --2 1A01 h 7 INDEX 186 Maxe , Lisa From: Maxey, Lisa Sent: Thursday, February 16, 2017 3:33 PM To: georgem@ahtanum.net'; 'crosepacoordinator@ecy.wa.gov' Subject: FW: Notice of Public Hearing - Cottonwood Partners LLC - "Anderson Estates" - PLP# 003-16 Attachments: NOTICE OF PUBLIC HEARING - Cottonwood Partners LLC - Anderson Estates . .... pdf From: Maxey, Lisa Sent: Thursday, February 16, 2017 3:05 PM To: 'Gary Cullier'<gary@cuillierlaw.com>; 'Kevin (kevin@house3l4.com)'<kevin@house3l4.com>; Belles, Carolyn <Carolyn.Belles@yakimawa.gov>; Brown, David <David. Brown @yakimawa.gov>; Caruso, Joe <Joe.Caruso@yakimawa.gov>; Cutter, Jeff <Jeff.Cutter@yakimawa.gov>; Davenport, Joan <Joan. Dave n port@ya kimawa.gov>; Dean, James <James. Dean @yakimawa.gov>; DeBusschere, Suzanne <suzanne.debusschere@yakimawa.gov>; Denman, Glenn <Glenn.Denman@yakimawa.gov>; Desgrosellier, Bob <Bob.Desgrosellier@yakimawa.gov>; lbarra, Rosalinda <Rosa I incla. I ba rra @ya kimawa.gov>; Kallevig, Dana <Dana.Kallevig@yakimawa.gov>; Kara, Naeem <Naeem. Kara @YAKI MAWA.GOV>; Layman, Randy <Randy. Layman @ya kimawa.gov>; Matthews, Archie <Archie. Matthews@yakimawa.gov>; Maxey, Lisa <Lisa. Maxey@YAKI MAWA.GOV>; Meloy, Randy <Randy.Meloy@yakimawa.gov>; Riddle, Dan <Dan.Riddle@yakimawa.gov>; Rizzi, Dominic <dominic.rizzi@yakimawa.gov>; Schafer, Scott <Scott.Schafer@yakimawa.gov>; Shane, Mike <Mike.Shane@yakimawa.gov>; Soptich, Mark <Mark.Soptich@yakimawa.gov>; Watkins, Sara <Sara.Watkins@YAKIMAWA.GOV>; Zammarchi, Loretta <Loretta.Zammarchi@YAKIMAWA.GOV>; Brown, Michael <Michael. Brown @yakimawa.gov>; Crockett, Ken <Ken.Crockett@yakimawa.gov>; Daily Sun News - John Fannin <JFannin@dailysunnews.com>; Hispanic Chamber of <kellyg@yakimaradiogroup.com>; KCJT TV News <kcjttv@yahoo.com>; KDNA Radio <noticias@kdna.org>; KEPR TV News <newsroom@ keprtv.com>; KIMA TV News <tips@kimatv.com>; KIT/KATS/DMVW/KFFM - Lance Tormey <Iancetormey@townsquarem.ii a.com>; KNDO TV News <news@ kndo.co m>; KUNS-TV Univision <info@ ku nstv.com>; KVEW TV News <kvewnews@kvewtv.com>; Lozano, Bonnie <Bonnie. Lozano @yakimawa.gov>; NWCN News <nwnews@nwcn.com>; NWPR - Anna King <aking@wsu.edu>; Randy Luvaas - Yakima Business Times <rluvaas@yvpub.com>; Reed C. Pell <reed@ reedcpe 11. net>; Tu Decides - Albert Torres <albert@tudecidesmedia.com>; Yakima Herald Republic - Craig Troianello <ctroianello@yakima-heraid.com>; Yakima Herald Republic - Mai Hoang <maihoang@yakimaherald.com>; Yakima Herald Republic - Mark Morey <mmorey@yakimaherald.com>; Yakima Herald gmii-ress V-O&f Business Times - George Finch <finch 1433@cha rter.net>; YPAC - Randy Beehler <rbeehler@ci.yakima.wa.us> Cc: Peters, Jeff <Jeff. Pete rs@ya kimawa.gov> Subject: Notice of Public Hearing - Cottonwood Partners LLC - "Anderson Estates" - PLP#003-16 Attached is a Notice of Public Hearing regarding the above -entitled project. If you have any questions regarding this notice, please contact assigned planner Jeff Peters at (509) 575-6163 email to: Thank you! ME= Planning Specialist I City of Yakima Planning Division Planning Divison - P: (509) 575-6183 1 F: (509) 575-6105 Direct Line: (509) 576-6669 - MsaX =_?_Xe_y@ya_k_1M_a_W_a_W0_V 129 N Vd Street, Yakima, WA 98901 Doc. INDEX YAM% fIMLD" PUBLIC A daily part of your life t Yakima-heraid.com This is the proof of your ad scheduled to run on the dates indicated below. Please proof read notice carefully to check spelling and run dates, if you need to make changes Account#: 110358 Company Name: CITY OF YAKIMA PLANNING Contact: ROSALINDA IBARRA,AP Address: 129 R 2AD ST'aril �ET YAKIMA, WA 98901-2720 Telephone: (509) 575-6164 Io int Kep: Simon Sizer Phone# (509) 577-7740 Email: ssizer(&_yakimaherald.corn Ad ID: 712862 Start: 02/16/17 Stop: 02/16/17 Total Cost: $160.60 Lines: 88.0 # of Inserts: I Ad Class: 6021 187 w w W 110• 'PUBi mmi IMF•I omit zo W111 M1131 11 1 DOC. INDEX 0- 188 189 AWN a awe DEPA., i'MENT OF COMMUNITY DEVELG. ,v4ENT 190 "I& ZAfAf 2 & 1kX I 11W Planning Division d A411M Joan Davenport, AICP, Directorl29 North Second Street, 2 Floor, CITY OF PlYAKIMA anning Yakima, WA 98901 SUBJECT: ask.planning@yakimawa.gov - www.yakimawa.gov/services/planning DATE: February 16, 2017 TO: Applicant and Adjoining Property Owners FROM: Joan Davenport, AICP, Community Development Director & Planning Manager SUBJECT: Notice of Public Hearing for a 35 -Lot Preliminary Long Plat in the Single -Family zoning district. PROJECT APPLICANT: Huibregtse Louman Associates (2803 River Rd, Yakima, WA, 98902) for Cottonwood Partners LLC PROPERTY OWNER: Cottonwood Partners LLC (P.O. Box 8335, Yakima, WA, 98901) PROJECT LOCATION: Vicinity of S. 641h Ave. & Occidental Rd. PARCEL NUMBER(S): 181333-33038 FILE NUMBERS: PLP#003-16, SEPA#01 1-16, SEPA#003-17 & CAO#001 -16. DATE OF APPLICATION: April 22, 2016 DATE OF COMPLETE APPLICATION: June 13,2016 NOTICE OF PUBLIC HEARING The City of Yakima Department of Community Development received a Preliminary Long Plall and State Environmental Policy Act review (SEPA) application for a 35 -Lot 8.27 acre single- family subdivision located in the Single -Family (R-1) zoning district from Huibregtse Louman Associates (applicant) on behalf of Cottonwood Partners (property owner) on April 22, 2016. Following completion of SEPA review, which occurred on February 14, 2017, the City of Yakima Planning Division in now scheduling the required public hearing for this application. The Hearing Examiner will hold a public hearing prior to rendering a recommendation to the Yakima City Council on this land use application. This public hearing has been scheduled for Thursday, Yakima, WA. Any person desiring to express their views on this matter is invited to attend the public hearing and provide testimony or to submit their written comments to' Joan Davenport, AICP, Community Development Direct City of Yakima Planning Division 129 N 2nd St. Yakima, WA 98901 ..... . . . ... .... ... . ..... . ... , - Please reference the applicant's name or file number(s) in your correspondence: (Cottonwood Partners, PLP#003-16) The file containing the complete application for this proposal 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 questions on this proposal, please call Jeff Peters, Senior Planner at (509) 575-6163 or email to- ieffipatersOvakimawa.00v� RE: SEA #003-17 Cottonwood Partners LLC Vic. of S 64th Ave & Occidental Rd 1, Lisa Maxey, as an employee of the City of Yakima Planning Division, have dispatched through the United States Mails, a Notice of SEPA Addendum. A true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant; SEPA reviewing agencies and all parties of record, that said property owners are individually listed on the mailing list retained by the Planning Don, and that said notices were mailed by me on the 14th day of FebruLry, 2017. So Lisa Maxey 191 18120512003 18120514004 BETTY M STEWART SURVIVORS TRUST CONGDON ORCHARDS INC 14665 154TH PL SE PO BOX 2725 RENTON, WA 98058 YAKIMA, WA 98907 120513009 18133333038 ONWOOD PAR BOX = 0 1 AK M:A CO c o OD PARTNERS LLC ONWOOD PARTNERS LLC X PO �BOX K_W PO -XAKWA, WA 98908 YAKIMA 18120513019 18120513017 FAI VEST NTS- LLC VEISTIM-E-N-f-S LLC 6S2N E DS 918 MA, WA 98901-��---- YAKIMA, A 9890 FAIRW,A F Y D S Y VEST ST 6 S 7N �DE M MA, WA 9890 YAKIMA, W 18120513414 18133333027 INVESTMENTS LLC GRILLO FAMILY HOLDING TRUST 6S2N _FD 18 6102 WALLA WALLA ST IMA, WA �98901 YAKIMA, WA 98903 18120422002 18120423005 NOVOBIELSKI SURVIVORS-TRIUST N6VC0 KI R`VtVb-R-S-T—RUS" T 0 �-8-09-AHT- 5 NA%IMV RD 580 RD 9 7 9890 -AWWA, WA 9 903-__ AKIMA,-W,A-98903 18133333029 18133333028 CHRISTOPHER SANCHEZ DANIEL J GERMAN 6106 S WALLA WALLA 6104 WALLA WALLA ST YAKIMA, WA 98903 YAKIMA, WA 98903 18133334003 18133333434 DONNA J MELTON EARL L BOHANNAN JR 5901 WALLA WALLA ST 2121 S 61ST AVE YAKIMA, WA 98903 YAKIMA, WA 98903 18133333423 ERIC MOODY PO BOX 3262 UNION GAP, WA 98903 GREGORY J GOODMAN 4 S 10TH AVE YAKIMA, WA 98902 18133334004 5909 OCCIDENTAL RD YAKIMA, WA 98903 013 *W -x PO BOX 10899 YAKIMA, WA 98909 0513400 18133333031 Bo i4ittibE'RZ JASON HOWE 0 620 .O O. RD X WA 989 YAKIMA, WA 98908 VFATKI 11w T-ftTTrsTfflf rx=1 6 S 2ND ST STE 918 YAKIMA, WA 98901 YAKIMA, WA 98901- 18120514402 hl •: #ik' 5809 AHTANUM RD YAKIMA, WA 98903 —j 18133244009 CHESTER A MILLER 2212 S 64TH AVE YAKIMA, WA 98903 18120512401 PO BOX 8012 YAKIMA, WA 98908 18133333440 951 GROMORE RD YAKIMA, WA 98908 18120513013 21611 AHTANUM RD YAKIMA, WA 98903 18120513401 JAMES W & BONNIE GOERZ PO BOX 9846 Z YAKIMA, WA 98909 18133334407 JOSEPH E & JENNIFER WALS 5709 WALLA WALLA ST YAKIMA, WA 98903 18120514405 18133334009 18133333026 LARRY E WOLF LINDA ANN CURLEE MALCOLM E & DIANE M HANKS 5819 AHTANUM RD 5805 OCCIDENTAL RD 11504 OCCIDENTAL RD YAKIMA, WA 98903 YAKIMA, WA 98903 YAKIMA, WA 98903 18133333016 133333036 18133333024 MARIO GARCIA MARE ARCIkA---- M IG U EL & MARIA V RUVALCABA 2209 S 64TH AVE 2209 S >64T 6201 WALLA WALLA ST YAKIMA, WA 98903 YAK Y W 989t) ,"IAA, WA 989 YAKIMA, WA 98903 18133333030 18133333014 18133333037 OLIVIA MORENO PAMELA J STEPHENS RANDALL D SHEPARD 2201 S 64TH AVE 2203 S 64TH AVE 2223 S 64TH AVE YAKIMA, WA 98903 YAKIMA, WA 98903 YAKIMA, WA 98903 18133244004 18133333439 18133333035 RAYCHELJLARSEN RICHARD A KAREL RONALD & KRISTIN BENJAMIN 2208 S 64TH AVE PO BOX 11203 5903 WALLA WALLA ST YAKIMA, WA 98903 YAKIMA, WA 98909 YAKIMA, WA 98903 18133244005 18133334006 18133244007 RONALD & SHELLY L VORIS RONALD L & LEANNE M AMER RYAN &JOLENE M MAYGRA 6409 OCCIDENTAL RD 11800 RUTHERFORD RD 2210 S 64TH AVE YAKIMA, WA 98903 YAKIMA, WA 98903 YAKIMA, WA 98903 18133333435 18120514409 18133244006 SHARMIE A COBB VERNON & PAMELA HIBBARD WILLIAM H & CHERYL S WYCKOFF 2116 S 61ST AVE 5815 AHTANUM RD 6407 OCCIDENTAL RD YAKIMA, WA 98903 YAKIMA, WA 98903 YAKIMA, WA 98903 48 Total Parcels - Cottonwood Partners Cottonwood Partners LLC Huibregtse Lournan Assoc. Inc LLC - SEPA#003-17 c/o Lew Miller c/o Mike Heit PO Box 8335 2803 River Rd Yakima, WA 98908 Yakima, WA 98902 c- o soh f)c�w6w-yt, ,5EP9 #G03 -F7 S 7 DOC. INDEX �i 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 Department of Fish and Wildlife Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 Eric.Bartrand@dfw.wa.gov Scott. Downes@dfw.wa.gov Dept of Archaeology & Historic Preservation Greg Griffith or Gretchen Kaehler, Deputy State Historic Preservation Officer P.O. Box 48343 Olympia, WA 98504-8343 dahp.separeview@dahp.wa.gov Nob Hill Water Association Bob Irving, Engineering Technician 6111 Tieton Drive Yakima, WA 98908 bob@nobhillwater.org Wastewater Division Marc Cawley or Dana Kallevig 2220 East Viola Ave Yakima, WA 98901 WSDOT Rick Holmstrom, Development Services 2809 Rudkin Road Union Gap, WA 98903 hoirnstr@wsdot.wa.gov Yakama-Klickitat Fisheries Project John Marvin 760 Pence Road Yakima, WA 98909 jmarvin@yakama.com Yakima County Health District Ryan lbach, Director of Environmental Health 1210 Ahtanurn Ridge Dr Ste#200 Union Gap, WA 98903 yhd@co.yakima.wa.us ryan.ibach@co.yakima.wa.us Yakima Greenway Foundation Al Brown, Executive Director III South 18th Street Yakima, WA 98901 al@yakimagreenway.org Yakima Valley Museum John A. Baule, Director 2105 Tieton Drive Yakima, WA 98902 john@yakimavalleymuseum.org 194 Cascade Natural Gas Chamber of Commerce Jim Robinson, Field Facilitator 10 North 9th Street 701 South 1st Ave Yakima, WA 98901 Yakima, WA 98902 chamber@yakima.org Jim.robinson@cngc.com Department of Ecology Department of Ecology Annie Szvetecz, SEPA Policy Lead Gwen Clear P.O. Box 47703 1250 West Alder Street Olympia, WA 98504-7703 Union Gap, WA 98903 separegister@ecy.wa.gov crosepacoordinator@ecy.wa.gov Department of Natural Resources Department of Social & Health Services SEPA Center Jeanne Rodriguez PO Box 47015 P.O. Box 45848 Olympia, WA 98504 Olympia, WA 98504 sepacenter@dnr.wa.gov Jeanne. rod riguez@dshs.wa.gov Energy Facility Site Evaluation Council -EFSEC Engineering Division Stephen Posner, SEPA Officer Dana Kallevig and Debbie Cook, City Engineer PO Box 43172 129 N 2nd Street Olympia, WA 98504-3172 Yakima, WA 98901 sposner@utc.wa.gov dana.kallevig@yakimawa.gov debbie.cook@yakimawa.gov Office of Rural and Farm Worker Housing U.S. Army Corps of Engineers, Regulatory Branch Marty Miller Deborah Knaub, Project Manager 1400 Summitview Ave, Ste# 203 P.O. Box 3755 Yakima, WA 98902 Seattle, WA 98124-3755 Martym2@orfh.org Deborah.J.Knaub@usace.army.mil West Valley School District WSDOT Angela Watts, Asst. Supt. Of Business & Paul Gonseth, Planning Engineer Operations 2809 Rudkin Road 8902 Zier Road Union Gap, WA 98903 Yakima, WA 98908-9299 gonsetp@wsdot.gov wattsa@wvsd208.org WSDOT, Aviation Division Yakama Bureau of Indian Affairs Carter Timmerman Rocco Clark, Environmental Coordinator 7702 Terminal St SW P.O. Box 632 Turnwater, WA 98501 Toppenish, WA 98948 timmerc@wsdot.wa.gov Rocco.ciark@bia.gov Yakima Air Terminal Yakima County Commissioners Robert Peterson, Airport Asst Manager Commissioners.web@co.yakima.wa.us 2400 West Washington Ave Yakima, WA 98903 robert.peterson@yakimawa.gov Yakima County Public Services Yakima County Public Services Lynn Deitrick, Planning Director Vern Redifer, Public Services Director 2: 128 North 2nd Street, 4th Floor 4th Floor r 128 North 2nd Street, 4th Floor In" Street, Yakima, WA 98901 Lynn. Deitrick@co.ya kima.wa. us Yakima, WA 98901 'V Vern. redifer@co.yakima.wa.us t 1 � Yakima Regional Clean Air Agency Yakima Valley Conference of Governmen G 'a' Hasan Tahat, Engineering & Planning Supervisor Shawn Conrad and Joseph Calhoun, Plan r 329 North 1st Street 311 North 4th Street, Ste# 202 Yakima, WA 98901 Yakima, WA 98901 hasan@yrcaa.org conrads@yvcog.org calhounj@yvcog.org Yakima Waste Systems Yakama Nation Environmental Management Keith Kovalenko, District Manager Program 2812 1/2 Terrace Heights Dr. Cialita Keys, Environmental Review Coordinator Yakima, WA 98901 P.O. Box 151 Toppenish, WA 98948 ckevsOvakama.com Century Link Manager Yakima, WA 98902 Kelly McLain P.O. Box 42560 Olympia, WA 98504 Charter CommunicationsKevin Chilcote1005 North 16th AveYakima, WA 98902 MAP NEPA Review Unit 1200 6th Ave. IVIS 623 Seattle, WA 98101 195 City ofUnion Gap DevidSpudock Development Director P.O.Box 30O8 Union Gap, VVA989O3 Federal Aviation Administration 2200 W. Washington Ave Yakima, WA 98903 Federal Aviation Administration, Seattle Governor's Office of Indian Affairs Pacific Power Airports District Office Cayla Morgan, Airport Planner PO Box 40909 Mike Paulson 1601 Lind Ave SW Olympia, WA 98504 500 North Keys Rd Renton, WA 98055-4056 Yakima, WA 98901 Soil Conservation District Trolleys United States Postal Service Ray Wondercheck Paul Edmondson 4,eff-McKee 1606 Perry Street, Ste. F 313 North 3rd Street 205 W Washington Ave Yakima, WA 98902 Yakima, WA 98901 Yakima, WA 98903 WA State Attorney General's Office WA State Dept of Health, Office of Yakama Bureau of Indian Affairs 1433 Lakeside Court, Ste# 102 Drinking Water Christine Collins Superintendent Yakima, WA 98902 16201 E Indiana Ave, Ste# 1500 P.O. Box 632 Spokane Valley, WA 99216 Toppenish, WA 98948 - YakamaIndian Nation Johnson Meninick,Cultural Resources Program p.O.Box z5z Toppenish'vvA9O948 ANN, Robert Smoot 1640 Garretson Lane Yakima, WA 98908 Ahtanurn Irrigation District 10705-B Gilbert Road Yakima, WA 98903 Yakama Indian Nation Ruth Jim, Yakima Tribal Council P.D.Box 151 Toppenbh,VVA98948 Yakima'Tieton Irrigation District Sandra Hull 47OCamp 4Rd Yakima, VVA98888 )^Z-/7 \\Apoland mRMS\SEP^REVIEWING AGENCIES _updated 06,20,3 & ^rmUst.doex File Number: 15(!�E Date of Mailing: , -2 //4 - Yakima School District Dr. Jack Irion, Superintendent 104 North 4th Ave Yakima, WA 98902 Im In -House Distribution E-mail List E-mail Address Carolyn Belles Code Administration Glenn Denman CodeAd Joe Code Aministration I str 10 _ Caruso dmin=istration hal W, 1 #11 M 00111"Ns, I 04111=11 11MR1. N's Dan Riddle Engineering 1V_nwM_ Chief Rizzi II II IIA Mike Shane .... ........ Engineering - --- - ------------------------- Scott Schafer Public Works Dept Mark Soptich Fire Dept Refuse Division Jeff Cutter Legal Dept ...... . ....... . ........... . ......... Na eem, Kara Sara Watkins Legal Dept Joan Davenport 11RUMM Chief Rizzi I Police Department - --- - ------------------------- Scott Schafer Public Works Dept Loretta Zammarchi Refuse Division Randy Layman Refuse Division ...... . ....... . ........... . ......... Na eem, Kara Transit Division EMBER Dana Kallevig stewater Randy Meloy stewater Mll Type of Notice: Nic of SO File Number(s): Date of Mailing: 197 Maxe Lisa From: Maxey Lisa Sent: Tuesday, February 14,2O1712:10PK4 To: Belles, Carolyn; Brown, David; Caruso, Joe; Cutter, Jeff; Davenport, Joan; Dean, James; DeBusschene,Suzanne; Denman, Glenn; OesgnoseUier,Bob; |barra,Rosa|inda;KeUevig, Dana; Kara, Naeem; Layman, Randy; Matthews, Archie; k4axey, Lisa; K4e|o>\ Rand}; Riddle, Don; Rizzi, Dominic; Schafer, Scott; Shone, Mike; Soptich, Mark; Watkins, Sara; Zammarchi, Loretta;Ahtanum Irrigation District Beth Ann Bru|otte; Cawley, Marc; Chamber ofCommerce; Department ofCommerce ([TED) Review Team; Department of Ecology SEPARegister; Department nfEcology -CRO Coordinator; Department of Fish and Wildlife EricQartrand; Department ofFish and Wildlife Scott Dovvnes� DepartnnentofNatura|Resouoes;Departnnentof5ocia|2&Hea|thSen/ices Jeanne Rodriguez; Dept Archaeology & Historic Preservation SEPAReview; Energy Facility Site Evaluation Council Stephen Posner; Nob Hill Water Bob Irving; Office ofRural f& Farmworker Housing Marty Miller; Peterson, Robert; U5Army Corps ofEngineers - Deborah ]&naub;West Valley School District Angela Watts; VVSDOT Carter Timmerman;VVSDOT Paul Gonseth;VVSD{}T Rick Holmstrom; YakamaBureau of Indian Affairs Rocco Clark; YakamaNation Environmental Management Program [ia|baKeys Yakama-K|ickitatFishehes John Marvin; Yakima County Commissioners; Yakima County Health District; Yakima County Health District Ryan |bach;Yakima County Planning Director Lynn Deithck;Yakinne County Public Sen/ices Director, Vern Redifer;Yakima Greenway Foundation Al Brown; Yakima Regional Clean Air Agency - Hasan Tahat; Yakima Valley Conference of Governments Joseph Calhoun; Yakima Valley Conference ofGovernments Shawn Conrad; Yakima Valley Museum John A. 8au|e;Yakima Waste Systems KeithKove|enko Cc: Peters, Jeff Subject: Notice ofSEPAAddendum ' Cottonwood Partners LLC SEPA#003 17 Attachments: NOTICE C)FSEP/\ADDENDUM Cottonwood Partners LLC SEPA.9DF Attached is a Notice of SEPA Addendum regarding the above -entitled project. If you have any questions about this proposal please contact assigned planner Jeff Peters at (509) 575-6163 or email to: iefLpetqr�@ydkin'iawagqv- Thank you! � DOD. 0������C mm������~ 198 DEPARTMENT OF COMMUNITY DEVELOPMENT Planning Division Joan Davenport, AICP, irector129 North Second Street, 2" d Floor, Vp I Kenna Yakima, WA 98901 ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning SEPA NOTICE OF AVAILABILITY OF `_ ADDEMOTT IiGz2M%LWU1 h] Description of current proposal: Addendum to an existing City of Yakima Environmental Review/Mitigated Determination of No Significance (MDNS) (File Number: SEPA #001-16) by Cottonwood Partners LLC for the addition of 7,000 cubic yards of grading and fill, revision of the applicant's Traffic Impact • conditions #: . • • of r '' 1' s Proponent: ♦ • ro Partners P.O. Box 8353 Yakima, WA *:«1 Location of proposal: NumberThe subject property is located in the vicinity of S. 64 th Ave. & Occidental Rd., Yakima, WA. This document serves as a notice of availability of a formal SEPA document, an addendum, pursuant to the SEPA rules (Chapter 197-11 WAC). In accordance with WAC 197-11-630, there is no new SEPA-specific public comment period in conjunction with this notice. The addendum provides additional informational and analysis resulting from the current proposal. The addendum does not change the analysis of significant impacts in the existing environmental documents. The addendum relates to the City of Yakima MDNS issued for Ci File '• #1 • The document referred to herein and other documents relating to this proposal may be reviewed at Yakima City Hall, Department of Community Development, 129 North 2 nd Street, Yakima, during regular business 41 Contact person: Joan Davenport SEPA Responsible Official and Address: City of Yakima Department of Community Development 129 North 2"d Street Yakima, Washington (509) 575-6183 IM Yakima Doco "M 1IP, 2015 INDEX 1994 200 Dated December 23, 2016 For Cottonwood Partners LLC A. Proposal Name and Location Cottonwood Partners LLC - SEPA Environmental Review, Critical Area Review, a Preliminary Long Plat to subdivide 8.27 acres into 35 single-family lots in the Single- Familyzoning district and, a Preliminary Short Plat subdivide 40.39 acres into s-1 multifamily parcels to accommodate 660 apartment units over five phases in th- • • oning district. I TRY I' I lII I I�I F I 111,11,11] IIIE B. Environmental Documents to Which this Addendum Applies The City of Yakima Planning Division issued a Mitigated Determination of Nonsignificance (MDNS) for the original proposal on January 11, 2017 (2017 MDNS: File Number: PA ./ C. Applicant Cottonwood Partners LLC P.O. Box 8335 Yakima, WA 98908 D. Date of Addendum This Addendum was prepared on February 8, 2017, pursuant to WAC 197-11-600(4) 197-11-625 and Yakima Municipal Code YMC 6.88.150. E. Description of Current Proposal At the request of the applicant, the original proposal has been modified in certain respects. These modifications (referred to as the "current proposal") include the addition of the following changes to the applicant's site plan, SEPA Checklist, and 2016 MDNS: 1 . Grading and filling of 7,000 cubic yards of fill to be located outside of all 10 year floodplain and Critical Areas; and 2. Modification of the wording of conditions 8 and 9 of SEPA MDNS #011-16 account for minor changes to the applicant's Traffic Impact Analysis as identified below: I 8. This MDNS authorizes the applicant to construct any combination of single-family or multi -family dwelling units of PLP#003-16, and PSP#003- Doc. INDEX 201 16 up to a total of 75 dwelling units with no more than 35 single-family dwelling units without improvement to the intersection of Occidental Rd. and S. 641 h Ave. A. The applicant shall submit plans for review and approval to the City of Yakima Engineer for an intersection improvement such as a signal or roundabout at the S. 64th Ave./Occidental Rd. intersection which comply with YMC Title 12 and 15.27 Part Four. B. All intersection and street frontage improvements for City PSP#003-16 and PLP#003- 16 shall be constructed and inspected in accordance YMC Title 12 and 15.27 Part Four. 0 M awl 721 homes and apartments equal to 75 dwelling units (with a maximum of 35 single-family dwellings) prior to the construction of intersection improvements at S. 64 th Ave./Occidental Rd. B. Environmental Analysis and Additional Information e, • fry • •• - •IrNc�•i!� "--A. •Z; those analyzed in connection with the original proposal and as a result, no furth- •. • gation is required. 1. Conclusion The current proposal will not result in new significant adverse environmental impacts not analyzed in connection with the 2017 MDNS. This addendum provides additional information and analysis relating to the current proposal. Doc. 2 INDEX RE: SEPA#011-16 (CAO#001-16, PSP#003-16, PLP#0034 Cottonwood Partners LLC Vic. of Occidental Ave & 641h Ave 1, Lisa Maxey, as an employee of the Yakima City Planning Division, have dispatched through the United States Mails, a Notice of Decision of MDNS. A true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant, listed SEPA agencies and all 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 23rd day of December 2016. 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 Department Assistant II 00C. INDEX 202 x120512003 18120514004 BETTY M STEWART SURVIVORS TRUST CONGDON ORCHARDS INC 14665 154TH PL SE PO BOX 2725 RENTON, WA 98058 YAKIMA, WA 989072725 18120513009 18120511001 C WOOD PARTNE C ONWOOD PARTNERS LLC PO BOX 8 PO BO 53 YAKIM 98 YAKI A a 818 18120422002 :1• AHTANUM 'r YAKIMA, x 989031049 .,11• ., �I x 18120513400 JAMES W & BONNIE GOERZ PO BOX 9846 YAKIMA, r x. 989090846 18133333435 LARRY., r YAKIMA,2116 S 61ST AVE , •..1 18133333026 MALCOLM E & DIANE 1, OCCIDENTAL Rr YAKIMA, WA.•.1 I' ►/11:11' N IELSKI SUVL ST 580ItRD YAKIMA, WA 98901 18133333028 DANIEL J GERMAN 6104 WALLA WALLA ST YAKIMA, WA 98903 18133333434 EARL L BOHANNAtttR 2121 S 61ST YAKIMA, WA.. 18133334004 F41AN05—A F --PAULA i. 5909OCCIDENTAL RD YAKIMA, WA .,.0 18133333023 GREGORY J GOODMAN 4 S 10TH AVE YAKIMA, WA 98902 18120513401 JAM S W & BONNI PO B AKIMA, WA 9 846 18120514405 LARRY E WOLF 5819 AHTANUM RD YAKIMA, WA 98903 18133333016 MARIO GARCIA 2209 S 64TH AVE YAKIMA, WA 98903 18133333027 GRILLO FAMILY HOLDING 6102 WALLA WALLA ST YAKIMA, WA 98903 18120512401 DENNIS L & JOANN M HOUFEK PO BOX 8012 YAKIMA, WA 98908 18133333440 ELISEO & VALENTINA MORENO 951 GROMORE RD YAKIMA, WA 98908 18133333031 FRANK E HOWE 6002 WALLA WALLA ST YAKIMA, WA 98903 18133334007 HAROLD W MATHIS PO BOX 10899 YAKIMA, WA 98909 18133334407 JOSEPH E & JENNIFER WALSH 5709 WALLA WALLA ST YAKIMA, WA 98903 1: �1 /' LINDA ANN CURLEE 5805 OCCIDENTAL 'r YAKIMA, WA 98903 WA X890 ti .5133333024 MIGUEL & MARIA V RUVALCABA 6201 WALLA WALLA ST YAKIMA, WA 989031006 18133333037 RANDALL D SHEPARD 2223 S 64TH AVE YAKIMA, WA 98903 18133333029 RICK E & CINDRA M FRYATT 6106 WALLA WALLA ST YAKIMA, WA 98903 18133334006 11800 RUTHERFORD .D YAKIMA, WA .;.0 18133244006 6407 OCCIDENTAL •D YAKIMA, WA +••0 18120513017 18133333030 OLIVIA MORENO 2201 S 64TH AVE YAKIMA, WA 98903 18133244004 RAYCHELJLARSEN 2208 S 64TH AVE YAKIMA, WA 98903 18133333035 RONALD & KRISTIN BENJAMIN 5903 WALLA WALLA ST YAKIMA, WA 989031002 18133244007 RYAN & JOLENE M MAYGRA 2210 S 64TH AVE YAKIMA, WA 98903 18120513016 18120513018 18133333014 PAMELA J STEPHENS 2203 S 64TH AVE YAKIMA, WA 989031021 18133333439 RICHARD A KAREL PO BOX 11203 YAKIMA, WA 98909 18133244005 RONALD & SHELLY L VORIS 6409 OCCIDENTAL RD YAKIMA, WA 98903 18120514409 VERNON & PAMELA HIBBARD 5815 AHTANUM RD YAKIMA, WA 98903 18120513019 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 reviewteam@commerce.wa.gov Department of Fish and Wildlife Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 Eric.Bartrand@dfw.wa.gov Scott. Downes @dfw.wa.gov Dept of Archaeology & Historic Preservation Greg Griffith or Gretchen Kaehler, Deputy State Historic Preservation Officer P.O. Box 48343 Olympia, WA 98504-8343 dahp.separeview@dahp.wa.gov Nob Hill Water Association Bob Irving, Engineering Technician 6111 Tieton Drive Yakima, WA 98908 bob@nobhillwater.org Wastewater Division Marc Cawley or Dana Kallevig 2220 East Viola Ave Yakima, WA 98901 MgM,cawle Ifla kirn w o _ a a.& v dana.kalleftoa,valdnaawa.gov WSDOT Rick Holmstrom, Development Services 2809 Rudkin Road Union Gap, WA 98903 holmstr@wsdot.wa.gov Yakama-Klickitat Fisheries Project John Marvin 760 Pence Road Yakima, WA 98909 jmarvin@yakama.com Yakima County Health District Ryan lbach, Director of Environmental Health 1210 Ahtanurn Ridge Or Ste#200 Union Gap, WA 98903 yhd@co.yakima.wa.us ryan.ibach@co.yakima.wa.us Yakima Greenway Foundation Al Brown, Executive Director III South 18th Street Yakima, WA 98901 ai@yakimagreenway.org Yakima Valley Museum John A. Baule, Director 2105 Tieton Drive Yakima, WA 98902 john@yakimavalleymuseum.org Cascade Natural Gas Jim Robinson, Field Facilitator 701 South 1st Ave Yakima, WA 98902 Jim.robinson@cngc.com Department of Ecology Annie Szvetecz, SEPA Policy Lead P.O. Box 47703 Olympia, WA 98504-7703 separegister@ecy.wa.gov Department of Natural Resources SEPA Center PO Box 47015 Olympia, WA 98504 sepacenter@dnr.wa.gov Energy Facility Site Evaluation Council -EFSEC Stephen Posner, SEPA Officer PO Box 43172 Olympia, WA 98504-3172 sposner@utc.wa.gov Office of Rural and Farm Worker Housing Marty Miller 1400 Summitview Ave, Ste# 203 Yakima, WA 98902 Martym2@orfh.org West Valley School District Angela Watts, Asst. Supt. Of Business & Operations 8902 Zier Road Yakima, WA 98908-9299 wattsa@wvsd208.org WSDOT, Aviation Division Carter Timmerman 7702 Terminal St SW Turnwater, WA 98501 timmerc@wsdot.wa.gov Chamber of Commerce 10 North 9th Street Yakima, WA 98901 chamber@yakima.org Department of Ecology Gwen Clear 1250 West Alder Street Union Gap, WA 98903 crosepacoordinator@ecy.wa.gov Department of Social & Health Services Jeanne Rodriguez P.O. Box 45848 Olympia, WA 98504 Jeanne. rod riguez@dshs.wa.gov Engineering Division Dana Kallevig and Debbie Cook, City Engineer 129 N 2nd Street Yakima, WA 98901 dana.kallevig@yakimawa.gov debbie.cook@yakimawa.gov U.S. Army Corps of Engineers, Regulatory Branch Deborah Knaub, Project Manager P.O. Box 3755 Seattle, WA 98124-3755 Deborah.J.Knaub@usace.army.mil WSDOT Paul Gonseth, Planning Engineer 2809 Rudkin Road Union Gap, WA 98903 gonsetp@wsdot.gov Yakama Bureau of Indian Affairs Rocco Clark, Environmental Coordinator P.O. Box 632 Toppenish, WA 98948 Rocco.clark@bia.gov Yakima Air Terminal Yakima County Commissioners Robert Peterson, Airport Asst Manager Commissioners.web@co.yakima.wa.us 2400 West Washington Ave Yakima, WA 98903 robert.peterson@yakimawa.gov Yakima County Public Services Yakima County Public Services Lynn Deitrick, Planning Director Vern Redifer, Public Services Director. 128 North 2nd Street, 4th Floor 128 North 2nd Street, 4th Floor Yakima, WA 98901 Yakima, WA 98901 Lynn.Deitrick@co.yakima.wa.us Vern. redife r@co.yakima.wa. us Yakima Regional Clean Air Agency Yakima Valley Conference of Government Hasan Tahat, Engineering & Planning Supervisor Shawn Conrad and Joseph Calhoun, Floor 329 North 1st Street 311 North 4th Street, Ste# 202 Yakima, WA 98901 Yakima, WA 98901 hasan@yrcaa.org conrads@yvcog.org calhounj@yvcog.org Yakima Waste Systems Yakama Nation Environmental Management Keith Kovalenko, District Manager Program 2812 1/2 Terrace Heights Dr. Cialita Keys, Environmental Review Coordinator Yakima, WA 98901 P.O. Box 151 Toppenish, WA 98948 Century Link Manager Yakima, WA 98902 Department of Agriculture Kelly McLain PD.Box 425GD Olympia, WA985U4 Federal Aviation Administration, Seattle Airports District Office [ay|aMorgan, Airport Planner 16OzLind Ave Sw Renton, WA 98055-4056 Soil Conservation Disthct RayVVondercheck I606 Perry Street, Ste. F Yakima, VVA9Q9O2 1433 Lakeside Court, Ste# 102 Yakima, WA 98902 � YakamaIndian Nation Johnson meninick,Cultural Resources Program P.O. Box 151 Tuppenish,wvA98948 Yakima Valley Canal Co Robert Smoot I640GarretsonLane Yakima, VVA9Q988 Ahtanum Irrigation District Beth Ann 8nu|otte,Executive Assistant 1O7O5'BGilbert Road Yakima, VVA989D3 - Charter Communications KevnChi|cote 1OOSNorth I6thAve Yakima, VVA989O2 Environmental Protection Agency NEPA Review Unit IZO06th Ave. IVIS G23 Seattle, VVA98lOI Governor's Office ofIndian Affairs POBox 4O909 Olympia, VVA9O5O4 Trolleys Paul Edmondson mmState Dept ofHeahh,Office of Drinking Water Christine Collins 1bZV1sIndiana Ave, Ste#15UO Spokane Valley, vvA99zz8 Yakama Indian Nation Ruth Jim,, Yakima Tribal Council P.O. Box 151 Toppenish, WA 98948 YaNmaqletonIrrigation District Sandra Hull 47OCamp 4Rd Yakima, WA 98908 and mnMS\SEPAREVIEWING AGENCIES _updated 06.mm'Form u*.docx City of Union Gap David Spurlock, Development Director P.O. Box 3008 Union Gap, WA 98903 Federal Aviation Administration 2200 W. Washington Ave Yakima, WA 98903 Pacific Power Mike Paulson 500 North Keys Rd Yakima, WA 98901 United States Postal Service Jeff McKee 205 W Washington Ave Yakima, WA 98903 Yakama Bureau of Indian Affairs Superintendent P.O. Box 632 Toppenish, WA 98948 Yakima School District Dr. Jack Irion, Superintendent 104 North 4th Ave Yakima, WA 98902 Cascade Natural Gas 8113 W Grandridge Blvd Kennewick, WA 99336 DOC INE)iX 207 Type of Notice: i File Number(s): Date of Mailing: Division E-mail Address Carolyn Belles 3tration ode Administration Code Administration zanne DeBusschere ode A inistration -M—gineering e hane rigineering ark Soptich e er•- i' L!!