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HomeMy WebLinkAboutR-2010-138 Cameo Court at Apple Tree, Phases 1 and 2, Final PlatRESOLUTION NO R-2010-138 A RESOLUTION approving the final plat of Cameo Court at Apple Tree, Phases 1 and 2 and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Cameo Court at Apple Tree, a 39 -lot subdivision and Master Planned Development, was submitted by Apple Tree Development (hereinafter "Developer") to the City of Yakima (hereinafter "City") Planning Division (PD#002-10, PLP#004- 10, VAR#002-10 and SEPA#021-10), and, WHEREAS, on September 9, 2010, the City Hearing Examiner held a public hearing to consider the preliminary plat and master planned development; and, WHEREAS, on September 27, 2010, the Hearing Examiner issued his Recommendation for approval of the proposed project, subject to several conditions, and WHEREAS, at its public meeting on November 2, 2010, the City Council held a closed record public hearing and voted to approve the Preliminary Plat of Cameo Court at Apple Tree and authorized the legal division to draft the appropriate legislation, and WHEREAS, a Resolution (R-2010-130) granting Preliminary Plat Approval for the project was signed by the Mayor on November 16, 2010; and, WHEREAS, this project is conditioned upon a Development Agreement to be entered into between the Developer and the City, and such agreement was approved and signed on December 7, 2010; and, WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat, and the applicant has constructed or financially secured all such improvements, and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA. The proposed final plat Cameo Court at Apple Tree, Phases 1 and 2, consisting of four sheets depicting a subdivision located in the vicinity of Coolidge and 88th Avenues is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Cameo Court at Apple Tree, Phases 1 and 2 for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees ADOPTED BY THE CITY COUNCIL at a regular meeting and signed and approved this 7th day of December, 2010 ATTEST City Clerk Micah Cawley, M -' or • • • City of Yakima, Washington Department of Community & Economic Development Final Plat Staff Report City Council Public Meeting December 7, 2010 Final Plat Application For Phases 1 and 2 of Cameo Court at Apple Tree FLP#001-10 Staff Contact: Joseph Calhoun, Assistant Planner (509) 575-6162 BACKGROUND AND SUMMARY OF REQUEST Cameo Court at Apple Tree is a 39 -lot subdivision and master planned development which was recommended for approval by the City Hearing Examiner on September 27, 2010 The Yakima City Council held a closed record public hearing on November 2, 2010 where they reviewed and approved the preliminary plat and the hearing examiner's recommendation. A Resolution (R- 2010-130) for preliminary approval was signed on November 16, 2010 (File Numbers PD#002-10, PLP#004-10, VAR#002-10 and SEPA#021 -10) The City Engineer has reviewed and approved all necessary designs for Phases 1 and 2 and indicates that the required improvements are installed and mspected or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval The Planning Manager has signed the final plat. Staff, therefore, recommends acceptance of the final plat and the adoption of a resolution authorizing the Mayor to sign the final plat. CONDITIONS OF APPROVAL The approved preliminary plat required the applicant to complete all site improvements listed as conditions in the Hearing Examiner's Recommendation of September 27, 2010 The conditions that must be met before the final plat for Phases 1 and 2 can be approved consist of the following matters Street Improvements 1 The seven mitigation measures of the SEPA MDNS dated August 19, 2010, under File No SEPA #021-10 shall be complied with. Status Achieved 2 The applicant and City of Yakima shall enter into a Development Agreement codifying all development standards and conditions of approval prior to Final Plat approval which shall be recorded in accordance with RCW Ch. 36 70B and all other laws applicable to development agreements Status Achieved 1 3 As a condition of the Development Agreement, the streets within Phases 1 and 2 of the planned development shall be required to be private and shall never be accepted by the City of Yakima as public streets unless accepted by City Engineering. Status Achieved 4 A note shall be placed on the face of the Final Plat stating that "The streets within Phases 1 and 2 of this plat are private If the streets are ever to be made public, the gate will have to be removed at that time " Status Achieved 5 The draft Development Agreement shall be modified to include a summary of public meetings Status Achieved 6 The section m the development agreement for Minor Modifications shall be changed so that Minor Modifications will undergo Type (2) Review Status Achieved 7 A current title certificate shall be submitted to the City's Department of Community and Economic Development, consisting of a report listing all parties having an interest in the "land" to be divided and a legal description of the "land." Status Achieved 8 The developer shall submit detailed plans for frontage improvements, private roads, and water and sewer connections to the City Engineer for approval, and shall build or bond said improvements prior to approval of the final plat in accordance with Title 12 of the YMC Status Achieved 9 Right-of-way for South 86th Avenue shall be dedicated along with the first phase Final Plat approval Status Achieved 10 This Plat lies withal the Yakima-Tieton Irrigation District service area and therefore, "Irrigation Approval" shall be shown on the face of the Long Plat in accordance with Subsection 14.20 200(0) of the YMC Status Achieved 11 The following preliminary addresses must be clearly shown on the face of the final plat. Phase 1 Phase 2 Phase 3 Lot 1 2013 S 87th Ave Lot 1 2005 S 87th Ave Lot 1 2013 S 86th Ave Lot 2 2012 S 87th Ave Lot 2 2003 S 87th Ave Lot 2 2011 S 86th Ave Lot 3 8703 Coolidge Rd Lot 3 2001 S 87th Ave Lot 3 2009 S 86th Ave Lot 4 8705 Coolidge Rd Lot 4 8701 Cameo PI Lot 4 2007 S 86th Ave Lot 5 2010 S 87th Ave Lot 5 8703 Cameo PI Lot 5 2005 S 86th Ave Lot 6 8704 Cameo Ct Lot 6 8705 Cameo P1 Lot 6 2003 S 86th Ave Lot 7 8706 Cameo Ct Lot 7 8707 Cameo PI Lot 7 2001 S 86th Ave Lot 8 8708 Cameo Ct Lot 8 8708 Cameo PI Lot 8 2000 S 86th Ave 2 • • • • • Lot 9 8707 Cameo Ct Lot 9 8706 Cameo P1 Lot 9 2002 S 86th Ave Lot 10 8705 Cameo Ct Lot 10 8704 Cameo P1 Lot 10 2004 S 86th Ave Lot 11 2008 S 87th Ave Lot 11 8702 Cameo PI Lot 11 2006 S 86th Ave Lot 12 2006 S 87th Ave Lot 12 2008 S 86th Ave Lot 13 2007 S 87th Ave Lot 13 2010 S 86th Ave Lot 14 2009 S 87th Ave Lot 14 2012 S 86th Ave In addition, the following note shall be placed upon the face of the final plat: "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 Status Achieved 12 Minimum eight -foot -wide utility easements shall be dedicated along the frontage of each lot in the subdivision in accordance with Section 12 02 020 of the YMC Status Achieved 13 The Final Plat shall be prepared by a land surveyor, registered in the State of Washington, and shall contain all the requirements of Section 14.20.200 of the YMC along with all applicable conditions. Status Achieved FINDINGS 1 The Hearing Examiner held and open record public hearing on the preliminary plat and master planned development on September 9, 2010 and issued his recommendation for approval, subject to conditions, on September 27, 2010 2 City Council approved the Preliminary Plat on November 2, 2010, and the Resolution (R- 2010-130) for approval was signed on November 16, 2010 3 As required by the Hearing Examiner's Recommendation for the Master Planned Development, the City and the Developer entered into a Development Agreement on December 7, 2010 4 The final plat is in general conformance with the preliminary plat and conditions of approval. 5 The applicant has built or financially secured the construction of the required improvements necessary for final plat approval. RECOMMENDATION The City of Yakima, Department of Community and Economic Development, Planning Division, recommends that City Council accept the final plat of Cameo Court at Apple Tree Phases 1 and 2 and pass a resolution authorizing the Mayor to sign the final plat. 3 • • • BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No 78 For Meeting of December 7, 2010 ITEM TITLE Public Meeting for Council consideration of the Final Plat of Cameo Court at Apple Tree, Phases 1 and 2 SUBMITTED BY Michael A. Morales, Director of Community and Economic Development CONTACT PERSON/TELEPHONE Joseph Calhoun, Assistant Planner (575-6162) SUMMARY EXPLANATION Cameo Court at Apple Tree is a 39 -lot subdivision and Master Planned Development, consisting of three phases Phases 1 and 2 are now being considered for Final Plat approval Phase -1 consists of 14 -lots and also dedicates right-of-way for the future extension of 86th Avenue Phase -2 consists of 11 -lots Both phases will be served by a private street which will be gated Resolution X Ordinance Contract _ Other (Specify) Final Plat Staff Report, Hearing Examiner's Recommendation, & Final Plat Funding Source APPROVAL FOR SUBMITTAL. y Manager STAFF RECOMMENDATION Staff recommends Council's approval of the Final Plat of Cameo Court at Apple Tree, Phases 1 and 2 of, together with the adoption of the accompanying resolution that will authorize the Mayor to sign the final plat. BOARD RECOMMENDATION The Hearing Examiner recommended approval of the project on September 27, 2010 COUNCIL ACTION City Council approved the Preliminary Plat on November 2, 2010, and the Mayor signed a Resolution (R-2010-130) to that effect on November 16, 2010 APPLETREE DEVELOPMENT "CAMEO COURT" FLP#001-10 City Council Public Meeting December 7, 2010 EXHIBIT LIST Applicant Apple Tree Development File Number• FLP#001-10 Site Address 8709 Coolidge Road Staff Contact. Joseph Calhoun, Assistant Planner Table of Contents CHAPTER A Resolution CHAPTER B Staff Report CHAPTER C Hearing Examiner's Recommendation CHAPTER D Vicinity Map CHAPTER E Final Plat — Cameo Court 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPLETREE DEVELOPMENT "CAMEO COURT" FLP#001-10 EXHIBIT LIST CHAPTER A Resolution QC ,:INDEX # ,. ... .. - DQCUMENT' .,...., . .. A-1 Resolution 12/07/2010 A-2 Agenda Statement — Public Meeting for Council consideration of the Final Plat of Cameo Court 12/07/2010 BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No For Meeting of December 7, 2010 ITEM TITLE Public Meeting for Council consideration of the Final Plat of Cameo Court at Apple Tree, Phases 1 and 2 SUBMITTED BY Michael A. Morales, Director of Community and Economic Development CONTACT PERSON/TELEPHONE Joseph Calhoun, Assistant Planner (575-6162) SUMMARY EXPLANATION