HomeMy WebLinkAbout03-11-20 YPC Packet111011119 M DEPARTMENT OF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
11 %Xk� uu:�; Dui k wi
PlOTY I° YAKIIMA
anning Joseph Calhoun, Manager
129 North Second Street, 2nd Floor, Yakima, WA 98901
ask.planning�yakimawa.gov • www.yakimawa.gov/services/planning
City of Yakima Planning Commission
PUBLIC MEETING
City Hall Council Chambers
Wednesday March 11, 2020
3:00 p.m. - 5:00 p.m.
YPC Members:
Chair Jacob Liddicoat, Vice -Chair Leanne Hughes -Mickel, Al Rose, Bill Cook, Robert McCormick,
Philip Ostriem, and Mary Place
Council Liaison: Kay Funk (District 4)
City Planning Staff:
Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development
Administrative Assistant), Joseph Calhoun (Planning Manager), Eric Crowell (Associate Planner),
Trevor Martin (Associate Planner), Colleda Monick (Community Development Specialist),
and Lisa Maxey (Planning Technician)
AGENDA
Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation (for items not listed on the agenda)
V. Approval of Meeting Minutes of February 26, 2020
VI. Yakima County Flood Control Zone District (FCZD) Discussion
VII. Other Business
VIII. Adjourn
Next Meeting: March 25, 2020
MIS
094
City of Yakima Planning Commission (YPC) Meeting Minutes
City Hall Council Chambers
February 26, 2020
Call to Order
Chair Liddicoat called the meeting to order at approximately 3:00 p.m.
Roll Call
YPC Members Present: Chair Jacob Liddicoat, Vice -Chair Leanne Hughes -Mickel, Al
Rose, Bill Cook, Robert McCormick, Mary Place
YPC Members Absent: Philip Ostriem (excused)
Staff Present: Joseph Calhoun, Planning Manager; Colleda Monick, Community
Development Specialist; Lisa Maxey, Planning Technician
Council Liaison: Kay Funk, District 4 (absent)
Others: Sign -in sheet in file
Introduction of New YPC Member — Mary Place — The Commission welcomed new Planning
Commission member Mary Place.
Staff Announcements — Planning Manager Joseph Calhoun announced the following:
• The Housing Action Plan public participation plan is still being worked on by the City's
consultants.
• The City was awarded a $28,000 grant from the Department of Ecology (DOE) to review and
update the City's Shoreline Master Program. The Planning Commission will review the
proposed changes and make a recommendation to City Council.
• The Yakima County Flood Control Zone District (FCZD) will make another presentation to the
Planning Commission at their March 11th meeting.
Audience Participation — None noted.
Approval of Meeting Minutes —It was motioned by Commissioner Rose and seconded by
Commissioner McCormick to approve the meeting minutes of February 12, 2020. The motion
carried 5-0; Commissioner Ostriem absent, Commissioner Place recused herself from voting.
Opening of the 2020 Comprehensive Plan Amendment Process — Calhoun stated that City
Council adopted a resolution on February 4, 2020 to open the Comprehensive Plan Amendment
process for the year 2020. The Commission will now formally open the process. Applications will
be accepted through April 30th. It was motioned by Commissioner Rose and seconded by
Commissioner Place to open the 2020 Comprehensive Plan Amendment process; motion carried
unanimously.
Continued Public Hearing — "Rainier Court — Phases 2, 3 & 4" (PLP#003-19 & SEPA#041-
19) Community Development Specialist Colleda Monick presented staff's conclusions and
recommendation pertaining to a preliminary long plat in the vicinity of N 92nd Ave and Summitview
Ave proposed by Columbia Ridge Homes LLC.
Tom Durant of PLSA Engineering & Surveying Inc. (applicant's representative/surveyor), clarified
that the vacation of the northern most portion of N. 92nd Ave cannot be applied for until Phase 4
of the plat. Durant wanted to state on the record that he disagreed with City staff's application of
RCW 36.708.040 Determination of Consistency for individual project review. He indicated
Columbia Ridge Homes' objection to requiring sampling of the soil and notifying potential buyers
of contaminants if above the Model Toxics Control Act (MTCA) cleanup levels. He provided to
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staff and the Commission a publication from DOE entitled "Soil Sampling and Safety Guidance
for People Concerned about Arsenic and Lead." Durant clarified that while they do not currently
intend to have the soil tested, if the soil is tested and contaminants are above the MTCA cleanup
levels, they would notify potential buyers. However, if contaminants are below the MTCA cleanup
levels, they may not notify potential buyers.
Justin Hellem, Columbia Ridge Homes LLC, stated that they will comply with dust control
regulations of the Yakima Regional Clean Air Agency and that someone will be on-call 24/7.
