HomeMy WebLinkAbout05-14-14 YPC PacketCOMMUNITY F01'e I"ll
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City of Yakima Planning Commission
PUBLIC HEARING
City Hall Council Chambers
Wednesday May 14, 2014
3:30 p.m. - 5:00 p.m.
YPC Members:
Chairman Dave Fonfara, Vice -Chair Scott Clark, Al Rose,
Ben Shoval, Paul Stelzer, Bill Cook, Patricia Byers
City I'lannioI Sf:
Steve Osguthorpe, Community Development Director/Planning Manager; Jeff Peters, Supervising
Planner, Chris Wilson, Assistant Planner, Valerie Smith, Senior Planner and Rosalinda Ibarra,
Administrative Assistant
Amada
I. Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation
V. Public Hearing - Preliminary Plat of Apple Tree Development Phase 4
Applicant: Apple Tree Development LLC
File Number: PLP#002-13, SEPA#024-13
Site Address: Vicinity of Occidental Ave & South 86th Avenue
Request: Subdivide approximately 24.83 acres into 30 single-family lots in the
R-1 zoning district.
VI. Introduction of the 2014 Comprehensive Plan Amendments and 2014 Potential Zoning
Ordinance Amendments for YPC Docketing
VII. Other Business
VIII. Adjourn
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CITY OF YAKIMA
YAKIMA PLANNING COMMISSION PUBLIC HEARING
City Hall Council Chambers
SIGN -IN SHEET
HEARING DATE: Wednesday May 14. 2014
Mark X on item of interest zip
2014 Apple Tree NAME ADDRESS CODE E-MAIL ADDRESS
CPA Docket Phase 4
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Yakima Planning Commission Sign -In Sheet — 05/14/2014
2nd Floor )`aAirna,, 985P0,1
I'llon m (5050)575-61s13* `dzr 9) 575-6105
City of Yakima Planning Commission
PUBLIC HEARING
City Hall Council Chambers
Wednesday May 14, 2014
3:30 p.m. - 5:00 p.m.
YPC Members:
Chairman Dave Fonfara, Vice -Chair Scott Clark, Al Rose,
Ben Shoval, Paul Stelzer, Bill Cook, Patricia Byers
City Planning Staff:
Steve Osguthorpe, Community Development Director,, Planning "Manager; Jeff Peters, Supervising
Planner; Chris Wilson, Assistant Planner; Valerie Smith, Senior Planner and Rosalinda lbarra,
Administrative Assistant
Agenda
Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation
V. Public Hearing - Preliminary Plat of Apple Tree Development Phase 4
Applicant: Apple Tree Development LLC
File Number: PLP#002-13, SEPA#024-13
Site Address: Vicinity of Occidental Ave & South 86th Avenue
Request: Subdivide approximately 24.83 acres into 30 single-family lots in the
R-1 zoning district.
VI. Introduction of the 2014 Comprehensive Plan Amendments and 2014 Potential Zoning
Ordinance Amendments for YPC Docketing
VII. Other Business
VIII. Adjourn
CITY OF YAKIMA PLANNING DIVISION'S
FINDINGS OF FACT, CONCLUSIONS & RECOMMENDATION
TO THE CITY OF YAKIMA PLANNING COMMISSION
for
REQUEST FOR PRELIMINARY LONG PLAT
APPLICANT:
APPLICANT ADDRESS:
PROJECT LOCATION:
NAME OF PLAT:
TAX PARCEL NUMBERS:
DATE OF REQUEST:
DATE OF RECOMMENDATION:
STAFF CONTACT:
go., r1"r-IMMMIN
Duane Rogers / Apple Tree Construction
2550 Borton Rd., Yakima, WA 98903
Vicinity of Occidental Rd. and S. 86th Ave.
Apple Tree Phase No. 4
181206-23013, 181206-23025, 171201-14012, & 171201-
14013
October 18, 2013
May 14, 2014
Jeff Peters, Supervising Planner
I. DESCRIPTION OF REQUEST:
Application for a Preliminary Long Plat, and State Environmental Policy Act Checklist (SEPA)
Review. The applicants are requesting to subdivide 24.83 acres of Single -Family (R-1) zoned
property into 30 -single-family lots and environmental review of the proposal in its entirety.
II. SUMMARY OF RECOMMENDATION:
The Administrative Official recommends approval of the Preliminary Plat, subject to conditions.
III. FACTS:
A. Statement of Cause:
Pursuant to YMC § 14.20, the applicant's statement in the Preliminary Long Plat
application and Environmental Checklist dated February 4, 2014, requests this
subdivision of land stating: "This proposed plat will subdivide approximately 24.83 acres
into 30 Single -Family lots, and 3 tracts. Lot sizes will range from approximately 8,100 sf.
to 16,256 s.f. The proposed internal street will be a public road as part of initial plat
review. The roadway however, is intended be private and gated in accordance with
design standards set forth in the Master Plan and Developer's Agreement once they are
accepted."
Apple Tree Phase 4
PLP#002-13 & SEPA #024-13
B. Comprehensive Plan.
The 2025 Comprehensive Plan and Future Land Use Map 111-3 designate the subject
property as suitable for Low Density Residential development. The Low Density
Residential designation is characterized as "Primarily free standing single-family
residences. Residential density is less than 7.0 dwelling units per acre". This proposed
preliminary plat for single-family residences has a density of approximately .57 dwelling
units per net residential acre and is consistent with that designation.
Generally, the proposed preliminary plat is consistent with the Comprehensive Plan's
other provisions which encourage infill, recognize the need for public water and sewer,
encourage disposal of surface drainage on-site, and encourage development consistent
with the general land use pattern in the area.
The Goals and Policies that apply to this designation and proposed land use are as
follows:
Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the
affordability and neighborhood design needs of the public.
Goal 3.2: Build sustainable new neighborhoods
Goal 3.3: Preserve existing neighborhoods
Policy 3.3.2: Ensure that new development is compatible in scale, style, density and
aesthetic quality to an established neighborhood.
C. Urban Area Zoning Ordinance.
The main purpose of the Yakima Urban Area Zoning Ordinance Yakima Municipal Code
(YMC) Title 15 (UAZO) is to implement the Yakima Urban Area Comprehensive Plan
and promote the general health, safety and welfare of the present and future inhabitants
of the Yakima Urban Area. YMC § 15.01.030 describes the goals and policies intended
to promote the purpose of the LAZO. Subsection 15.03.030(2) of the UAZO indicates
that the intent of the Single -Family Residential (R-1) zoning district is to establish and
preserve residential neighborhoods for primarily detached single-family dwellings and to
locate moderate -density residential development up to 7 dwelling units per net
residential acre in areas served by public water and public sewer.