� Kunkler Legal Dept rc e Matthews oan Davenport Police Department Scott Schafer i Pu5rl—c —Works Dept Loretta Zammarchi Refuse Division andy Layman e se Dion Iransit Division Dana Kalle Wastewater Kandy Meloy i Waste—water For the Record/File n er opy Revised It/2016: Type of Notice: i File Number(s): Date of Mailing: Attachments: NOTICE OF MDNS - Cottonwood Partners LLC - SEPA CAO PSP PLP.PDF Attached is a Notice Of Mitigated Determination of Non -Significance (MDNS) regarding the above - entitled project. If you have any questions regarding this notice, please contact assigned planner Jeff Peters at (509) 575-6163 or email to: j9ff_.R_eter§0ayakimavvagov. Thank you! ZMEMM DOC. INDEX 208 Maxe Lisa Non From: Maxey, Lisa Sent: Friday, December 23, 2016 1:38 PM To: Belles, Carolyn; Brown, David; Caruso, Joe; Cutter, Jeff; Davenport, Joan; Dean, James; DeBusschere, Suzanne; Denman, Glenn; lbarra, Rosalinda; Kallevig, Dana; Kara, Naeem; Kunkler, Mark; Layman, Randy; Matthews, Archie; Maxey, Lisa; Meloy, Randy; Riddle, Dan; Rizzi, Dominic; Schafer, Scott; Shane, Mike; Soptich, Mark; Zammarchi, Loretta; Ahtanum Irrigation District - Beth Ann Brulotte; Cawley, Marc; Chamber of Commerce; Department of Commerce (CTED) - Review Team; Department of Ecology - SEPA Register; Department of Ecology -CRO Coordinator, Department of Fish and Wildlife - Eric Bartrand; Department of Fish and Wildlife - Scott Downes; Department of Natural Resources; Department of Social & Health Services - Jeanne Rodriguez; Dept Archaeology & Historic Preservation - SEPA Review; Desgrosellier, Bob; Energy Facility Site Evaluation Council - Stephen Posner, Nob Hill Water - Bob Irving; Office of Rural & Farmworker Housing - Marty Miller; Peterson, Robert; US Army Corps of Engineers - Deborah J Knaub; West Valley School District - Angela Watts; WSDOT - Carter Timmerman; WSDOT - Paul Gonseth; WSDOT - Rick Holmstrom; Yakama Bureau of Indian Affairs - Rocco Clark; Yakama Nation Environmental Management Program - Cialita Keys; Yakama-Klickitat Fisheries - John Marvin; Yakima County Commissioners; Yakima County Health District; Yakima County Health District - Ryan lbach; Yakima County Planning Director - Lynn Deitrick; Yakima County Public Services Director, Vern Redifer, Yakima Greenway Foundation - Al Brown; Yakima Regional Clean Air Agency - Hasan Tahat; Yakima Valley Conference of Governments - Joseph Calhoun; Yakima Valley Conference of Governments - Shawn Conrad; Yakima Valley Museum - John A. Baule; Yakima Waste Systems - Keith Kovalenko Cc: Peters, Jeff Subject: Notice of MDNS - Cottonwood Partners LLC - SEPA#011 1-16, CAO#001 -16, PSP#003-16 & PLP#003-16 Attachments: NOTICE OF MDNS - Cottonwood Partners LLC - SEPA CAO PSP PLP.PDF Attached is a Notice Of Mitigated Determination of Non -Significance (MDNS) regarding the above - entitled project. If you have any questions regarding this notice, please contact assigned planner Jeff Peters at (509) 575-6163 or email to: j9ff_.R_eter§0ayakimavvagov. Thank you! ZMEMM DOC. INDEX 209 ANW19 N 01SWA, DEPARTMENT OF COMMUNITY DEVELVPMENT Planning Division AlpJoan Davenport, A1CP, Director Y k N � 1 129 North Second Street, 2nd Floor, Yakima, WA 98901 ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning CITY OF ! December I PROPONENT: Cottonwood Partners LLC. •' • of ♦ Ave. & Occidental d PARCEL NUMBERS: .1/3-16: 181205-13009 & 1100(PLP#003-16: 181333- 33038) LEAD AGENCY: City of FILE NUMBERS: ••,1 • CAO#0011'li PLP#003-16 DETERMINATION: The City of Yakima, as lead agency for this proposal, after reviewing a completed environmentaland other•. •' on _iagency, CONCLUSIONSdetermined that the project will not have a probable significant adverse impact on the environment, and an environmental impact statement (EIS) will not be required under RCW 43.21C.030(2)(c), provided the measures listed below are used to mitigate potential adverse impacts. The information relied upon in reaching this determination is available to the public upon request at the City of Yakima Planning Division. !ENTIFIED ENVIRONMENTAL IMPACTS, AND MITIGATION PolicyThis Mitigated Determination of Nonsignificance (MDNS) is hereby conditioned upon the following mitigating measures, as authorized under WAC 197-11-660 and Yakima Municipal Code (YMC) § 6.88.160, and the Yakima Urban Area Comprehensive Plan, which contains goals, policies, and receivedA. Public Notice 1 . A Notice of Application and State Environmental Policy Act (SEPA) Checklist Review was on April 22. 2016, which was superseded by -SEPA Checklist, receivedwhich was May 27, 2016. 2. Cottonwood Partners submitted their revised State Environmental Policy Act (SEPA) checklist on May 27, 2016. The Notice of Application and Environmental Review was mailed to SEPA agencies and surrounding property owners within 300 feet of the subject properties on August 3, 2016, after receiving requested additional information (a revised Transportation Concurrency Application and Traffic Impact Analysis). Yakima DOC. INDEX 2615 1994 -� -.......:_ 210 B. Preliminary • • Plat #003-16 1 . The subject parcel is zoned Single -Family (R-1) Residential. 2. The subject parcel currently contains several outbuildings, which are proposed for demolition prior to approval of the subject plat. 3. The Preliminary Long Plat proposes to subdivide one (1) parcel into 35 Single -Family lots ranging from approximately 6,700 to 10,100 square feet in size. 4. Nob Hill Water Association is located within 200 feet of the proposed development and is capable of serving this development. 5. City of Yakima sewer is located within the general vicinity of this plat and is capable of being extended to serve the subject development in accordance with YMC Title 12 Development Stan• • 6. The subject property fronts on Occidental Ave., which is designated as a Collector Arterial street requiring 60 - 80 ft. of right-of-way in accordance with Map 5A and Table 2 of the West Valley Neighborhood Plan. The applicant's preliminary plat identifies a right-of-way width of 60 ft. for Occidental Ave. and therefore may be required to dedicate additional 21 ft. of property as a c•; ♦ is of approvalof Preliminary Long Plat. 7. On May 27, 2016, the applicant submitted a preliminary plat illustrating the location of the proposed building, utilities, and roads in relation to the location of the FEMA 100- !••• 8. The preliminary plat map identifies the subject property is located outside of the FEMA 100 -year floodplain and any wetlands or environmentally sensitive areas, therefore Critical Area Review under YMC § 15.27 is not required for this plat. 9. All other mitigation and/or Preliminary Plat requirements of YMC Title 15, 14, and 12 not specifically identified in this MDNS shall be addressed in the applicant's Preliminary Long Plat Decision. C. Preliminary Short Plat #003-16 1 . The subject parcel(s) are currently occupied by an existing single-family home and several outbuildings, which are proposed to be removed from the subject property prior • approval of plat. 2. The preliminary short plat proposes to subdivide the two existing tax parcels into six (6) lots of record from approximately 4.83 to 10.01 acres in size. 3. 660 apartment units are to be constructed over five (5) phases for the subject properties. 4. Nob Hill Water is located within 200 feet of the proposed development and is capable of ! the subjectdevelopment. 5. City of Yakima sewer is located within the general vicinity of this plat and is capable of being extended • serve the subjectdevelopment in acc• le 12 Development Standards. 6. The subject property fronts on Occidental and 64 th Avenues, which are designated as Collector Arterial streets in accordance with Table 2 and Map 5A of the West Valley Neighborhood Plan requiring 60 - 80 ft. of right-of-way. The applicant shall dedicate additional property to meet the required standards as a condition of both the Preliminary Short and Long Plat decisions. 7. The applicant submitted a Preliminary Short Plat map illustrating the location of the proposed ! ! r utilities, _ • roads in relation• the location of the FEMA 1 00 -year •!!! 8. The revised subject plat map submitted on October 5, 2015, identifies that both parcels(s) are currently encumbered by both the FEMA floodway and Zone AE of the DOC. INDEX 2 r 211 212 water to be diverted from the established floodway, cause erosion, obstruct the natural flow of water, reduce carrying capacity of the floodway, or increase flood levels during the occurrence of the base flood discharge. m) As the subject plat identifies two apartment buildings located within the FEMA floodway in which all residential construction is prohibited in accordance with YMC § 15.27.411 (D) & 412 (E), the applicant shall revise the preliminary plat to locate the two buildings outside of the floodway. n) The Hugh Bowman Ditch is a manmade ditch currently maintained by the Ahtanurn Irrigation District and used throughout the year to provide Ahtanurn irrigators with irrigation water. The continuation of Hugh Bowman Ditch passes through the parcels containing the proposed Preliminary Short Plat. D. Sewer 1. There is presently a City of Yakima sewer main located within South 64 1h Ave. with existing capacity to serve both of these developments. However, due to the topographical characteristics of the subject properties, not all buildings within the subject developments can be served with gravity sewer. The applicant has submitted plans which identify that the subject plats are to be served by an extension of the sanitary sewer as a public forced main running east within Occidental Rd. The City of Yakima does not accept th': proposed •:- ! .. applicant shallsubmit revised wastewater plans for review and approval by the Wastewater Division Manager and City Engineer to serve both of these developments with gravity sewer. E. Transportation 1. On June 13, 2016, the City of Yakima Planning Division required a revised Traffi# Concurrency Application and a Transportation Impact Analysis for both applications 2. On July 14, 2016, the applicant submitted the required Transportation Capacity Analysis for construction of a total of 660 apartments and 35 single-family homes, and Transportation ImpactStudy. 3. On December 19, 2016, the City of Yakima Engineer and Traffic Engineer reviewed the submitted study and determined that the document did not sufficiently address the impacts of the two developments upon the City's street system. In particular, the study allowed the future level of service for the intersection of S. 64 th Ave. and Occidental `• to fall below the City of . . adopted Intersection Level of Serviceto level of service "E" and "F", and did not contain mitigation sufficient to maintain the intersection at level of service 4. On November 14, 2016, the applicant submitted a Revised Transportation Impact Study correcting these deficiencies identifying that all impacted intersections will operate at level of service "D" or better with construction of up to 35 single-family homes and 40 apartments. Furthermore, the study recommended two mitigating conditions: a) Frontage improvements on Occidental Road will include new roadway paving for a 42 -foot -wide road, new curb and gutter, and 7 -foot sidewalks on the north and south sides of Occidental; and b) An intersection improvement such as a signal or roundabout at the S. 64th Ave/Occidental Road intersection will be necessary with development of the project. Up to 40 apartment units could be developed while maintaining • 1' for the eastbound approach at the int- Ii•s. AgencyF. SEPA •P 1. On August 17, 2016, the Washington State Department of Ecology provided written comment stating"... there is a possibility•l contains residual concentrations of M INDEX 213 G. Applicable Law A. All applicable law can be found in Exhibit A. Comprehensive •, Goals and policies of the City's 2025 Comprehensive Plan which are applicable and met by this development are as f♦l • Goals 5.1: Encourage diverse and affordable housing choices. 52 Provide homeownership opportunities. 214 10.7: Enhance and protect surface-, storm-, and groundwater quality from septic discharge, impervious surface runoff, improper waste disposal, and other potential contaminant sources. Ensure safe and adequate water supplies and promote wise use and conservation of water W • Policies10.9: Manage development in and floodplains to protect public health and safety. Prevent increased flooding from stormwater runoff. 5.1.6 Provide administrative and technical support to housing projects that complement existing • •! regulations that may constitute barriers to affordable housing availability, and appropriate compatible residential densities. 10.1.1 Regulatory processes and permitting decisions will aim to balance natural values with urbanized use of the land. resource10.1.2 Incorporate and maintain information regarding natural systems with regulations. 13.74. AotniC�-s water .! practices. 10.7.10 Ensure the City's essential public facilities are not prohibited from construction of new, expansion or renovation of the water or wastewater or irrigation treatment facilities. 10.9.1 Protect natural drainage system associated with floodways and floodplains. 10.9.2 Ensure that new development will not affect the flood elevations in surrounding areas. 10.9.3 Ensure adequate protection of life and property from flood events. 10.9.4 Limit development located within the 100 -year floodplain unless it is possible to mitigate and restrict development within the floodway. 10.9.5 Emphasize non-structural methods in planning for flood prevention and damage reduction. 10.9.6 Encourage compliance with stormwater regulations for onsite retention of stormwater. 10.9.10 Encourage new development to adopt best management practices such as reduction of impervious surfaces and provisions for filtering pollutants. 10.9.11 Encourage and support the retention of natural open spaces or land uses that maintain hydrologic function and are at low risk to property damage from floodwaters within frequently flooded areas. CONCLUSIONS 1. Site-specific impacts for installation of utilities, frontage improvements, dust control, and stormwater facilities are either specifically addressed and mitigated through this MDNS, or are addressed and mitigated through the implementation of the City of Yakima's development standards. 2. The City of Yakima's 2025 Comprehensive Plan supports the subject development as specified in the above goals and policies. 3. The subject • _ts and/or their• -• public infrastructure are located within the FEMA 100- year 11 the Administrative Official hasdetermined that the provisions of Critical Area Ordinances are adequately addressed through the provisions of "' process, and all required mitigation of YMC § 15.27 Critical Areas has been incorporated into this this Mitigated Determination of Non -Significance. 215 ' serve as the flood hazard permit for Preliminary Short Plat (PSP#003-16), and all the installation for all required public 6. - West Valley Neighborhood Plan identifiesthe proposed • • and road characteristics for both Occidental Rd. and S. 64 1h Ave., as identified in Map 5A Proposed Functional Classification of Streets and Table 2 Costs Estimates for Improving Streets in the West Valley Area. accordance - ••study,i will be maintained up to 41' apartunits at ment S. ••th Ave/Occidental '•.