Cameo Court at Apple Tree is a 39 -lot subdivision and Master Planned Development, consisting of three phases Phases 1 and 2 are now being considered for Final Plat approval Phase -1 consists of 14 -lots and also dedicates right-of-way for the future extension of 86th Avenue Phase -2 consists of 11 -lots Both phases will be served by a private street which will be gated Resolution X Ordinance_ Contract Other (Specify) Final Plat Staff Report, Hearing Examiner's Recommendation, & Final Plat Funding Source APPROVAL FOR SUBMITTAL City Manager STAFF RECOMMENDATION Staff recommends Council's approval of the Final Plat of Cameo Court at Apple Tree, Phases 1 and 2 of, together with the adoption of the accompanying resolution that will authorize the Mayor to sign the final plat. BOARD RECOMMENDATION The Hearing Examiner recommended approval of the project on September 27, 2010 COUNCIL ACTION City Council approved the Preliminary Plat on November 2, 2010, and the Mayor signed a Resolution (R-2010-130) to that effect on November 16, 2010 DOC. INDEX # A-2 RESOLUTION NO R -2010- A RESOLUTION approving the final plat of Cameo Court at Apple Tree, Phases 1 and 2 and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Cameo Court at Apple Tree, a 39 -lot subdivision and Master Planned Development, was submitted by Apple Tree Development (hereinafter "Developer") to the City of Yakima (hereinafter "City") Planning Division (PD#002-10, PLP#004- 10, VAR#002-10 and SEPA#021-10), and, WHEREAS, on September 9, 2010, the City Hearing Examiner held a public hearing to consider the preliminary plat and master planned development; and, WHEREAS, on September 27, 2010, the Hearing Examiner issued his Recommendation for approval of the proposed project, subject to several conditions, and WHEREAS, at its public meeting on November 2, 2010, the City Council held a closed record public hearing and voted to approve the Preliminary Plat of Cameo Court at Apple Tree and authorized the legal division to draft the appropriate legislation, and WHEREAS, a Resolution (R-2010-130) granting Preliminary Plat Approval for the project was signed by the Mayor on November 16, 2010, and, WHEREAS, this project is conditioned upon a Development Agreement to be entered into between the Developer and the City, and such agreement was approved and signed on December 7, 2010, and, WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat, and the applicant has constructed or financially secured all such improvements, and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA. The proposed final plat Cameo Court at Apple Tree, Phases 1 and 2, consisting of four sheets depicting a subdivision located in the vicinity of Coolidge and 88th Avenues is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Cameo Court at Apple Tree, Phases 1 and 2 for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees ADOPTED BY THE CITY COUNCIL at a regular meeting and signed and approved this 7th day of December, 2010 (jc)reslCameo Court Phases 1 and 2 DOC. INDEX I ATTEST Micah Cawley, Mayor City Clerk DOC. INDEX # A-� 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPLETREE DEVELOPMENT "CAMEO COURT" FLP#001-10 EXHIBIT LIST CHAPTER B Staff Report Doc INDEx # D,OCOW N I'' a = DA7CE- B-1 Staff Report 12/07/2010 City of Yakima, Washington Department of Community & Economic Development Final Plat Staff Report City Council Public Meeting December 7, 2010 Final Plat Application _ For Phases 1 and 2 of Cameo Court at Apple Tree FLP#001-10 - Staff Contact Joseph Calhoun, Assistant Planner (509) 575-6162 BACKGROUND AND SUMMARY OF REQUEST Cameo Court at Apple Tree is a 39 -lot subdivision and master planned development which was recommended for approval by the City Hearing Examiner on September 27, 2010 The Yakima City Council held a closed record public hearing on November 2, 2010 where they reviewed and approved the preliminary plat and the hearing examiner's recommendation A Resolution (R- 2010-130) for preliminary approval was signed on November 16, 2010 (File Numbers PD#002-10, PLP#004-10, VAR#002-10 and SEPA#021-10) The City Engineer has reviewed and approved all necessary designs for Phases 1 and 2 and indicates that the required improvements are installed and inspected or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the prehminary plat approval The Planning Manager has signed the final plat. Staff, therefore, recommends acceptance of the final plat and the adoption of a resolution authorizing the Mayor to sign the final plat. CONDITIONS OF APPROVAL The approved preliminary plat required the applicant to complete all site improvements listed as conditions in the Hearing Examiner's Recommendation of September 27, 2010 The conditions that must be met before the final plat for Phases 1 and 2 can be approved consist of the following matters Street Improvements. 1 The seven mitigation measures of the SEPA MDNS dated August 19, 2010, under File No SEPA #021-10 shall be comphed with. Status Achaeved 2 The applicant and City of Yakima shall enter into a Development Agreement codifying all development standards and conditions of approval prior to Final Plat approval which shall be recorded in accordance with RCW Ch. 36 70B and all other laws applicable to development agreements Status Achieved 1 DOC INDEX 3 As a condition of the Development Agreement, the streets within Phases 1 and 2 of the planned development shall be required to be private and shall never be accepted by the City of Yakima as public streets unless accepted by City Engineering. Status Achieved 4 A note shall be placed on the face of the Final Plat stating that "The streets within Phases 1 1 and 2 of this plat are private If the streets are ever to be made public, the gate will have to be removed at that time " Status Achieved 5 The draft Development Agreement shall be modified to include a summary of public meetings Status 4chieved 6 The section in the development agreement for Minor Modifications shall be changed so that Minor Modifications will undergo Type (2) Review 1 1 1 Status Achieved 7 A current title certificate shall be submitted to the City's Department of Community and Economic Development, consisting of a report listing all parties having an interest in the "land" to be divided and a legal description of the "land." Status Achieved 8 The developer shall submit detailed plans for frontage improvements, private roads, and water and sewer connections to the City Engineer for approval, and shall build or bond said improvements prior to approval of the final plat in accordance with Title 12 of the YMC Status Achieved 9 Right-of-way for South 86th Avenue shall be dedicated along with the first phase Final Plat approval Status Achieved 10 This Plat hes within the Yakima-Tieton Irrigation District service area and therefore, "Irrigation Approval" shall be shown on the face of the Long Plat in accordance with Subsection 14.20 200(0) of the YMC Status Achieved 11 The following preliminary addresses must be clearly shown on the face of the final plat Phase 1 Phase 2 Phase 3 Lot 1 2013 S 87th Ave Lot 1 2005 S 87th Ave Lot 1 2013 S 86th Ave Lot 2 2012 S 87th Ave Lot 2 2003 S 87th Ave Lot 2 2011 S 86th Ave Lot 3 8703 Coolidge Rd Lot 3 2001 S 87th Ave Lot 3 2009 S 86th Ave Lot 4 8705 Coolidge Rd Lot 4 8701 Cameo P1 Lot 4 2007 S 86th Ave Lot 5 2010 S 87th Ave Lot 5 8703 Cameo P1 Lot 5 2005 S 86th Ave Lot 6 8704 Cameo Ct Lot 6 8705 Cameo P1 Lot 6 2003 S 86th Ave Lot 7 8706 Cameo Ct Lot 7 8707 Cameo P1 Lot 7 2001 S 86th Ave 2 DOC. INDEX 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Lot 8 8708 Cameo Ct Lot 8 8708 Cameo P1 Lot 8 2000 S 86th Ave Lot 9 8707 Cameo Ct Lot 9 8706 Cameo P1 Lot 9 2002 S 86th Ave Lot 10 8705 Cameo Ct Lot 10 8704 Cameo P1 Lot 10 2004 S 86th Ave Lot 11 2008 S 87th' Ave Lot 11 8702 Cameo P1 Lot 11 2006 S 86th' Ave Lot 12 2006 S 87th Ave Lot 12 2008 S 86th Ave Lot 13 2007 S 87th Ave Lot 13 2010 S 86th Ave Lot 14 2009 S 87th Ave Lot 14 2012 S 86th Ave In addition, the following note shall be placed upon the face of the final plat "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 Status Achieved 12 Minimum eight -foot -wide utility easements shall be dedicated along the frontage of each lot in the subdivision m accordance with Section 12 02 020 of the YMC Status Achieved 13 The Final Plat shall be prepared by a land surveyor, registered in the State of Washington, and shall contain all the requirements of Section 14 20.200 of the YMC along with all applicable conditions. Status Achieved FINDINGS 1 The Hearing Examiner held and open record public hearing on the preliminary plat and master planned development on September 9, 2010 and issued his recommendation for approval, subject to conditions, on September 27, 2010 2 City Council approved the Preliminary Plat on November 2, 2010, and the Resolution (R- 2010-130) for approval was signed on November 16, 2010 3 As required by the Hearing Examiner's Recommendation for the Master Planned Development, the City and the Developer entered into a Development Agreement on December 7, 2010 4 The final plat is in general conformance with the preliminary plat and conditions of approval 5 The applicant has built or financially secured the construction of the required improvements necessary for final plat approval. RECOMMENDATION The City of Yakima, Department of Community and Economic Development, Planning Division, recommends that City Council accept the final plat of Cameo Court at Apple Tree Phases 1 and 2 and pass a resolution authorizing the Mayor to sign the final plat. 3 DOC. INDEX 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPLETREE DEVELOPMENT "CAMEO COURT" FLP#001-10 EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation Doct .. ,,,„ , INOgit ,,,,, ...„ ;,,,,, , octiviol, ''. i' .. 0 • C-1 Hearing Examiner's Recommendation 09/27/2010 CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION September 27, 2010 In the Matter of a Preliminary Plat and Master Planned Development Application Submitted by: Apple Tree Development, LLC For a 39 -Lot Preliminary Plat and Master Planned Development to be Located at 8709 Coolidge Road and Named "Cameo Court at Apple Tree" PLP #004-10 PD #002-10 VAR #002-10 SEPA #021-10 A. Introduction. The preliminary findings relative to the hearing process for this application may be summarized as follows (1) The Hearing Examiner conducted an open record public hearing on September 9, 2010 (2) The staff report presented by Assistant Planner Joseph Calhoun recommended approval of this preliminary plat and master planned development subject to enumerated conditions (3) The applicant's representative for this project, Glen Durull, indicated that this project which has received a favorable recommendation from the Planning Division will help stimulate jobs and the local real estate market. (4) The applicant's project engineer for this project, Dennis Whitcher of Huibtregtse, Louman Associates, Inc , testified about details of this proposal and requested clarification as to several recommended street improvement requirements Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 1 DOC. INDEX (5) No other testimony and no written comments from the public were submitted relative to this proposal (6) The record was closed except for receipt of additional written clarification of the recommended condition regarding the applicant's obligations in the event that the private streets are ever made public That information relative to removal of the gate in that event was received from Mr Calhoun by means of an e-mail dated September 13, 2010, which will be included in the record for this matter (7) This recommendation has been issued within ten business days of receipt of the information submitted by Mr Calhoun on September 13, 2010 B. Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat and master planned development subject to conditions C. Basis for Recommendation. Based on a view of the site with no one else present on September 6, 2010, the staff report, exhibits, testimony and other evidence presented at the open record public hearing on September 9, 2010, the conditions of the SEPA MDNS dated August 19, 2010, which became final without an appeal, the information submitted by Mr Calhoun on September 13, 2010, and a consideration of the applicable subdivision requirements, development standards and consistency criteria, the Hearing Examiner makes the following. FINDINGS I. Applicant. The applicant is Apple Tree Development, LLC, 2550 Borton Road, Yakima, Washington Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 2 INDEX II. Location. The location of the proposal is at the northeast corner of the intersection of Coolidge Road and South 88th Avenue at 8709 Coolidge Road. The Assessor's Tax Parcel numbers are 181331-42003 and 42004 III. Application. This application includes the following preliminary plat and master planned development features (1) A subdivision of approximately 9 4 acres of Single -Family Residential (R-1) property into 39 single-family residential lots is proposed. There would be 14 lots in Phase 1, 11 lots in Phase 2 and 14 lots in Phase 3 which would comply with the minimum 7,000 -square -foot lot size requirement and all other R-1 zoning district requirements. The lots would range in size from 7,200 square feet to 9,600 square feet in size and result in about 5 2 dwelling units per net residential acre (2) A master planned development application has been submitted in order to allow 87th Avenue and two cul-de-sacs therefrom to be private, gated streets (3) A variance application has been submitted in order to allow the planned development to be 9 4 acres in size rather than the minimum 10 -acre size required by the zoning ordinance. IV. Notices. The application was subject to a requirement for public notification followed by a 20 -day comment period During the comment period any person had the right to comment on this application and become a party of record to the review process No written public comments were submitted. Notices of the application and public hearing were provided in accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal Code (YMC) They include the following Publishing of Notice of Application and Hearing Mailing of Notice of Application and Hearing. Posting of Land Use Action Sign on the Property Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 3 July 23, 2010 July 23, 2010 July 26, 2010 Doc. INDEX # e -i V. Environmental Review. The SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) under File No SEPA #021-10 on August 19, 2010, which became final without an appeal and which required the following mitigation measures "(1) A NPDES Construction Stormwater General Permit from the Washington State Dept. of Ecology is required The permit requires that Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. (2) The soils shall be sampled and analyzed for lead and arsenic and for organochlorine pesticides If contaminants are found at concentrations above the MTCA clean-up levels Ecology recommends that potential buyers are notified of their occurrence (3) Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required to be submitted to the Surface Water Engineer pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. UIC wells, if used, shall be registered with DOE (4) A dust control plan is required to be submitted to, and approved by, the Yakima Regional Clean Air Authority prior to commencement of any phase of construction. A copy of this approval shall be provided to the City of Yakima Code Administration prior to the commencement of site preparation. (5) An 8 -inch main line for public water shall be extended from the intersection of South 88th Avenue and Coolidge Road to serve the development. Plans shall be developed in conjunction with Nob Hill Water and submitted to the City of Yakima Engineering Department. (6) Sanitary sewer is required to be extended to and through the development. Plans shall be submitted to the City of Yakima Engineering Department. (7) During project construction, all contractors shall adhere to the City of Yakima noise regulations regarding hours of construction." Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 4 DSC. INDEX VI. Transportation Capacity Management Ordinance Review. Transportation Concurrency Analysis was completed on August 6, 2010 It indicated that this development will not exceed the PM peak hour capacity of the City's arterial street system and that reserve capacity exists on all streets impacted by this development. The project is expected to generate 39 PM Peak Hour Trips VII. Development Services Team and Public Agency Comments, The Development Services Team met on July 14, 2010 The following comments were submitted by the .Development Services Team and by public agencies regarding this proposal (1) Code Administration. Ron Melcher has already met with Nob Hill Water Company to suggest locations of new fire hydrants Plan review, permits and inspections are required prior to occupancy of any structures Preliminary addressing has been assigned to the lots That preliminary addressing will be shown on the face of the plat with a note prescribed in the recommended conditions (2) Engineering. The developer is proposing to create 39 new building lots This development is required to have full frontage improvements per Title 12 standards Coolidge Road is required to have full height curb, gutter and 5 -foot -wide sidewalks from 88th Avenue to the east property line of Phase 3 on the north side of Coolidge Road. Either 50 feet of public right-of-way, or right-of-way to the cut or fill slope if the cut or fill extends past the 50 feet, or retaining walls at the nght-of-way, will be required. 87th Avenue will be a private road along with the cul-de-sacs within the development. Private roads are required to be built to City of Yakima standards These roadways require curb, gutter and 5 -foot -wide sidewalks on both sides from Coolidge Road to the north and around both cul-de-sacs in the development. This will be a private roadway not maintained by the City of Yakima. A 16 -foot -wide utility easement is required to be dedicated around public. utilities for maintenance purposes. 86th Avenue is required to have full height curb, gutter and 5 -foot -wide sidewalks from Coolidge Road to the north property line of Phase 3 A 50 -foot -wide public right-of-way is required. 5 -foot -wide sidewalks on both sides are required The public right-of-ways will extend to the cut or fill slopes where needed, or to retaining walls at the right-of-way Street lighting is Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 5 DOC. NDEX required at all street intersections or at mid -block if the block is over 500 feet long. Sewer is provided by the City of Yakima and is required to serve each newly established lot with public sewer Sewer is required to be extended to and through the development on 86th Avenue to the north and on Coolidge Road to the east. Water is provided by Nob Hill Water Association and is required to serve each newly established lot with public water All stormwater is required to be retained onsite In addition to these initial comments, it was concluded at a meeting on July 30, 2010, that improvements to 88th Avenue will not be required. This development will not access or use 88th Avenue Five feet of right-of-way will be dedicated for future improvements 88th Avenue is currently chip -sealed. If construction activities damage the surface, the applicant may be required to repair the damage It was agreed that the right-of-way dedication for 86th Avenue will be completed when the first Final Plat phase is brought in. Present at the meeting were the applicant and staff representatives from the Legal, Engineering, Wastewater and Planning divisions (3) Stormwater: The applicant states that stormwater will be contained and disposed of using swales or subsurface infiltration. If subsurface infiltration is used, the applicant must be aware that pretreatment for solids is required. This can be accomplished by having the solids settle out in a swale or through the use of hydrodynamic separation. These are acceptable methods of handling runoff if designed properly 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 (4) Traffic Engineenng. The final determination was that the right-of-way for 86th Avenue will be 50 feet wide and the street will be 36 feet wide from curb to curb This will provide two travel lanes with parking for the present and allow three lanes without parking in the future if needed. The number of dnveways onto 86th should be limited to the fullest possible extent. If driveways cannot be shared between parcels, then they should be paired to maximize spacing between driveways No direct driveway access to Coolidge Road should be allowed [except for the shared driveway for Lots 3 and 4 of Phase 1 shown on the proposed preliminary plat] Streetlights must be installed. [One must be installed on the north side of the intersection of 88th Avenue and Coolidge Road, one on the north side of the intersection of 87th Avenue and Coolidge Road, and one on the north side of the intersection of 86th Avenue and Coolidge Road] (5) Water: Nob Hill Water Association (NHW) will require an 8 -inch main line to be extended from the intersection of South 88th Avenue and Coolidge Road Once this is completed, NHW will have 1,000 gpm at 20 psi residual pressure NHW will work Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 6 DOC. tNDXX with the developer and City of Yakima codes to determine fire hydrant placement and spacing