D. Environmental Review.
This project underwent a State Environmental Policy Act review because it did not fall
below the City of Yakima's flexible threshold for SEPA, as established in YMC 6.88.070.
Furthermore, on April 11, 2014, the City of Yakima completed its environmental review
of the Preliminary Plat by issuing a Determination of Non -Significance on the proposal
which was not appealed during the 14 -day appeal period that ended on April 25, 2014.
E. Processing.
1. The applications for Preliminary Long Plat and Environmental Review were originally
received on October 18, 2013.
2. The applications were deemed complete for processing on November 5, 2013.
OIA
3. On February 4, 2014, the applicants submitted revised application materials and
requested that their proposed application be scheduled for public notice and hearing.
4. The proposed plat is larger than nine lots, and is therefore being processed under the
provisions of YMC § 14.20 & 6.88.
5. Pursuant to RCW Ch. 58.17, YMC § 1.42.030 and YMC § 14.20.100, the City of Yakima
Planning Commission (Planning Commission) is authorized to make a recommendation
for approval or disapproval, with written findings of fact and conclusions to support the
recommendation to the City Council on preliminary plats. Within ten working days of the
conclusion of a hearing, unless a longer period is agreed to in writing by the applicant,
the Planning Commission shall render a written recommendation which shall include
findings and conclusions based on the record.
6. Public Notice: Public notice for this application and hearing was provided in
accordance with: YMC Title 14, Subdivision Ordinance; YMC Title 15, Urban Area
Zoning Ordinance and YMC Title 16, Development Permit Regulations and include the
following actions and dates:
a.
Date of Application:
October 18, 2013
b.
Date of Developer's Notice of Complete Application:
November 5, 2013
c.
Date of Notice of Application & Environmental Review:
March 17, 2014
d.
Date of Posting of Land Use Action Sign on the Property:
March 31, 2014
e.
Date of Mailing of Notice of DNS:
April 11, 2014
f.
Date of Notice of Public Hearing
March 17, 2014
7.. Public Comment:
Three public comments from various environmental state agencies and irrigation districts
were received during the open comment period for this proposal (summarized below in
the DST Review section of this report).
6. Development Services Team (DST) Review: The proposal was reviewed by the DST
team on December 19, 2013. Final comments of the DST members are summarized
below.
a. Codes:
i. Per Appendix B of the 2012 International Fire Code (IFC), for an available fire
flow of 1,000 gpm, single-family residences shall be a maximum of 3,600 sq.
ft., unless an approved fire sprinkler system is installed. The installation of an
approved fire sprinkler system will allow, the maximum square footage to be
increased to 6,200 sq. ft. This applies until an increased fire flow is
accomplished.
An approved fire apparatus road will be required to be installed that will
connect the proposed "temporary turnaround" to Ridgeway Rd., in effect,
eliminating a dead-end condition. This section of road will be minimally
required to be of an approved Bituminous Surface Treatment (BST) capable
of supporting fire apparatus vehicles; 20- feet wide; and any gates that will be
installed are required to be a minimum of 20 -feet wide, and provided with a
"key box" for fire department access. Additionally, a plan will need to be in
place that will ensure that the road is kept clear of snow and debris.
3
iii.. The approved fire apparatus access roads will be required to be installed prior
to the issuance of building permits.
b, Engineering:
i. Curb, gutter, and sidewalk in accordance with YMC §§ 12.05, and 12.06.070 are
required.
ii. Rolled curbs are not allowed for this development. Barrier curbing shall be
required per YMC §12.06.070.
iii. Street lights will need to be installed in accordance with YMC § 12.06.080.
iv. All driveways will be required to be constructed in accordance with YMC §§ 8.64
& 15.06.065
v. Per YMC § 12.06.050, Cul-de-sacs are only allowed within 600 -feet of the
nearest through street intersection. A secondary fire access is required.
Engineering cannot approve this without prior approval from the Fire Department
stating that they approve the secondary access.
vi. Construction plans shall be submitted for final approval of the project and subject
to Title 12 requirements.
c. Stormwater:
i. As the development of this project will involve clearing of more than one acre, a
Stormwater Site Plan shall be required. The major components of a Stormwater
Site Plan are:
a. Drainage plans and calculations to be completed by a licensed engineer from
the State of Washington;
b. A copy of the Stormwater Pollution Prevention Pian (SWPPP) or Erosivity
Waiver (Waiver Certificate Statement required) ; and
c. A stormwater maintenance agreement.
ii. The applicant is advised to read Ch. 7.83 of the Yakima Municipal Code to obtain
all appropriate information concerning the Stormwater Site Plan and Ch. 7.82 for
information concerning the Stormwater Pollution Prevention Plan.
iii. Grading and/or building permits shall not be issued without an approved
Stormwater Site Plan.
iv. Complete stormwater design plans, specifications and runoff/storage calculations
supporting the stormwater design are required pursuant to the Eastern
Washington Stormwater Manual and City of Yakima standards. These plans and
control measures must be completed by a licensed Professional Engineer and
then be reviewed and approved by the City of Yakima Surface Water Engineer
prior to construction.
d. Nob Hill Water:
"... Nob Hill Water currently is able to serve domestic water to this development.
Please be aware that Nob Hill Water can only supply 1000 gpm for fire protection
use..."
e. Wastewater:
i. Per YMC § 7.58, additional wastewater connection charges shall apply based
upon proposed tenants and use.
ii, Per YMC § 12.03.010, all new lots and development shall be served by a
sanitary sewer line located adjacent to the lot or development site. This
4
requirement has been met by the 2007 construction of 8 -inch and 10 -inch public
sewer mains within this subdivision.
iii. Per YMC § 12.030.070, each building containing sanitary facilities shall be
served by a separate and independent private side sewer to the public main.
Branched side sewers serving multiple buildings and properties shall not be
permitted. Single side sewers serving multiple buildings are permitted. Please
identify on the site plan the locations of individual side sewers.
iv. Side sewers shall be 4 -inch diameter unless the applicant can demonstrate a
need for a larger diameter pipe based upon flow calculations.
Streets and Traffic:
i. A single access road (cul-de-sac) in excess of 1,000 feet in length is not
recommended. This road is more than three times that length. The city does not
have restrictions on cul-de-sac lengths in its code but there may be in the Fire
Code. The fact that it is planned to be a private road does not mitigate the issue.
It does appear that there is a potential to connect the road to Ahtanum Road on a
future development phase. If that is the plan, it may be acceptable as a
temporary condition.
ii. The developer is proposing rolled curb and sidewalks on one side of the street.