Hellem clarified that the properties will have irrigation shares, that their typical construction hours
are from 7 a.m. to 5 p.m., and that they will work with the Engineering Division to determine an
appropriate traffic calming measure.
Wayne Morrison, 205 N 93 d Ave, spoke in opposition to two-story housing in this neighborhood
and the small lot sizes.
Neil Hauff, 420 N 92nd Ave, shared his concerns about lack of communication from the developer,
the narrow width of 92nd Ave, the location of the swales, the development's impact on the
aesthetics of the neighborhood, the change in mailing addresses for current residents, and the lot
size and density of the proposed development. He spoke in opposition to the City adopting DOE's
language which recommends soil testing and notification to potential buyers but does not require
it.
Michele Hauff, 420 N 92nd Ave, expressed her concern about the allowed construction hours. She
indicated that she spoke with the Yakima Regional Clean Air Agency and was told there is no
after-hours emergency contact; the developer would need to be contacted. Hauff stated her
opposition to the developer not being required to sample the soil and notify potential buyers.
Jamie Evans of Evans & Son Inc. stated that their business mails letters to surrounding property
owners that provides an after-hours contact. He explained their process of watering down the soil
before leaving the site for the day.
Chair Liddicoat closed the public testimony at approximately 4:06 p.m.
Further discussion took place amongst the Commission members regarding the details of this
plat. Calhoun indicated that the next meeting for the regional workgroup that will address soil
sampling for new residential developments is on March 17th, which is the 2nd of the 3 workshops
that are planned. The next meeting is in late April or early May. Planning Commissions will not
have a role in this unless the workgroup makes a recommendation that would require a change
to the zoning ordinance.
In relation to the timing of this plat and the associated permits, Calhoun stated that once the
preliminary plat is approved, a construction stormwater water permit from DOE would be required
30 days prior to any grading on the site. He added that while minor changes can be made to the
plat as the developer continues to work out the details, the code dictates that the final plat must
be substantially the same as what was preliminarily approved. He added that once this hearing is
closed, no new evidence can be submitted when City Council makes their decision on the
Planning Commission's recommendation.
In response to a letter received from neighbors objecting to the vacation of a portion of N 92nd
Ave, Calhoun specified that the RCW cited in the letter (RCW 35.79.020) that would prohibit the
vacation from moving forward is not relevant at this time as this is not the hearing for the right-of-
way vacation. This plat would not vacate that right-of-way; a right-of-way vacation petition would
need to be filed by the developer to begin the application process.
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Discussion took place regarding the retention of stormwater on site and the idea of connecting
Rainier Dr and Lincoln Ave as an intersection.
Discussion took place on the request from some of the neighbors that the height of this proposed
development be further restricted beyond the zoning ordinance standard of 35 feet. It was noted
that this would need to be addressed by City Council or the legislature rather than at the Planning
Commission level. Per the Commission's request, Justin Hellem explained that Columbia Ridge
Homes mostly builds single -story homes.
Calhoun reiterated that the City would not have authority to enforce that the developer sample
the soil for lead, arsenic, and organochlorine pesticides and notify potential buyers of any
contaminants above the MTCA cleanup levels. It was a recommendation by DOE that the
developer do this but not a requirement; therefore, it would be in DOE's jurisdiction to enforce.
The Commission had consensus for staff to clarify in the Planning Commission findings document
that the site plan submitted on February 12th is the one being recommended for approval.
It was motioned by Vice -Chair Hughes -Mickel and seconded by Commissioner Rose to direct
staff to draft findings of fact and forward a recommendation of approval to the Yakima City Council.
The motion carried 5-0; Commissioner Ostriem absent, Commissioner Place recused herself from
voting.
Other Business — None noted.
Adjourn — A motion to adjourn to March 11, 2020 was passed with unanimous vote. This meeting
adjourned at approximately 4:34 p.m.
Chair Liddicoat
Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by: Lisa Maxey, Planning Technician.
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Yakima County FCZD
3/6/2020
Land Use & Regulatory Options in Floodplains
A resource requested by City of Yakima Planning Commission
Regulatory options listed below are mostly from .: � c .fir r.... ,� c r.... d :� ad5 :: z �c . �
�, American Planning Association, Sept. 2016, Subdivision Design in Flood
Hazard Areas, American Planning Association, Report 473 Sept. 1997 and 2t� " Ag2tia
„trcrc If l[:::::IIA Region 10, 2nd Edition Feb. 2002. Examples of ordinances and development
policies from specific communities are included in the APA and FEMA documents. Contact
Dianna Woods by phone (509) 574-2328 or email !Ja rl r; .,;;, rc a . s n, , ..1 i 1„ 11 ..;,, w _;;.,Lu for
questions about this list or terminology and abbreviations.