• intersection.Therefore, an intersection• • - - REQUIREDsuch as a signal or roundabout will be required prior to construction over 40 apartments. I 1 . All site-specific impacts for installation of utilities, frontage improvements, dust control, an4 stormwater facilities are sufficiently addressed and/or mitigated through the implementation of the City of Yakima's development standards. Compliance with all development standards are either required as a condition of approval as a part of the applicant's land use review, building permit approval, Preliminary Short Plat Decision (PSP#003-16), or Preliminary Long Plat r- • 11 • 2. Prior to any site grading or construction upon either plat: a) The applicant Fll submit revised wastewater plans for - - and approval by - Wastewater Division Manager. • City Engineer,- - two developments with se -` - •• - - accordance 1 and the City of . Wastewater Collection System Master b) The applicant shall submit and gain approval from the City of Yakima Engineer and Nob Hill Water Association for sewer and water plans which are in compliance with 15.27.407, and are designed • minimize or - infiltration of floodwatersa' c) The applicant shall submit development plans to the City of Yakima Planning and Code Administration Division for- and approval • account encroachments, fill, new • • and all other development that is provided by reduceregistered professional engineer which demonstrates through hydrologic and hydraulic analysis that all floodplain encroachments will not materially cause water to be diverted from the established floodway, cause erosion, obstruct the natural flow of water, • capacity of the floodway,or - '.'.•i• levels during the occurrence of the base flood discharge in accordance with YMC § 15.27.411. i ` • • - a • i • ` •11 • - .•s 4. All construction within the subject plats shall meet the floodplain development standards of 418 and receive an individual•'•ff • certificate. Doc. INDEX M listed5. All roads shall be constructed in accordance with YMC § 15.27.515, found in the applicable law Exhibit listedf. All utilities shall be installed in accordance with YMC § 15.27.407 found in the applicable law in Exhibit 7. All permits required by the Yakima Regional Clean Air Authority shall be obtained and a copy provided to the City of Yakima Code Administration prior to commencement of site preparation for both • - 8. This MDNS authorizes the applicant to construct all 35 single-family homes of PLP#003-16, and up to 40 dwelling units of PSP#003-16 without improvement to the intersection of Occidental '♦ and S. 64 th Ave. 9. Prior to construction of over 40 dwelling units of PSP#003-16: a) The applicant shall submit plans for review and approval to the City of Yakima Engineer for an intersection improvement such as a signal or roundabout at the S. 64th Ave./Occidental Rd. intersection which comply with YMC, Title 12 and 15.27 Part Four. • All - • and street frontage improvements for11 • . • 11 16 shall be constructed and inspected in accordance YMC Title 12 and 15.27 Part Four. CONTACT PEO` -0 Contact Jeff Peters, Supervising Planner (509) 575-6163 for more information. r There is no comment period for this MDNS This ITURS is issued under ITAC 197-11-355. There is no further comment period on t - VIDUS. e Wo Your may appeal this determination tvioan Davenport, AICP at 129 N 2nd Street, Yakima, WA 96901. No later than: January 6, 2017 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. 217 • 1, 1 1 Overlays A. Purpose. Overlay standards and criteria are established to coordinate the provisio established in the zoning ordinance with more detailed policies and standards adopted other plans and ordinances for the Yakima River greenway overlay, institutional overl and floodplain overlay. The airport safety overlay is established separately pursuant YMC Chapter 15.30, and is expressly exempted from the provisions of this section. overlays are specifically governed by other sections. B. Project Review in Overlay. In order to assure the appropriate standards are applied: 1. All Class (1) uses in an overlay unless otherwise specified shall be subject to T (2) review (YMC Chapter 2. All Class (2) uses shall be subject to Type (2) review and Class (3) uses in overlay shall be subject to Type (3) review. C. Specific Development Standards for Overlays. See YMC 15.09.020. YMC § 15.27.301 — Critical area identification form and critical area report requirements. A. Prior to the review of any applicable proposed development, construction or use, the applicant shall provide the city with a critical areas identification form and site plan and any other information the city may require to determine if a critical area is present. B. Upon receipt of a critical area identification form and site plan, the administrative official or designee may conduct a site examination to review critical area conditions. The administrative official or designee shall notify the property owner of the site examination prior to the site visit. Reasonable access to the site shall be provided by property owner." C. The administrative official or designee shall review the available information pertaining to the proposal and make a determination whether any critical areas may be affected. If so, a more detailed critical area report shall be submitted in conformance with YMC 15.27.314 • except provided •- • 1 . No Critical Areas Present. If the administrative official or designee is able to sufficiently determine a critical area does not exist within or adjacent to the project area and/or a critical area report is not required. 2. Critical Areas Present, but No Impact. If the administrative official or designee is able to determine the existence, location and type of critical area and the project area is not - critical area• i.S the project will not• Iimpact buffers,on the function of an adjacent wetland. B. Subdivision Standards. The following standards apply to all permits or reviews under the subdivision ordinance (YMC Title 14) that contain critical areas: 1. All subdivisions that contain critical areas shall be eligible for density bonuses of other development incentives, as provided in the subdivision ordinance (YMC Title 14) and zoning ordinance (this title); 2. Critical areas shall be actively protected through the following: a. Roads and utilities for the subdivision shall avoid critical areas and their •! • 00C. INDEX 9 r 218 b. When geologically hazardous areas (excluding erosion, oversteepened slopes of intermediate risk, stream undercutting, and earthquake hazards), FEMA floodways, channel migration zones (CMZs), streams, wetlands and/or vegetative buffers fall within the boundary of a subdivision: i. Said critical areas shall be protected by placing them entirely within a separate critical area tract or by including them entirely within one of the developable parcels. Other options, such as conservation easements and building envelopes, may be deemed appropriate by the administrative official as meeting this provision when special circumstances obstruct the viability of this provision; ii. For those new lots that do contain said critical areas, usable building - ` • t thousand square feet or • - for residential uses) shall be provided on the plat that lies outside said critical areas. c. New lots partially within the floodplain shall provide a usable building envelope (five thousand square feet or more for residential uses) outside the floodplain. d. New lots entirely within the floodplain shall be at least one acre in area; e. For new lots containingis and/or • --•I - . buffers, outdoor use envelopes shall be provided on the plat that lie outside said critical areas; f. Degraded vegetative buffers shall be restored, or provided with protection measures that will allow them to recover; g. Floodplains and critical areas shall be depicted on preliminary subdivision plats and relevant information about them disclosed on the final plat. h. Lots or parcels that lie entirely within geologically hazardous areas (excluding erosion, oversteepened slopes of intermediate risk, stream undercutting, and earthquake_ •s), FEMA floodways, channel migrationzones streams, wetlands, and/or vegetative buffers may not be further divided. YMC § 15.27.407 — General Standards — The following regulations shall apply in all special flood hazard areas pursuant to the IBC, ASCE-24, and HUD 24 CFR Part 3280: A. Anchoring and Construction Techniques. All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over -the -top or frame ties to ground anchors. (For additional information please refer to guidebook, FEMA -85.) Anchoring shall meet the specifications set forth below for structures located within one hundred feet of a floodway or the ordinary high water mark if no floodway has been established. B. Construction Materials and Methods. 1 . All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage. 2. All new and substantial improvements shall be constructed using methods and practices that minimize flood damage. 3. Electrical, heating, ventilation, plumbing, and air conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during the conditions of flooding. C. All new construction and any improvements or additions to existing floodproofed structures that would extend beyond the existing floodproofing located within one hundred feet of the floodway or one hundred feet of the ordinary high water mark if no floodway has been established shall be elevated to a height equal to or greater than the base flood, using zero -rise methods such as piers, posts, i •' other methodology, unless it can be 219 demonstrated that non -zero -rise construction methods will not impede the movement ul floodwater or displace a significant volume of water. The size and spacing of an ppo devices used to achieve elevation shall be designed to penetrate bearing soil, and b sufficiently anchored,as specified above :b • A • is ofthis section. D. Except where otherwise authorized, all new construction and substantial improvements I existing structures shall require certification by a registered professional enginee architect or surveyor that the design and construction standards are in accordance wit adopted floodproofing techniques. E. Utilities. a. All new and replacement water supply systems and sanitary sewag systems shall be designed to minimize or #': •'. floodwaters into the systems and discharge from the systems int floodwaters; and on-site waste disposal systems shall be located to avoi impairment to them or contamination from them during flooding. b. Water wells shall be located on high ground that is not in the floodway. F. Subdivision Proposals. Subdivision proposals shall: a. Be consistent with the need to minimize flood damage; b. Have roadways, public utilities and other facilities such as sewer, ga, and water systemslocated and constructed 'i '.i minimize '. i••: damage; c. Have adequate drainage provided to reduce exposure to flood damage; d. Include base flood elevation data; and e. In the cases where base flood elevation is n♦.• i the subdivisio' is greater th:.n fiva acres or •' . step -back '` analysis •tom required to generate the base flood elevation data. G. Watercourse Alterations. The flood -carrying capacity within altered or relocated portion of any watercourse shall be maintained. Prior to the approval of any alteration or relocatio of a watercourse in riverine situations, the department shall notify adjacent communitie, the Department of Ecology and FEMA of the proposed development. I YMC § 15.27.408 — Specific Standards — In all special flood hazard areas where base elevation data has been provided as set forth in YMC 15.27.400, the following regulations shall apply, in addition to the general standards of YMC 15.27.407: A. Residential • •, construction andsubstantial•any residentialstructure shall have the lowest floor, including basement, elevated at a minimum to or above the base flood elevation. 2. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: a. A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; b. The bottom of all openings shall be no higher than one foot above grade; •' c. Openingsbe equippedwith screens,louvers,or othercoverings or devices; provided, that they permit the automatic entry and exit of floodwaters. Do 220 C Residential construction within one hundred feet of a floodway, or the ordinary high water mark if no floodway has been established, shall also meet the requirements of YMC 15.27.407(C). YMC § 15.27.411 — Permitted Uses Permitted uses include any use permitted in the zoning district in accordance with this titl provided, that said use is in compliance with the flood hazard protection standards of Y A A 0 00 0 0 . ......... 221 below the one -hundred -year flood level, the transmission line shall be placed on the downstream side and protected • I••• debris. In such instances, specific conditions and flood damage potential shall dictate placement, design and protection throughout the floodway. Applicants must demonstrate that such aboveground lines will have no appreciable effect upon flood depth, velocity or passage, and shall be adequately protected from flood damage... E)OC. INDEX 13 222 3. Damming or relocationof any watercourse that will result in any downstream increase in flood levels during the occurrence of the base flood discharge (see YMC 1• 9. The • of prohibited - •n shall not•- construed to alter the general of statutory construction that any use not permitted is prohibited. (Ord. 2008-46 § 1 (part), /,1 ,: • •—Administration 1.... • • The administrative official is vested with the duty of administering the rules and regulations r� IS ME VIS if MUZE4 a SM5 PIZAGIRZI I LIM I MIM I 11 RWRW I M 1M&M6MMM -Authority Upon application, the administrative official shall have the authority to grant a flood hazard permit when compliance with the applicable conditions as set forth in Part Four of this chapter and in other applicable local, state and federal regulations has been demonstrated and the proposal is found to be consistent with the purpose of the policies of the critical areas ordinance. i Definitions generally "Wetland" means areas that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands do not include those artificial wetlands intentionally created from nonwetland sites, including, but not limited to, irrigation and drainage ditches, grass -lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the construction of a road, street, or highway. Wetlands may include those artificial wetlands intentionally created from nonwetland areas created to mitigate conversion of wetlands. YMC ♦ 15.27.416 — Required ThreePrior to any development within a special flood hazard area, a flood hazard permit shall be obtained. This permit may be in addition to the critical area development authorization as set forth in Part of this chapter. YMC § 15.27.425 - Elevation and Floodproofing Certification Applicability - Certification for -levation and floodproofing shall be required only for the new construction or substantial improvement of any residential, commercial, industrial, or nonresidential structure located in a special flood hazard area. YMC § 15.27.515 - Roads, railroads, and Parking - The following provisions shall apply to the location and construction of roads, • parking within a designated hydrologically related critical area: B. Roads and railroads shall notbe located within . designated stream corridor• it is necessary to cross the corridor or where existing development, topography, and other conditions preclude locations outside the stream corridor; 1. Construction of !.!ways across stream corridorsbe by the most direct route possible having the least impact to the stream corridor; 2. Roadways that must run parallel to streams or wetlands shall be along routes having the greatest possible distance from stream or wetland and the least impact; 223 3. Roadways within the stream corridor shall not hydrologically obstruct, cut off or isolate stream corridor features, unless it is clearly unavoidable; C. Material excavated from the roadway area to achieve the design grade shall be used as fill where necessary to maintain grade or shall be transported outside the stream corridor; D. Necessary fill to elevate roadways shall not impede the normal flow of floodwaters or cause displacement that would increase the elevation of flood waters such that it would cause properties not in the floodplain to be flood -prone; E. Spoil, construction waste, and other debris shall not be used as road fill or buried within the stream corridor; F. Bridges and water -crossing structures shall not constrict the stream channel or impede the flow of ordinary high water, sediment, and woody debris; G. The preservation i - . > 1 drainage • - preferred • .. 