This is allowable on a cul-de-sac under city standards but this road will not
function as a typical cul-de-sac road. It will function as a residential collector
road due to the number of housing units and length. It should have vertical curbs
and sidewalks on both sides.
g. Yakima Transit:
i. Yakima Transit does not provide service to that area of Yakima. No project
related comments.
h, Planning:
i. The note depicting the 24 ft. right-of-way shall be removed from the face of the
plat.
ii. The twenty ft. access driveway across Tract "A" shall be widened to a minimum
of 24 ft. to accommodate two way travel and shall have an appropriate
turnaround provided.
iii. The hammerhead turnaround across Tract "C" shall be dedicated with the plat
and have curb gutter and, sidewalk provided around the outside edge to meet
Title 12 development standards.
iv. An easement shall be provided for the temporary cul-de-sac and 24 ft. fire
access road to Ahtanum Rd.
Yakima Regional Clean Air Agency:
i. The proponent/developer must address the air emission impact, in particular PM
2.5 prior to any SEPA approval. Air emission from such a large development, if
using solid fuel devices (i.e. fireplaces, woodstoves) during the winter season at
one time, may violate the National Ambient Air Quality Standards (NAAQS) for
the 24 hours average;
ii. Contractors doing excavation, clearing, construction, landscaping or demolition
work must file a Dust Control Plan with YRCAA, and get approval, prior to the
start of any work; and
5
iii. This project is located within Yakima's Urban Growth Area; therefore, burning is
prohibited at all times.
j. Ahtanum Irrigation District:
i. "...Two of the parcels listed on this application fall within the boundaries of the
Ahtanum Irrigation District."
ii. "No District water rights will be affected by this application. Our records indicate
the above parcels have no water right as established in the Conditional Final
Order (CFO) dated April 15, 2009 and Draft Schedule of Rights dated January
20, 2014, in State of Washington, Dept. of Ecology v. Acquavella."
iii. "However, for irrigation district approval purposes our Board needs to review and
sign off on the plat. The Board meets once per month, so advanced planning on
the part of the owner and/or developer is a necessity. Please provide the original
Mylar plus an additional copy for our records prior to a scheduled Board
meeting."
k. Yakima-Tieton Irrigation District:
i. "Parcels 17120113013, 17120114012, 18120623025 are within the District
boundary and have a total of 19.42 shares of Yakima-Tieton Irrigation; they need
to show "Irrigation Approval" on the face of the short plat. They will need to
follow our Resolution 97-5. They also have irrigation easements that will need to
show on the face of the short plat."
State of Washington Department of Ecology:
i. "Toxics Clean -UP
Based upon the historical agricultural use of this land, there is a possibility the
soil contains residual concentrations of pesticides. Ecology recommends that the
soil be sampled and analyzed for lead and arsenic, and for organochloride
pesticides. If these contaminants are found at concentrations above the Model
Toxics Control Act cleanup levels Ecology recommends that potential buyers be
notified of their occurrence..."
"Water Quality
Project with Potential to Dischar e Off -Site
The NPDES Construction Stormwater General Permit from the Washington State
Department of Ecology is required if there is a potential for stormwater discharge
from a construction site with disturbed ground. This permit requires that the
SEPA checklist fully disclose anticipated activities including building, road
construction and utility placements. Obtaining a permit is a minimum of a 38 day
process and may take up to 60 days if the original SEPA does not disclose all
proposed activities..."
IV. APPLICABLE LAW:
A. State Environmental Policy Act (SEPA):
In accordance with YMC § 16.06.030 SEPA Environmental review for projects
determined not to be categorically exempt under SEPA shall be integrated and shall
proceed concurrently with the permit procedures of this title.
B. YMC § 14.25.030 Zoning ordinance compliance required:
Every lot within a subdivision shall comply with the lot size and width requirements of the
City of Yakima Urban Area zoning ordinance. (Ord. 2011-08 § 1 (part), 2011: Ord. 98-65
[.1
§ 2 (part), 1998).
C. YMC § 14.25.040 Lot design:
Each lot within a subdivision shall comply with the following design standards and
requirements:
A. Double frontage lots, as defined in YMC § 14.10.020, are permitted only where
determined by the city council, or the administrator in the case of short subdivisions, to
be essential to provide separation of residential lots from major and secondary arterial
streets or high-intensity land uses or to overcome specific disadvantages of topography
or parcel configuration. When double frontage lots are used, access shall be limited to
only one of the fronting streets.
B. All lots within a subdivision shall have direct access to and frontage upon a
dedicated public street or be accessed by an easement. Access easements cannot
serve more than one lot. Minimum street frontage and/or access easement width shall
be at least twenty feet. Lots intended for residential use should not access a principal or
minor arterial.
C. Private streets conforming to YMC § 12.06.090 may be allowed within a master
planned development pursuant to YMC Chapter 15.28.
D. All lots not located in a master planned development subdivision shall have a
minimum lot width at the building setback line consistent with Table 5-2 (YMC Chapter
15.05). (Ord. 2011-08 § 1 (part), 2011: Ord. 2001-04 § 8, 2001; Ord. 98-65 § 2 (part),
1998).
D. YMC § 15.03.020 (B) Single -Family Residential (R-1) zoning district:
The single-family residential district is intended to:
1. Establish new residential neighborhoods for detached single-family dwellings free
from other uses except those which are compatible with, and serve the residents
of this district, which may include duplexes and zero lot lines if established during
the subdivision process;
2. Preserve existing residential neighborhoods for detached single-family dwellings
free from other uses to ensure the preservation of the existing residential
character, and serve the residents of this district; and
3. Locate moderate -density residential development, up to seven dwelling units per
net residential acre, in areas served by public water and sewer system.
E. YMC § 15.05.020 (H): Site design requirements and standards: Access Required:
All new development shall have a minimum of twenty -feet of lot frontage upon a public
road or be served by an access easement at least twenty feet in width. The purpose of
this standards is to provide for vehicular access to all new development; provided, the
construction of single-family and two-family dwellings on existing legally established lots
is exempt from the requirements of this section.
F. YMC § 15.05.030 (A): Creation of new lots — Subdivision Requirements: Table of
Subdivision Requirements:
Establishes basic development criteria for lot size and width that must be met when
reviewing an application for a new subdivision. For residential single-family construction
in the R-1 zoning district, the required minimum lot size is 6,000 square feet.
7
G. YMC § 12.02.010 Establishment of Easements:
Public utility easements shall be established for the location of new and proposed public
utility lines serving new land divisions and land development. Public utility easements
shall also be established across the front of new lots and redeveloped lots to provide for
future utility access as determined necessary by the city engineer. Public utility
easements shall be dedicated (granted) at the time that subdivision and/or land use
approval is granted.
H. YMC § 12.02.020 Easement location and width:
Eight -foot -wide utility easements shall be dedicated along the front of each lot in
subdivisions and short subdivisions. Easements for new and/or future utility lines shall
be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is
greater.