There are some additions from the findings and recommendations in the rt um Wide
;t 110mi / r �r %c r c r: rw _d�Ian, adopted by City Council and the
Commissioners, which was provided in these high flood impact basins with multiple overflow
paths where levees and structural options are not viable and higher regulatory standards are
required to minimize flow redirections and damage.
Use of the list is intended to reduce citizen and public insurance costs, flood damages and
flood risk for future City and County landowners. Land is cheaper within the floodplain due to
the restrictions but should be developed wisely to avoid excessive future community cost
transfer when developed.
-------------------Currently in Code in some form --------------------
:i.) Flood Hazard (Development) Permit: Recommended as an option in the Ahtanum-
Wide Hollow CFHMP for any development within floodplains to ensure floodplain
regulations are adequately included in any development review. Provides review process
for application, permitting, construction, enforcement phases. Provides avenue for eftry 3k.
info 'nen : by jurisdiction. Yr,�IICI iR Ef ' 19.1 0.041r ('11), YVIC .I 1127 309, YVIC I 15�127(X)
2) Lot Densities. Prevent high density development in floodplain. Current Code (needs
review): New lots entirely within the floodplain shall be at least one acre in area. New lots
partially within the floodplain shall provide a usable building envelope (5,000 square feet or
more for residential uses) outside the floodplain; °°°fir,r, i �r Gk' 27',""1J ���e w�✓
6 w' 227(1�u r, 1��0, iwi `-r)or��aUi�iies IVIIC�7 ���� ��������L0 I .���� I ii'ii'ii &(II� II� II'es � « II II CADS ��uii�,rnd&
SdbdM s'ii rn or&rornce ]te 1,',11 s« rn �� krmw i in 'needs to be 'ii rn IVII C .I 5 2 7 w 6 For
those new lots that do contain said critical areas, usable building envelopes (five thousand
square feet or more for residential uses) shall be provided on the plat that lies outside said
critical areas; YIVIIC L'15030"',�a1.0 For SR designation Limit residential density to one unit per
five net residential acres in areas where flooding, airport noise, or other environmental
constraints make the land unsuitable for residential use at higher densities. Development at
a lower density will be reviewed to allow conversion to higher densities once utilities are
available or other limiting issues are mitigated;
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Yakima County FCZD
3/6/2020
3) First floor elevation. Washington State adopted the requirement for residential and non-
residential buildings to be elevated at least 1 ft above the Base Flood Elevation(BFE) for
the 100 -year flood, 1% annual chance flood through adoption of the International Codes in
2015. Some communities in the state require 2 or 3 ft of freeboard.
a) Currently a requirement as outlined in WAC Title 51 International Codes. City & County
(,',, 11Uele 1 3,,,(,')6.0300i a gat dai if e- vtaUeli1222) 2W.
b) Non -Residential : lowest floor elevated oror more above BFE
`'IMC 27 408 IB1 Je 1 3J')6,,030 iii i gat t Pareal if e, vtaUel I
c) Residential: The IRC requirement 8322.2.1, adopted by the State requires the lowest
floors elevated to at or above the base flood elevation plus 1 foot 0 1 Y OUT If::
IMIC�)I. Current code has lowest floor, including basement, elevated at a
minimum to or above the base flood elevation. "�rli�l .:i.!':
Yakima County FCZD
3/6/2020
other stream features shall not permanently alter or obstruct the natural volume or flow of
surface waters;
10)NPDES Stormwater;. Required by City and County NPDES general permit issued by
Ecology — has many water quality requirements. The developer must submit a Stormwater
Site Plan including several compliance plans for long term water quality compliance.
Effective stormwater management is the key to urban flooding as well as water quality
concerns. In eastern Washington the requirement is to retain runoff on site. This includes
best management practices including design to minimize the transport of flood flows to
unexpected locations. BMPs including retention facilities should not co -mingle with flood
flows. Reducing Damage from Localized Flooding — A Guide for Communities FEMA 511 -
June 2005 is a good FEMA resource. The Yakima Regional Stormwater Manual has been
developed for developer and consultant guidance. The design standard for the City is 25 -yr
storm runoff and should not co -mingle where possible with flood waters.
11)Prohibit Floodway development. Washington State has the higher than minimum NFIP
requirement that prevents residential development in Floodways. This also applies to
substantially damaged existing buildings with a few exceptions.