224 DE-Fe.27RIENT OF UTILITIES AN.. ENGINEERING Debbie Cook, PE, Director Engineering Divn 129 North Second Street Yakima, Washington 98901 (509) 575-6111 -Fax (509) 576-6305 Cottonwood Partners, LLC Attn: Lew Miller PO Box 8335 Yakima, WA 98908 Subject: Notice of Decision for Transportation Concurren 35 Single Family Homes and 660 Apartments I NMMff1J*= Enclosed is the Decision for the Transportation Concurrency Analysis of the proposed development of 35 Single Family Homes and 660 Apartments at 2309 South 64' Avenue, within the City of Yakima, Washington. This development has been APPROVED for Concurrency Analysis as detailed in the Traffic Impact Study that was dI) ne by Transportation Engineers Northwest. Concurrency review determined that improvements to the intersection of 64th Avenue and Occidental Road (roundabout or traffic signal) must be made prior to more than 75 dwelling units being constructed. This review does not include safety or site design issues which will be addressed at the project review level of zoning and SEPA. This review concluded that the proposed development will not exceed the capacity of the arterial street system and reserve capacity exists on all impacted arterial streets. Please review the enclosed report. You may appeal the Findings of this report or reque Administrative Reconsideration within fifteen (15) days from the date of mailing of th Notice. Appeal forms and procedures are available at the Department of Communi and Economic Development. If you have any questions, please call me at (509) 57 6797. 1 az� Brett H. Sheffield, Pli Chief Engineer 0 I= molwomum RECEIVED 7,016 effy OF YAKSMA �Oc. INDEX 225 City of Yakima, Washington Engineering Division Transportation Coneurreney Analysis Date of Review: December 21, 2016 Review Prepared by: Brett It. Sheffield, Chief Engineer, (509) 576-6797 Proposed Development: Anderson Park Development Subject Address: 2309 S. 64" Avenue ITE Land Use: 210 — Single Family -Detached Homes 221 — Low -Rise Apartment Expected Net PM Peak Hour Trip Generation: 419 PM Peak Hour Trips Average Weekday Trips = 4,683 Sormnotit orjio�a&- The applicant, Cottonwood Partners,proposes to construct 35 single family homes and 660 low-rise apartments in the vicinity of 64" Avenue and Occidental Road, within the city of Yakirna, Washington. Traffic from th is new deve lo-cment wi I I enter the procedures for ConcUrrency Analysis use the PM Peak hour trip of the adjacent street for the selected land use category. For this project, a Transportation Impact Study was performed by Transportation Engineering Northwest (TENW). This application has been reviewed for consistency with YMC 12.08 Transportation Capacity Management Ordinance, The Traffic Impact Study found that the full build out of this development would result in a Level of ServicelMm-ewww4ity, --mlinniffinw JLOSF Fat the intersection of 64"' Avenue and Occidental Road ' whic i LOS D. Further analysis showed that the 35 single family homes and up to 40 apartment dwelling units can be constructed while still maintaining a LOS D at the 64' Avenue and Occidental Road Intersection (see attachments). Prior to construction of additional apartment dwelling units, the intersection of 64"' Avenue and Occidental Road must be improved by the construction of a roundabout or traffic signal. Funding for the intersection improvements shall be borne by the developer. RECEIVED CITY OFPLAYAKIMA A NN!"'1113 DIV Transportation Capacity Analysis DOC. Page I of I INDEX 226 Revised Transportation Impact Study Anderson Apartments - Yakima Future year 2018 PM peak hour level of service (LOS) analyses were conducted at the study intersections for year 20 18 No Action (without project) condit:ons and for year 201 8 With Project conditions With the development of the Anderson Apartments and Anderson Estates developments, Occidental Road would be improved to include channelization improvements at the intersection of S 64'h Ave/Occidental Road Future chonnelizction improvements at S 641h Ave/Occidentai Road will include an exclusive southbound left -turn lane on S 60 Ave and exclusive eastbound and westbound leffturn lanes on the Occidental Road approaches; these channelization improvements were assumed in the 2018 LOS analyses. The revised 2018 weekday PM peak hour I OS results at the study intersections without and with the proposed project are summarized in Table 5 The LOS worksheets are Included in Appendix B Slog -_Qont[gggaj Intersectlions 1. 5 641h Ave / Occidental Road Northbound Left -turn A 8.1 A 8.1 Eastbound Left -turn D 29.8 F >100 Eastbound shared Thru-Rt B 10.7 C 19.9 Westbound Leff -turn C 17.3 E 49.5 Westbound shared Thru-Rt B 10.7 B 13.4 Southbound Left -turn A 8.0 A 8.8 I S 641h Ave / Ahtanum Road Eastbound Leff -turn A 8.9 A 9.4 Southbound Left -turn C 18.8 C 23.3 Southbound Right -turn B 12.8 B 14.0 As shown in Table 5, all controlled movements the study intersection are expected to operate at LOS E or better in 2018 during the weekday PM peak hour with exception to the eastbound stop controlled leftium movement at S 641l' Ave/Occidental Road. All movements at the S 54th Ave/Ahtanurn Road intersection are expected to maintain LOS C or better with buildout of the proposed 660 apartment units. The eastbound left -turn stop controlled movement at S 641" Ave/Occ;dentcl Road is expected to cloefalre at LOS D in 201 8 during the PM peak hour without the project and LOS F with project buildout LOS E can bo maintained with buildout of uo to 100 apartment units. Mitigation to meet City's LOS standards will require ether signalizalion or a roundabout at the intersection should be nolec/ /Ac/ the 35 single family liomes from the future Andegon Eg tes reSi(le17#01 development were lnclu(leclos (7 backgrouncl condition %wilhoul the ApciYffnenls prolect) As (3 resull, the 10S evaluation of future without-prolect C01701111(?nS includes/ bulldoul of the 35 sl'nglp family 615 the fUlLve HlilhCUI-proIeCt Z05 at S 641h A velOcciclenlcl Rd shoves 105 D, which meat's that the development of the Alnde-de Est les single-family project os c slanclalone project woulol not trigger The 17ee(Y for intersection improvements 1ECEIVED TENW November 1 4,2016 D E C, 2 1 2 016 FlageDoc. INDEX CITY OF YAKIMA PLAN""U` DIV 227 Revised Transportation Impact study Anderson Apartments - Yakima The following measures are proposed to mitigate transportation impacts of the proposed Anderson Apartments development, 0 Frontage improvements on Occidental Road will include new roadway paving for a 42 -foot wide road, new curb and gutter, and 7 -foot sidewalks on the north and south sides of Occidental Road. Anintersection improvement such as a signal or roundabout at the S 64th Ave/Occidental Road intersection will be necessary with development of the project. Up to 40 apartment units could be developed while maintaining LOS D for the eastbound approach of the intersection. TENW November 14, 2016 0 E C, 2 1 2 016 Pa e I bo 0 CITY OF YAKIMA INDEX 228 %%%X DEPARTMENT OF COMMUNITY DEVELOPMENT Maijoan Davenport, AICP, Director 129 North Second Street, 2,d Floor, Yakima, WA 98901 PO Box 8335 Yakima, WA 98908 SubjectRequest for Additional Information Site Address: Vicinity of64mAve, Parcel: 181205-13009, -11001, and 181333-33038 Proposal: Proposal to construct 660 apartment units in the multi -family (R-3) zoning district over the course of five (5) phases of development (CL1#028-16), proposed six -lot short plat in the R-3 zoning district (PSP#003-16), and propose long plat that will subdivide approximately 8.27 acres into 35 single family lots in the Single Family (R-1) zoning district over the course of the (2) phases of development (PLP#003-16). Trevor Martin Associate Planner Department of Community Development regarding this matter. 229 RE: SEPA#011-16, CAO#001-16, PLP#003-16 & PSP#003-16 Cottonwood Partners LLC Vic. of S 64th Ave & Occidental Rd 1, Lisa Maxey, as an employee of the Yakima City Planning Division, have dispatched through the United States Mails, a Notice of Application and Environmental Review. A true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant; SEPA reviewing agencies, 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 3rd day of August, 2016. 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 DOC. INDEX 18120512003 18120514004— — — — — — — 230 BETTY M STEWART SURVIVORS TRUST CONGDON ORCHARDS INC 18133333038----- 14665 154TH PL SE PO BOX 2725 COTTONWOOD PARTNERS LLC RENTON, WA 98058 YAKIMA, WA 989072725 PO BOX 8353 YAKIMA, WA 98908 18120513009 18120511001 CQTTTNWOOD PARTNERS LLC C- NWOOD PARTNERS LLC 18133333027 C) Bo� PO 80 353 PO BOX e GRILLO FAMILY HOLDING TRUST YAK �9890� 6102 WALLA WALLA ST A" YAKIM- , 989 . . ..... YAKIMA, WA 98903 18120422002 18120423005 NOVOBIELSKI SURVIVORS TRUST NOVOBIELSKI SURVIVORS TRUST 18120514402 5809 AHTANUM RD 58019 AH - TA BIELSKI SURVIV UST YAKIMA, WA 989031049 Y A 989031. 1 . ..... ..... 5809 AH zr" WA 98 04()49 1813324400918133333028 CHESTER A MILLER DANIEL J GERMAN 18120512401 2212 S 64TH AVE 6104 WALLA WALLA ST DENNIS L & JOANN M HOUFEK YAKIMA, WA 98903 YAKIMA, WA 98903 PO BOX 8012 YAKIMA, WA 98908 18133334003 1813333343 DONNA J MELTON EARL L BOHANNAN JR 18133333440 5901 WALLA WALLA ST 2121 S 61ST AVE ELISEO & VALENTINA MORENO YAKIMA, WA 98903 YAKIMA, WA 98903 951 GROMORE RD YAKIMA, WA 98908 18133333423 18133334004 ERIC MOODY FRANCIS A & PAULA MOORE 18133333031 PO BOX 3262 5909 OCCIDENTAL RD FRANK E HOWE UNION GAP, WA 98903 YAKIMA, WA 98903 6002 WALLA WALLA ST YAKIMA, WA 98903 18120513013 18133333023 GARY & RUTH HANSEN GREGORY J GOODMAN 18133334007 21611 AHTANUM RD 4 S 10TH AVE HAROLD W MATHIS YAKIMA, WA 98903 YAKIMA, WA 98902 PO BOX 10899 YAKIMA, WA 98909 18120513400 181 0513401 JAMES W & BONNIE GOERZJA W & BONNIE GOER 18133334407 PO BOX 9846 PO BO 46 JOSEPH E & JENNIFER WALSH YAKIMA, WA 989090846 YA 090846 5709 WALLA WALLA ST YAKIMA, WA 98903 18133333435 18120514405 LARRY HERNANDEZ LARRY E WOLF 18133334009 2116 S 61ST AVE 5819 AHTANUM RD LINDA ANN CURLEE YAKIMA, WA 98903 YAKIMA, WA 98903 5805 OCCIDENTAL RD YAKIMA, WA 98903 18133333026 18133333016 MALCOLM E & DIANE M HANKS MARIO GARCIA 18133333036 11504 OCCIDENTAL RD 2209 S 64TH AVE MAI I GARCIA YAKIMA, WA 98903 2209 �6 YAKIMA, WA 98903 -VA—KIMA, WA 989(bne, 18133333024 MIGUEL & MARIA V RUVALCABA 6201 WALLA WALLA ST YAKIMA, WA 989031006 18133333030 OLIVIA MORENO 2201 S 64TH AVE ...0 18133333037 18133244004 RANDALL D SHEPARD RAYCHEL J LARSEN 2223 S 64TH AVE 2208 S 64TH AVE YAKIMA, WA 98903 YAKIMA, WA 98903 18133244006 WILLIAM H & CHERYL S WYCKOFF 6407 OCCIDENTAL RD YAKIMA, WA 98903 18120513017 t . 18133333035 RONALD & KRISTIN BENJAMIN 5903 WALLA WALLA ST YAKIMA, WA 989031002 18133244007 RYAN & JOLENE M MAYGRA 2210 S 64TH AVE YAKIMA, WA 98903 18120513016 18120513018 Nic of Iry?li ccJTu \ `I- � �-1 W/i -qUI I -I i®, Cf`tf) # 1 _1 Lp, 18133333014 PAMELA 2203 S 64TH AVE WA 989031021 18133333439 RICHARD A KAREL .► BOX 11203 YAKIMA, WA .•.►_ 18133244005 RONALD & SHELLY L VORIS 6409 OCCIDENTAL RD YAKIMA, WA 98903 18120514409 VERNON & PAMELA HIBBARD 5815 AHTANUM RD YAKIMA, WA 98903 18120513019 Ahtanum Irrigation District Cascade Natural Gas Chamber of Commerce Beth Ann Brulotte, Executive Assistant Jim Robinson, Field Facilitator 10 North 9th Street 10705-B Gilbert Road 701 South 1st Ave Yakima, WA 98901 Yakima, WA 98903-9203 Yakima, WA 98902 chamber@yakima.org bethb@ahtanum.net Jim.robinson@cngc.com Yakima County Public Services Department of Commerce Growth Management Services, P.O. Box 42525 Olympia, WA 98504-2525 reviewteam@commerce.wa.gov Department of Fish and Wildlife Eric Bartrand 1701 South 24th Ave Yakima, WA 98902 Eric.Bartrand@dfw.wa.gov Scott. Downes@dfw.wa.gov Dept of Archaeology & Historic Preservation Greg Griffith or Gretchen Kaehler, Deputy State Historic Preservation Officer P.O. Box 48343 Olympia, WA 98504-8343 dahp.separeview@dahp.wa.gov Nob Hill Water Association Bob Irving, Engineering Technician 6111 Tieton Drive Yakima, WA 98908 bob@nobhillwater.org Wastewater Division Marc Cawley or Dana Kallevig 2220 East Viola Ave Yakima, WA 98901 marc -c wle akimawaA-Ov WSDOT Rick Holmstrom, Development Services 2809 Rudkin Road Union Gap, WA 98903 holmstr@wsdot.wa.gov Yakama-Klickitat Fisheries Project John Marvin 760 Pence Road Yakima, WA 98909 jmarvin@yakama.com Yakima County Health District Ryan lbach, Director of Environmental Health 1210 Ahtanum Ridge Or Ste#200 Union Gap, WA 98903 yhd@co.yakima.wa.us ryan.ibach@co.yakima.wa.us Yakima Greenway Foundation Al Brown, Executive Director 111 South 18th Street Yakima, WA 98901 al@yakimagreenway.org Yakima Valley Museum John A. Baule, Director 2105 Tieton Drive Yakima, WA 98902 john@yakimavalleymuseum.org Department of Ecology Annie Szvetecz, SEPA Policy Lead P.O. Box 47703 Olympia, WA 98504-7703 separegister@ecy.wa.gov Department of Natural Resources SEPA Center PO Box 47015 Olympia, WA 98504 sepacenter@dnr.wa.Bov Energy Facility Site Evaluation Council -EFSEC Stephen Posner, SEPA Officer PO Box 43172 Olympia, WA 98504-3172 sposner@utc.wa.gov Office of Rural and Farm Worker Housing Marty Miller 1400 Summitview Ave, Ste# 203 Yakima, WA 98902 Martym2@orfh.org West Valley School District Angela Watts, Asst, Supt. Of Business & Operations 8902 Zier Road Yakima, WA 98908-9299 wattsa@wvsd208.org WSDOT, Aviation Division Carter Timmerman 7702 Terminal St SW Turnwater, WA 98501 timmerc@wsdot.wa.gov Yakima Air Terminal Robert Peterson, Airport Asst Manager 2400 West Washington Ave Yakima, WA 98903 robert.peterson@yakimawa.gov Yakima County Public Services Lynn Deitrick, Planning Director 128 North 2nd Street, 4th Floor Yakima, WA 98901 Lynn. Deitrick@co.yaki ma.wa. us Yakima Regional Clean Air Agency Hasan Tahat, Engineering & Planning Supervisor 329 North 1st Street Yakima, WA 98901 hasan@yrcaa.org Yakima Waste Systems Keith Kovalenko, District Manager 2812 1/2 Terrace Heights Dr. Yakima, WA 98901 keithka##k#,econneqrions.cqqn Department of Ecology Gwen Clear 1250 West Alder Street Union Gap, WA 98903 crosepacoordinator@ecy.wa.gov Department of Social & Health Services Jeanne Rodriguez P.O. Box 45848 Olympia, WA 98504 Jeanne.rodriguez@dshs.wa.gov Engineering Division 129 N 2nd Street Yakima, WA 98901 dana.kallevig@yakimawa.gov debbie.cook@yakimawa.gov U.S. Army Corps of Engineers, Regulatory Branch Deborah Knaub, Project Manager P.O. Box 3755 Seattle, WA 98124-3755 Deborah.J.Knaub@usace.army.mil WSDOT Paul Gonseth, Planning Enginepr 2809 Rudkin Road Union Gap, WA 98903 gonsetp@wsdot.gov Yakama Bureau of Indian Affairs Rocco Clark, Environmental Coordinator P.O. Box 632 Toppenish, WA 98948 Rocco.clark@bia.gov Yakima County Commissioners Commissioners.web@co.yakima.wa.us Yakima County Public Services Vern Redifer, Public Services Director 128 North 2nd Street, 4th Floor Z C Yakima, WA 98901 Vern.redifer@co.yakima.wa.us Yakima Valley Conference of Governmenti Shawn Conrad and Joseph Calhoun, plamn 311 North 4th Street, Ste# 202 Yakima, WA 98901 conrads@yvcog.org calhounj@yvcog.org Yakama Nation Environmental Management Program Cialita Keys, Environmental Review Coordinator P.O. Box 15I Toppenish, WA 98948 ckeys@yakama,com \\Apollo\Shared\Planning\Assignments-Planning\LABELS and FORMS\SEPA REVIEWING AGENCIES _updated 06.20.16 - Form Llst.docx Type of Notice: 04, nahcLk)-vL.L-2� I I File Number: 5�(71jt ®t Lo, CAG 1!CW 1 —1 t(, 4 ?