requirements. If a developer has irrigation shares available to the property, NHW works with developers to ensure that the irrigation shares are utilized by installing and maintaining an irrigation system within the development, paid for by the developer NHW will then operate and maintain the system and bill the customers according to the square footage of the lot. To avoid conflicts when NI -IW installs a new meter in a private gated community, NHW will need either a set of as -built plans for the streetlights or have a contact person who can locate the lines surrounding the private streetlights (6) Irrigation Water (Yakima-Tieton Irrigation District). Since Parcel Number 181331-42003 is within the Yakima-Tieton Irrigation District boundary and has 9.20 shares of Yakima-Tieton irrigation water, "Irrigation Approval" will have to be shown on the face of the plat. The applicant will need to comply with Yakima-Tieton Irrigation District Resolution 97-5 Appropriate easements will have to be shown on the mylar (7) Department .of Ecology: 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 the 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. The water purveyor is responsible for ensuring that the proposed use(s) are within the limitations of its water rights. If the proposal's actions are different than the existing water right (source, purpose, the place of use, or period of use), then it is subject to approval from the Department of Ecology pursuant to RCW § 90 03.380 and RCW § 90 44 100 If water is used for dust suppression, it must be obtained legally A water right permit is required for all surface water diversions and for any water from a well that will exceed 5,000 gallons per day (8) Yakima Regional Clean Air Agency (YRCAA) Any 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 of the work. Burning is prohibited at all times during land clearing in this location. Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 7 ®Ce INDEX VIII. Zoning and Land Use. The property within the proposed preliminary plat and master planned development is zoned Single -Family Residential (R-1) There is currently a model home on the western part of the property and an orchard on the eastern part of the property Adjacent properties are all zoned R-1 and contain residential land uses or vacant land. Parcels to the north and east are outside the Yakima city limits IX. Jurisdiction. Sections 1 43 080, 14 05 050, 14.20 100 and 15.28 040 of the Yakima Municipal Code (YMC) provide that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in Section 14.20 100 of the YMC and in Chapter 58 17 of the Revised Code of Washington and relative to the master planned development criteria listed in Subsection 15.28 040(D) of the UAZO 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 criteria are satisfied. (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 aspects of the UAZO (a) Consistency with Intent of R-1 Zoning District. Subsection 15 03 020(B) of the Urban Area Zoning Ordinance (UAZO) indicates that the intent of the Single -Family Residential (R-1) zoning district is to establish and preserve residential neighborhoods for detached single-family dwellings and to locate Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 8 a h9® # — moderate -density residential development up to 7 dwelling units per net residential acre in areas served by public water and public sewer The residential density within this proposed preliminary plat is only 5.2 dwelling units per net residential acre. The R-1 district is intended to have not more than 45% lot coverage, access to individual lots by local access streets, large front, rear and side setbacks, and one or two story structures All proposed development in the plat will meet the 45% lot coverage requirement, all lots will have access to a private or public street meeting City street standards, and all lots will have at least the standard front yard setback, side yard setback and rear yard setback. These features indicate that the proposed preliminary plat and residential planned development will be consistent with the intent of the R-1 zoning district. (b) Consistency with Intent of Master Planned Development Provisions. Subsection 15.28 010(A) of the UAZO states that planned development regulations are intended to provide flexibility in design and building placement; promote attractive and efficient environments that incorporate a variety of uses, densities, and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the land, resources and amenities A residential master planned development is designed to provide a type or mixture of residential dwellings with attendant streets, utilities, public facilities, and appurtenant common open space and recreational facilities, or other areas or facilities A residential master planned development is authorized in any residential zone It allows gated, private streets and other facilities, which is the reason why this planned development application has been submitted. The proposed preliminary plat is consistent with the intent of the master planned development provisions (c) Consistency with the development standards of the R-1 zoning district: No adjustments or variances from the R-1 zoning district development standards are being requested. The proposed preliminary plat and master planned development will comply with the 45% maximum lot coverage limitation, the applicable setback standards, the 35 -foot maximum height limitation, the seven -unit -per -acre maximum residential density limitation, and all other development standards of the R-1 zoning district. (2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the Comprehensive Plan: The City's Future Land Use Map and Comprehensive Plan designate the property within the proposed preliminary plat as suitable for low density Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 9 DOC INDEX # G -I residential development. This proposed preliminary plat is consistent with that designation and is also consistent with other provisions of the Comprehensive Plan that encourage infilling, 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 density of development will be less than 7 dwelling units per acre. Specifically, the proposal is consistent with the following goals and policies of the City's Comprehensive Plan (a) Goal 3.2 which is to build sustainable new neighborhoods. (b) Policy 3.2 1 which, for large-scale residential projects, is to encourage development through Residential Planned Development (Residential PD) zone (c) Goal 3.3 which is to preserve existing 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 proposed preliminary plat would meet all the design requirements in 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 new residential units 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 residences and insofar as this proposed preliminary plat would be required to comply with all applicable City Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 10 DOC. INDEX J development standards, all mitigation measures in the SEPA MDNS and all conditions of approval specified by the City Council (5) Subsection 14.20.100(A)(4)(b) — Appropriate provisions for open spaces: The lot coverage estimated in the SEPA Checklist will be about 35% Building setbacks for the R-1 zoning district will provide open space The proposed preliminary plat shows a landscaped open space area of about 9,200 square feet set aside for common area and storm drainage disposal The applicant's narrative description indicates that homeowners in this subdivision will have access to the Apple Tree Golf Course and neighboring amenities such as swimming pools and family areas. These features of the proposed preliminary plat will constitute appropriate provisions for open spaces (6) Subsection 14.20.100(A)(4)(c) — Appropriate provisions for drainage ways Stormwater will be contained and disposed of using landscaped swales or subsurface infiltration. Stormwater from homes will be directed onto landscaped areas on each lot. The SEPA MDNS requires that complete stormwater design plans, specifications and runoff/storage calculations must be submitted pursuant to the Eastern Washington Stormwater Manual and the City of Yakima standards These features and conditions will, constitute appropriate drainage provisions for this preliminary plat. (7) Subsection 14.20.100(A)(4)(d) — Appropriate provisions for streets or roads, alleys and other public ways: The applicant will construct private streets for Phases 1 and 2 of the proposed preliminary plat. South 87th Avenue will be gated. Cameo Court and Cameo Place will be cul-de-sacs off of South 87th Avenue The private streets will comply with City standards relative to curb, gutter, 5 -foot -wide sidewalks on both sides and streetlights from Coolidge Road to the north and around both cul-de-sacs The applicant will construct South 86th Avenue as a public street for Phase 3 of the Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 11 DOC. WDEAO preliminary plat which will have 50 feet of right-of-way, 36 feet of roadway curb to curb, full height curbs, gutters, 5 -foot -wide sidewalks on both sides and any other improvements required by City street standards The applicant will also construct a full height curb, gutter and 5 -foot -wide sidewalk on the north side of Coolidge Road from 88th Avenue to the east property line of Phase 3 Right-of-way of 50 feet, or to the cut or fill slope if that extends past the 50 feet, or to retaining walls, is required. ' The applicant will install three streetlights on the north side of Coolidge Road -- one at each of the intersections of 88th Avenue, 87th Avenue and 86th Avenue with Coolidge Road. The City has agreed to install the remainder of Coolidge Road from 88th to 84th Avenues The applicant will dedicate five feet of right-of-way along South 88th Avenue for the future improvement of that street. Frontage improvements for that street will not be required of the applicant because the development will not access or use that street. The required street improvements will make appropriate provisions for streets in the preliminary plat. (8) Subsection 14.20.100(A)(4)(e) — Appropriate provisions for transit stops: The nearest bus stop is located at Nob Hill Boulevard and South 72"d Avenue about two miles east of the proposed preliminary plat. Appropriate provisions will be made for transit stops for the area of the proposed preliminary plat as the need arises (9) Subsection 14.20 100(A)(4)(f) — Appropriate provisions for potable water supplies, irrigation and other water suppliers: All lots will be served with public domestic water and water for fire protection purposes by the Nob Hill Water Association (NHW) The applicant will extend an 8 -inch main line from 88th Avenue and Coolidge