HomeMy WebLinkAboutR-2010-154 Washington Heights, Phases 2 through 11, Preliminary Plat; Sullivan Rowell Properties, LLCRESOLUTION NO R-2010-154
A RESOLUTION concerning the application submitted by Sullivan Rowell Properties, LLC
for Washington Heights Phases 2 through 11, a 240 -lot subdivision
located on the south side of Zier Road and west of South 76th Avenue,
City No PLP #002-10. approving the preliminary plat, subject to certain
conditions
WHEREAS, on October 14, 2010 the Hearing Examiner Pro Tempore held an open
record public hearing to consider an application for Washington Heights Phases 2 through 11, a
240 -lot subdivision located on the south side of Zier Road and west of South 76th Avenue
submitted by Sullivan Rowell Properties, LLC, City No PLP #002-10, and
WHEREAS, on November 1, 2010 the Hearing Examiner Pro Tempore issued his
Examiner's Recommendation, recommending approval of the proposed subdivision subject to
several conditions, and
WHEREAS, the proposed subdivision of Washington Heights Phases 2 through 11
conforms with the City of Yakima's Subdivision Code Title, YMC 14 25, and other applicable
land use controls, and
WHEREAS, at its public meeting on December 7, 2010, the City Council determined by
motion that the Recommendation of the Hearing Examiner Pro Tempore should be affirmed
and adopted, and
WHEREAS, each Council member declares that he or she had no contact with either
the applicant or opponents of this preliminary plat, now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA.
The Yakima City Council hereby affirms and adopts the Findings and Conclusions and
recommended conditions of the Hearing Examiner Pro Tempore's Recommendation, a true
copy of which Examiner's Recommendation is attached hereto as "Exhibit A" and is
incorporated herein by reference The City Council finds formally that, as a matter of fact, the
application for Washington Heights Phases 2 through 11, a 240 -lot subdivision located on the
south side of Zier Road and west of South 76th Avenue, submitted by Sullivan Rowell Properties
LLC, City PLP #002-10, conforms with the City of Yakima's Subdivision Code Title, YMC 14 25,
and other applicable land use controls All approvals and findings of compliance expressed by
this resolution are specifically conditioned on the pertinent matters included among the Finding
and Conclusions and recommended conditions of the Hearing Examiner Pro Tempore's
Recommendation Subject to conditions stated herein, preliminary plat approval of Washington
Heights Phases 2 through 11, a 240 -lot subdivision located on the south side of Zier Road and
west of South 76th Avenue, submitted by Sullivan Rowell Properties, LLC, City No PLP #002-
10, as represented by the Preliminary Plat, prepared by PLSA Engineering & Surveying, dated
August 4, 2010, is granted
ADOPTED BY THE CITY COUNCIL this 14th day of Decembe 010
ATTEST
Mayor
City of Yakima, Washington
Office of the Hearing Examiner
RECEIVED
NOV 0 1 2010
CITY OF YAKIMA
PLANNING DIVA
Preliminary Plat Application ) File No. Pre Long and Leah Plat #002-10
)
)
By Sullivan Rowell Properties, LLC ) Hearing Examiner's Recommendation
)
)
For the 240-Lot"Plat of Washington )
Heights, Phases 2-11 " )
)
INTRODUCTION.
Sullivan Rowell Properties, LLC has applied to subdivide certain vacant properties located in
West Yakima 240 residential lots. City planning staff provided a staff report on the application
to the Heanng Examiner on October 7, 2010 The staff report included copies of the preliminary
plat application, vicinity and land use maps, copies of the preliminary plat, environmental review
documents, city Design Services Team comments, outside agency comments, and copies of
hearing notice documentation. The Heanng Examiner visited the subject property on October
14, 2010, and conducted an open record heanng on the same date At the heanng, the staff report
was presented by Supervising Planner Bruce Benson of the city planning staff.
SUMMARY OF RECOMMENDATION.
The Heanng Examiner recommends approval of this preliminary long plat subject to conditions.
Based on the staff report and exhibits, the viewing of the site and comments received at the open
record heanng, and a review of the City of Yakima Comprehensive Plan, Zomng Ordinance,
Subdivision Ordmance and Development Standards Ordinance, the Hearing Examiner makes the
following
FINDINGS.
APPLICANT. Sullivan Rowell Properties, LLC
6601 W Deschutes, Suite B
Kennewick, WA 99336
LOCATION. This property is located on the south side of Zier Road and west of S 76th
Avenue
DOC.
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# AA -I
PARCEL NO(S).
APPLICATION.
181331-13008 & 181332-23007, 23008, 32006 The legal description of
the subject property is set forth on the face of Exhibit B-1
Preliminary Long Plat to create 240, Single -Family Residential lots,
located on approximately 88 acres.
CURRENT SITE CONDITIONS.
The subject property comprises four contiguous parcels. The Plat of Washington Heights Phase I
is located immediately to the east. The property slopes moderately downward from north to
south, with a higher gradient on the northern third of properly The phase one plat provides for
westward extensions of Fremont Way and West Washington Avenue to the eastern boundary of
the proposed plat. The site is hilly Nevertheless, no portion of the preliminary plat area is
designated as a cntical area due to over steepened slopes, which are defined as slopes in excess
of a 20% grade. The SEPA checklist indicates that portions of the site have up to an 18% grade.
The property is located in an area with a history of flooding. In 1996, 72nd Avenue was breached
to pass floodwater from this area. The Critical Area maps for this area show a manmade pond
designated as a potential wetland. There is also indicated a Type 5 stream which runs from west
to east, more or less through the middle of the subdivision. This is probably the result of
indicating the lowest elevations on the contour maps as an area wide drainage basin and
designating them as Type 5 streams. Analysis of the 2008 aerial photographs does not show any
indications of a water course, either intermittent or ephemeral, nor is there any evident presence
of npanan plant species which are recognized to be a frequent indicator of even.a dry streambed.