YMC § 12.03.010 Sewer service required:
All new lots and development shall be served by a sanitary sewer line located adjacent
to the lot or development site.
J. YMC § 12.03.040 Minimum sewer line size:
The minimum size for public sewer lines is eight inches in diameter.
K. YMC § 12.03.070 Side sewer service:
Each building containing sanitary facilities shall be served by a separate private side
sewer line from a public main. Branched side sewers serving multiple buildings and
properties shall not be permitted. Single side sewers serving multi -unit buildings are
permitted.
L. YMC § 12.04.010 Water service required:
All new lots and development shall be served by a public water supply line maintained
by the City of Yakima, Nob Hill Water Company, or other water purveyor, and located
adjacent to the lot or development site. The water line shall be capable of providing
sufficient flow and pressure to satisfy the fire flow and domestic service requirements of
the proposed lots and development as approved by the City Engineer in cooperation
with the code administration manager and water irrigation division manager.
M. YMC § 12.04.020 Water line extension required:
Water lines shall be extended to the point where the adjoining property owner's
responsibility for further extension begins. This typically requires extension across the
street or easement frontage of the developing property. In some cases it will require
dedication of on easement and a line extension across the property or extension along
two or more sides of the developing property. Extensions will be consistent with and
implement the City's adopted Water Comprehensive Plan.
N. YMC § 12.04.040 Minimum size and material standards:
New water lines in the City of Yakima water system shall be constructed of Class 52
ductile iron and shall be a minimum of eight inches in diameter. Improvements and
additions to the Nob Hill Water Company system shall conform to the requirements of
Nob Hill Water Company.
E:3
O. YMC § 12.05.010 Sidewalk installation required:
"Sidewalks shall be installed along both sides of all new, improved, and reconstructed
streets..."
P. YMC § 12.06.070 Provision of street curbing:
Barrier curbs shall be installed along all public streets. Rolled mountable curbs may be
permitted along residential access streets. Curb design shall be consistent with the
standards of the City Engineer. (Ord. 2012-30 § 1 (Exh. A) (part), 2012: Ord. 2001-13 §
33, 2001: Ord. 98-64 § 1 (part), 1998).
Q. YMC § 12.06.050 Cul-de-sac streets:
Cul-de-sacs shall be constructed within a street right-of-way eighty feet in diameter and
have an improved diameter of sixty-five feet. The maximum length of a cul-de-sac street
shall be six hundred feet measured along the street centerline from the nearest through
street intersection to the center of the cul-de-sac. (Ord. 2012-30 § 1 (Exh. A) (part),
2012: Ord. 98-64 § 1 (part), 1998).
R. YMC § 12.06.020 Right-of-way and pavement width standards:
Right-of-way shall be dedicated and street surfacing provided in accordance with Figure
1 of YMC 12.06.020 for Local Access streets.
S. YMC § 14.20.210 Final Plat Requirements.
Each final plat submitted for approval shall be drawn at a scale of one inch equals one
hundred feet or larger, shall be eighteen inches by twenty-four inches in size, and shall
contain the information on the face of the plat required by of YMC 14.20.210 A — S
including Irrigation District approval on the face of the plat.
T. RCW § 58.17.280 and YMC § 14.15.090 — Naming and numbering of short
subdivisions, subdivisions, streets, lots and blocks:
Any city, town or county shall, by ordinance, regulate the procedure whereby short
subdivisions, subdivisions, streets, lots and blocks are named and numbered. A lot
numbering system and a house address system, however, shall be provided by the
municipality for short subdivisions and subdivisions and must be clearly shown on the
short plat or final plat at the time of approval.
U. RCW § 58.17.110 and YMC § 14.20.120:
The city, town, or county legislative body shall inquire into the public use and interest
proposed to be served by the establishment of the subdivision and dedication. It shall
determine: (a) If appropriate provisions are made for, but not limited to, the public health,
safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys,
other public ways, transit stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds, schools and school grounds, and shall consider all other
relevant facts, including sidewalks and other planning features that assure safe walking
conditions for students who only walk to and from school'* and (b) whether the public
interest will be served by the subdivision and dedication.
V. FINDINGS:
1. The subject property is currently partially occupied by an 18 -hole golf course.
2. The applicant is proposing to develop 24.83 acres of R-1 property into 30 single-family
lots, and three tracts (to be developed at a later date) accessed through an approximate
3,819 ft. long local access road with rolled curb, gutter, sidewalks, and proposed 48 ft.
diameter temporary -asphalt cul-de-sac.
3. Upon completion of the applicant's pending proposed master plan development it is
Planned that the subject street will become private with an entrance gate upon S. 86tn
Ave.
4. Environmental Review was completed for this development with the issuance of a
Determination of Non -Significance on April 11, 2014, and the environmental
determination was not appealed during the 14 -day appeal period which lapsed on April
25, 2014.
��- •
r ti,
A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is
60% and all lots will comply with that limitation.
B) Lot Size: The preliminary plat indicates lot sizes that range from 8,100 to 16,256
square feet with the exception of the tree individual tracts. Table 5-2 of Ch. 15.05 of the
UAZO provides that the minimum lot size for a single-family dwelling is 6,000 square
feet.
C) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width
of 50 feet and all proposed lots meet that requirement.
D) Density: With a density of about .57 dwelling units per net residential acre, the
proposed preliminary plat complies with YMC § 15.05.030(B) and Table 4-1 of Ch. 15.04
of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in
the R-1 zone.
As proposed, and with the recommended conditions, this preliminary plat meets all the
design requirements of YMC Ch. 14.30 of the City's subdivision ordinance and the
development standards of YMC Title 12. The recommended conditions are intended to
ensure consistency with the provisions of the City's subdivision ordinance and that
appropriate provisions are provided for the following:
A) Public health, safety, welfare: The construction of new detached single-family
dwellings which will complement adjacent uses will promote the public health, safety and
general welfare insofar as there is a need in this community for single-family dwellings
and insofar as this proposed preliminary plat would be required to comply with all
applicable City development standards, and all conditions of approval specified by the
City Council.
B) Open spaces: The proposed lots are larger than the minimum sizes required in the
R-1 zoning district. A lot coverage of 60% or more in the R-1 zoning district will provide
adequate light and air for future residents in accordance with the standards in the zoning
ordinance without additional open spaces.
C) Drainage systems:
1. In accordance with RCW § 58.17.110 and YMC § 14.20.120, the applicants
indicated that they will submit a preliminary storm water plan for the proposed
10
plat prior to the required Planning Commission hearing.
2. Upon subdivision approval, the proposed plat drainage system facilities will be
provided in accordance with all state and local regulations.