Road to the lots NHW will work with the applicant and the City of Yakima codes to determine fire hydrant placement and spacing requirements One of the parcels within the proposed preliminary plat has 9 2 shares of irrigation water The applicant will be Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 12 DOC. INDEX able to install an irrigation system which NHW will operate and maintain by billing customers according to the square footage of the lots These measures will make appropriate provisions for potable water and irrigation water for this preliminary plat. (10) Subsection 14.20.100(A)(4)(g) — Appropriate provisions for sanitary waste disposal: There will be appropriate provisions for sanitary waste disposal for the proposed preliminary plat in the form of City of Yakima public sewer service provided in accordance with the City's Title 12 standards The applicant will extend sewer lines to and through the proposed preliminary plat on Coolidge Road to the east and on South 86th Avenue to the north (11) Subsection 14.20.100(A)(4)(h) — Appropriate provisions for parks and recreation: Appropriate provisions for parks and recreation areas for this proposed preliminary plat exist due to the fact that nearby neighborhood amenities such as swimming pools and family areas will be available to homeowners in this proposed preliminary plat and the fact that West Valley Neighborhood Park is located in the West Valley area. (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 size of the lots and the nearby neighborhood amenities such as swimming pools and family areas which will be available to the homeowners (13) Subsection 14.20.100(A)(4)(j) — Appropriate provisions for schools and schoolgrounds: The nature of this development, the existence of West Valley High School and other schools in the West Valley area, and the absence of comments from the Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #00240; VAR #002-10 13 DOC. INDEX School District to suggest that this preliminary plat will lack appropriate provisions for schools and schoolgrounds satisfy this requirement. (14) Subsection 14.20.100(A)(4)(k) — Appropriate provisions for sidewalks: Since the proposed preliminary plat will have sidewalks along its frontage on Coolidge Road and will have interior sidewalks along its private and public 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 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 serve the pubhc use and interest. It 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 and adequate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks It is of a design and in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary XI. Master Planned Development Review Criteria. Subsection 15.28 040(D) of the UAZO provides that the Hearing Examiner shall review a proposed master planned Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 14 DOC INDEX Q �� development during an open record public hearing to inquire into and determine whether or not the following criteria are satisfied (1) The master plan development application demonstrates the economic and efficient use of land and provides for an integrated and consistent development plan for the site. The proposed development is consistent with the R-1 zoning district and the Low Density Residential future land use designation. The proposed lot sizes and lot widths conform to the minimum standards of the R-1 zone for lot size (7,000 square feet) and lot width (50 feet wide) The development will be completed in three phases Phases 1 and 2 will be gated and contain private streets. Phase 3 will contain a public street. The proposed development is an integrated, consistent, economic and efficient use of land. (2) The applicant has identified development standards and uses that are consistent with the master plan and designed in a manner that is compatible with adjacent land uses after consideration of applicable mitigation and site design. The Hearing Examiner may consider development standards that are different from currently adopted development standards in order to provide flexibility in site planning; to implement project design and concepts, to respond to market conditions; or to otherwise achieve the public benefits contemplated by the concept plan: The proposed single-family homes within the planned development would be consistent and compatible with adjacent residential land uses The site design is typical of a residential neighborhood with lot sizes that are consistent with the proposed use and with private and public streets that meet City Standards There are no requested deviations from development standards The streets are acceptable to City Engineering. The only reason for the master planned development application is to allow private, gated streets within the proposed preliminary plat. (3) Consideration shall be given to "low impact development" concepts. "Low Impact Development" is defined m Section 15 02 020 of the UAZO as stormwater management and land development strategies that emphasize conservation and use of existing natural site features integrated with disturbed, small-scale stormwater controls to more closely mimic natural hydrologic patterns in residential settings This project adheres to the definition of low impact development by retaining stormwater onsite. The proposed lot density of 5.2 dwelling units per net residential acre, the estimated 35% lot coverage, and the open space for a storm drainage swale will ensure that stormwater facilities will be adequate Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 15 DOC. INDEX # 0 (4) There will be adequate infrastructure capacity available by the time each phase of development is completed: This project is proposed to be completed in three phases Utilities and infrastructure will be provided for each phase of development by the time it is completed. (5) The Master Planned Development contains design, landscaping, parking/traffic management, and use mixture and location that limit or mitigate conflicts between the Master Planned Development and adjacent uses. Consideration shall be given to site planning that supports land use flexibility through means of appropriate setbacks, landscaping, sitescreening, buffers, and other design features or techniques: The proposed project adheres to all applicable development standards for landscaping, parking, setbacks and sitescreening. No adjustments to R-1 zoning district standards are being requested. (6) All potential significant off-site impacts including noise, shading, glare, and traffic have been identified and mitigation incorporated to the extent reasonable and practical: This requirement has been satisfied. The SEPA MDNS dated August 19, 2010, contains findings and mitigation measures dealing with noise, light, glare and traffic A Transportation Concurrency Analysis was completed on August 6, 2010 The analysis concluded that the project will be expected to generate 39 PM peak hour trips and that reserve capacity exists on all impacted streets (7) The project is designed and includes appropriate consideration of open spaces and transportation corridors, designs of streets and public open space amenities, and results in the functional and visual appearance of one integrated project: The project is for a private, gated master planned development. Open space for drainage is included. Sidewalks are provided on both sides of the interior streets The project will have the visual appearance of an integrated project. (8) The proposed project is not adverse to the public health, safety, or welfare: The mitigation measures of the SEPA MDNS dated August 19, 2010, along with the recommended conditions, mitigate any identified adverse impacts to the public health, safety or welfare (9) The public benefits of approving the Master Planned Development outweigh the effect of modification of standards to the underlying zoning district: There are no modifications being requested to the development standards of the R-1 zoning district. (10) The proposed development is designed to be consistent with the provisions of the Shoreline Master Program and Critical Areas Ordinance of the Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 16 DOC. INDEX # -1 appropriate jurisdiction. This criterion does not apply The subject property does not contain and is not adjacent to Shorelines or Critical Areas. (11) The need for a Development Agreement required by Section 15.28.050 of the UAZO containing a narrative description of the project and objectives; a summary of development standards; site plan elements; development phasing, including times of performance to preserve vesting; public meeting summaries; performance standards and conditions addressing the above items; criteria for determining Major vs. Minor modifications and amendments; and property owner signatures ((Subsection 15.28.030(B)(5) of the UAZO)): The draft Development Agreement submitted as part of the master planned development application must be modified, as necessary, to include a summary of the September 9, 2010, public hearing and future public meetings and/or hearings The Minor Modifications section on page 5 of the draft agreement must be modified so that Minor Modifications undergo a Type (2) Review as required by Section 1528 080 of the UAZO rather than a Type (1) Review XII. Master Planned Development Variance Review. Criteria. The applicant is requesting a variance from Section 15.28 025 of the UAZO The requested variance is to allow a reduced minimum project size for a master planned development from the 10 - acre minimum to 9 4 acres The purpose of Chapter 15.21 of the UAZO is to empower the Hearing Examiner to vary the strict application of any of the requirements of the zoning ordinance The criteria for a variance are set forth in Section 15.21 030 of the UAZO The applicant is required to clearly establish and substantiate that the requested variance conforms to all of the following standards (1) That granting the variance will be consistent with the general purpose and intent of this title and will not be injurious to the neighborhood or otherwise detrimental to the public welfare: Granting of this variance would be consistent with the general purpose and intent of the Urban Area Zoning Ordinance It would allow a single-family residential development in the Single -Family Residential zoning district which complies with all R-1 zoning district development standards No injury to the neighborhood or detriment to the public welfare would result from allowing the proposed master planned development of 9 4 acres rather than 10 acres Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 17 DOC. RNDEX C - (2) That granting the variance will not permit the establishment of any use not permitted in a particular zoning district: The