A utility easement situated along the western line of the existing dedicated right of way was also
established through an earlier subdivision. The easement was established to serve the parcels
contained in the subject property An irrigation canal bounds the property on its southeast
corner
Electrical and telecommunications services, natural gas, and public water and sewer services are
available in the vicinity, although the existing sewer main in Tieton Drive has not yet been
connected to the public sewer collector system. The property is within the Yakima-Tieton
Irrigation Distract service area but is not presently served with irrigation water
CURRENT ZONING AND USE.
The zoning for this property is R-1, single-family residential and it is currently in agricultural
use. There are several agricultural buildings and a man of her car and made pond located on the
property and these will all be removed during the course of development.
RECEIVED
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
NOV 0 1 2010
CITY OF YAKIMA
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Adjacent properties have the following characteristics
Location
Zoning Existing Land Use
North R-1 Agnculture
East R-1 Residential
West R-1 Agriculture
South R-1 Agriculture
COMPREHENSIVE PLAN.
This property has been designated as Low Density Residential.
At the time of the hearing on the proposed project, the staff report indicated that the draft of the
West Valley Neighborhood Plan as currently written would affect the northerly portions of this
property, designating it as medium density residential with the intention of changing the zoning
to R-2, Two -Family Residential.
PROJECT DESCRIPTION.
This application proposes to subdivide approximately 88 acres of property into 240 new single-
family lots that range in size from approximately 9,332 square feet to 30,289 square feet. This
proposed development will include sewer, water, public streets with curbs, gutters, sidewalks on
both sides of the street, and streetlights. The prehminary plat is designated as Exhibit B -lin the
staff report. Project would be developed m10 phases.
The applicant has not requested any administrative adjustments to or vanances from
development regulations applicable to subdivisions under the Yakima Municipal Code, so all
streets, curbs, sidewalks and fighting would comply with applicable street design standards,
including nght of way dedication. No separate imgation system has been proposed. Specific
provisions for parks, open space and pubhc schools are not included in the application materials.
All lots will have access, be provided with public utilities, exceed 7,000 square feet and provide
a mimmum lot width of 50 -feet as measured at the rear of the required front yard setback.
DEVELOPMENT SERVICES TEAM (DST) REVIEW.
The following comments were submitted at the DST meeting held on May 5, 2010
1. City of Yakima Water Division
Nob Hill Water Company will provide all domestic water for this subdivision.
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
RECEIVED
NOV 0 1 2010
CITY OF YAKIMA
PLANNING DIV.
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# AA -
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NOV 0 1 2010
2. City of Yakima Wastewater Division CITY OppF�� NNYAKIMA
G
Public Sewer lines are to be kept within the street alignment. All sanitary sewer manhol�essNsnau DIV.
be located in the street. Public sewer line extensions are required in addition to those noted on
the preliminary plat dated 3/23/2010 stamped received by City of Yakima Planning Division on
April 15, 2010, as follows western edge of Spokane Street, southern edge of 86th Avenue,
southern edge of 84th Avenue, southern edge 82nd Avenue and southern edge 78th Avenue.
This development will not be allowed to connect directly to the 12 inch public sewer line in
Fremont. Connection fees will be assessed.
The northern lots in phase 7 and 8 have an existing sewer easement through their back lot line
Public Utility easements for wastewater pipes shall allow for access of wastewater equipment to
all sewer manholes and clean -outs. A proper surface to accommodate these vehicles shall be
provided and maintained by the property owner Access shall not be blocked by fences. The
property owner should not plant landscaping or construct permanent or temporary structures
within the easement. In the event that access or repairs cause the removal of any fences,
structures or landscaping, the property owner shall assume the nsk and costs associated with the
removal and /or replacement. In addition, the owner shall assume all liability for any claims filed
in association with property damage caused directly from a sewer back up from the sewer pipes
in which the City's access was blocked or hampered by the property owner
3. Nob Hill Water Association
Currently in Phase 1 of Washington Heights there are 8" trunk lines ready to extend into the
entire development and the Nob Hill Water Association possesses sufficient water nghts to
provide this service The Association can provide fire flow from 3000 to 3500 gallons per
minute at 20 psi and will. work with City of Yakima Codes Division to determine fire hydrant
placement and spacing.
Nob Hill Water will coordinate the transfemng of irrigation water shares between the parties
involved as each phase develops. A Declaration of Covenants will be required to be filed with
each Phase as well. Currently Phase 1 the source water is provided by Yakima Valley Canal,
however as the development continues we will utilize Yakima Tieton Irrigation Shares as well.
In Phase 10 at the intersection of 80th Avenue & Zier Road, NHW currently has a booster pump
in a vault that will need to be modified or relocated at the developer's expense.
4 City of Yakima Surface Water Engineer
The application states that runoff will be collected and managed on-site via surface retention
areas and infiltration facilities. These will both work if designed and sized correctly One other
area that will require some planning on their part is that the new phases will be required to pass
through the 100 -year storm from upland flow, as Phase 1 did.
Complete stormwater design plans, specifications and runoff/storage calculations supporting the
stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City
of Yakima standards. These plans and control measures must be completed by a licensed
Page 4
Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
DOC.
INDEX
#AA-�
Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water
Engineer pnor to construction.
UIC Registration - Stormwater
In accordance with Chapter 2 Section 2.4 of the December 2006 edition of the Department of
Ecology's Guidance for UIC Wells that Manage Stormwater Publication Number 05-10-067,
Underground Infection Control (UIC) wells constructed on or after February 3, 2006 are
considered new •and must be registered with the Department of Ecology (DOE) prior to
construction. Therefore, if UIC wells are used in the drainage design, the UIC wells must be
registered with DOE and a copy of the DOE UIC Well registration form with a Professional
Engineer's stamp and signature for each well shall be delivered to the City of Yakima's Surface
Water Engineer before final project approval shall be granted.