-5P-#CC)3 Ao q- PIPH CO3 1(6 Date of Mailinz % DOC. INDEX #�-�a- 233 Century Link Charter Communications City of Union Gap Manager Kevin Chilcote David Spurlock, Development Director 8 South 2nd Ave, Rm#304 1005 North 16th Ave P.O. Box 3008 Yakima, WA 98902 Yakima, WA 98902 Union Gap, WA 98903 Department of Agriculture Environmental Protection Agency Federal Aviation Administration Kelly McLain NEPA Review Unit 2200 W. Washington Ave P.O. Box 42560 1200 6th Ave. MS 623 Yakima, WA 98903 Olympia, WA 98504 Seattle, WA 98101 Federal Aviation Administration, Seattle Governor's Office of Indian Affairs Pacific Power Airports District Office Cayla Morgan, Airport Planner PO Box 40909 Mike Paulson 1601 Lind Ave SW Olympia, WA 98504 500 North Keys Rd Renton, WA 98055-4056 Yakima, WA 98901 Soil Conservation District Trolleys United States Postal Service Ray Wondercheck Paul Edmondson Jeff McKee 1606 Perry Street, Ste. F 313 North 3rd Street 205 W Washington Ave Yakima, WA 98902 Yakima, WA 98901 Yakima, WA 98903 WA State Attorney General's Office WA State Dept of Health, Off ice of Yakama Bureau of Indian Affairs 1433 Lakeside Court, Ste# 102 Drinking Water Christine Collins Superintendent Yakima, WA 98902 16201 E Indiana Ave, Ste# 1500 P.O. Box 632 Spokane Valley, WA 99216 Toppenish, WA 98948 Yakama Indian Nation Johnson Meninick, Cultural Resources Yakama Indian Nation Yakima School District Program Ruth Jim, Yakima Tribal Council Dr. Jack Irion, Superintendent P.O. Box 151 P.O. Box 151 104 North 4th Ave Toppenish, WA 98948 Toppenish, WA 98948 Yakima, WA 98902 Yakima Valley Canal Co Yakima-Tieton Irrigation District Cascade Natural Gas Robert Smoot Sandra Hull 8113 W Grandridge Blvd 1640 Garretson Lane 470 Camp 4 Rd Kennewick, WA 99336 Yakima, WA 98908 Yakima, WA 98908 Ahtanum Irrigation District Beth Ann Brulotte, Executive Assistant 10705-B Gilbert Road Yakima, WA 98903 \\Apollo\Shared\Planning\Assignments-Planning\LABELS and FORMS\SEPA REVIEWING AGENCIES _updated 06.20.16 - Form Llst.docx Type of Notice: 04, nahcLk)-vL.L-2� I I File Number: 5�(71jt ®t Lo, CAG 1!CW 1 —1 t(, 4 ?-5P-#CC)3 Ao q- PIPH CO3 1(6 Date of Mailinz % DOC. INDEX #�-�a- 234 I FM me MUM IMM i Type of Notice: L\)0tu L,f ftq4C(&,oV\_A-,SC—w FileNumber(s): Date of Mailing: .... . ..... E-mail dress Carolyn Be I I es Code Administration Glenn Dermian Code Administration Suzanne Code Admi IMMOUT "IF HISM EDeBussehere DEanRiddle Engineering Mike Shane Engineering Mark Soptich Ism . .................. ........................ Jeff Cutter Legal Dept Mark Kunkler Legal Dept Archie Matthews Joan Davenport Chief Rizzi Police Department Scott Schafer Public Works Dept Loretta Zarninarchi Refuse Division Randy Layman Refuse Division Kevin Futrell Transit Division . ................ Dana Kallevig astewater Randy Meloy astewater For the Record/File I CHT, r; Revi.d 05/201f Type of Notice: L\)0tu L,f ftq4C(&,oV\_A-,SC—w FileNumber(s): Date of Mailing: .... . ..... 235 axe , Lisa From: Maxey, Lisa Sent: Wednesday, August 03, 2016 12:40 PM To: Belles, Carolyn; Brown, David; Caruso, Joe; Cutter, Jeff; Davenport, Joan; Dean, James; DeBusschere, Suzanne; Denman, Glenn; Futrell, Kevin; Ibarra, Rosalinda; Kallevig, Dana; Kunkler, Mark; Layman, Randy; Matthews, Archie; Maxey, Lisa; Meloy, Randy; Riddle, Dan; Rizzi, Dominic; Schafer, Scott; Shane, Mike; Soptich, Mark; Zammarchi, Loretta; Ahtanum Irrigation District - Beth Ann Brulotte; Cawley, Marc; Chamber of Commerce; Department of Commerce (CTED) - Review Team; Department of Ecology - SEPA Register; Department of Ecology -CRO Coordinator; Department of Fish and Wildlife - Eric Bartrand; Department of Fish and Wildlife - Scott Downes; Department of Natural Resources; Department of Social & Health Services - Jeanne Rodriguez; Dept Archaeology & Historic Preservation - SEPA Review; Desgrosellier, Bob; Energy Facility Site Evaluation Council - Stephen Posner; Nob Hill Water - Bob Irving; Office of Rural & Farmworker Housing - Marty Miller; Peterson, Robert; US Army Corps of Engineers - Deborah J Knaub; West Valley School District - Angela Watts; WSDOT - Carter Timmerman; WSDOT - Paul Gonseth; WSDOT - Rick Holmstrom; Yakama Bureau of Indian Affairs - Rocco Clark; Yakama Nation Environmental Management Program - Cialita Keys; Yakama-Klickitat Fisheries - John Marvin; Yakima County Commissioners; Yakima County Health District; Yakima County Health District - Ryan Ibach; Yakima County Planning Director - Lynn Deitrick; Yakima County Public Services Director, Vern Redifer; Yakima Greenway Foundation - Al Brown; Yakima Regional Clean Air Agency - Hasan Tahat; Yakima Valley Conference of Governments - Joseph Calhoun; Yakima Valley Conference of Governments - Shawn Conrad; Yakima Valley Museum - John A. Baule; Yakima Waste Systems - Keith Kovalenko Cc: Martin, Trevor Subject: Notice of Application & SEPA - Cottonwood Partners LLC - SEPA#011-16, CAO#001-16, PLP#003-16 & PSP#003-16 Attachments: NOTICE OF APPLICATION & SEPA - Cottonwood Partners LLC - SEPA CAO PLP PS .... pdf Attached is a Notice of Application and Environmental Review (SEPA) regarding the above -entitled project. If you have any questions .•• proposal please contact-• planner- •, Martin at 19 575-6162 or by trevoQftob���. Thank •, Lisa Maxey Department Assistant 11 ( City of Yakima Planning Division (509) 576-6669 - Lisa,Niaxe a, vi---. — 129 N 2nd Street Yakima, WA 98901 236 AWoF a 11 1010k DEPARTMENT OF COMMUNITY DEVELOPMENT Planning Division Joan Davenport, " Director •' North Second Street, 2 " Floor,98901 ask.planning@yakimawa.gov www.yakimawa.gov/services/planning CITY OF NOTICE OF APPLICATION AND ENVIRONMENTAL REVIEW DATE: August 3, 2016 TO: SEPA Reviewing Agencies, Applicant and Adjoining Property Owners FROM: • Davenport, P Community DevelopmentDirector & Planning Manager Notice of Application f•Preliminary • Preliminary Short Critical Area Review, and State Environmental Policy Act Environmental Review for the establishment and construction of a single family and multifamily subdivision in the • - and Multi -Family (R-3) zoning district. Applicant:Location: Vicinity of S. 64 th Ave. and Occidental Ave. ♦ • o Partners Tax Parcel Number(s): 181205-13009, 181205-1101, and 181333-33038 Date of Application: April 22, 2016 Date of Determination of • • - 13, 2016 PROJECTDESCRIPTION The City of Yakima Department of • Development h_ - -• multiple applications from Huibregtse Louman Associates (applicant) on behalf of Cottonwood Partners (property owner) in the form of a SEPA Environmental Review, Critical Area Review, a Preliminary Long Plat to subdivide 8.27 acres into 35 single family lots in the Single -Family (R-1) zoning district and, a Preliminary Short Plat subdivide 40.39 acres ir'OA six multifamily parcels to accommodate 660 apartment units over five phases in the Multi - Family (R-3) zoning district. The entire project, as further defined within the attached Stat� Environmental checklist, consists of the following: Construction PhasingPrOHMIMEM • Plat Phase One: Proposal• subdivide 8.27 acresinto 35 single family lots♦ - • Construction• -Short Proposal for a six lot short plat and to construct 660 apartment units with approximately 1,029 parking spaces on approximately.1 • .cres in the Multi -Family zoning district • er 5 phases of • •, Phase • Construction of 126 dwelling units in six separate structures, and 192 parking spaces. Primary access will be through a 26 foot wide paved driveway which connects tt Occidental Road. Secondary (emergency) access will be provided from Phase 1 tt Yakima = INDEX 237 Occidental Road at a point furthereast along the roadway.The secondary proposed to be constructed with an all-weather compacted 26 foot wide gravel roadway. The secondary access is to be used for emergency vehicles only and will not serve the public. Phase Two: Construction of 144 dwelling units in six separate structures, and 195 parking spaces. Primary access will be through a 26 foot wide paved driveway which connects to Occidental Road. Upon completion of Phase 2, the secondary (emergency) access described in Phase 1 will be replaced with a paved 26 foot wide driveway, which connects Phase 1 and Phase 2 to Occidental 13 ". Phase Three: Construction of 132 dwelling units in five separate structures, and 218 parking spaces. Primary Access will be through a 26 foot wide paved driveway which connects to Occidental Road. An internal access road will be constructed as part of Phase 3 connecting Phase 2 and 3 construction. Four: Phase Construction of 126 dwelling units in five separate structures, and 218 parking spaces. Primary Access will be through a 26 foot wide paved driveway which connects to to Phase 2 and 3 to improve traffic circulation. Phase Five: Construction of 132 dwelling units in six separate structures, and 226 parking spaces. Primary access will be through a 26 foot wide paved driveway which connects to Phase 3 and 4 to improve traffic circulation. NOTICE OF `O the City of Yakima, Planning Division, has been established as the lead agency, pursuant to the Washington State Environmental Policy Act (SEPA) under WAC § 197-11-926 for the review of this project. • .:.. 1 -' • M • # t` • it 238 Existing Environmental Documents: None Development Regulations For Project Mitigation and Consistency Include: the State Environmental Policy Act, the International Building Code, the Yakima Urban Area Zoning Ordinance, YMC Title 12, Development Standards, and the Yakima Urban Area Comprehensive Plan. - • - - - -• • 1i' • • • 1 •- • •- • Joan Davenport,• Manager City of Yakima, Department of Community Development ' North Second Street, Yakima, WA 98901 Please reference . applicant'sor Me number(s) in your l ♦• 1. NOTICE(SEPA#0 11- 16 — Cottonwood Partners) Agencies,The Preliminary Long Plat (PLP#003-16) requires that the Yakima Planning Commission hold an open record public hearing. The public hearing has not been scheduled at this time and a public hearing will be scheduled at a future date. All parties of record, SEPA • residents within the applicable 300 buffer will receive• - for scheduled public hearing at a later date to be determined. NOTICEOF DECISION Decisions and future notices will be sent to anyone who submits comments on this application or -• additional notice. PlanningAn individual decision for the Preliminary Short Plat (PSP#003-16) will be issued by the City of Yakima Zoning Administrator with a 14 -day appeal period. The Yakima Commission will issue a recommendationto the Yakima City Council for the Preliminary Long Plat (PLP#003-16). A future notice will be sent by the City Clerk establishing the date of a City Council public hearing to consider the recommendation. N. NMI - ARMS@ IN Enclosed: Narratives, Preliminary Long Plat, Preliminary Short Plat, Critical Aret�-�, Review, SEPAChecklist, Site Plans, 239 Awffa KI&W DEPARTMENT OF COMMUNITY DEVELOPMENT Planning Division Joan Davenport, AICP, Director CITY OF YAKIMA 129 North Second Street, 2,d Floor, Yakima, WA 98901 M -an n i n g ask.plaiining@yakimawa.gov - www.yakimawa.gov/services/planning 11m;= MAU PO Box 8335 Yakima, WA 989081 1,roposal: Proposal to construct 660 apartment units in the multi -family (R-3) zoning district over the course of five (5) phases of development (CLI#028-16), proposed six -lot short plat in the R-3 zoning district (PSP#003-16), and propose long plat that will subdivide approximately 8.27 acres into 35 single family lots in the Single Family (R-1) zoning district over the course of the (2) phases of development (PLP#003-16). Pursuant to Yakima Municipal Code Section 16.04.020, the above described application has been reviewed by the Yakima Department of Community Development to determine if all elements of a complete application have been submitted. Based an the submitted information, Applications PLP#003- 16; SEPA#011-16; PSP#003-16; CLI#028-16; and CAO#001-16 for a proposal to construct single and multi -family housing in the R-1 and R-3 zoning districts is hereby deemed complete. Continued processing of your application will include the following: 2. A Development Services Team meeting will be held June 21, 2016 with City departments to determine compliance of the project. 0. A copy of your application, written narrative, preliminary site plan, and other pertinent information will be mailed to you and all property owners within 300 feet of the subject property. This notice provides opportunity for the public to submit comments on the proposal during a 20 -day comment period. 1 -1 I I I 11, P 2015 1994 DOC. INDEX 240 Required Additional Information: • the project. As a result of the DST meeting: Per Ch. 6 — 1. — Study Scope - A Transportation Impact Analysis should be required (in addition to a Transportation Concurrency Analysis) for any proposed site development that can be reasonably expected to generate a minimum of 250 vehicle trip ends during a single day and/or • than 25 vehicle trip • during a single • Your application will continue to be processed, but a Transportation Concurrency Analysis is required, for the entire project, applications: PLP#003-16; SEPA#01 1-16; PSP#003-16; CL1#028- 16; and CAO#001-16, before a final decision can be issued. • the City of Yakima: • Martin • Planner Department of Community Development • this matter. UEUW�� 2 DOC. INDEX �4 241 mj im DEPARTMENT OF COMMUNITY DEVELOPMENT Planning Oi0slon Ad= &M Joan Davenport, AICP, Director PlMY OF YAKWA 129 North Second Street, 2 rid Floor, Yakima, WA 98901 anning ask.plAnning@yakimawa.gov - www.yakimawa.gov/services/Plannin,,iq May 24, 2016 16, CI -1#028-16 & SEPA#01 1-16 Tour request applications for development of properties located in the vicinity of S. 64 th Ave.. Ahtanum Rd. were received April 22, 2016. As of May 20, 2015, your applications are considered incomplete as WAC 197-11-060 (5) requires that proposals that are closely relat shall be evaluated in one environmental document. Furthermore following DST Review of yo application, the City of Yakima has found that subject properties are located within the FEMA .1 floodplain requiring Critical Area Review, and you're Preliminary Short Plat and other development applications would therefore not be exempt from SEPA review. 111117117 Oak. within the I 00 -year floodplain. The Critical Area Identification form may be found at the following web address: https://www.yakimawa.gov/services/planning/files/2012/1 I /Critical- Areas-ID-Application-Form--08-2015.pdf. CC: Mike Heit 10 - Yakima DOC. amaaasm 11111' 2015 INDEXnnn 242 CAO#001-16 CHAPTERI Exhibits Submitted y' y:: ♦ g - --- Memorandum of Cottonwoods 3/2- 17 -2 Wastewater Collection Systemaster Plan Map and 03/23/2017 Information w _ 10 N I f 12 sn p "15 r 18 Rob Him I y ><4 n 24 24 21 18 It wrehinpmn $ 8 12 f r 12 110 N Occi`a=m1 1 I WA -37 i2 �T 12 n i----1 'cl —. i cl is tN --�1----- M-adowbrook I Y-�ftif jj A K E L 1 I 0 0.125 02S05 sessesse n Lapnd Propos" Fatdlitis .. CIP Improvement Humber Pipe Size Color Used for Segments •Color Used for Segmcnis Color Used for Segments Fac lllnes 7o rdo Abandoned IL Lits Stations Exlcdng FaeHilles 10 1rVwfP . Uft Stations Modeled Pipes Non -Modeled Pipes - Streets Highways C_� Yakima City Limits k Urban Ares -^--^- Streams Rivers Lakes � 1 Ttxlera� ith StteetandP _ RaQ Store[ 75th Streetand Aax Beed [halmerr Stacet + CaMag HII 46th Avenue S take A[pen Aspen h SW -b dp eSthand Sank 7 Siem t' .r "-dTI.