proposed use of single-family homes is permitted outright as a Class (1) use in the R-1 zoning district. No uses that are not permitted in the R-1 zoning district would be allowed as a result of this variance (3) That unique circumstances exist. There must exist special circumstances or conditions, fully described in the findings, applicable to the land or structures for which the variance is sought. The special circumstances or conditions must be peculiar to such land or .structures and not generally applicable to land or structures in the neighborhood. The special circumstance or conditions must also be such that the strict application of the provisions of this title would deprive the applicant of reasonable use of such land or structure: Unique circumstances do exist. The subject property contains approximately 9 4 acres of land. Itis likely that the subject property contained the required 10 acres for a planned development prior to dedication of right-of-way for Coolidge Road and South 88 Avenue Strict application of the 10 -acre standard would deprive the applicant of a reasonable use of the land because it would preclude private, gated streets on a portion of the property which would be consistent with portions of the existing Apple Tree residential development to the south. (4) That unnecessary hardship exists. It is not sufficient proof of hardship to show that lesser cost would result if the variance were granted. Furthermore, the hardship complained of cannot be self-created; nor can it be established on this basis by one who purchases without knowledge of the restrictions. It must result from the application of this title to the land or structure. It must be suffered directly by the property in question, and evidence of variance granted under similar circumstances shall not be considered. Neither nonconforming uses nor neighboring lands or structures, nor buildings in other zoning districts, shall be considered as controlling factors for the issuance of a variance: An unnecessary hardship does exist. Lesser cost would not result if this variance is granted. If anything, granting of the variance will result m greater development cost for the applicant for the gate system and maintenance of the private streets The hardship is not self-created as the property has decreased in size as a result of land dedication for public projects (5) That granting of the variance is necessary for the reasonable use of the land or structure: Granting of the requested variance is necessary to utilize private, gated streets for a portion of the project which is a reasonable use of the property (6) That the variance as granted by the Hearing Examiner is the minimum variance that will accomplish this purpose: The requested variance of 0 6 of an acre in Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 18 DOC NDEX # e- size is the minimum variance that would accomplish the purpose of allowing this 9 4 -acre site to be developed as a master planned development which is required to be 10 acres in size absent approval of a variance XIII. Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal Code. The following analysis involves the consistency of the preliminary plat and master planned development 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. The consistency criteria are (1) The type of land use contemplated by the proposal (a single-family residential development) is allowed as a Class (1) use permitted outright on this site so long as it complies with the conditions of the SEPA Mitigated Determination of Nonsignificance and the conditions imposed by the Yakima City Council, as well as the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations (2) The level of development (lot size, contemplated density) will not exceed the allowable level of development in the Single -Family Residential (R-1) zoning district since the lot sizes will comply with the minimum 7,000 -square -foot size requirement, and the density of development will only be 5.2 dwelling units per net residential acre (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 will insure that adequate infrastructure and public facilities are available for the proposed preliminary plat and master planned development. (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 Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 19 DOC. INDEX and master planned development which have been discussed in detail above With the MDNS conditions and the additional recommended conditions, the proposed preliminary plat and master planned development will be consistent with the development standards of applicable City ordinances CONCLUSIONS Based on the foregoing Findings, the 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 and master planned development pursuant to Section 14.20 100. of the subdivision ordinance and Section 15.28 040 of the zoning ordinance (2) Public notices were provided in accordance with applicable requirements, and no public comments were received. (3) The project was reviewed and approved under the Transportation Capacity Management Ordinance on August 6, 2010 (4) A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed preliminary plat and master planned development on August 19, 2010, which contains seven required mitigation measures that became final without any appeal (5) The proposed preliminary plat and master planned development of Cameo Court at Apple Tree, with the requested planned development size variance from 10 acres to 9 4 acres, is in compliance with the City's Comprehensive Plan, zoning ordinance and subdivision ordinance, makes appropriate and adequate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks, and, according to the weight of the evidence presented at the hearing, does not require that specific provisions be made for the other requisite plat considerations such as additional schools, additional schoolgrounds or additional planning features that assure safe walking conditions for students who walk to and from school. (6) This proposed preliminary plat and planned development is in compliance with the consistency requirements of Subsection 16 06 020(B) of the Yakima Municipal Code Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP '#004-10; PD #002-10; VAR #002-10 20 ®OC. NDEX RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed 39 -lot preliminary plat and master planned development of Cameo Court at Apple Tree, with a variance of the minimum planned development size from 10 acres to 9 4 acres, as described in the application and related documents which are assigned file numbers PLP #004-10, PD #002-10, VAR #002-10 and SEPA #021-10 be APPROVED, subject to the following conditions (1) The seven mitigation measures of the SEPA MDNS dated August 19, 2010, under File No SEPA #021-10 shall be complied with. (2) The applicant and City of Yakima shall enter into a Development Agreement codifying all development standards and conditions of approval prior to Final Plat approval which shall be recorded in accordance with RCW Ch. 36 70B and all other laws applicable to development agreements (3) As a condition of the Development Agreement, the streets within Phases 1 and 2 of the planned development shall be required to be private and shall never be accepted by the City of Yakima as public streets unless accepted by City Engineering. (4) A note shall be placed on the face of the Final Plat stating that "The streets within Phases 1 and 2 of this plat are private If the streets are ever to be made public, the gate will have to be removed at that time " (5) The draft Development Agreement shall be modified to include a summary of public meetings (6) The section in the development agreement for Minor Modifications shall be changed so that Minor Modifications will undergo Type (2) Review Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 21 DOC. INDEX (7) A current title certificate shall be submitted to the City's Department of Community and Economic Development, consisting of a report listing all parties having an interest in the "land" to be divided and a legal description of the "land." (8) The developer shall submit detailed plans for frontage improvements, private roads, and water and sewer connections to the City Engineer for approval, and shall build or bond said improvements prior to approval of the final plat in accordance with Title 12 of the YMC 1 1 1 1 (9) Right-of-way for South 86th Avenue shall be dedicated along with the first phase Final Plat approval 1 (10) This Plat hes within the Yakima-Tieton Irrigation District service area and therefore, "Irrigation Approval" shall be shown on the face of the Long Plat in accordance with Subsection 14.20.200(0) of the YMC (11) The following preliminary addresses must be clearly shown on the face of the final plat Phase 1 Phase 2 Phase 3 Lot 1 2013 S 87th Ave Lot 1 2005 S 87th Ave Lot 1 2013 S 86th Ave Lot 2 2012 S 87th Ave Lot 2 2003 S 87th Ave Lot 2 2011 S 86th Ave Lot 3 8703 Coolidge Rd Lot 3 2001 S 87th Ave Lot 3 2009 S 86th Ave Lot 4 8705 Coolidge Rd Lot 4 8701 Cameo PI Lot 4 2007 S 86th Ave Lot 5 2010 S 87th Ave Lot 5 8703 Cameo P1 Lot 5 2005 S 86th Ave Lot 6 8704 Cameo Ct Lot 6 8705 Cameo PI Lot 6 2003 S 86th Ave Lot 7 8706 Cameo Ct Lot 7 8707 Cameo PI Lot 7 2001 S 86th Ave Lot 8 8708 Cameo Ct Lot 8 8708 Cameo P1 Lot 8 2000 S 86th Ave Lot 9 8707 Cameo Ct Lot 9 8706 Cameo P1 Lot 9 2002 S 86th Ave Lot 10 8705 Cameo Ct Lot 10 8704 Cameo Pl Lot 10 2004 S 86th Ave Lot 11 2008 S 87th Ave Lot 11 8702 Cameo Pl Lot 11 2006 S 86th Ave Lot 12 2006 S 87th Ave Lot 12 2008 S 86th Ave Lot 13 2007 S 87th Ave Lot 13 2010 S 86th Ave Lot 14 2009 S 87th Ave Lot 14 2012 S 86th Ave Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 22 DOC. INDEX 0-/ 1 1 1 1 1 1 1 1 1 1 In addition, the following note shall be placed upon the face of the final plat. "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 (12) Minimum eight -foot -wide utility easements shall be dedicated along the frontage of each lot in the subdivision in accordance with Section 12 02 020 of the YMC (13) The Final Plat shall be prepared by a land surveyor, registered in the State of Washington, and shall contain all the requirements of Section 14.20.200 of the YMC along with all applicable conditions DATED this 27th day of September, 2010 Apple Tree Development 39 -Lot Plat at 8709 Coolidge Road "Cameo Court at Apple Tree" PLP #004-10; PD #002-10; VAR #002-10 23 .LUL' Gary M. Cuillier, Hearing Examiner DOC NDEX 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPLETREE DEVELOPMENT "CAMEO COURT" FLP#001-10 EXHIBIT LIST CHAPTER D Vicinity Map DOC INDEX #' DOCUNT s=DA'T7E D-1 Vicinity Map 05/14/2010 1 Vicinity Map for NLP#004-10, SEPA#021-10 h*M.//citygis/yakunagis/printmap.hnnl !vicinity=true City of Yakima, Washington File Number Applicant: Request: Location: PLP#004-10, SEPA#021-10 Appletree Development Owner Same Developed approx. 