5. Yakima County Development Services — Flood Control Zone District
The Yakima Flood Control Zone Distnct is providing the following comments in regards to the
above mentioned development project.
1 This development location is in an area with a history of flooding. In 1996, 72nd Avenue
was breached to pass floodwater from this area. Any development in this basis should include
detailed analysis of drainage to help address histoncal flooding problems, and to the maximum
extent practicable, mitigate current and future flowing conditions.
The Yakima County Surface Water Division is providing the following requirement and
comments in regards to the above mentioned development project.
2. Yakima County owns, operates, and manages Drainage Improvement District (DID) #41,
whose drains pass through the proposed development. The DID is a drainage system for
agricultural drainage only and consists of pipes and easements No facilities or construction may
be installed within the easement without Yakima County permission. Any modifications or
relocations of this DID will require (a) a written request to Yakima County and (b) signed
agreement between the developer and Yakima County pnor to any modification or relocation to
the DID Any change of alignment will require a Right -of -Way easement to be granted to the
DID prior to the execution of any Long Plat or other such instrument. An engineenng study may
also be required of the proposed DID relocation to determine negative impacts of the DID
relocation.
3 Due to flood history noted above, we recommend special attention be provided for the
passage of upland floodflows and on-site surface runoff per Title 7, Chapter 7 83 of the City of
Yakima Municipal Code, which requires passage of all upslope drainage.
6. City of Yakima Development Engineer
This development is required to install curb, gutter, sidewalks, storm drainage and street lighting
on all existing street frontages and planned streets throughout this development to City of
Yakima standards. Engineering is concerned about the steepness of 80th Avenue in this plat. The
maximum street grade that the City of Yakima will allow is 10%. At that slope the road would
require some 20 foot fill areas, as proposed. Therefore Engmeenng is suggesting a road design to
RECEIVED
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
NOV 0 1 2010
CITY OF YAKIMA
PLANNING DIV
DOC.
IND
fit the terrain of this area, with minimal cut and fill areas and the 10% required grade to comply
with City of Yakima standards.
7. City of Yakima Building Codes
The City of Yakima Codes, in conjunction with the Fire Department, will work with Nob Hill
Water Company for placement of new hydrants. Any structures to be removed will require
demolition permits upon receiving a signed form from the Clean Air Authonty Plan review,
permits and inspections are required for each parcel prior to occupancy per Section 105 of the
2006 International Building Code The City of Yakima will adopt the 2009 International
Residential Codes on or about July 1, 2010 Any plans submitted after that date will be subject to
the new codes.
8. City of Yakima Streets & Traffic Operations Manager
I have several issues that I am providing recommendations towards and then I will discuss the
traffic study issue.
1 80th Avenue Grade
I would approve 80th Avenue to be constructed at a 12% maximum grade with the following
conditions
a. Spokane Street and Perry Street are not to connect to 80th Avenue except by pedestrian
pathway I believe there are some serious safety issues related to turning movements
under winter dnving conditions where these streets intersect 80th Street.
b The ADA guidelines I talked about at our meeting with the developer's representative
were just that, guidelines. In order to allow the 12% grade on 80th Street, I recommend
that there be a 5 -foot -by -5 -foot level pad at each corner where the street grade exceeds
5%.
c The 80th Avenue approach should have a storage platform of no more than 4% grade
for a distance of 75 feet measured from the edge of travel on Zier Road. This requirement
is for all intersections where the approach grade exceeds 4%.
2. Half Width Section 80th Avenue
If the half width section of 80th Avenue is to be connected through as phases 4 & 5 are
developed, the street section must be built wide enough to handle two-way traffic, 22 feet
mimmum. If not, each should be built as paved "hammerhead" turnarounds. Permanent
barricades will be required to prevent through traffic Right-of-way fencing will be necessary to
keep vehicles off the adjacent pnvate property
3 Street Lighting
All streetlights shall be either LED or induction type fixtures. The streetlight installed at the
intersections along 80th Avenue including Zier Road shall be Betal ED Model No STR-LWAY-
RECEIVED
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
NOV 0 1 2010
CITY OF YAKIIVIA
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INDEX
2M -HT -08 -C -UL. At all other intersection the streetlights shall be Tranco Part No EW3010-BB-
120VAC-FL-NEW-GE, "QL" model of induction @ 2.68Mhz or approved equal.
Contact Traffic Signal and Street Light shop at 575-6156 for more specific information.
4 Lane Configuration — 80th Avenue
80th Avenue shall be a two-lane roadway except at the intersection at Zier Road where it will be
three lanes. The turn lane shall have storage for 3 passenger vehicles, approximately 75 feet, not
including the appropriate transition/taper stnping.
5 Traffic Study
The traffic study question can be handled one of two ways. require a full impact study or place
requirements on the project that would address the larger concerns that a traffic impact study may
identify
A. Requirements
a. Install left turn lanes on Zier Road at 80th Avenue with construction done in
conjunction with connection of 80th Avenue to Zier Road from the development. New street
section to be constructed per City of Yakima's standards for minor artenal roads.
b Pay pro rata share of intersection improvements at 72nd Avenue and Washington
Avenue per the traffic concurrency report.
c Work with traffic engineering to develop a pattern of stop sign pattern within the
subdivision and along existing sections of Washington Avenue and Fremont Way to minimize
speeding. The developer is responsible for purchase and installation of all signs.