) Currently a requirement as outlined in RCW 86.16.041 State Floodway Residences
Prohibition. City & County. Y(,""' ("I" I "U.de '� 8k YMC its too gar'1G�: El d tO d t,E: c o�r'ir'E C t
c odE� , see lbt&7 ,3 "VI irortal or ConlilsOg �s3dow
12)Floodplain Overlay Zone. This refers to special zoning that restricts development in the
floodplain. This is used to suspend to overwrite normal code conditions, land use types,
zoning and densities to account for the hazard presented by floodplains. Although City of
Yakima has a floodplain overlay zone which has minimum lot size restrictions which allow
densities approaching those of typical mobile home parks. It does not include and
requirements to use clustering or other risk reducing strategies in floodplains. restrictions.
The City minimum lot size in the floodplain is one -acre, with a higher density of 5,000
square feet for partial floodplain (mobile home park density).. Union Gap has a
Parks/Open Space Zone that includes floodplain areas like Fulbright Park at the south end
of the city.
a) Overlay Zone is YVIC :i '15 01("),20 8t YVIC :i 1511127111-32 �lI for lot size
b) Overlay not currently within County Code.
c) The County does include the 1 -acre minimum lot size in floodplains through non -zone
requirements.
Consider limiting zoning to R1 or light industrial in flood hazard areas.
Floodplain Overlay (FO). The purpose of the floodplain overlay is to:
1.Protect natural drainage systems associated with floodways and floodplains;
2.Ensure that new development will not affect the flood elevations in surrounding areas;
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Yakima County FCZD
3/6/2020
3.Ensure adequate protection of life, health, and property from flood events;
4.Control development located within the one -hundred -year floodplain unless it is
possible to mitigate;
5.Ensure development is restricted within the floodway unless it is water dependent;
6.Emphasize FEMA standards in planning for flood prevention and damage reduction;
7.Comply with the city of Yakima's shoreline master program;
8.Minimize the expenditure of public money for flood -control projects;
9.Minimize the need for rescue and relief efforts associated with flooding and generally
undertaken with public money;
10.Minimize damage to public facilities and utilities such as water lines, sewer lines, and
streets;
11. Protect river, creek, and stream channels from encroachment so that flood heights
and flood damage will not be appreciably increased;
12.Ensure that potential buyers are notified that FEMA mapping is used to help identify
that property is in an area of special flood hazards;
13.Ensure that property owners who occupy flood hazard areas have adequate
information when they apply for development changes to their property so the property
owner can assess the results of their development actions;
14.Continue to implement the National Flood Insurance Program; and
15.Use and enforce the building code to help minimize losses due to flooding.
13)Include flood hazard information on plats. This includes floodways, floodplains and
elevations required on tentative and final subdivision and mobile home plats in :III:I
IG IG '"ic dx G adopted by the state and City. Face plat should include ownership of public
space, hazards such as one hundred & twenty-five year floodplain extents and proposed
ground contours. Applications also include above plus fill, grading, excavations and
drainage patterns
Y(,""' (: II e-, 11.`); 0, . 3 /Ir
IVI1C :i () ():il.() I . "?
14)Inspection, Access and Enforcement: staff designated along various planning and
construction stages. Y( M IIU It
15)Riparian buffer zones. This is already included in the state Growth Management
requirements, through critical areas and shoreline master program. The buffer distances
are based on habitat issues along water bodies, qualifies for open space but not based on
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Yakima County FCZD
3/6/2020
not flood inundation areas. Additional consideration is required to allow NPDES
stormwater/water quality concerns and avoidance of landowner closure /development
a) 6(,""'.06.16 for stream types 1-4. Type 5 regulated under clearing and grading
regulations and may also be protected under other development regulations including
floodplain, stormwater, building and construction (`a4'�Ie E,5 s
16)Manufactured Mobile Home/Parks.
a) Prohibited use (" IIVIIC ,15 12 7 4 i 0) but ok if compliant with approved uses
("?IIVIIC:I '15 2 7 409)?
b) New manufactured home parks and the expansion of manufactured home parks is a
prohibited use in floodway fringe areas (Y(,," 16C,0532,020). Is it a prohibited use in
the "floodplain" where no floodway is calculated to provide a "floodway fringe"? If not,
it seems that was the intention.
17)Recreational vehicle Parks.
a) Prohibited use (" IIVIIC ,15 12 7 4 i 0) but ok if compliant with approved uses
("?IIVIIC '1 27 409)? y'CC ''CC Ilr'111w: 13 .:III,, C G?
'IS)Use Best Available Data for Regulation/Land Development and Permitting: NFIP
maps 25 -year flood maps from FEMA models, Flood of Record, etc. Y e Y(,""("""
i 1.