10 acres into 39 single-family lots in 3 phases. Vicinity of South 88th Avenue and Coolidge Avenue Parcel Number(s) 18133142003,18133142004 Subject Area Site Property Notification Area NOTIFICATION OF LAND USE APPLICATION Contact City of Yakima Planning Division at 509-575-6183 City of Yakima Geographic Information Services Friday, May 14, 2010 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. DOC. INDEX 1 of 1 5/14/2010 1 33 Pr 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 APPLETREE DEVELOPMENT "CAMEO COURT" FLP#001-10 EXHIBIT LIST CHAPTER E Final Plat — Cameo Court '0 -QC: ; INDEX ##L_, DOCUMENfi ` ... -11ATE:. Y E-1 Final Plat — Cameo Court 12/07/2010 — - - - -.,mss[ �tvtAllik,Lt ARMAIJKIE IE IMS (SW 1/4 NW 1/4 SE 1/4 SEC 31 T 13N., R.18E. W.M.) 25' CENTER, SECTION 31, 7. 13 N. R. 18 E. W.M. FOUND 1/2' REBAR W/ ILLEGIBLE CAP SEE LCR 214-80 N 8975'19 E 638.07' EXISTING 25' 12/R 51 25' 1 APPROXIMATE LOCATION YAKIMA 1101014 IRRIGATION EASEMENT PER AUD. OLE NO. 2845819 20' EXISTING R/W 5' DEDICATED HEREON FOR A 'TOTAL OF 25' $ 8954'29' —408.06- 5' IRR EASEMENT RESERVED HEREON Tract 'D' Future Development Phase.2 2.43 Acres 173.38' 91.33' 56, 82.03' 10' :.1.1(a‘..1,1919 RES• Iol ESn ERVED HEREON :- g °1 Lot PP. 7,9373 sl $ 543 P L (8707) 67.84' z ES -89871 294.1.? 10' IRR EASEMENT RESERVED - a1HEREON Lot 8 I8.2053 sf EXISTING '25' 8/9, '1' 4) 7 tll<1 SEE EASEMENT DETAIL OD 25' I $I 25' . o �I Lt 4 1,2 7,7803 of 20 EXISTING GHT OF WAY V, 4 3 -T [50.001 65.00 65.00' 1-50.DO1 II s 8935.19' W Y I 0 (S 89'3518" W 14.81' I 1519' 1 1 25' I 25 10' P.0 EASEMENT RESERVED HEREON 5 89'5018' E . 145.00' .F.),1„5. 95.00' I 8^ Lot 12 g 7.79033! 10' IRR g 8 EASEMENT uIm RESERVED HEREON S 89'58'18' E 1 0 1 Lot 10 .„ I 8,1643 8f g (8705) 5•� 7 5' $ 0001'42' W 18.00' 5 89'5818' E 153.48' Cameo Co 69.13 (8706) Lot 7 9,1033 sf Lot 11 s1 50' r 5 895818' EACCESS k 0 UTILITYI 90.00' l EASEMENT RESERVED HERON C 8g Lot13 a) 25' 25' mlu 7,6503 et E In I N W Qo 0 rn" _ 8,429381 OcDI = C < r S 89'58'18' E Q n ' 83.42' Court U 67.78 6_ i. n Open D H ' o " Space gw I 9,228381 m Lot 5 8,8473 s1 8I m g O II : m O co 5 90.00 14 > co Q (U r Lot 14 I . L._L 7,8393 st ~ a) tl LL (8704) Lot 6 IS 8,0533 s1 6' SEWER & IRR m EASEMENT RESERVED HEREON ` 79-r437-4. Lot 3 9 7,744381 g [8705]_ _ ,[870_31_ 70.96' Lot 2 7,6113 8f RT7EFT, NW Y SE Y N 31, T. 13 N. S 0005'31' W 1339.85. R 501)11-1 1/4, SECTION 31, T. 13 N. R. 18 E. W.M. FOUND 2' UNMARKED B.C. SEE LCR 2M-1567 318.80' 10' P.U. h IRR EASEMENT RESERVED HEREON 50' EXISTING RIGHT OF WAY O 50 DO' PRIVAD ATE o l g PZ ",',It I 25' J. ph lot 10' IRR EASEMENT I RESERVED 'N I HEREON II 10' P.U: E51.40.1 RESERVED HEREON (TVP.) 1 :IS 685.08'-9, 101 n(-710* Lot 1 8 1 :tn 8,71339( ,J II J 115.00 14 8043'44' E 863.80'•�- 115.40' r r 663.80' 4/ SE CORNER, NW Y 0. Y4 SECTION 31, .1 IS N., R. 1U E. W.M. CO MONUMENT FOUND. POSITION CALCULATED FROM R.O.S. 85-53 (0 M s 50.00' PUBUC R/W 25' 25' 5' IRR EASEMENT RESERVED HEREON 10' P.U. EASEMENT RESERVED HEREON u- 50' R/W DEDICATED HEREON Tn 11) U ET) 1o.I \ S 89'54'29' E / I 3.48' \ I \ 1 Ub• EXISTING aq, 5 00'16 348 '18" E . 1 4.93' \ TELEPHONE t PEO o� \ / EASEMENT DET Coolidge Road /41400 48'154 NC). 2 G1.6.G70D.742 0 (8 DOC. INDEX s R — I— MIN — — LE END 0 30 60 120 1. 0 DENOTES 5/8' REBAR 9.1114 YELLOW CAP MARKED HLA LS 33132/HLA LS 44831 SET. 2. • DENOTES MONUMENT AS NOTED. 3. [ ] DENOTES ADDRESS. 4. P.U. DENOTES PUBLIC UTILITY. 5. 8/9, DENOTES RIGHT OF WAY 6. IRR DENOTES IRRIGATION 7. A PUBLIC UTILITY AND ACCESS EASEMENT IS RESERVED OVER ALL OF TRACT A HEREON. 8 THE REST LINE OF THE SOUTHEAST WARIER OF SECTION 31. T. 13 N. R. 18 E. W.M. IS ASSUMED TO HAVE A BEARING OF N 00'05'31" E. 9. SURVEY PERFORMED WITH A LEICA TCR 1103 3" ELECTRONIC TOTAL STATION. ELECTRONIC DISTANCE MEASURING UNIT. AND CAUBRATED CHAIN USING FIELD TRAVERSE PROCEDURES. 10. MONUMENTS 5909,8 HEREON AS FOUND WERE 515107,0 IN OCTOBER, 2010. 11, THIS SURVEY MEETS OR EXCEEDS THE STANDARDS CONTAINED 151 WAC 332-130-090. NOTES: 1. SEE RECORD OF SURVEY RECORDED IN BOOK 65 OF SURVEYS. PAGE 53 FOR ADDITIONAL SECTION SUBDIN5(0N INFORMATION. 2. THE STREETS WITHIN PHASES 1 AND 2 OF THIS PLAT ARE PRIVATE. IF THE STREETS ARE EVER TO BE MADE PUBLIC. THE GATE WILL HAVE TO BE REMOVED AT THAT TIME. 3. THE ADDRESSES 511014N ON THIS PLAT ARE ACCURATE AS OF THE DAIS OF RECORDING, BUT MAY BE SUBJECT TO CHANGE. 4. SEE SHEET 2 FOR CURVE AND LINE TABLES. 5. SEE SHEET 2 FOR LEGAL DESCRIPTION. 8. PUBLIC UTILITY EASEMENTS RESERVED HEREON MAY 8E USED TO SERVE EACH LOT WITH IRRIGATION WATER. YAKIMA COUNTY TREASURER'S CERTIFICATE I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRIBED HEREIN ON DATE OF THIS CERTIFICATION HAVE BEEN PAID. OA TED THIS BY•• DAY Of 20 . YAKIMA COUNTY TREASURER'S OFFICE SURVEYOR'S CERTIFICATE I, ERIC T. HERZOG, A PROFESSIONAL LAND SURVEYOR, DO HEREBY CERTIFY THAT THE PLAT OF CAMEO COURT AT APPLE TREE PHASE 1 15 BASED UPON AN ACTUAL SURVEY AND SUBDINSION OF SECTION 13. TOWNSHIP 18 NORTH, RANGE 31 EAST. W.M. THAT THE DISTANCES, COURSES, AND ANGLES ARE SHOWN HEREON CORRECTLY AND THAT MONUMENTS AND LOT CORNERS HAVE BEEN SET ON THE GROUND AS SHOWN ON THE PLAT. AUDITOR'S CERTIFICATE FILED FOR RECORD THIS _ DAY OF AT —__IA. UNDER AUDITOR'S FILE NUMBER RECORDS OF YAKIMA COUNTY, WASHINGTON. AT THE REQUEST OF HUIBREGTSE, LOUMAN ASSOC. INC. YAKIMA COUNTY AUDITOR BY DEPUTY PARCEL NUMBER 181331-42003 AND -42004 P'\Projecle\2008\08085\Cameo CL Fin I Plot \080135 final ploldwg • Hulbregtse, Louman Associates, Inc. CML ENGINEERING LAND SURVEYING PLANNING 801 North 39th Avenue •Yakima, WA 98902 (509) 966-7000 • FAX (509) 965-3800 JOB 510. 08085 DATE 11-5-10 SHEET OF 2 PLAT OF "CAMEO COURT AT APPLE TREE PHASE 1" (SW 1/4 NW 1/4 SE 1/4 SEC. 31 T 13N. R.18E. W.M.) DEDICATION AND WAIVER OF CLAIMS KNOW ALL MEN BY 191E5E PRESENTS THAT APPLE TREE CONSTRUCTION COMPANY LLC, A WASHINGTON UNITED LIABILITY COMPANY, ARE THE PARTIES HAVING AN OWNERSHIP INTEREST IN THE LAND HEREON DESCRIBED. HAVE WITH 'THEIR FREE CONSENT AND IN ACCORDANCE WITH THEIR DESIRES CAUSED THE SA1.10 TO BE SURVEYED AND PLATTED A5 SHOWN HEREON; DO HEREBY DEDICATE THOSE ROADS AND/OR RIGHTS OF WAY SHOWN AS PUBLIC DEDICATIONS HEREON TO THE USE OF THE PUBLIC, DO HEREBY WAIVE ON BEHALF OF THEMSELVES AND THEIR SUCCESSORS IN INTEREST ALL CLAIMS FOR DAMAGES AGAINST THE CITY OF YAKIMA AND ANY 0111ER GOVERNMENTAL AUTHORITY WHICH MAY BE OCCASIONED TO THE ADJACENT LAND BY THE ESTABUSHED CONSTRUCTION, DRAINAGE. AND MAINTENANCE OF SAID DEDICATED ROADS AND/OR RIGHTS OF WAY; AND DO HEREBY GRANT AND 'DEDICATE THE EASEMENTS A5 SHOWN HEREON FOR THE USES INDICATED JOHN E. PORTON. .MANAGING MEMBER ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF YAKIMA I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT JOHN E PORTON. A MANAGING MEMBER OF APPLE TREE CONSTRUCTION COMPANY LLC. A WASHINGTON LIMITED LIABILITY COMPANY. IS 184E PERSON WHO APPEARED BEFORE ME. AND SAID PERSON ACKNOWLEDGED THAT (HE/SHE) SIGNED THIS INSTRUMENT. ON OATH STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT A5 THE PRESIDENT OF UNITED BUILDERS OF WASHINGTON, TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSED MENTIONED IN THE INSTRUMENT. DATED' NOTARY PUBLIC MY APPOINTMENT EXPIRES' CURVE TABLE NO DELTA RADIUS TANGENT ARC LENGTH CH LENGTH CHORD DIRECTION CI 90'00'00" 20.00 2000 31.42 28.28 N 44'58'18' W C2 08'3752" 20.00 1.51 3.01 3 01 N 85142'47' E C3 2413'44" 20.00 4.29 8.46 B.39 5 6916'59' W C4 70'43'44' 55.00 39.04 67.89 63.67 5 87128'01' E - C5 21'02'33' 55.00 10.21 20.20 20.09 N 4114'53' W C6 6014'57' 55.00 32.02 57.99 55.35 S 00-51'08' E C7 211)2'33' 55.00 10.21 20,20 20.09 5 39'52137' W CB 77107'19' 55.00 43.84 74.03 68 57 5 88'57'34' W C9 3124'28' 55.00 15.46 30.15 29 77 5 36'46'32' E C10 68'53'59' 20.00 13.72 24.05 22 63 5 5571'18' E 011 90'00'00' 20.00 20.00 31.42 2828 N 45'01'42' E C12 90126'24' 25.00 25.19 39.46 35 49 N 4511'30' W C13 89'33'36' 25.00 24,61 39,08 35,22 N 44'48'30' E UNE TABLE LEGAL DESCRIPTION PARCEL A THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST WARIER OF SECTION 31, TOWNSHIP 13 NORM, RANGE 18 EAST, WM, DESCRIBED A5 FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE NORTH 89'35'18' EAST ALONG THE NORTHERLY LINE THEREOF 20.00 FEET TO THE EASTERLY RIGHT OF WAY UNE OF SOUTH 88TH AVENUE, THENCE SOUTH 00'05'31 VEST ALONG SAID RIGHT OF WAY LINE 277.75 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 89'5419' EAST 87.03 FEET. THENCE SOUTH 00'0511' WEST 75.911 THENCE SOUTH 44'49'03' EAST 32.41 FEET TO A POINT ON A CURVE CONCAVE TO THE SOUTHEAST. CENTER OF SAID CURVE BEARING SOUTH 60'38'39' EAST 55.00 FEET. THENCE SOUTHWESTERLY ALONG SAID CURVE CONSUMING A CENTRAL ANGLE OF 21102'33' AN ARC LENGTH OF 20 20 FEET; THENCE NORTH 44'49'03' WEST 34 31 FEET; THENCE NORTH 89'5419' WEST 72.84 FEET TO SAID EASTERLY NIGHT OF WAY LINE OF SOUTH 88111 AVENUE; THENCE NORTH 00'05'31 EAST ALONG SAID RIGHT OF WAY LINE 90.00 FEET TO THE POINT OF BEGINNING. SITUATE IN YAKIMA COUNTY, WASHINGTON PARCEL' 'B' 111E SOUTHWEST QUARTER OF 1948 NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 13 NORTH, RANGE 18 EAST, W M. EXCEPT THE SOUTH 20 FEET AND THE WEST 20 FEET THEREOF FOR ROAD; AND EXCEPT COMMENCING AT THE NORTHWE5T CORNER OF SAID SUBDIVISION; THENCE NORTH 89'3518' EAST ALONG THE NORTHERLY LINE THEREOF 2000 FEET TO THE EASTERLY RIGHT OF WAY LINE OF SOUTH 88TH AVENUE. THENCE 50911 00'05'31 VEST ALONG SAID RIGHT OF WAY UNE 277,75 FEET TO THE POINT OF BEGINNING.' THENCE SOUTH 8954'29' EAST 87.03 FEET; THENCE SOUTH 00'05'31 WEST 75.91; THENCE SOUTH 44'49'03' EAST 32 41 FEET TO A POINT ON A CURVE CONCAVE TO THE SOUTHEAST, CENTER OF SAID CURVE BEARING SOUTH 6018'39' EAST 55.00 FEET; THENCE SOUTHWESTERLY ALONG SAID CURVE CONSUMING A CENTRAL ANGLE OF 2102'33' AN ARC LENGT84 OF 20.20 FEET; THENCE NORTH 44'49'03' WEST 34.31 FEET; THENCE NORTH 89'5419' WEST 72.84 FEET TO SAID EASTERLY RIGHT OF WAY UNE OF SOUTH 88T11 AVENUE; THENCE NORTH 00'05'31 EAST ALONG SAID RIGHT OF WAY LINE 90,00 FEET TO THE POINT OF BEGINNING AN0 EXCEPT THAT PORTON OF SAID PREMISES A5 CONVEYED TO 184E CITY OF YAKIMA BY QUIT CLAIM DEED RECORDED JUNE 4. 