B
Traffic Impact Study
a. Conduct a traffic impact study to determine off-site traffic impacts and mitigation
measures related to the development. Intersections to be studied include 80th Avenue & Zier
Road and Washington Avenue & 72nd Avenue.
b Traffic analysis will include existing traffic conditions, site only at build out year,
and site plus background traffic at build out year
c. Analyze impacts to existing segments of Washington Avenue and Fremont Way
for possible traffic calming measures that may be needed to mitigate impacts from the
development. Analyze existing conditions, development plus background when the maximum
number of units are constructed prior to constructing 80th Avenue to Zier Road, and
development build out plus background traffic
9 City of Yakima Transit Project Planner
Yakima Transit does not currently have a route that passes the site, but anticipates starting a route
in the next two years that will access Yakima Transit's future West Valley Park & Ride The #2
& #5 routes will travel down Zier Road m each direction between 72nd and 96th Avenues. We
do not anticipate routing buses through the proposed development. There is not an existing bus
stop in front of the proposed development. Yakima Transit will have a future stop at the
southeast and northwest corners of 80th Avenue and Zier Road. The size of the development
will create a traffic impact along the artenal street system, specifically affecting traffic along Zier
Road and the intersection at 80th Avenin
Page 7
Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
NOV 0 1 2010
CITY OF YAKIMA
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New bus shelters need to be installed on both sides of S Zier Road at this location. If bus routes
are established along Zier Road before Phase 10 of the proposed plat is recorded, Yakima Transit
requests that the developer install, at the developer's expense and before Council's approval of
the final plat, a 5'x10' bus shelter on the south side of Zier Road and Yakima Transit will install
the bus shelter on the opposite side of Zier Road. If Phase 10 is recorded before Yaluma Transit
establishes a route along Zier Road, Yakima Transit will install both shelters at Yakima Transit's
expense. A second 5'x10' shelter will be installed by Yakima Transit, if needed.
To accommodate the transit stop, Yakima Transit requests that the required eight -foot public
utility easement (YMC 12.02.020) across Lots 10-7 & 10-8 along Zier Road also be reserved for
Yaluma Transit. The bus shelter will abut the sidewalk on one of the two parcels, as determined
by Yakima Transit. Sidewalks should be installed along the roads throughout the site for special
population group's accessibility to the bus system. Handicap ramps should also be installed at
intersections throughout the development.Bus shelters can be purchased from Yakima Transit or
the Developer can choose to construct their own to City of Yaluma standards. Specification
information can be obtained upon request by contacting Yakima Transit at 509-576-6463
Yakima Transit will provide the appropriate signage.
10. City of Yakima Building Codes (Addressing).
Building codes comments included the assignment of addresses to all of the lots identified in the
preliminary plat.
11. Yakima Regional Clean Air Agency
1 The proponent/developer must address the air emission impact, in particular PM 2 5 prior
to any SEPA approval Air emission from such large development (240 lot subdivision), if using
solid fuel devices (i.e., fireplaces, woodstoves) during the winter season at one time, may violate
the National Ambient Air Quality Standards (NAAQS) for the 24 hours average. Proponent must
submit the results of the modeling or other calculation to YRCAA showing that NAAQ's will not
be violated,
2. Pnor to demolishing or renovating any structures an asbestos survey must be done by a
certified asbestos building inspector;
3 Any asbestos found must be removed by a licensed asbestos abatement contractor pnor to
demolition,
4 A Notification of Demolition and Renovation (NODR) application must be filed with
YRCAA and the appropriate fee should be paid,
5 Contractors doing demolition, excavation, clearing, construction, or landscaping work
must file a Dust Control Plan with YRCAA, pnor to the start of any of the work; and
6 No burning is allowed at any time during land clearing.
RECEIVED
Page 8
Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
NOV 0 1 2010
CITY OF YAKIMA
PLANNING DIV
DOC.
INDEX
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
On August 5, 2010 an amended preliminary plat drawing was submitted in response to many of
these comments. Due to the responsiveness of the changes made in the amended plat a follow-up
DST meeting was not held.
TRANSPORTATION CONCURRENCY
The following Traffic Capacity Analysis for the project was completed on August 26, 2010
ITE Land Use
LU #210 Single Family Homes (1 01 Tnps/Dwelling Unit)
240 * 1 01 = 242 4 PM Peak Hour Tnps
Expected Net PM Peak Hour Tnp Generation. 243 PM Peak Hour
trips
Summary of Impact -
The proposed project is a plat for 240 housing units in the vicinity of 80th Avenue and Zier
Road. Traffic from this new development will enter the Arterial Street system on Zier Road and
Washington Avenue. City of Yakima Administrative procedures for Concurrency Analysis use
the PM Peak hour tnp of the adjacent street for the selected land use category The site -generated
traffic is distributed to the Arterial Street sections noted below, based upon the City policy to
assess impacts for two Arterial street segments. Estimated distribution of the site -generated trips
is shown on the table below Based upon actual data, City of Yakima Traffic Volumes for PM
Peak Hour is assessed as 8 7% of total Average Daily Traffic (ADT) Peak hour reserve capacity
includes any vehicle trips previously assigned under the Concurrency Ordinance City of Yakima
Transportation Concurrency assesses arterial street segment capacity only and does not address
intersection capacity
Seg
#
Street Segment
Total
ADT
PM
Pk
Hr
ADT
Peak
Reserve
Cap
New
Dev
PM Pk
Hr
Impact
2002-
2007
Con-
currency
Tnps
Resulting
Pm Pk
Hr
Capacity
V/C
Segment
LOS
(V/C
Ratio)
207
Washington
Ave 64th to
72nd Ave
7,143
621
1,379
75
299
1,304
0 46
A
209
Zier Rd 72nd
to 80th Ave
1,060
92
1,508
40
87
1,468
0 11
A
234
Zier Rd. 80th to
96th Ave
3,177
276
1,324
20
20
1,304
0 19
A
212
72nd Ave Nob
Hill to Zier Rd
8 710
'
758
2,442
65
349
2,377
0 35
A
213
72nd Ave Zier
Rd to
Washington
8,082
703
2,497
70
157
2,427
0.27
A
231
72nd Ave
Washington to
2,081
181
1,419
5
118
1,414
0 19
A
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
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NOV 0 1 2010
CITY OF YAKIMA
PI AWING DIV
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Summary of Impact to City of Yakima Arterial Streets.