19)Stream typing system. Washington has a typing system in place. Recently Yakima
County has seen a number of developers apply for reductions in stream class to avoid CAO
requirements. It's unclear if these developers realize that FEMA requirements still exist no
matter what the stream class is.( [NI,Ie � �
20)Damage to infrastructure (stormwater facilities, utilities and roads): Develops
should be designed and or elevated to minimize flood damage to development and
adjacent properties to reduce cost transfers to public. '°° malt E,3( 0 2 0 10 (2) E eWer
w,A IY w,A }qI
. i � � V �/ e r
21)Prohibition of fences and other obstructions in riparian and floodplain
development; fencing deflects flows onto neighbors, particularly in West Valley;
a) City Y114C 11505,020?
??)Prevent Buildings from Becoming Flood Obstructions: Buildings should be oriented
to have their longest dimension parallel to the flow. Y(�'M� U 1�� P I���� G��� J
r y
3) irli 71 1! 07'r II ]�IAA ing U ire : e n tsIL.0 di irefr& ii q ll'° C, y"II � 4 Bk UP::
24 C]''']Z �:)art 3280
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Yakima County FCZD
3/6/2020
)(�\11(' ]F�be 17 �i,uote dhat OAZ/I��:�Ioodway reqUrei�efts are ir,uot as sbJr�geft as
SII IICCfloodway reqU III i iii s e ts ,,
a '1 .1 1 1'1�
) Y e-, , , ( 5 ,
25)CIustering outside of floodplain zone: see layouts in YCC
a) City YIMC 15-.05-.030
b) County YCC19,34.015 — includes diagram examples
J."I t L,+L 2 L- 3 L"t 'I
T,,,: I I 1- '- 11 ff,i 3
1�
Outted, Lncoirirect vfusihi ,,ig Cod e&���
26)Illh!!!Ibodway uses iru YIMC 17.05..060..C..3 kjii�l)s SII oodway irfto Shorekir� es iteqU I I I rei�erfts for
OMZs IIC ii ny of bhese WOLflsnot' ir1 Beet n�r
ii�mflns for II ood ways UWOU�d - ii'ueed
sI)ec ii it1�odekru0 as i3roof of no -rise I�:�or exarqJe secdon C ihe FOHOM'Ig Uses arud
actMdes loy Ih UthMized MtNn bhe OMZ or floodway, iNew deveIqaiHerft or
redeveIqai �ent 'Dinoor Iliii it of exusdrug 11e0a1 Sb'UCtUres, SUdh as II s, dhat Ilareveft
acdve dhanne� noven�erft and foobrq,
27)Ardde H IIh: Il:Ioodway Il'''�Jruge fUses YMC 15..27..409 'iiiIdUdes text aboUterucroadh�i�erfts
Wfldh are assodated wth foodways, not floodway f1ruge areas. it ardJei� wth
15.27.41ien Ardde N. has 'ir�corus'sterft Ardde Ube coii�I)ared wth bhe ardde
coirfteru ILII i Ih.. �� s Art'de 'is dbed ::Ioodway Uses 15..27..411 &)e ii ftted Usesi Ihe FoHOMg
Uses are Ih e ri iftted �i n the floodway f1rqe ihese two arddes at itldi'OMHM it,ueed « Ihe
decru ed Urud corrected Nso bhe floodway code (as Ih st q cairn teH) U'fly �iiiIdUdes bhe
I SII IICC ii1 �Lfll � forresidendal Sb'UCtUres Wfldh 'i s iii � o r Ilitfleft bIP a ir..0 d State !!!!1oodway IIaw
for ii idernces Wfldh q)1)ears tobe iiiss�rq
-----------------------Currently IlNot in Code ------------------
M.
Yakima County FCZD
3/6/2020
28)Subdivision egress and ingress. Requirement for access roads into a subdivision be
elevated to at least the BFE so it isn't an island during 100 -year floods. This needs to be
balanced or mitigated to prevent these roads from becoming dams.
29)Adopt preliminary FIRM or best available information as recommended by FEMA
bulletin 98-1. Regulate to the most stringent of FIRM, preliminary FIRM, or best available
data regarding management of 100 -year floodplains.
30)Safeguard Critical Facilities: Some facilities when impacted by floodwaters could have a
significant negative impact on emergency response, water quality, or on special
populations. Given this, it is prudent to require critical facilities like schools, fire/police
stations, hospitals, emergency response installations, nursing homes, and chemical storage
tanks to be sited outside of the floodplain, or built with the lowest floor three feet above
the base floor elevation. Recommended in 1998 Upper Yakima CFHMP G'P?
31)Use the Four level Subdivision design Hierarchy on preferences:
a) Level one- no lots in floodplain,
b) Level two -IIID!""" lir a u iiir°: Illk° IIII portion of
:�iiiimm ' " IIID ilii iiir � Illliiir°:""::"� t ilii
some lots in floodplain; each lot has buildable area on natural ground, 100 -year flood
access available.
c) Level three- Some lots entirely in floodplain; fill only to provide buildings sites and
road access, See building densities within City Flood Overlay zone. And Open Space
Requirements.
d) Level Four- most lots partially or entirely in floodplain: clustering recommended on
area of shallowest flooding.