D) Streets, alleys, and other public ways:
1. In accordance with YMC Title 12 Development Standards, the developer is
proposing to dedicate the required amount of property for a 50 ft. wide public
street with all required infrastructure including rolled curbs, gutter, sidewalks, and
street lights.
2. However, in accordance with YMC § 12.06.070 and the requirements of the City
of Yakima Engineer, barrier curbs are required to be installed along the subject
street as opposed to rolled curb.
3. The proposed public street exceeds the City of Yakima's maximum length for a
dead-end street with a cul-de-sac by approximately 3,219 lineal ft., and has a
proposed cul-de-sac that is short in diameter by 17 ft. as required by YMC §
12.06.065.
4. To address the dead-end condition, an approved fire apparatus road will be
required to be installed that will connect the proposed "temporary turnaround"
to Ridgeway Rd., in effect, eliminating the dead-end condition.
5. In accordance with YMC § 12.06.050, the hammer -head turn -around in Tract "C"
is not an approved street terminus method, and will be required to be redesigned
to meet the City of Yakima's Title 12 Development Standards with approval of the
this plat.
6. The twenty ft. access driveway across Tract "A" is not wide enough to
accommodate two way travel and does not have an appropriate turnaround
provided in accordance with YMC Title 12 Development Standards.
E) Water supplies:
1. Public water is required to be used for domestic and fire flow purposes. Nob Hill
Water Company has provided written comment that they are currently able to
serve domestic water to this development. However, they have also indicated
that they can only supply 1000 gpm for fire protection use.
2. The City of Yakima Fire Marshal has indicated that due to the limited amount of
fire flow available, Appendix B of the 2012 International Fire Code (IFC),
requires that for an available fire flow of 1,000 gpm, single-family residences
shall be a maximum of 3,600 sq. ft., unless an approved fire sprinkler system
is installed. The installation of an approved fire sprinkler system will allow the
maximum square footage to be increased to 6,200 sq. ft.
F) Sanitary waste disposal: Public sewer is required to service all lots. This
requirement has been met by the 2007 construction of 8 -inch and 10 -inch public sewer
mains within this subdivision.
G) Parks and playgrounds: West Valley Neighborhood Park is located approximately
.20 miles from this development and is the closest city park to the subject property.
H) Sites for schools: West Valley High School is located approximately within .15
miles of the proposed preliminary plat. No comments were received from the School
District suggesting the need for an additional school at this location.
11
1) Sidewalks: Sidewalks are required and will be provided along this development's
frontage, and along all new public and private streets in accordance with the City of
Yakima's Title 12 Development Standards.
J) Serves the public interest and use: This proposed 30 -lot residential subdivision is
consistent with neighboring land uses and better serves the needs of the City of Yakima
than the undeveloped status of the property.
7. TRANSPORTATION CONCURRENCY:
This application was reviewed and approved for consistency with YMC 12.08
Transportation Capacity Management Ordinance on November 1, 2013. The
development will not exceed the PM peak hour capacity of the City Arterial street system
and reserve capacity exists on all impacted streets. This review does not include any
site development or safety issues which may be discussed at the project level or SEPA
review. The review does not address intersection level of service.
8. TIME LIMITATION:
Upon preliminary plat approval the applicant has seven years from the date of
preliminary approval to submit the final plat.' Thereafter, 30 days prior to the expiration
of preliminary approval the applicant must submit to the City Council a written request
asking to extend the approval period for a maximum period of one year (YMC §
14.20.150). Before the final plat can be recorded all required infrastructure must be
engineered, completed and inspected or engineered and financially secured and receive
final plat approval from the City Council.
VI. CONCLUSIONS:
1. This Preliminary Plat complies with the general requirements for subdivision approval as
specified by YMC Ch. 14.20 and 15.05.
2. The proposed subdivision provides for the public health, safety and general welfare, as
subject properties will be served by all appropriate public utilities, and all public health or
safety issue associated with the proposed plat have been adequately addressed through
this plat's conditions of approval.
3. To address the dead-end cul-de-sac condition the applicant will be required to extend an
approved fire apparatus road that will connect the proposed "temporary turnaround"
to Ridgeway Rd., which is minimally required to be an approved Bituminous Surface
Treatment (BST) capable of supporting fire apparatus vehicles; 20- feet wide.
4. To ensure adequate turn -around for emergency vehicles and the traveling public, the
applicant will be required to in increase the diameter of the temporary turn -around to
meet the requirements of YMC § 12.06.050.
' In SSB 6544 (Ch. 79, Laws of 2010), the 2010 legislature extended the statutory time period for submitting final
plats from five years after preliminary plat approval to seven years after that approval. It also extended the vesting
period for approved final plats from five to seven years. This legislation, which became effective on June 10, 2010,
will sunset on December 31, 2014.
12
5. The applicant is proposing that following the completion of a Master Planned
Development, and/or recording of a Development Agreement that the public streets of
this development will become private and be gated.
6. To insure adequate fire protection for the residents of the proposed plat, the City of
Yakima Fire Marshal is requiring a note on the face of the plat, and a plat restriction
limiting single-family residences to a maximum of 3,600 sq. ft., or 6,200 sq. ft. if an
approved fire sprinkler is installed which shall apply until an increased fire flow is
accomplished.
7. This proposed plat serves the public use and interest.
8. The Planning Commission has jurisdiction. (RCW Ch. 58.17, YMC § 1.42.030, and YMC
§ 14.20.100)
9. This recommendation is based upon a project narrative and site plan received February
4, 2014, and additional materials that have been secured from the applicant, their
consultants, and other agencies.
10. A Determination of Nonsignificance (DNS) was issued on April 11, 2014. No appeals
were submitted during the 147day appeal period.
11. This preliminary subdivision complies with the goals and objectives of the Urban Area
Comprehensive Plan, the intent and purpose of the R-1 zoning district, the provisions of
the Urban Area Zoning Ordinance, Subdivision Ordinance, Title 12's Development
Standards and Ch. 12.08 the Traffic Concurrency Ordinance.
12. During project review it has been found that this request is in compliance with YMC
§16.06.020 (B) for making a Determination of Consistency as follows:
a. The proposed use is permitted within the R-1 zoning district.
b. All necessary public facilities are available to serve this site.
c. This proposal is consistent with existing development regulations for this location.
13. Provided the recommended conditions of approval stated below are imposed upon this
development, this proposed plat will comply with the provisions of RCW § 58.17.110 and
YMC § 14.20.100, providing appropriately for: the public health, safety, and general
welfare, open spaces, drainage ways, streets or roads, alleys, other public ways, transit
stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds,
schools and school grounds, sidewalks and other planning features that assure safe
walking conditions for students who only walk to and from school.