The application has been reviewed and approved for consistency with YMC 12.08 Transportation
Capacity Management Ordinance. This development will not exceed the PM peak hour capacity
of the City Arterial street system and reserve capacity exists on all impacted streets. The review
does not address intersection level of service.
ENVIRONMENTAL REVIEW.
On September 14, 2010 a Mitigated Determination of Nonsignificance (MDNS) was issued by
the City of Yakima. This MDNS was issued under WAC 197-11-340(2) In this determination,
mitigation measures were required.
A. Contractors doing cleanng, grading, paving, construction or landscaping work
must file a dust control plan with Yakima Regional Clean Air Authority (YRCAA)
Burning is prohibited at all times dunng land clearing.
B Complete stormwater design plans, specifications and runoff/storage calculations
supporting the stormwater design are required pursuant to the Eastern Washington
Stormwater Manual and City of Yakima standards. These plans and control measures
must be reviewed and approved by the City of Yakima Surface Water Engineer pnor to
construction. If Underground Injection Control (UIC) wells are used in the drainage
design, the UIC wells must be registered with the Department of Ecology (DOE)
C 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 cleanng, grading or construction.
D A Grading Plan, prepared in accordance with the requirements and specifications
set forth in Appendix J of the 2009 International Building Code, shall be submitted and
approved by the City Building Official prior to any grading or construction. Any changes
or deviations from these requirements shall be at the discretion of the City Building
Official.
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
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CITY OF YAKIMA
PLANNING DIV
DOC.
[INDEX
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Coolidge
216
80th Ave Nob
Hill to Wide
Hollow
4,912
427
1,173
30
30
1,143
0.29
A
217
80th Ave Wide
Hollow to Zier
Rd
2,667
232
1,368
40
50
1,328
0 18
A
232
Coolidge 72nd
to 80th Ave
2,408
209
1,391
5
100
1,386
0 19
A
Summary of Impact to City of Yakima Arterial Streets.
The application has been reviewed and approved for consistency with YMC 12.08 Transportation
Capacity Management Ordinance. This development will not exceed the PM peak hour capacity
of the City Arterial street system and reserve capacity exists on all impacted streets. The review
does not address intersection level of service.
ENVIRONMENTAL REVIEW.
On September 14, 2010 a Mitigated Determination of Nonsignificance (MDNS) was issued by
the City of Yakima. This MDNS was issued under WAC 197-11-340(2) In this determination,
mitigation measures were required.
A. Contractors doing cleanng, grading, paving, construction or landscaping work
must file a dust control plan with Yakima Regional Clean Air Authority (YRCAA)
Burning is prohibited at all times dunng land clearing.
B Complete stormwater design plans, specifications and runoff/storage calculations
supporting the stormwater design are required pursuant to the Eastern Washington
Stormwater Manual and City of Yakima standards. These plans and control measures
must be reviewed and approved by the City of Yakima Surface Water Engineer pnor to
construction. If Underground Injection Control (UIC) wells are used in the drainage
design, the UIC wells must be registered with the Department of Ecology (DOE)
C 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 cleanng, grading or construction.
D A Grading Plan, prepared in accordance with the requirements and specifications
set forth in Appendix J of the 2009 International Building Code, shall be submitted and
approved by the City Building Official prior to any grading or construction. Any changes
or deviations from these requirements shall be at the discretion of the City Building
Official.
Page 10
Plat of Washington Heights, Phases 2-11
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E. This development shall contribute to the planned intersection improvement
project at 72nd Avenue and Washington Avenue for a roundabout. The Pro Rata Share
contribution is estimated at $13,650 (or $56 88 per lot, if the developer wants to pay by
the phase)
On September 28, 2010 the appeal period for this MDNS lapsed and no appeals were filed.
PUBLIC NOTICE.
Public notice of this application and hearing was provided in accordance with. YMC Title 14,
Subdivision Ordinance, YMC Title 15, Urban Area Zoning Ordinance and YMC Title 16,
Development Permit Regulations and include the following actions and dates
• Date of Onginal Application
• Date of Amended Application.
• Date of Developer's Notice of Complete Application.
• Date of Mailing of Notice of Application & Preliminary MDNS
• Date of Posting of Land Use Action Sign on the Property.
• Date of Mailing and Publication of Notice of Final MDNS
• Date of Mailing and Publication of Notice of Public Heanng.
Apnl 19, 2010
August 5, 2010
August 9, 2010
August 12, 2010
August 12, 2010
Septemberl4, 2010
Septemberl4, 2010
JURISDICTION.
Pursuant to RCW Ch. 58 17, YMC § 1 43 080 and YMC § 14.20 100, the Hearing Examiner is
authorized to make a recommendation for approval or disapproval, with written findings of fact
and conclusions to support the recommendation to the City Council on preliminary plats.
REVIEW STANDARDS.
YMC § 14.20 100 provides that the heanng examiner is to determine whether or not the
following standards are satisfied in reviewing a subdivision.
1 The proposed subdivision must be consistent with the provisions of the urban area zoning
ordinance;
2 The proposed subdivision must be consistent with the city of Yakima's comprehensive plan,
3 The proposed subdivision must be consistent with the provisions of the subdivision
ordinance Chapter 14.30 YMC, concerning improvement design, requires compliance with
Chapter 12 YMC
4 As required by Chapter 58 17 RCW, the proposed subdivision must make appropnate
provisions for
a. Public health, safety, and general welfare,
b Open spaces,
c Drainage ways,
d. Streets or roads, alleys, and other public ways,
e Transit stops,
f. Potable water supplies, irrigation and other water suppliers,
g. Sanitary waste disposal, RECEIVED
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h. Parks and recreation,
1. Playgrounds,
J Schools and school grounds,
k. Sidewalks,
1 Other planning features that assure safe walking conditions for students who walk to
and from school, and
5 Based upon standards 1 through 4 of this section, whether the public use and interest will be
served by the approval of this subdivision.