Figur .5 y dcfi n s icn,7frhy (Alficins L,997)
32)Shift to Structure -based understanding of risk and measure risk by leveraging
new technologies: use for proposed developments and for existing developments to
simplify communications to insurance policy holders
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Yakima County FCZD
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33)Restrict development to ""Open space uses: Limit development to the following uses:
• Agricultural uses such as farming, pasturing, grazing
• Industrial -commercial uses such as loading areas, parking areas, airport landing strips
• Recreational uses such as golf courses, tennis courts, driving ranges....
• Residential uses such as lawns, gardens, parking areas and play areas
34)Open Space and Land Use requirements: Currently the lowest density for the City is
R-1, or low density Commercial since an open space or high hazard land use has not been
designated as in the County (RELD).
35)Automated Flood Warning to subdivisions, Mobile home parks and RV parks
within floodplains Advance notifications on occupancy as well as use of Evergreen
36)Use of Density Transfers, Credits and Bonuses: related to Clustering and used to
concentrate development, results in lower lot sizes than prescribed by Flood Overlay
37)Bridge requirement. Require bridges and culverts to be built perpendicular to the stream
and allow unimpeded flow. Bridges are preferred crossing type, but open bottom arch
culverts could be required for smaller drainages.
38)Siting requirements. If a lot has a buildable site outside the floodplain new construction
should be directed to non -flood prone area. If the entire parcel is in the floodplain the
structure should be placed as far away from the flood source as possible.
39)Restrictive covenants and easements. Required for stream maintenance and access.
These are also frequently part of clustering options. Some covenants for clustering prevent
further division of the open space/conservation lot until municipal water and sewer are
available but if the open space parcel was done to avoid development of floodplains the
Xlescape" clause for further subdivision should be omitted or require review of current
floodplain maps.
40)Maintenance of Riparian or Floodway/ Flood plain corridor. Municipal and private
(homeowners association or similar) access to maintain riparian zone or floodway corridor
to prevent floodplain encroachment. Legal and physical access through restrictive
covenants and easements would be required to riparian or flood corridor.This includes any
vegetation or open space management to maintain passage of flood flows as original
design intended.
41)Compensatory storage. Also referred to as a "cut -and -fill" requirement. This requires
developers to provide as much floodplain storage as their development would otherwise
remove with the end that there is no rise in the base flood elevation.
42)Fill prohibition. Some communities in the state have this requirement or variant of
equalizing fill and excavation "'Compensatory storage' to avoid next increase in elevations
and/or avoid redirection of flows onto neighbors- this is the concept of no adverse impact.
43)Permissible Floodway surcharge. Calculation allowance to determine floodway width -
Currently one foot, less than one foot would produce wider Floodways.
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Yakima County FCZD
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44)Future-conditions hydrology. This captures the full watershed build -out so the
hydrology used to create the flood maps isn't made obsolete due to rapid development.
FEMA resources at this link, 1i1t .lid...;.//... r r r.,,.:N.I.:-..lr
.Ir1yd[..0.1 . ..
45)Depth / Velocity provisions. Depth and velocity data from the FEMA engineering study
are available within Yakima. Typically, depths and velocities exceeding 3 feet or 3 feet per
second, respectively are hazardous. Pearce County extends their floodways outward to
include these areas and prohibits building using floodway restrictions.
46)Septic system restrictions. Some are already in place in state regulations administered
by the Health District. If backflow prevention valves aren't required by the state plumbing
code, this would be a good addition in floodplains.
47)Limit development within floodplains. This includes previous options like restriction of
fill in floodplains?
48)Cumulative substantial improvement or damage. Applies to existing development
FEMA minimum is if either improvements or damage is 50% or more of the building's
market value then the entire building must be made compliant with FEMA requirements.
Yakima County has adopted this cumulative requirement, adding all improvements or
repairs together since the first CAO/SMP regulations were adopted in the 1990's.
HORIZON 2040 3.5 NATURAL HAZARD MITIGATION GOALS AND POLICIES
The goals and policies listed in this element are identified as follows:
• County -wide Natural Hazards Goals and Policies — NH X.XX
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Yakima County FCZD
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NH 1.5 Plan for and facilitate returning rivers to more natural hydrological
conditions, and recognize that seasonal flooding is an essential natural
process.
NH 1.6 When evaluating alternate flood control measures on rivers:
1) Consider the removal or relocation of structures in the FEMA 100 -year
floodplain;
2) Where feasible, give preference to nonstructural flood hazard reduction
measures over structural measures;
3) Structural flood hazard reductions measures should be consistent with
the County's comprehensive flood hazard management plan.