VII. RECOMMENDATION
The Planning Division recommends that the 30 -lot subdivision known as Apple Tree Phase 4 be
approved subject to the following conditions:
1. In accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applicant
shall submit and gain approval of civil engineered plans which provide for design of all
13
Title 12 development standards, including but not limited to barrier curb, gutter, sidewalk,
street lighting, stormwater, and street design.
2. Prior to approval of the final plat all approved improvements shall be constructed or
financially secured according to the standards and requirements of the City Engineer
and YMC Title 12.
3. All lots shall be served with public water from the Nob Hill Water Company. No
individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final
plat approval, written verification from Nob Hill Water must be submitted to the Planning
Division indicating that all construction required to provide each lot with domestic water
has been completed and the fees paid,
4. A minimum 8 -foot wide public utility easement must be provided adjacent to all public
road rights-of-way.
5. Easements for new and/or future utilities shall be a minimum of 16 -feet in width,
provided that the width of easements for buried utilities will be twice the depth of the
planned excavation.
6. All public and private utilities shall be located underground, with the exception of
telephone boxes and such similar structures.
7. All public and private utilities to be located within public road rights-of-way must be
constructed prior to the start of road construction.
8. Fire hydrants shall be placed at the locations specified by the Building Codes and
Planning Division and the Yakima Fire Department. All lots must be provided with
adequate fire flow.
9. Single-family residences within this development shall be limited to a maximum of
3,600 sq. ft., unless an approved fire sprinkler system is installed that will allow the
maximum square footage to be increased to 6,200 sq. ft. This condition of approval
shall apply until an increased fire flow is accomplished.
10. An approved fire apparatus road 20 -feet wide or larger if required by the City of
Yakima Fire Marshal, constructed of an approved Bituminous Surface Treatment
(BST), and capable of supporting fire apparatus vehicles shall be installed that will
connect the proposed "temporary turnaround" to Ridgeway Rd.
11. Any gates that will be installed shall be a minimum of 20 -feet wide or larger if
required by the City of Yakima Fire Marshal, and provided with a "key box" for fire
department access,
12. The note depicting the 24 ft. right-of-way shall be removed from the face of the plat.
13. Prior to final plat approval, the applicant shall submit and gain approval to the City of
Yakima Fire Marshal for a plan to ensure that the fire access road is kept clear of
snow and debris.
14
14. In the event that the applicant bonds for the improvements of this plat, the approved
fire apparatus access road will be required to be installed prior to the issuance of
building permits.
15. In accordance with YMC § 12.06.050, the applicant shall increase the improved diameter
of the proposed temporary cul-de-sac to sixty-five feet.
16. The twenty ft. access driveway across Tract "A" shall be widened to a minimum of 24 ft.
to accommodate two way travel and shall have an appropriate turnaround provided in
accordance with YMC Title 12 Development Standards.
17. The hammerhead turnaround across Tract "C" shall be redesigned to terminate in a
manner acceptable to the City of Yakima Engineer, be dedicated with the plat, and have
curb gutter and sidewalk provided around the outside edge to meet Title 12 development
standards.
18. An easement shall be dedicated for the temporary cul-de-sac and fire access road to
Ahtanum Rd.
19. All permits required by the Yakima Regional Clean Air Authority shall be obtained. The
developer shall designate during working hours a responsible party to serve as contact
for suspected air quality, violations.
20. A final binding stormwater and drainage control plan for the entire property shall be
submitted and approved by the City's Engineering Division prior to construction of
improvements for any area of the development.
21. All addresses shall be as specified in Exhibit "A" of this report. All addresses must be
clearly shown on the face of the final plat as required by RCW § 58.17.280.
22. This plat shall be subject to the following notes, which must be placed on the face of the
plat:
a. The addresses shown on this plat are accurate as of the date of recording, but may
be subject to change. The City of Yakima Building Codes Division is responsible for the
confirmation or reassignment of addresses at the time of building permit issuance.
b. The owners shown hereon, their grantees and assignees in interest hereby covenant
and agree to retain all surface water generated within the plat on-site.
c. Single-family residences within this development shall be limited to a maximum of
3,600 sq. ft., unless an approved fire sprinkler system is installed that will allow the
maximum square footage to be increased to 6,200 sq. ft. This condition of approval
shall apply until an increased fire flow is accomplished..
d. The streets within this subdivision are intended' to become private upon completion of
Master Planned Development and/or development agreement. Furthermore, the
conversion of the streets from a public to private state does not constitute a substantial
change in the preliminary and final plat, and shall not require a plat alteration.
23. Irrigation approval, if any is required, shall be shown on the face of the final plat.
15
24. All other requirements of the zoning and subdivision ordinance, although not specifically
set forth herein, shall be complied with in their entirety.
25. Upon preliminary plat approval the applicant has seven years to submit the final plat.
Thereafter, 30 days prior to the expiration of said approval the applicant must submit to
the City Council a written request asking to extend the approval period for a maximum
period of one year.
Exhibit "A"
Addressing:
The addressing for Apple Tree No. 4 is proposed as follows:
Lot 1: 9301 Apple Tree Pkwy
Lot 16: 9705 Apple Tree Pkwy
Lot 2: 9303 Apple Tree Pkwy
Lot 17: 9706 Apple Tree Pkwy
Lot 3: 9305 Apple Tree Pkwy
Lot 18: 9704 Apple Tree Pkwy
Lot 4: 9307 Apple Tree Pkwy
Lot 19: 9702 Apple Tree Pkwy
Lot 5: 9309 Apple Tree Pkwy
Lot 20: 9604 Apple Tree Pkwy
Lot 6: 9401 Apple Tree Pkwy
Lot 21: 9602 Apple Tree Pkwy
Lot 7: 9403 Apple Tree Pkwy
Lot 22: 9504 Apple Tree Pkwy
Lot 8: 9501 Apple Tree Pkwy
Lot 23: 9502 Apple Tree Pkwy
Lot 9: 9503 Apple Tree Pkwy
Lot 24: 9500 Apple Tree Pkwy
Lot 10: 9601 Apple Tree Pkwy
Lot 25: 9402 Apple Tree Pkwy
Lot 11: 9603 Apple Tree Pkwy
Lot 26: 9400 Apple Tree Pkwy
Lot 12: 9605 Apple Tree Pkwy
Lot 27: 9308 Apple Tree Pkwy
Lot 13: 9607 Apple Tree Pkwy
Lot 28: 9306 Apple Tree Pkwy
Lot 14: 9701 Apple Tree Pkwy
Lot 29: 9304 Apple Tree Pkwy
16
Em
r-IiELIMINARY PLAT OF
"APPLE TREE NO. 411
(A PORTION OF THE NORTHWEST 1/4, SEC. 6, T.12 N., R.18 E., W.M. AND
A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M.)