CONSISTENCY WITH THE COMPREHENSIVE PLAN.
The property is designated as Low Density Residential on the Future Land Use Map This
designation is charactenzed as development consisting pnmarily of detached single-family
residences having a density of less than 7 dwelling units per acre exclusive of roads and nghts-
of-way
The proposed West Valley Neighborhood Plan would affect the northerly portions of this
property, designating it as medium density residential with the intention of changing the zoning
to R-2, Two -Family Residential. This would allow higher residential densities than the current
zomng. However, even if developed at the higher permitted density, the number of dwelling units
permitted per net residential acre contemplated in the comprehensive plan would still not be
exceeded.
The Goals and Policies that apply to this designation and proposed land use are as follows.
Goal 3 1 Provide for a broad distribution of housing in Yakima that meets the affordability
and neighborhood design needs of the public
Goal 3.2 Build sustainable new neighborhoods
Goal 3 3 Preserve existing neighborhoods
Policy 3.3.2 Ensure that new development is compatible in scale, style, density and aesthetic
quality to an established neighborhood.
The subdivision of the subject property into lots suitable for single family residential
development in an area already surrounded by single family-oriented residential development
would be consistent with the comprehensive plan. There is no public comment or other evidence
that suggests that the proposed development would be incompatible in style density or aesthetic
quality with the surrounding properties.
CONSISTENCY WITH THE ZONING ORDINANCE.
RECEIVED
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The Yakima Urban Area Zoning Ordinance (UAZO) § 15 03 030 (2) indicates that the (R-1)
Single -Family Residential distnct is intended to
a. Establish and preserve residential neighborhoods for detached single-family dwellings
free from other uses except those which are compatible with, and serve the residents of,
this district; and
b Locate moderate -density residential development, up to seven dwelling units per net
residential acre, in areas served by public water and sewer
The proposed preliminary plat would be consistent with the intent of that zone and comply with
the following development standards of Chapter 15 05 of the UAZO
a. Lot Coverage The maximum lot coverage permitted in the R-1 zoning distnct is 45% and
all lots will comply with that limitation.
b Lot Size The preliminary plat indicates lot sizes that range from 9,332 to 30,289 square
feet. Table 5-2 of Chapter 15 05 of the UAZO provides that the minimum lot size for a
single-family dwelling is 7,000 square feet.
c. Lot Width. Table 5-2 of Chapter 15 05 of the UAZO prescribes a minimum lot width of
50 feet and all proposed lots meet that requirement.
d. Density With a density of about 3 4 dwelling units per net residential acre, the proposed
preliminary plat complies with YMC § 15 05 030(B) and Table 4-1 of Chapter 15 04 of
the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the
R-1 zone
CONSISTENCY WITH THE SUBDIVISION ORDINANCE.
In addition to procedural requirements contained m the subdivision ordinance, the preliminary
plat must conform to lot and block design standards. As submitted, the preliminary plat is
consistent with those standards. Further, the ordinance requires submission of various design
and engineering plans. Timely submission of such plans can be addressed through appropriate
conditions on preliminary plat approval. City planners have identified a set of recommendations
that are intended to assure consistency with the subdivision ordinance and other development
regulations and pertinent to residential property development. As proposed, and with the
recommended conditions, this preliminary plat meets all the design requirements in Chapter
14 30 of the City's subdivision ordinance and the development standards of YMC Title 12.
CONSISTENCY WITH CHAPTER 58.17 RCW.
The recommended conditions are intended to ensure consistency with the provisions of the City's
subdivision ordinance and that appropnate provisions are provided for the following
1 Public health, safety, welfare The construction of new detached single-family
dwellings which is consistent with adjacent uses responds to continued regional growth and the
concurrent need in this community for single-family. dwellings.
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There is a man made pond with associated vegetation on the property that would be eliminated
by the project. Manmade features of this type are not recognized as being cntical area wetlands
and they may be removed as a regulatory matter No evidence has been presented indicating that
preservation of the man made pond is in the public interest.
The city of Yakima is required by the State Growth Management Act, Chapter 36 70A RCW, to
ensure that proposed development not be approved unless transportation improvements or
strategies to accommodate the impacts of such development are established concurrently with
any proposed development that would otherwise reduce the level of service of a transportation
facility below the standards adopted in the transportation element of the city's comprehensive
plan. The traffic capacity analysis performed for the project indicates that it will not reduce
levels of service on arterials to in the vicinity
Based on these considerations, so long as the proposed preliminary plat complies with all
applicable City development standards, all mitigation measures in the SEPA MDNS and all
specified conditions of approval, it contains adequate provisions for protection of the public
health, safety and welfare.
2. Open spaces The proposed Lots are larger than minimum sizes required in the R-1
zoning district. Lot coverage of 45% or less in the R-1 zoning distnct will provide adequate light
and air for future residents in accordance with the standards in the zoning ordinance without
additional open spaces.
3. Drainage systems The SEPA MDNS requires that drainage system facilities will be
provided in accordance with state and local regulations.