-n a K -alert Kmart 9 Iakesli 4othmdFrWtMz 10 tiudlln Md /f -Ain:-, V Figure 7.7 - Detail C Capacity Improvements Wastewater Collection System Master Plan Cily of Yakima 244 WA -26- Parallel the existing 30 -inch gravity sewer in the railroad ROW crossing the railroad tracks with a 36 -inch pipe and 60 -inch casing. The construction trigger for this improvement is estimated at 15,600 EDUs. WA -28, Parallel the existing 30 -inch gravity sewer in the railroad ROW from the railroad tracks northeast to Tennant Lane with a 36 -inch pipe. The construction trigger for this improvement is estimated at 15,600 EDUs. WA -29. Parallel the existing 30 -inch gravity sewer in Tennant Lane from I 't Street to Fair Avenue with a 36 -inch pipe. The construction trigger for this improvement is estimated at 15,600 EDUs. z WA -30, Parallel the existing 30 -inch gravity sewer in Fair Avenue from Tennant Lane tj Viola Avenue with a 36 -inch pipe. The construction trigger for this improvement is estimated at 15,600 EDUs. 41 WA -31. Parallel the existing 36 -inch gravity sewer in Viola Avenue from FairAvenue to 12'h Avenue with a 36 -inch pipe. The construction trigger for this improvement is estimated at 15,600 EDUs. WA -32. Parallel the existing 36 -inch gravity sewer in Viola Avenue from 12 th Street to 86 feet west of 13th Street with a 42 -inch pipe. The construction trigger for this improvement is estimated at 15,600 EDUs. The West Valley Area is expected to include the largest amount of anticipated growth within the Yakima Urban Growth Area. Wastewater flows from these new developments will be conveyed through the Washington Avenue Trunk eastward to the Yakima Regional WWTP. Since the existing trunk system cannot accommodate flows from the West Val is recommended for this trunk. The proposed Washington Relief Trunk has the advantage of being constructed in phases, and offers the flexibility of either paralleling the existing Washington Trunk or to slightly divert from the existing alignment if construction constraints are discovered during the pre -design phase. f1i le run priasing includes improvements 1,1-A-3 through WA -32 and WA -49, which is a part of the Wide Hollow Trunk. The following is the suggested construction phasing, and is based on the construction triggers. PhAso I 1Improvements WA -3 through WA -10. This 1.5 mile stretch of sewer improvements is recommended at 5,200 EDU's. P h '2 -- Improvements WA -1 8 through WA -23. This 1 mile stretch of sewer is recommended at 10,000 EDU's. Also the 18 -inch sewer line in Zier Road extension from 64t'� Avenue to 40th Avenue becomes deficient at 10,000 EDU's, therefore improvement WA -49 is recommended to divert flow from this sewer line. . . .. . . . ........ I .—I I-. - -.� City of Yakima October 2013 7-23 Wastewater Collection System Master Plan DOC - INDEX 245 Improvements WA -1 I through WA -1 7. This 1 mile stretch • sew- • r-r ommended at 13,200 EDU's. MIT! The phasing of the Washington Relief Trunk is graphically shown on F u ru% 7 10 and the improvement details for each phase are listed on Talfl It should be noted that several pipe segments were also grouped based on upstream or downstream construction needs. WA -33. Construct a new 12 -inch gravity sewer in Gilbert Road from Hackett Road to Wiley Road, The construction trigger for this improvement is development in the Wiley Area. WA -34, Construct a new 12 -inch gravity sewer in Wiley Road from Gilbert Road to Ahtanurn Road. The construction trigger for this improvement is development in the Wiley Area. Construct a new 12 -inch gravity sewer in Ahtanum Road from Wiley Road to Ridgeway Road. The construction trigger for this improvement is development in the Wiley Area. WA -36, Construct a new 15 -inch gravity sewer in Ahtanum Road from Ridgeway Road to 225 feet east of 901h Avenue. The construction trigger for this improvement is development in the Wiley Area. Mina Creek T WA -37. Construct a new 12 -inch gravity sewer in Occidental Road Extension from 5911 Avenue to 52nd Avenue. The construction trigger for this improvement is the developmenl • septic conversion in this area. WA -36. Construct a new 12 -inch • sewer in 52 Id Avenue from Occidental Road Extension to Washington Avenue. The construction ••- for this improvement is the development or septic conversion in this area. VVide ±LA1uvv Trunk WA.39, Construct a new 8 -inch gravity sewer in Summitview Road from 1,550 feet southeast of 112 th Avenue to 102 nd Avenue. The construction trigger for this improvement is development in the Wide Hollow Area. WA -40, Construct a new 12 -inch gravity sewer in Summitview Road from 102"' Avenue to Pear Avenue. The construction trigger for this improvement is development in the Wide Hollow Area. City of Yakima October 2013 7-24 Wastewater Collection System ME15& n MDEX A 1. 7 9 10 11 12 13 i k% k 4. IM03 No. PLP#003-16 APPLICATION OF COTTONWOOD PARTNERS, LLC FOR PRELIMINARY MEMORANDUM OF COTTONWOOD LONG PLAT PARTNERS 246 14 15 16 This memorandum is submitted by Cottonwood Partners, LLC with respect to its 17 proposes subdivision of 8.27 acres of Single -Family (-1) zoned property located in the vicinity 18 of South 64th Avenue and Occidental Road, Yakima, Washington. (Assessor Parcel No. 181333- 19 33038).1 20 I. INTRODUCTION 21 Cottonwood Partners, LLC ("Cottonwood Partners") submitted an application for a 22 Preliminary Long Plat on April 22, 2016. The proposal is to subdivide 8.27 acres of Single - 23 Family (-1) zoned property into 35 single-family lots over the course of two phases. The 24 current process deal only with the residential subdivision. A contemporaneous short plat 25 application was filed to facilitate a multi -family development on adjacent property. 26 Anderson Estates Preliminary Plat meets or exceeds all applicable development 27 standards. Cottonwood Partners appreciates the work of Planning Staff and agrees with the 28 29 1 Cottonwood Partners submitted an application for Preliminary Long Plat on April 22, 2016. The HID 0 30 application has been reviewed by Planning Staff with proposed Findings of Fact, Conclusions & Recommendation submitted to Yakima Hearing Examiner. It is the intent of this memorandum to outline issues with respect to the proposed findings and conclusions submitted to Hearing Examiner. LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 1 MEYER, FLUECGE & TENNEY, P.S. 230 South Second Street - P.O. Box 22680 L� Yakima, WA 98907-2680 Submitted: Telephone (509) 575-8500 x/;31 HF Hccnny_ 247 I proposed recommendation and conditions with two exceptions: (1) The rejection of a proposed 2 lift station for wastewater delivery to the City of Yakima sewer main located on South 64th 3 Avenue; and (2) requirement of 65 foot cul-de-sac turn around at the east end of Road "B". The 4 gravity flow sewer connection is contrary to ordinance provisions and patently illegal. The 5 extension is to be made to either the SOZO mainline or the South 52"d Avenue mainline. The 6 extensions require acquisition of public right-of-way from private parties, is unreasonably 7 expensive and unnecessary, and clearly contrary to applicable law. The proposed lift station 8 complies with all design standards and is recognized as a permitted option under the municipal 9 code. 10 11. LAND USE APPLICATION 11 Anderson Estates is a long plat proposal to subdivide 8.27 acres of Single -Family (R-1) 12 zoned property into 35 residential lots over the course of two phases. Planning Staff reviewed 13 the subdivision proposal in conjunction with a Preliminary Short Plat application requesting 14 subdivision of two parcels of land approximating 40.39 acres into six lots ranging from 7.72 15 acres to 10 acres in size. The two projects border Occidental Road and development [a M 18 19 20 21 22 23 24 25 recommendations and decisions have been coordinated with respect to infrastructure and public facility improvements. I The contemporaneous applications were processed through a combined Notice of Application and Environmental Review together with associated applications for Class I Review (CL1 #028-16), Critical Area Ordinance Review (CAO #001-16); and State Environmental Policy Act Review (SEPA #011-16). The proposals contemplate the potential development of properties adjacent to Occidental Road extending east from South 64th Avenue. The projects are consistent with Transportation Capacity Management Ordinance — YC 12.08. A Traffic Impact Analysis (TIA) was prepared for the projects. The proposal is also consistent with all zoning and comprehensive plan provisions as well as applicable development regulations. M1 The • issue • in this hearing relates to sewer connections to existing 27 municipal sewer mainlines. City of Yakima has the 24 inch mainline immediately adjacent to 28 the subject property on South 64'h Avenue.2 The sewer mainline has available capacity and is 29 30 2 This is known as the Ahtanum Trunk Line and was constructed through a public-private partnership between City of Yakima and Apple Tree Development. The project was described as follows: LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 2 MEYER, FLUEGGE & TENNEY, P.S. 230 South Second Street - P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8500 248 1 within 200 hundred feet of the proposed development. A portion of the property would drain to 2 the South 64`h Avenue line by gravity flow. Service for the eastern portion of the property would', 3 require installation of a lift station and force main to the South 64th Avenue mainline. Long term 4 planning would advise that the property ultimately be serviced by gravity flow to the east and 5 ultimate connection with future municipal mainlines. Those lines do not exist at this time and 6 there is no right-of-way for extension and connection with existing lines. It is simply impossible' 7 to make connection with those lines at this time. And it is unreasonably expensive. A 8 requirement to extend sewer over private property, acquire right-of-way and connect with 9 easterly mainlines is the equivalent of denying the project. 10 Cottonwood Partners has proposed a lift station and force main to collect and convey 11 wastewater from both the residential subdivision and adjacent multi -family development to the 12 South 64th Avenue mainline. Lift stations and force mains are authorized "...where they are 13 consistent with the comprehensive sewer plan and are the preferable short-term solution to 14 service of the development site and other properties in the vicinity." YC 12.03.090. City of 15 Yakima currently has ten (10) lift stations that deliver wastewater to existing mainlines. The lift 16 stations and force main will be designed in accordance with all applicable standards including 17 Criteria For Sewage Works Design — Water Quality Program Chapter C2 as issued by State of 18 Washington, Department of Ecology. City of Yakima has stated that it "...does not accept the 19 proposed design." It is Cottonwood Partners understanding that City of Yakima simply has 20 determined that it will not accept any lift station or force main for the project. No legal authority 21 or explanation has been provided with respect to design deficiencies. 22 City of Yakima's requirement that wastewater service be by gravity flow to remote 23 mainlines presents an impossible, unreasonable, expensive and unnecessary condition on the 24 project proposal. The proposed lines are more than 5000 feet from the project site. The 25 developer has no authority to acquire necessary right-of-way and extend lines. The costs of Wei I The Ahtanum Trunk Line is a necessary wastewater collection component to provide City 28 wastewater service to the Ahtanum Sub -Basin and has been identified in the Wastewater Utility Capital Facilities section of the City's Facilities Plan 1996-2001. The project was 29 financed by public and private contributions as well as proceeds from the issuance of 30 Water and Sewer Junior Revenue Bonds (Ahtanum). The project and funding was approved on September 5, 2000. The specific purpose of the line was to provide wastewater service to the "Ahtanum Basin", which included the subject property. LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 3 -VIEYER, FLUECGE & TENNEY, P.S. 230 South Second Street , P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8500 249 I extension are nearly double the cost of the lift station. The entire cost of sewer service for areas 2 between South 64th Avenue and South 52°d Avenue are being placed on this property owner. 3 This exaction is in direct violation of applicable law. 4 111. EXCEPTIONS TO PROPOSED FINDINGS AND CONCLUSIONS 5 Cottonwood Partners takes exception to the findings and conditions related to the lift 6 station and cul-de-sac requirements for Road "B". The specific findings are Findings of Fact 7 related to Public Infrastructure/Title 12 Development Standards (Findings 3.A.(c) and 3.13.(a)). 8 Finding 3.A.(c). Road "B" shown on the preliminary plat 9 meets the City of Yakima's Title 12 Development Standards, for right -way width, design, and installation of 10 curb, gutter, sidewalk and street lighting. However, the 11 terminus of the proposed road on the east and west ends of the proposed subdivision lack the necessary temporary 65 12 ft. diameter cul-de-sacs required by YMC §12,06.050 and 13 12.06060. Therefore, in accordance with the previous identified sections of the Yakima Municipal Code, the 14 applicant will be required to install temporary cul-de-sacs 15 on the east and west ends of road "B" and at the phase line of the preliminary plat, or submit a revised Preliminary 16 Plat, which loops road "B" to connect with Occidental Rd. 17 Finding 3.13.