NH 1.7 New development or new uses, including the subdivision of land, should
not be established when it would be reasonably foreseeable that the
development or use would require structural flood hazard reduction
measures within the channel migration zone or floodway.
NH 1.8 Restrict subdivisions in areas subject to flooding.
Ahtanum- Wide Hollow CFHMP recommendations adopted by Council in 2012, Green
=complete, yellow = ongoing/underway, red = not started -
ES -2 Recommendations for Further Flood Hazard Definition
INVENTORY AND STUDY
10
Yakima County FCZD
3/6/2020
Description
Onset
Priority
Partners
IS -1 Establish technical work groups and pilot programs on a
Onset
Priority
Partners
reach by reach basis for channel, vegetation and sediment
FCZD/WDFW Irrigation
maintenance (including Wide Hollow coarse sediment budget),
IP
H
Districts, Landowners,
to develop criteria and enable appropriate larger scale
Jurisdictions
maintenance programs which meets flood and habitat needs.
S
H
FCZD
(See Appendix J)
IP
IS -2 Establish cleanout guidelines and a pilot program bridge
C
H
FCZD/ Roads, Plan
sediment removal & maintenance. (See Appendices G & H)
Depts
IS -3 Inventory problematic bridges, roads and infrastructure
S
H
FCZD
impacts and sediment buildup to generate action plan for
IP
H
FCZD/ Roads Depts
removals etc. This includes areas of ponding.
IS -4 Inventory flooding impacts for existing and abandoned
IP
H
FCZD/
irrigation structures.
I Irrigation
IS -5 Modify bridge crossing design to reduce flooding and
maintenance on case to case basis — wider spans, wider
S
H
Roads/YVOEM
easements upstream and downstream for channel design and
IP
H
Roads/ Plan Depts
cleanout, deeper footings, to enable for scour, etc. (See
S
M
Appendix G
IS -14 Document floods including aerial photos, high water
S
M
FCZD
IP
H
FCZD
IS -7 Provide 10 and 25 year flood extent maps to show
IS -15 Identify high flood risk stream reaches where man-
chronic flooding areas where actions such as infrastructure
made changes or proposed projects effect channel processes
S
M
sizing and siting, proposed development and redevelopment
C
H
FCZD
can be designed to guide flood hazard reduction. (See
alterations
Appendix J)
IS -16
INVENTORY AND STUDY cont
Description
Onset
Priority
Partners
IS -8 Provide 10 and 25 year flood damage estimates using
established federal methods to guide economic and
IP
H
FCZD
environmental decisions.
IS -9 Study to identify Ahtanum avulsion scenarios and
S
H
FCZD
existing flood issues at Mission.
IP
IS -10 Establish historical flooding areas —e.g. Wiley City &
S
H
FCZD/Plan Depts
Ahtanum-as s ecial studx areas to include all infrastructure.
IS -11
S
H
FCZD
IS -12
City & County
S
H
Roads/YVOEM
IS -13
S
M
Jurisdictions
IS -14 Document floods including aerial photos, high water
S
M
FCZD
marks, etc.
IS -15 Identify high flood risk stream reaches where man-
made changes or proposed projects effect channel processes
S
M
FCZD/ WDFW
or flooding including roads, perched channels and other
alterations
IS -16
Roads/FCZD Plan
L
M
Depts, WDFW
IS -17 Study use of ring dikes to protect St. Joseph's Mission
IP
L
Landowners
property.
IS -18 Consider major levee construction on Mission property
to alleviate headcuts, this may not be needed if
IP
L
FCZD
Recommendations A & B in Hatton section are successfully
implemented.
11
Yakima County FCZD
3/6/2020
IS -19 Perform an Emma Lane flood study, and develop design
guidance on acceptable flood protection levels. (3-2). Address
IP
L
FCZD
Ahtanum Creek flood conveyance downstream of 42nd and
Ahtanum Rd.
IS -20
L
L
NYCD/WDFW
IS -21 Investigate and recommend increased maintenance
and debris cleanout of culverts and ditches on public roads
L
L
Roads
(coordinate with road maintenance crews to optimize ditch
cleaning for flood purposes).
IS -22
n=
L
L
FCZD
-
IV
poi uiu uu u i uow u m �puu ui uopuo muuo uuoi iuuo uuuu ouo �� •
Key:
12
ONSET: C — Completed S — Short Term AU — Awaiting Updates
IP — In Progress L — Long Term O — Opportunity
PRIORITY: H — High M — Medium L — Low
Yakima County FCZD
3/6/2020
INVENTORY AND STUDY (cont)
Description
Onset
Priority
Partners
To be implemented in the po/icy processes associated with the broad scale Growth
ManagementAct
processes such as County Wide Planning Policies, Comprehensive Plans,
O
L
FCZD
IS-
Description
Onset
O
L
FCZD
IS
O
L
FCZD
ES -3 Recommendations for Flood Hazard Mitigation
PLANNING & REGULATORY
Policy Development
To be implemented in the po/icy processes associated with the broad scale Growth
ManagementAct
processes such as County Wide Planning Policies, Comprehensive Plans,
Capita/ Facilities Plan Elements
and UGA expansion.