DEV
RECEIVED
FEB 0 4 2014
CITY OF YAKIMA
PLANNN [N.
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A
r-IiELIMINARY PLAT OF
"APPLE TREE NO. 411
(A PORTION OF THE NORTHWEST 1/4, SEC. 6, T.12 N., R.18 E., W.M. AND
A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M.)
DEV
RECEIVED
FEB 0 4 2014
CITY OF YAKIMA
PLANNN [N.
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r-IiELIMINARY PLAT OF
"APPLE TREE NO. 411
(A PORTION OF THE NORTHWEST 1/4, SEC. 6, T.12 N., R.18 E., W.M. AND
A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M.)
DEV
RECEIVED
FEB 0 4 2014
CITY OF YAKIMA
PLANNN [N.
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ENGINEERLSURVEYOft
LEGAL DESCRIPTION
APPLE TREE RESORT
HUIEREGTSE, LUUM0.N ASSOCIATES. INC
W E
2550 BURTCN ROAD
YAXI0.PA, WRGH hG?S 58 5
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Apple Tree Partnership
"APPLE TREE NO, 4"
�- YAKIMA COUNTY WASHINGTON
y `. PRELIMINARY PLAT
PRELIMINARY PLAT OF
APPLE TREE NO. 411
(A PORTION OF THE NORTHWEST 1/4, SEC. 6, T.12 N., R.18 E., W.M. AND REMIVED
A PORTION OF THE NORTH 1/2, SEC. 1, T.12 N., R.17 E., W.M.)
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PRELIMINARY PLAT 2
Frailect Vi*c*n*
,,,j i ity Map
PLP*"002=1 3
Related Projects: TCO#009-13, SEPA#024-13
Applicant: APPLE TREE CONSTRUCTION LLC
Location: OCCIDENTAL RD / S 86TH AVENUE
Wednesday - 10/23/2013 - 01:52:13
Contact City of Yakima Planning Division at 509-575-6183
City of Yakima - Geographic Information Sevices
VIII
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Proposal: This proposed plat will subdivide approximately 24.63 acres into 30 single-family lots in the R-1 zoning district.
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.
m
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LINO Al"4,01,1111 2n,!1 Floor Yetkinny, Washitighnt 98901
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMPREHENSIVE PLAN AMENDMENTS
SUMMARY OF REQUEST
The Department of Community & Economic Development received three requests
for amendments the Future Land Use Map for the 2014 amendment review
process they are:
APPLICANT: Hordan Planning Services
FILE NUMBERS: CPA#001-14, RZ#001-14, SEPA#013-14
LOCATION: Vicinity of Highway 12 & North 16th Avenue
PARCEL NO: 181312-33001, and 33002 & 181313-22001
AMENDMENT Change Future Land Use Map designation for three parcels
REQUEST from Regional Commercial to Industrial and rezone three
parcels from Large Convenience Center (LCC) to Light
Industrial (M-1) to allow for future expansion of an
adjacent industrial facility.
APPLICANT: Hordan Planning Services
FILE NUMBERS: CPA#002-14, RZ#002-14, SEPA#014-14
LOCATION: 801/807/809 E Viola Avenue
PARCEL NO: 191330-41453, 41457, and 41458
AMENDMENT Change Future Land Use Map designation for three parcels
REQUEST from Medium Density Residential to General Commercial.
And rezone parcels 191330-41457 and 41458 from Two -
Family Residential (R-2) to General Commercial (GC) to
expand an adjacent support business that serves the needs
of the agricultural producers and processors in the area.
APPLICANT: Hordan Planning Services
FILE NUMBERS: CPA#003-14, RZ#003-14, SEPA#015-14
LOCATION: 402 North 5th Avenue
PARCEL NO: 181324-12469
AMENDMENT Change Future Land Use Map designation for one parcel
REQUEST from High Density Residential to General Commercial and
rezone from Multi -Family Residential (R-3) to General
Commercial (GC) to facilitate future substantial
improvements made in the neighborhood.
URBAN AREA ZONING ORDINANCE TEXT AMENDMETS
At this time City Staff has received three text amendments proposed to the Urban
Area Zoning Ordinance. City Staff is currently reviewing these applications for
completeness and considering the need for Planning Division's zoning text
amendments (if any). The proponents of these proposals have expressed a desire to
have these text amendments be considered outside of the citizen initiated
Comprehensive Plan zoning text amendment process.
APPLICANT
FILE NUMBERS:
Traditional Design Inc.
TXT #002-14
AMENDMENT 15.06 Off -Street Parking and Loading—Table 6-1: New
REQUEST: Use Category: Multi -family dwellings "Apartments sized
450 sq. ft. or under" will only require 1 parking space per
unit.
APPLICANT:
FILE NUMBERS:
Restoration Church
TXT #003-14
AMENDMENT Two part amendment:
REQUEST: a) 15.02 Definitions: New definition for "Community
Garden"
b) 15.04 Permitted Land Uses—Table 4-1: New Use
"Community Garden" and proposed for the
following zoning districts: SR, R-1, R-2, R-3, B-1,
B-2, SCC, CBD, GC, RD, M-1.
2014 Summary of CPA Amendment Requests 2
APPLICANT:
FILE NUMBERS:
AMENDMENT
REQUEST:
Eagle Signs
TXT #004-14
15.08.040 Signs—Exempt signs: The request is to remove
the words "when standards of this chapter are met."
Public Hearing and review are tentatively scheduled to be conducted by the City's
Planning Commission on said requests during the month of July 2014. Following the City
Planning Commission's conclusion of these applications for compliance with Rezone and
SEPA requirements the City Planning Commission will forward a recommendation to
Yakima City Council for modification of the Future Land Use Map land use designations,
and to support the requested rezones, tentatively scheduled to be conducted during the
month of August 2014.
The City Planning Commission is responsible for the review of each request and for
recommending approval, modification or denial of each request; with their
recommendations forwarded to the Yakima City Council for final determination in
August or September 2014. Adoption of Yakima City Council Findings & Decisions
should occur in August 2014 or September 2014.