(a). There is presently a City of Yakima sewer is main located within S. 64th Ave. with the existing capacity 19 to serve the subject plat. However, due to topographical characteristics of the subject properties, not all buildings 20 within the subject development can be served with gravity 21 sewer. The applicant has submitted plans which identify that the subject plats are to be served by an extension of the 22 sanitary sewer as a public forced main running east within 23 Occidental Rd. The City of Yakima does not accept the proposed design. Therefore, in accordance with YMC Ch. 24 12.03, the applicant shall submit revised wastewater plans 25 for review and approval by the Wastewater Division Manager and City Engineer to serve the subject 26 development with gravity sewer. Additionally, the 27 approved public sewer shall be constructed, inspected, and approved by the City Engineer prior to approval of the final 28 plat. 29 11 Cottonwood Partners also takes exception to proposed "Conditions" 3 and 12. Those 30 conditions are as follows: LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 4 MEYER, FLUEGGE & TENNEY, P.S. 230 South Second Street • P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8500 1 2 3 4 5 6 7 8 9 10 11 16 17 18 19 20 21 22 23 24 25 250 3. All lots shall be provided sewer service according to YMC Title 12 standards. Prior to final plat approval written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or financially secured. am 12. Road "B" shown on the preliminary plat shall meet the City of Yakima's Title 12 Development Standards, for right-of-way width, design, and installation of curb, gutter, sidewalk, and street lighting. Additionally, the terminus of the proposed road on the east and west ends of the proposed subdivision lack the necessary temporary 65 ft. diameter cul-de-sacs required by YMC Section 12.06.050 and 12.06.060. Therefore, in accordance with the previous identified sections of the Yakima Municipal Code, the applicant shall install temporary cul-de-sacs on the east and west ends of Road "B" and at the phase line of the preliminary plat, or submit a revised Preliminary Plat, which loops road "B" to connect with Occidental Rd. The proposed recommendations also include requirements for public utility easements (Condition 4), future utility easement widths (Condition 5), location of public utilities and public road right-of-way (Condition 7). To the extent that these conditions apply to gravity flow I extensions of wastewater mainlines through offsite properties they are impossible, unreasonable, I 4.1 Lift Station Is Authorized Alternative for Wastewater Service. Proposed lift station is compliant with applicable ordinance and regulatory requirements. A City of Yakima sewer main is presently located adjacent to the development on 26 South 64th Avenue. The adjoining sewer line has sufficient size and capacity to serve the 27 proposed developments. A portion of the property can be served by a gravity flow. Not all of 28 the property, however, will gravity flow to the 64th Avenue sewer line. Cottonwood Partners 29 have proposed a temporary lift station for the development. The design and request is consistent 30 with applicable ordinance requirements. It is also consistent with design requirements for "Sewage Pump Stations" adopted by Department of Ecology. LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 5 LMEYER, FLUEGGE & TENNEY, P.S. 230 South Second Street - P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8500 251 City provides no basis for rejecting the proposed lift station. Lift stations are 2 specifically contemplated and authorized by YC 12.03.090 which provides: 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Sewer lines shall be designed for gravity flow operation. Lift stations andforce mains (pressurized lines) shall be limited to those locations and circumstances where they are consistent with the comprehensive sewer plan and are the preferable short-term solution to service of the development site and otherproperties in the vicinity. The on-site wastewater lines will be designed to provide gravity flow to the east of the project site for ultimate connection to future municipal service lines. Those liens are not currently available and City does not possess right-of-way or easements for the lines. The short-term lift station will collect wastewater and deliver it to the sewer main line located on 64,h Avenue. City of Yakima has taken a position that it is Cottonwood Partners responsibility to extend public sewer lines from either (1) SOZO sewer line or (2) from South 52nd Avenue and Washington Avenue. There is no existing right-of-way for such sewer extensions and City has placed responsibility on Cottonwood Partners to acquire right-of-way for the public lines. Cottonwood Partners has no effective mechanism for acquiring public right-of-way and the cost of such extensions is exorbitant. This requirement effectively denies the subdivision application. There is no authority to deny a subdivision application that proposes a lift station. City of Yakima has ten (10) lift stations in operations at similar types of locations. Yakima Municipal Code requires owners of newly constructed houses, buildings and properties to connect with adjacent public sewer lines provided that public sewer is within 200 feet of the property line. YMC 7.65.030. The South 64 Ill Avenue sewer line is immediately adjacent to the property and located within 200 feet of the proposed development. The SOZO sewer line and South 52nd Avenue sewer line are located thousands of feet from the subject I property. There is no authority to mandate connection to sewer lines at remote locations. 4.2 Anderson Estates Complies with Ordinance and Subdivision Requirements. =I A proposed subdivision shall be approved where "appropriate provisions" hav* 28 been made for such items as streets and roads, potable water supplies, sanitary wastes, and other 29 similar features. RC W 58.17.1 10(l). The statutory directive goes on to provide: 30 If it finds that the proposed subdivision and dedication make such appropriate provisions and that the public use LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 6 MEYER, FLUEGGE & TENNEY, P.S. N 230 South Second Street � P.O. Box 2260 Yaldrna, WA 98907-2680 Telephone (509) 575-8500 252 I and interests will be served, then the legislative body shall 2 approve the proposed subdivision and dedication. ... no dedication, provision of public improvements, or impact 3 fees imposed tinder RCPV 82.02.050 through 82.02.090 4 shall be allowed that constitutes an unconstitutional taking of private property. 5 6 (Italics added). Anderson Estates complies with all applicable subdivision standards and makes 7 "appropriate provision" for sanitary wastes. Approval of the proposed subdivision is mandatory 8 under the statute. 9 4.3 Requirement for Gravity Flow Mainline Extension Violates Applicable Law 10 and Constitutional Provisions. 11 City of Yakima is placing the public burden of sewer line extension on this 12 private property owner. The exaction is patently illegal and unconstitutional. The court in 13 Manufactured Housing Communities of Washington v. State, 142 Wn.2d 347, 371 (2000) set 14 forth the following well established principal: 15 The Fifth Amendment's guarantee that private property shall not be taken for public use without just compensation 16 was designed to bar Government from forcing some people 17 alone to bear public burdens which, in all fairness and justice, should be borne by the public as a whole. 18 19 City of Yakima places the public burden of municipal sewer line extension o 20 Cottonwood Partners. That burden includes acquisition of public right-of-way and constructiol of gravity flow sewer mainlines. This requirement is not mandated by a direct impact created by the proposed development. The court in Isla Verde Intern. Holdings, Inc., v. City of Camas, 146' Wn.2d 740, 766 (2002) set for the following well established principal related to slibdivisloll 25 However, while a municipality has authority to make appropriate provisions for the public health, safety and 26 welfare, and to condition plat approval accordingly, it does 27 not have authority to require a developer "to shoulder an economic burden, which in justice and fairness the public 28 should rightfully bear." Wellen v. San Juan County, 125 29 Wn.2d 678, 706, 958 P.2d 273 (1998) (quoting Orion Corp. v. State, 109 Wn.2d 621, 648-49, 747 P.2d 1062 (1087)). 30 LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 7 NIEYER, FLUEGGE & TENNEY, P.S. 230 South Second Street • P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8500 E 253 I A similar principle is set forth in Washington Const. art. 1, § 16 (amend. 9). ) 2 taking may take place through physical invasion and occupancy of land, enactment of ,u 3 ordinance or regulation, or a quasi act such as denying or conditioning a development permit 4 Burton v. Clark County, 91 Wn. App. 505, 516 (1998). A development exaction may also violate 5 substantive due process unless the exaction (1) is aimed at achieving a legitimate public purpose 6 (2) uses means that are reasonably necessary to achieve that purpose; and (3) is not undul, 7 oppressive on the land owner. Isla Verde Intern. Holdings, Inc., v. City of Camas, 99 Wn. App 8 127, 135 (1999). The court in Isla Verde considered subdivision exactions for open space se 9 asides and secondary off-site road access, with respect to the third prong of the substantive dpi 10 process test, the court stated: 11 As to the third factor in the substantive due process 12 analysis, we consider the (a) nature of the harm to be avoided; (b) the availability and effectiveness of less drastic 13 measures; and (c) the economic loss suffered by the 14 property owner. Presbytery of Seattle, 114 n.2d at 331, 787 P.2d 907. Other nonexclusive factors that may be 15 helpful in the balancing required under the third factor 16 include the seriousness of the public problem, the extent to which the landowner's property contributes to the problem, 17 the degree to which the regulation solves the problem, and 18 the feasibility of less burdensome solutions. Id. 19 The public purpose is to provide wastewater service to developments in a manner that 20 21 22 23 24 25 26 27 28 reasonably necessary to accomplish the purpose and is not unduly oppressive on the landowner, The requirement for -sewer extension to SOZO or South 52 d Avenue is not reasonably necessary to achieve the public purpose. The lift station provides an available, effective and less drasti 1 1 solution. The economic loss to Cottonwood Partners is extraordinary — its development 11' :1, effectively denied. And they did not create or contribute to the problem of lack of right-of-way op absence of gravity flow sewer service. It should be remembered that RCW 64.40.020(l) states that "[o]wners of a property interest who have filed an application for a permit have an action for i damages to obtain relief from acts of an agency which are arbitrary, capricious, unlawful, on�, I exceed lawful authority." The imposition of a development condition which effectuates a proj ecti 001,, , denial is actionable under the statute. Mission Springs Inc. v. City of Spokane, 134 Wn.2i I (1998) (holding City liable under both statutory and constitutional principles. LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 8 MEYER, FLUEGGE & TENNEY, P.S. 230 South Second Street - P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8500 2 3 4 5 6 7 8 [IN 14 15 16 17 18 19 20 21 22 M V-11 11 254 RCW 58.17.110 specifically prohibits the "...provision of pub improvements..." that violate RCW 82,02.050 through 82.02.090. The statutory limitations apl to both monetary and nonmonetary exactions and specifically prohibits conditions development unless exclusionary requirements are satisfied. The applicable exclusion is follows: However, this section does not preclude dedications of land or easements within the proposed development or plat which the city, town, or other municipal corporation can demonstrate are reasonably necessary as a direct result of the proposed development or plat to which the dedication of land or easement is to apply. (Italics added). Cottonwood Partners is being required to acquire utility easements and rights-of- way which are to be dedicated for construction of gravity flow sewer mains. City of Yakima bears the burden to establish that such requirement is "...reasonably necessary as a direct result of the proposed development or plat." There is no direct relationship because a permissible and viable alternative exists for wastewater and sewer service to the plat. 4.4 Cul-de-sac Designs Should Be Compliant With International Fire Code Requirements. The second development condition that is of concern to Cottonwood Partners is the requirement that a 65 -foot cul-de-sac be constructed at the end of Road "B". The east end of Road "B" is approximately 109.71 feet in length. The road has been designed for long-term extension to adjacent properties. The issue is whether a temporary cul-de-sac is required at this location. City's requirement is based on YCC 12.06.050 which applies to permanent cul-de-sa The applicable standard for the temporary turnaround should be the Internatiom Fire Code provisions for Fire Apparatus Access Roads. For access roads with a fire hydran IFCD 103.1 -Table D 103.4 provides that no turnaround is required for a road segmentbetwee zero and 150 feet. If the road segment is between 151 and 500 feet, there are a number c turnaround options which include a 120 -foot Hammerhead. Since the road segment is 109.7 feet, Cottonwood Partners proposes that there be no turnaround constructed for the east end c Road "B". LAW OFFICES OF MEYER, FLUEGGE & TENNEY, P.S. 230 South Second Street • P.O. Box 22680 Yakinia, WA 98907-2680 Telephone (509) 575-8500 255 I CONCLUSION 2 We would request that Hearing Examiner recommend approval of the subdivision, adopt 3 proposed finding and conclusions with the exception of (1) authorizing construction of a lift 4 station for use until gravity flow connections are made to lines to the east; and (2) removing the 5 turnaround requirement for the east end of Road "B". 6 Dated this 23' day of March 2017. 7 8 9 10 11 12 13 14 U:\DebbieG\Cottonwood Partners\Anderson Park Subdivision\Memorandum,doc 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 MEYER, FLUEGGE & TENNEY, P.S. Attomeys for Plaintiff LAW OFFICES OF MEMORANDUM OF COTTONWOOD PARTNERS - 10 MEYER, FLUEGGE & TENNEY, P,S. 230 South Second Street � P.O. Box 22680 Yakima, WA 98907-2680 Telephone (509) 575-8300 256 COTTONWOOD PARTNERS "ANDERSON ESTATES" • ! I 1 ,, 1 CHAPTER J Supplemental Information 257 1) Cottonwood shall have option of providing public wastewater facility connection through either (1) connecting by gravity flow to • sewer lines, or (b) constructing a temporary lift station to service the 35 lot subdivision and adjacent apartment buildings. The option must be selected, the design must • approved (see Section 3), and the facilities must be installed prior to final plat approval. 2) Cottonwood shall design and construct at its sole cost and expense the temporary lift station and install all necessary piping associated with the temporary lift station to service the 35 ♦ subdivision and, if necessary, the adjacent apartment buildings. Cottonwood shall execute and deliver all fi-,)r Ano-mf-ir sf filiv li-IMAtion Voe. lines to the City. 3) The temporary lift station shall be designed pursuant to state requirements and as approved by the City Engineer and Wastewater Manager. The design must accommodate any potential future connections to the ♦: lift station. 4) Cottonwood shall install piping for full gravity sewer service of the entire 4e ex-&TTdud to the eastern boundary of Cottonwood property and development. The size and location of that • shall be approved by the City Engineer. 5) Cottonwood agrees that the wastewater connection fees for the 35 lot subdivision and, if necessary, the adjacent apartment buildings, shall be paid in accordance with Section 7.58 of the City of Yakima Municipal Code. 6) •• shall pay the City the sum • $24,652.58 which is the proportionate •> • the temporary lift station and connecting the gravity portion ♦ the sewer improvements to the City's gravity sewer system. This amount may be paid in five (5) equal yearly installments, the first of which is due as a condition to and at time of acceptance • the lift station • the City. Yearly installments shall be made on that same day for the following four years. Installment ♦ must be, at a minimum, $4,930.52 per year. City shall detennine the time for termination of temporary lift station use and connection to gravity system. If the temporary lift station use is terminated before the end of the five year payment term, Cottonwood shall •. the remaining balance due and ♦ to the City within thirty (30) days of notice of tenuination. 7) The temporary lift station shall be a public temporary lift station owned, operated and maintained by the City of Yakima and the City will assure Ecology that the temporary lift gtation is in compliance with the City's public sewer plan. DOC. INDS 258 8) Cottonwood shall provide stub it for the connection of adjacent parcels identified by the City Engineer and Wastewater Manager. I pit myj I WAWA inglumm.) I L-AiRL-144 art I I Lq Up m I a UNIFIL-ARMIAW" DOC. INDEX 14