4 Streets, alleys, and other public ways The gradient for some of the new streets
proposed by this development has been an engineenng and fire department concern dunng the
review of this application. Pursuant to RCW 58 17 020 (4) a preliminary plat is to show "the
general layout of streets and alleys, lots, blocks, and other elements of a subdivision consistent
with the requirements of this chapter " Street gradients will be reviewed in subsequent
engineering and design reviews conducted for the project by city staff. However, city staff and
the applicant's representative also discussed specific considerations regarding improvements to
Zier Road. In- those discussions, the parties agreed to proposed road grades from Perry Street to
Zier Road, as depicted on the preliminary plat, which included a 6% landing with a transition to
an 8% grade to Perry and a vertical curve transition through the Perry intersection to the allowed
12% grade down to Fremont. In addition, the parties settled on specific aspects of Zier Road
improvements as follows turn lane requirements for the Zier Road and 80th Avenue intersection
are an 11 -foot turn pocket for 50 feet and then a 75 -foot taper back to the standard roadway width
applicable to Zier Road. Evidence in the record indicates that these provisions are acceptable to
city engineering staff
During the early stages of development all access to this development will come from either
Fremont Way or West Washington Avenue, both of which connect directly with S 72nd Avenue.
Neither intersection is currently signalized. The intersection at Washington Avenue and S 72nd is
proposed for signahzation, or a roundaboi6 ggievtbsection at Fremont Way is not. A third
5-1
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point of access, and the major roadway of this development, will be S 80th Avenue If the
proposed phases are developed in numencal sequence then Phases 2, 3 and 4 could be
accomplished without connecting S 80th Avenue with Zier Road. However, based on DST
comments, after the creation of 80 new lots, S 80th Avenue will need to be constructed to
provide for another way of accessing this growing development. Then, as the additional phases
are developed, the road network will need to be expanded as is indicated on the preliminary plat
drawing. Other construction scenarios are certainly possible but in that event the decision as to
when street development must occur is left to the discretion of the city engineer Subject to these
considerations and appropriate conditions, the preliminary plat makes adequate provision for
streets, alleys and other pubhc ways.
5. Transit Stops Based on DST comments, if bus routes are established along Zier Road
prior to the development Phase 10, a 5'x10' bus shelter must be installed at the developer's
expense on the south side of Zier Road with up to eight feet of additional nght-of-way depth
dedicated for its construction at the north side of Lots 10-7 and 10-8
6. Water Supplies Public water is required to be used for domestic and fire flow purposes.
An adequate water supply for this development is available from Nob Hill Water Company
7 Sanitary waste disposal. Public sewer is required to be available to all lots. Sewer
mains capable of handling the demands of this development will be installed, or their installation
financially secured, pnor to the recording of any phases of this plat.
8. Parks and playgrounds West Valley Community Park is located about one quarter
mile north of the proposed preliminary plat and is the closest city park to the subject property
The proposed prehminary plat is not located in a planned parks and recreation area. Provisions
for parks and recreation areas are not necessary within the proposed preliminary plat due to the
size, number and location of the proposed lots and provisions for playgrounds exist at the schools
which children within the proposed preliminary plat would be attending, and could also be
individually provided on the lots themselves which are of a size which would allow for
playground areas as needed or desired.
9. Sites for schools West Valley Middle School is located approximately one fifth mile
north of the proposed preliminary plat and West Valley High School is located about one quarter
mile to the west. Wide Hollow Elementary School is the closest grade school and it is located
approximately three quarters of a mile to the north and east. No comments were received from
the School District suggesting the need for an additional school at this location.
10. Sidewalks Sidewalks are required and will be provided on both sides of all streets,
consistent with the requirements of Title 12 YMC
Serves the public interest and use
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PUBLIC USE AND INTEREST.
This proposed 240 lot residential subdivision is consistent with neighboring land uses and better
serves the needs of the Urban Growth Area than continued agncultural use of the land.
The purpose of DST review is to identify whether the preliminary plat and subdivision makes
appropriate provisions for the matters set out in RCW 58 17 110 Based on the analysis of
information contained in the application and preliminary plat included in the staff report,
particularly considering the results of DST review and identification of additional information
requirements, the evidence supports a finding that, so long as the required information is timely
provided to the appropnate local and state agencies, the preliminary plat makes appropriate
provision for public health, safety, and general welfare, drainage, streets, sidewalks and other
public ways, potable water supplies, irngation, and sanitary waste disposal.
Parks and recreation, open spaces, transit and schools are .public amenities that are reviewed by
DST, but no particular needs (except with regard to transit stops ) were identified by reviewers.
These amenities are addressed broadly in the comprehensive plan and supporting planning
documents developed by the City of Yakima or (particularly with regard to open space) through
specific development regulations. So long as the preliminary plat is consistent with the plans and
applicable development regulations, the objectives of RCW 58 17 110 for assuring appropnate
consideration of these value are met.
Based on the preceding findings, the Hearing Examiner makes the following
CONCLUSIONS.
1 Subject to conditions identified through Design Services Team review and designed to
assure compliance with Title 12 YMC, Title 14 YMC and Title 15 YMC, the prehmmary plat of
Washington Heights, Phases 2-11 is consistent with the City of Yakima comprehensive plan, the
City of Yakima Urban Area Zoning Ordinance, and the City of Yakima Subdivision Ordinance.
2. As .required by YMC 16 06 010 and 16 06 020, based on the consideration of
foregoing findings pertaimng to among other things, (1) the type of land use, (2) the level of
development, (3) infrastructure, including public facilities and services needed to serve the
development, and (4) the characteristics of the development, the proposed project is consistent
with applicable development regulations and the adopted comprehensive plan.
3 Because, as conditioned, the preliminary plat makes appropnate provision for public
health, safety, and general welfare, open spaces, drainage, streets, sidewalks, parks and
recreation, potable and irngation water supply and waste disposal, or is consistent with city plans
for providing such services or amenities, the preliminary plat will serve the public use and
interest and should be recommended for approval.
From the foregoing Findings and Conclusions, the Hearing Examiner makes the following
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RECOMMENDATION.
1
The Preliminary Plat Application by Sullivan Rowell Properties, LLC, for the 240 -Lot "Plat of
Washington Heights, Phases 2-11 " (File No Pre Plat #2-10) should be APPROVED, SUBJECT
TO THE FOLLOWING CONDITIONS
1 1 Pnor to final plat approval for any phase the applicable intenor streets shall be
engineered, constructed and approved or financially secured according to the standards and
Irequirements of the City Engineer and YMC Title 12.