2014 Summary of CPA Amendment Requests 3
Plunning Division
2nd Floor 3Wkinw, fKpshiqgld)n 98901'
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2014 CPA Packet Cover Page
City of Yakima - Geographic Information Services
Copyright 2013 City of Yakima, Washington. All rights reservedreap oispiaimer iamm,aaon snnem on mts map is rw planning and ilii—son P.m— onlyme oa crvawma —es no pm ihly w, any— omissbns,
Created: Tuesday, May, 6, 2014 at 5:43 PM w inacw2ues in Ike inlormagon provketl or for any ecdon bken, w action no[ lakan by IM1e user in reliance upon any maps or infamutiw provided herein
CWWWNITY DEYIli,' OP,41 °IV's ))E)III Pk' t' '
aillma, qPlilon 98500.1
kil'one (,509),5175-11,1151,83 - . "ea(509),575 .. 005
APPLICANT: Hordan Planning Services
FILE NUMBERS: CPA#001-14, RZ#001-14, SEPA#013-14
LOCATION: Vicinity of Highway 12 & North 16th Avenue
PARCEL NO: 181312-33001, and 33002 & 181313-22001
AMENDMENT REQUEST Change Future Land Use Map designation for three parcels from
Regional Commercial to Industrial and rezone three parcels from
Large Convenience Center (LCC) to Light Industrial (M-1) to allow
for future expansion of an adjacent industrial facility.
2014 CPA Packet Amendment #1
City of Yakima - Geographic Information Services
Copyright 20] 3 City of Yakima, Washington, All rights reservedmm"z` snowy 1 imma
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o1 Pl—: 1nly meaty or rak�ma aa�maa �o uaemiy roe aly egos. oma i—
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ity of Yakima - Geographic Information Services
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ty of Yakima - Geographic Information Services
E
Zoning Mai
Large Convenience cenver (L(;L:-) _
—
Copyright 2013 City of Yakima, Washington, All rights reserved. reap omuanne ironnauon mown mssmev _ene so -at->-: vu _may The City rvw a—, liability t«any—om::—,
Created: Tuesday, May. 6, 2014 at 136 PM . � -n. «aouoo -11.— by me uses a al ante upon any maps m Wor—lion proviava neem
Planning i
1,29 tau t: /'h, Mr eeti 2nd . loon Yakima, Washingion 9,890
hill; tinl'l IV " "til 'iu"" ;'M r nin"n„,;p,°
APPLICANT: Hordan Planning Services
FILE NUMBERS: CPA#002-14, RZ#002-14, SEPA#014-14
LOCATION: 801/807/809 E Viola Avenue
PARCEL NO: 191330-41453, 41457, and 41458
AMENDMENT REQUEST Change Future Land Use Map designation for three parcels from
Medium Density Residential to General Commercial. And rezone
parcels 191330-41457 and 41458 from Two -Family Residential (R-
2) to General Commercial (GC) to expand an adjacent support
business that serves the needs of the agricultural producers and
processors in the area.
2014 CPA Packet Amendment #2
City of Yakima - Geographic Information Services
Created: Tuesday, May. 6, 2014 at 4:59 PM
City of Yakima - ticographic lntormation Services
CPA a
Future Land Use Map 2
High Denser Rami
Copyright 2013 City of Yal®a, Washington. All rights reservedrasp on mis map '¢ ror planning and alaso- wn p,,—, only me City ofvawma assumes no liability for any mors —ii
Created: Tuesday, May. 6, 2014 at 437 PM or inacw d n the inroonation provitleC or any action bken, or action not taken by the user in mlJoi— upon any maps or information pmvidoC herein
-
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Copyright 2013 City of Yal®a, Washington. All rights reservedrasp on mis map '¢ ror planning and alaso- wn p,,—, only me City ofvawma assumes no liability for any mors —ii
Created: Tuesday, May. 6, 2014 at 437 PM or inacw d n the inroonation provitleC or any action bken, or action not taken by the user in mlJoi— upon any maps or information pmvidoC herein
City of Yakima - Geographic Information Services
100.
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CPA L I • • •
Residential
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I
YaKima US 0 2011 _ s_ _ ass€ C„_ 'Q 20'3 Nrk.aCAM D 20 FAmn oft Caan.at oElsa H� e
Copyright 2013 City of Yakima, Washington. All rights reservedhasp olauThe ary of Yakima assumes no rabudy rorany errors_ omissmns,
Created: Tuesday, May, 6, 2014 at 5:07 PM cr �cacwrames m me icronnaron prodded or ror any acboc lakes, —dill nouaken by me.seri, reliance apon any mays cr mrwmamc provided harem
PkInning Division
1,29 Piiloirlh �Kcona' ail "tre ,l � 2nd Floor Yakima, Waliltinglon 98901
111h on * gyp' 94°�li 10,5
'Iva gdw iml"
APPLICANT: Hordan Planning Services
FILE NUMBERS: CPA#003-14, RZ#003-14, SEPA#015-14
LOCATION: 402 North 5t" Avenue
PARCEL NO: 181324-12469
AMENDMENT REQUEST Change Future Land Use Map designation for one parcel from
High Density Residential to General Commercial and rezone from
Multi -Family Residential (R-3) to General Commercial (GC) to
facilitate future substantial improvements made in the
neighborhood.
2014 CPA Packet Amendment #3
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From: Ibarra, Rosalinda
To: Al Rose; Alfred A. Rose ; Benjamin W. Shoval ; Dave Fonfara; Ensev, Rick; Ibarra. Rosalinda; Kunkler. Mark;
Patricia Byers; Paul Stelzer lostelzer 6stelzerdark.comi; Scott Clark; William Cook
Cc: Peters, Jeff
Subject: FW: Please forward to Planning Commission
Date: Tuesday, May 13, 2014 1:37:56 PM
YPC Members: See below the following comments regarding the Apple Tree Phase 4 Preliminary
Plat. The public hearing for this prel plat is tomorrow afternoon. Thanks!
Rosalinda IDbarra
Adnrininnistrative Assistant
rosaiinndalbarra(d)yakiirnaivagov
(509) 575-6183
This email is o public record of the City of Yakima and is subject to public disclosure unless exempt under the Washington
Public Records Act. This email is subject to the State Retention Schedule.
From: Peters, Jeff
Sent: Tuesday, May 13, 2014 1:24 PM
To: Ibarra, Rosalinda
Subject: Please forward to Planning Commission
From: Meloy, Randy
Sent: Tuesday, May 13, 2014 7:41 AM
To: Peters, Jeff; Osguthorpe, Steve
Cc: Kallevig, Dana
Subject: Apple Tree Phase 4 Drainage
Jeff and Steve,
I have received a narrative conceptual design for the Apple Tree Phase 4 preliminary plat from HLA.
Upon reviewing the preliminary design of the drainage, I am confident that their method of retaining
and infiltrating stormwater runoff from the street and other impervious surfaces will meet all of the
requirements of the Stormwater Management Manual for Eastern Washington and the Yakima
County Regional Stormwater Manual.
I would recommend that this preliminary long plat not be held up in any way due to concerns over
drainage. Their methods of handling and treating stormwater runoff are acceptable and there
should be no reason why it cannot be accomplished successfully.
Randy Meloy, P.E.
Surface Water Engineer
City of Yakima
509 576-6606