2010, UNDER AUDITOR'S FILE NUMBER 769359.0, RECORDS OF YAKIMA COUNTY. WASHINGTON. SITUATE IN YAKIMA COUNTY, WASHINGTON, NUMBER DIRECTION DISTANCE 11 N 44'52'43' E 35.45' L2 14 69143'44- E 50,00' L3 45107'17" E 35.26' L4 44152'43" W 35,451 15 N 89143'44' E 50 00' L6 S 4513717' E 35 26' L7 00101'42' W 30.00' L8 N 0001'42" E 30.00' L9 N 53'4317- E 20.45' L40 N 53'4317' E 29.60' L11 5 44'49'03' E 34 31' 112 N 44'49'03' W 32,41' IRRIGATION DISTRICT CERTIFICATE THE PROPERTY DESCRIBED HEREON 15 WHOLLY OR IN PART LOCATED 087049 THE BOUNDARIES OF THE YAKIMA TIETON IRRIGATION DISTRICT 1 HEREBY CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS-OF-WAY SHOWN ON THIS PLAT, OR CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS-OF-WAY, ARE ADEQUATE TO SERVE ALL LOTS LOCATED WITHIN THIS PLAT WHICH ARE OTHERWISE ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT 1 ALSO CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS-OF-WAY SHOWN ON THIS PLAT, OR CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS-OF-WAY, ARE ADEQUATE TO TRANSMIT IRRIGATION WATER THROUGH THIS PLAT TO OTHER ADJACENT LANG ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT 1 FURTHER CERTIFY THAT. BY: THIS PLAT CONTAINS COMPLETED IRRIGATION DISTRIBUTION FACILITIES IN ACCORDANCE WITH 11415 DISTRICTS STANDARDS, OR PROVISIONS ACCEPTABLE TO THIS DISTRICT HAVE BEEN MADE BY COVENANT AND AGREEMENT FOR COMPLETED IRRIGATION DISTRIBUTION FACILITIES TO ALL LOTS: SAID AGREEMENT 15 FILED SUPPLEMENTAL TO THIS PUT. OR THE EXISTING 46010/1108 DI51R1BU0GN FACIUTY I5 ADEQUATE TO MEET THIS REQUIREMENT, OR LOTS IS/ARE IN 1$11018 OR IN PART. NOT CLASSIFIED AS 'IRRIGABLE LAND' BY THIS DISTRICT ANO/OR ARE NOT CURRENTLY ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF TH15 DISTRICT. SECRETARY (OR DESIGNEE) YAKIMA 11ETON IRRIGATION DISTRICT I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE OWING (WANG ON THE PROPERTY DESCRIBED HEREON ARE PAID THROUGH 20 • 81: TREASURER. YAKIMA TIETON IRRIGATION 015TRICT APPROVALS. APPROVED BY THE MAYOR OF THE CITY OF YAKIMA DATE APPROVED BY THE CITY OF YAKIMA ADMINISTRATOR ATE APPROVED BY THE CITY OF YAKIMA ENGINEER _DATE PARCEL NUMBER 181331-42003 AND -42004 P'\Propcte\2008\08085\Cameo Cl Finol Piot \08085 final plalewg Hnibregtse, Lotman Associates, Inc. CIVIL ENGINEERING LAND SURVEYING PLANNING 801 North 39th Avenue 4Yokima, WA 98902 (509) 966-7000 4 FAX (509) 965-3800 111111® N- N 111111 11111®- 111111®® 111111 r 11•11 111111 NM JOB NO. 08085 DATE: 11-5-10 SHEET 2 0, 2 m i A I "fflgt109.01911.1All,P AT Tat MIME"' BIER. SECTION 31. 3 N. R. 18 E. FOUND 1/2' AR W/ ILLEGIBLE SEE LCR 261-60 APPROXIMATE LOCATION YAKIMA 0E1014 IRRIGATION EASEMENT PER AUD. FILE NO. 2845819 EXIST. 5' IRR EASEMENT L408.06' 80.00' - 80.00- -83.06'- (SW 1/4 NW 1/4 SE 1/4 SEC. 31 T 13N. R.18E. 'W.M.) N 89'35'18- E 638.07' -80.00- -85.00'- Lot 6 7.2243 sl Lot 5 a, 7.2313 sf 8 [8703] EXISTING 25' R/W 15' EXISTING 7/W PER PUT )F CAMEO :OURT PHASE I EXISTING 25' R/W 25' 25' [8705) 4.07 79.61 EXIST. 10' P.U. k IRR EASEMENT Lot 8 8,6403 81.m Lot 4 8,0993 sl 10' P.U. ESMT. RESERVED HEREON (19'.) Lot 3 8 8.6773 61 [2001] 5 89'58'18- 63.41 EX15T. 5' IRR --t/ EASEMENT Lot 2 7,8083 s1 55 N 00'302400'42' W 0 45 Acres 18702] f0' P.U. ESMT. RESERVED HEREON (TYP.) `ry [e o 3- am 5 Lot 11 I' [8708] 10' IFR 4 7,753361 Lot 9 EASEMENT .'' j' 95.00' RESERVED 7.872361 ? HEREON ? ;5 89'58'18' E 8 Lot 10 i 7 4313 81 82.03' 91.33' 5 89 54'29- E 173.36' 88th Avenue L 104 0 dO4 90 v �/ • ��® Io Lott £3 I Q� - - Q I .�. Cameo Court 104 92 LO4 99 25' Loo 4 Loa 1102 L _L SOUTH 1/4, SECTION 31. T. 13 N R 18 E. W.M. FOUND 2' UNMARKED B.C. SEE LCR 2M-1567 ES 25' So 87th Avenue I, 104 93 do4 94 5 .00' RIVAIE ROAD I 25' 25' i L(74 1 \ • J_ 1 H N 89'43'44' E 663.80' Coolidge Road &gam 4EK9® H©. /1effeGJOO o T42@gkt DOC. INDEX ._.. 8 9.09 &(gG'S� 25' 25' PUBLIC R/W 25' 25' Q'9 4 p R 1 s 0 30 .60 120 663.80' • SE CORNER. NW Y4 SE Y7, SECTION 31, T. 13 N., R. 18 E. W.M. NO MONUMENT FOUND. POSITION CALCULATED FROM R.0.5. 85-53 I FGFND 1. 0 DENOTES 5/8- REBAR WT174 YELLOW CAP MARKED HLA LS 33132/1118 LS 44631 SET 2 65 0160105 MONUMENT A5 NOTED. 3. [ ] DENOTES ADDRESS. 4. P.U. DENOTES PUBUC UTILITY. 5. R/W DENOTES RIGHT OF WAY 6. IRR DENOTES IRRIGATION 7 A PUBUC URUTY AND ACCESS EASEMENT I5 RESERVED OVER ALL OF TRACT A" HEREON. 8. THE WEST UNE OF THE SOUTHEAST QUARTER OF SECTION 31. T. 13 N. R. 18 E. W.M. IS ASSUMED TO HAVE A BEARING OF N 00'05'31- E 9. SURVEY PERFORMED WITH A LEICA OCR 1103 3- ELECTRONIC TOTAL STATION, ELECTRONIC DISTANCE MEASURING UNIT, AND CAUBRATEO CHAIN USING FIELD TRAVERSE PROCEDURES. 10. MONUMENTS SHOWN HEREON AS FOUND WERE VISITED IN OCTOBER. 2010. 11. THIS 51.19VEY MEETS OR EXCEEDS THE STANDARDS CONTAINED IN WAC 332-130-090. 12. • DENOTES 5/8' REBAR WITH YELLOW CAP MARKER 818 L5 33132 / HLA LS 44631 FOUND. NOTES. 1. SEE RECORD OF SURVEY RECORDED IN 8001( 85 OF SURVEYS. PAGE 53 FOR ADDITIONAL SECTION SUBDIVISION INFORMATION. 2. THE STREETS WITHIN PHASES 1 AND 2 OF THIS PLAT ARE PRIVATE. IF 194E STREETS ARE EVER TO BE MADE PUBUC, THE GATE WILL HAVE TO BE REMOVED AT THAT TIME. 3. THE ADDRESSES SHOWN ON THIS PLAT ARE ACCURATE AS OF THE DATE OF RECORDING, BUT MAY BE SUBJECT TO CHANCE. 4. SEE SHEET 2 FOR CURVE AND UNE TABLES. 5. SEE SHEET 2 FOR LEGAL DESCRIPTION. 6. PUBUC UTILITY EASEMENTS RESERVED HEREON MAY BE USED TO SERVE EACH LOT VAIN IRRIGATION WATER. YAKIMA COUNTY TREASURER'S CERTIFICATE I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND 08840 ON THE PROPERTY DESCRIBED HEREIN ON DATE OF THIS CERTIFICATION HAVE BEEN PAID. DATED THIS DAY OF 20 BY: YAKIM8 COUNTY TREASURER'S OFFICE SURVEYOR'S CERTIFICATE. I, ERIC T. 8(8700, A PROFESSIONAL LAND SURVEYOR, 00 HEREBY CERTIFY 11400 194E PLAT OF CAMEO COURT AT APPLE TREE (T PHASE 2 IS BASED UPON AN ACTUAL i/s SURVEY AND SUBDIVISION OF SECTION 13. TOWNSHIP 18 NORTH, RANGE 31 EAST. W.M. THAT THE DISTANCES, COURSES, AND ANGLES ARE SHOWN HEREON CORRECTLY AND THAT MONUMENTS AND LOT CORNERS HAVE BEEN SET ON THE GROUND AS SHOWN ON 111E PLAT. AUDITOR'S CERTIFICATE FILED FOR RECORD THIS _ DAY OF 20._, AT _ M. UNDER AUDITOR'S FILE NUMBER RECORDS OF YAKIMA COUNTY, WASHINGTON, AT THE REQUEST OF HUIBREGTSE. LOUMAN ASSOC. INC. YAKIMA COUNTY AUDITOR BY DEPUTY PARCEL NUMBER 181331-42003 AND -42004 P \Projects\2008\08085\Comex Cl Final Plpt\08085 Mal ploLevg a'� Hulbregtse, Louman Associates, Inc. CIVIL ENGINEERING LAND SURVEYING PLANNING 801 Norlli 391h Avenue *Yakima, WA 98902 (509) 966-7000 • FAX (509) 965-3800 J08 N0. 08085 DATE: 11-5-10 SHEET 1 OF 2 PLAT OF "CAMEO COURT AT APPLE TREE PHASE 2" DEDICATION AND WAIVER OF CLAIMS KNOW ALL MEN BY THESE PRESENTS THAT APPLE TREE CONSTRUCTION COMPANY LLC, A WASHINGTON LIMITED UABIUTY COMPANY. ARE THE PARTIES HAVING AN OWNERSHIP INTEREST IN THE LAND HEREON DESCRIBED: HAVE WITH THEIR FREE CONSENT AND IN ACCORDANCE WITH THEIR DESIRES CAUSED THE SAME TO BE SURVEYED AND PLATTED AS SHOWN HEREON; DO HEREBY DEDICATE THOSE ROADS AND/OR RIGHTS OF WAY SHOWN AS PUBUC DEDICATIONS HEREON TO THE USE OF THE PUBLIC; DO HEREBY WAIVE ON BEHALF OF THEMSELVES AND THEIR SUCCESSORS IN INTEREST ALL CLAIMS FOR DAMAGES AGAINST 114E CITY OF YAKIMA AND ANY OTHER GOVERNMENTAL AUTHORITY WHICH MAY BE OCCASIONED TO 114E ADJACENT LAND BY 114E ESTABUSHED CONSTRUCTION. DRAINAGE. AND MAINTENANCE OF SAID DEDICATED ROADS AND/OR RIGHTS OF WAY: AND DO HEREBY GRANT AND DEDICATE THE EASEMENTS AS SHOWN HEREON FOR THE USES INDICATED. JOHN E. BORTON, MANAGING MEMBER ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF YAKIMA I CERTIFY THAT 1 KNOW OR HAVE SATISFACTORY EVIDENCE THAT JOHN E. BORTON, A MANAGING MEMBER OF APPLE TREE CONSTRUCTION COMPANY LLC, A WASHINGTON UNITED LIABILITY COMPANY. IS THE PERSON W140 APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT (110/561) SIGNED THIS INSTRUMENT. ON 06111 STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT A5 THE PRESIDENT OF UNITED BUILDERS OF WASHINGTON, TO BE THE FREE ANO VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSED MENTIONED IN THE INSTRUMENT. DATED - NOTARY PUBLIC MY APPOINILIENT EXPIRES: 1 r CURVE TABLE NO DELTA RADIUS TANGENT. ARC LENGTH CH LENGTH CHORD DIRECTION CI 9018'24' 50.00 50.39_ 78.92 70.98 14 4511'30' W C2 782747' 20.00 16.33 27.39 25.30 5 50'21'25' W C3 42'06'15' 55.00 21.17 40.42 39.51 S 3210'39' W. C4 72'29'44' 55.00 40.32 69.59 65.04 N 89'28'38' E C5 21'02'33' 55.00 10.21 20.20 20.09 14 43'45'13' W C6 73'12'06' 55.00 40.85 70.27 65.59 14 0312'06' E C7 21'02'33' 55.00 10.21 20.20 20.09 S 502926' W 08 28'34'36' 55.00 14.01 27.43 27.15 5 75'1800' W C9 15'20'45' 100.00 13.47. 26.78 26.70 14 82'44'19' W 010 26'12'35' 100.00 25.13 49.24 48.74 5 60'5739' E 011 11'29'34' 100.00 10.06 20.06 20.03 S 41'06'34' E C12 25'54'53' 100.00 23.01 45.23 44.85 5 22'24'20" E C13 09'28'36' 100.00 8.29 16.54 16.52 5 04'42'36' E C14 90'26'24" 75.00 75.58 118.39 106.47 N 4511'30' W (SW 1/4 NW 1/4 SE 1/4 SEC. 31 T 13N. R.18E. W.M.) LEGAL DESCRIPTION TRACT '0' PLAT OF 'CAMEO COURT AT APPLE TREE PHASE 1' ACCORDING TO THE PLAT THEREOF RECORDED UNDER A001106'5 FILE NO. _ RECORDS OF YAKIMA COUNTY, WASHINGTON. LINE TABLE NUMBER DIRECTION DISTANCE L1 14 8975'18' E 4.12' 1,2 14 51'33'06' E 33.49' 13 N 51'33'06' E 22.16' 14 5 44'46'54' E 26.13' L5 5 44'48'54' E 47.50' L6 N 46'00'36' E 50.97 L7 N 46'00'36' E 62.67' NMI 1E11 IIIIII MIN 11=1 1E1111 MINI EMI IRRIGATION DISTRICT CERTIFICATE 114E PROPERTY DESCRIBED HEREON I5 WHOLLY OR IN PART LOCATED WIIITIN THE BOUNDARIES OF THE YAKIMA TIETON IRRIGATION DISTRICT. I HEREBY CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS-OF-WAY SHOWN ON THIS PLAT, OR CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS-OF-WAY, ARE ADEQUATE TO SERVE ALL LOTS LOCATED WITHIN THIS PLAT WHICH ARE OTHERWISE ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT. I ALSO CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS-OF-WAY SHOWN ON THIS PLAT. OR CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS-OF-WAY, ARE ADEQUATE TO TRANSMIT IRRIGATION WATER THROUGH THIS PLAT TO OTHER ADJACENT LAND ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF 114E DISTRICT. I FURTHER CERTIFY THAT: 1115 PLAT CONTAINS COMPLETED IRRIGATION DISTRIBUTION FACILITIES IN ACCORDANCE WITH 1H15 DISTRICT'S STANDARDS. OR PROVISIONS ACCEPTABLE TO 0415- DISTRICT HAVE BEEN MADE BY COVENANT AND AGREEMENT FOR COMPLETED IRRIGATION DISTRIBUTION FACIU71ES TO ALL LOTS: SAID AGREEMENT I5 FILED SUPPLEMENTAL TO THIS PLAT. OR THE EXISTING 196106710/4 DISTRIBUTION FACILITY IS ADEQUATE TO MEET THIS REOUIREMENT, OR LOTS IS/ARE IN WHOLE OR IN PART, NOT CLASSIFIED AS 'IRRIGABLE LAND' BY THIS DISTRICT AND/OR ARE NOT CURRENTLY ENTITLED TO IRRIGATION WATER UNDER I140 OPERATING RULES AND REGULATIONS OF THIS DISTRICT. BY: SECRETARY (OR DESIGNEE) YAKIMA 11ETON IRRIGATION DISTRICT I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE 01/160 OWING ON II 1E PROPERTY DESCRIBED HEREON ARE PAID THROUGH 20 BY: TREASURER, YAKIMA 11ETOI IRRIGATION DISTRICT APPROVALS. APPROVED BY THE MAYOR OF THE CITY OF YAKIMA DATE APPROVED BY THE CITY OF YAKIMA ADMINISTRATOR DATE APPROVED 8Y THE CITY OF YAKIMA ENGINEER GATE PARCEL NUMBER 181331-42003 AND -42004 P'\Projects\2008\08085\Cameo Cl Final Piot \08085 final plot,awg 140 700 NO. 08085 Halbregtse, Lot�mart Associates, Inc. CIVIL ENGINEERING LAND SURVEYING PLANNING DATE' 11-5-10 801 North 39th Avenue +Yakima, WA 98902 SHEET (509) 966-7000 • FAX (509) 965-3600 2 OF 2