2. Regardless of phasing, S 80th Avenue shall be constructed following the
development of 80 new lots. When south 80th avenue has been constructed, no parking will be
' permitted along either side of the street and appropnate signage of this restriction shall be
installed by the developer
1 3 All lots shall be served with public water from the Nob Hill Water Company No
individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat
I approval, written venfication from Nob Hill Water must be submitted to the Planning Division
indicating that all construction required to provide each lot with domestic water has been
completed and the fees paid.
1 4 All lots shall be provided with public sewer service according to YMC Title 12
standards. This will include the installation of a 12 inch trunk line running through the
I development as well as any other lures needed for providing service within the plat itself. No
individual septic systems or other sewage disposal methods will be allowed. Prior to final plat
approval, written verification from the City of Yakima Engmeenng Department must be
I provided to the Planning Division indicating that all sewer extensions have been completed and
inspected or financially secured.
I 5
public road riAt minimum 8 -foot wide public utility easement must be provided adjacent to all
ghts-of--way
II 6 Easements for new and/or future utilities shall be a minimum of 16 feet in width,
provided that the width of easements for buried utilities will be twice the depth of the planned
excavation.
1 7 All public and private utilities shall be located underground, with the exception of
telephone boxes and such similar structures:
I8 All public and pnvate utilities to be located within public road nghts-of-way must
be constructed pnor to the start of road construction.
I9 An additional eight feet of right-of-way shall be dedicated along the north of Lots
10-7 and 10-8 for the placement of a bus shelter
RECEIVED
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10 If bus routes are established along Zier Road pnor to the development of Phase
10, a 5'x10' bus shelter shall be installed at the developer's expense in the dedicated nght -of-
way along the north of Lots 10-7 and 10-8
11 Fire hydrants shall be placed at the locations specified by the Building Codes and
Planning Division and the Yakima Fire Department. All lots must be provided with adequate fire
flow
12 No facilities or construction may be mstalled within the easement for Drainage
Improvement Distnct (DID) #41 without Yakima County's permission. Any modifications or
relocations of this DID will require (a) a wntten request to Yakima County and (b) signed
agreement between the developer and Yakima County prior to any modification or relocation to
the DID Any change of alignment will require a nght-of-way easement to be granted to the DID
prior to the execution of any long plat or other such instrument. This limitation will be included
in a note on the face of the plat.
13 All permits required by the Yakima Regional Clean Air Agency shall be obtained
in accordance with applicable laws and rules. The developer shall designate during working
hours a responsible party to serve as contact for suspected air quality violations.
14 The developer shall contact the State Department of Ecology to determine if a
baseline general permit for stormwater discharges will be necessary for this development.
Application shall be made at least 30 days pnor to the start of construction.
15 A final binding stormwater and drainage control plan for the entire property,
including the installation of flood control measures, shall be submitted and approved by the
City's Engineenng Division prior to construction of improvements for any area of the
development.
16 A grading plan and permit application, meeting the standards of Appendix J of the
2009 International Building Code, shall be submitted and a permit obtained pnor to construction
of improvements for each phase of the development.
17 Erosion control methods such as temporary ponding, silt fencing, etc must be in
place pnor to clearing, grading or construction.
18 All addresses shall be as specified in Exhibit "A -one " of the staff report. All
addresses must be clearly shown on the face of the final plat as required by RCW 58 17.280
19 This plat shall be subject to the following notes, which must be placed on the face
of the plat:
a. The addresses shown on this plat are accurate as of the date of recording, but
may be subject to change The City of Yakima Building Codes Division is
responsible for the confirmation or reassignment of addresses at the time of
building permit issuance
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b The owners shown hereon, their grantees and assignees m mterest hereby
covenant and agree to retain all surface water generated within the plat on-site.
c. No direct access is permitted from any of the lots onto Zier Road or South 80th
Avenue.
20 Irngation approval, if any is required, shall be shown on the face of the final plat.
21 The five requirements of the September 14, 2010 MDNS shall be completed or
complied with pnor to final plat approval.
22. All other requirements of the zoning and subdivision ordinance, although not
specifically set forth herein, shall be complied with in their entirety
23 Upon preliminary plat approval the applicant has seven years to submit the final plat.
Thereafter, 30 days prior to the expiration of said approval the applicant must submit to the City
Council a wntten request aslung to extend the approval penod for a maximum period of one
year
DATED THIS FIRST DAY OF NOVEMBER, 2010
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No
For Meeting Of December 14, 2010
ITEM TITLE Adoption of Resolution approving Preliminary Plat of Washington Heights
Phases 2 through 11
SUBMITTED BY Michael A. Morales, Director of Community and Economic Development
CONTACT PERSON/TELEPHONE Bruce Benson, Supervising Planner (575-6042)
SUMMARY EXPLANATION In a public meeting held before the Yakima City Council on
December 7, 2010, preliminary approval was granted to the Preliminary Plat of Washington
Heights Phases 2 through 11 which is located on the south side of Zier Road and west of S 76th
Avenue This plat will subdivide approximately 88 acres in the Single -Family Residential zoning
district into 240 parcels of record Staff requests that Council formally adopt the resolution
granting this project preliminary approval
Resolution X Ordinance_ Contract Other
Funding Source
APPROVAL FOR SUBMITTAL -
City Manager
STAFF RECOMMENDATION Adopt the Resolution for the Preliminary Plat of Washington
Heights Phases 2 through 11
BOARD RECOMMENDATION The Hearing Examiner rendered his written recommendation
for approval on November 1, 2010
COUNCIL ACTION Council approved this Preliminary Plat on December 7, 2010