Description
Onset
Priority
Partners
PR -1
IP
H
RSPG/Stormwater
Utilities
PR -2 Petition State Noxious Weed Control Board to list hybrid
IP
H
FCZD
willows as invasive species as designated in other states.
PR -3
S
H
Plan Depts/FCZD
PR
-4
AU
H
Plan Depts/FCZD
0
PR -5
AU
H
Plan Depts/ FCZD
PR -6
Jurisdictions /Plan
AU
H
Depts., Interest
Groups, FCZD
I�Itititititi7i
IMI
KNOWN
0111MM
l
PR -9
S
H
Plans Depts/
FCZD
13
Yakima County FCZD
3/6/2020
liiiiiiiiiiii[filimmi,
I
�M
11611va
PR -14 Implement NPDES Regional stormwater to limit run-off
IP
H
Local Jurisdictions
up
to 100 -yr
flood.
MIMI
(I
Ili 16�1��1�
PR -18 Increase flood code enforcement through adequate
S
H
Code
funding mechanisms 6.3.A.
Enforcement
PR -19
O
Plan Depts/ FCZD
o
M
L
FCZD/Plan Depts
PR
-20
L
M
FCZD/Plan Depts
S I M I Plan Depts
PR -25
O 1 M I Plan Depts
14
Yakima County FCZD
3/6/2020
U&INUMMrownwomm
O
M
Plan Depts
PR -27 Work for consistency in zoning and development
standards across jurisdictions for developments and buildings
AU
M
Plan Depts
within floodplains. Determine gaps in the regulatory scheme.
PR -28 Reduce risks through subdivision development
standards to minimize new structures in harm's way.
o Integrate protection of floodplain functions
improvement/flood hazard reduction into subdivision platting
O
M
Plan Depts
process.
o At a minimum, require a buildable area outside of the
floodplain including standards for lot size and housing
O
Plan Depts
location.
PR -29 This includes special land use standards for industrial
uses relating to hazardous materials, storage, use, disposal
Plan Depts/
and flood -proofing for non-residential structures, including
SU
M
Bldg Officials
elevating to make existing structures less flood damage prone.
Jurisdictions should adopt Appendix G of IBC.
PR -30 Take larger scale effects to the watershed into account
when designing new transportation systems: Minimize number
AU
L
Roads/ Plan Depts
of roads — maximize efficiency and design roads in a manner
to minimize flooding.
PR -31 Assess the cumulative effect of road policies and
standards for new roads within the transportation element of
AU
L
Roads /Plan Depts
the comprehensive plan that act as dams or conveyances.
PR -32 Limit future development in the Emma Lane floodplain
AU
L
Plan Depts
area if structural alternatives not implemented.
PR -33 Place controls on building in the flood -prone areas in
and around Emma Lane (e.g. using zoning, utility hook-ups,
AU
L
County Plan Dept
etc.).
15
Yakima County FCZD
3/6/2020
PLANNING & REGULATORY (cont)
Descri tion
Onset
Priority
Partners
PR
roads or other infrastructure.
IP
L
Roads
MAINTENANCE & MANAGEMENT
except for habitat or flow enhancement for a limited time
IP
Continuous and stable Channel and Riparian Management
Union Gap/FCZD
MM -1 Program for sediment and debris removal, invasive
WDFW/FCZD Plan
species control, replacement species in plantings, sediment &
IP
H
Depts,
bank stabilization.
NYCD
MM -2 Beaver management.
IP
H
WDFW/Landowners
MM -3 Riverine Infrastructure Management — debris and
IP
H
Jurisdictions/
sediment maintenance.
Irrigators
MM -4 Riparian restoration, mitigation and protection to
S
H
FCZD/WDFW
reduce flood impacts.
Jurisdictions
MM -5 Land acquisition in problem areas prior to development
FCZD/ Jurisdictions
(Emma Lane/Cottonwood/Shaw Creek/Union Gap, etc.).
IP
H
Landowners/ Interest
groups,
MM -6 Apply appropriate range management standards to elk
S
H
WDFW
in confined feeding operations near riverine environment.
MM -7 Obtain landowner access permission for problem bridge
IP
H
FCZD/ Jurisdictions
channel maintenance.
MM -8 Coordinate opening irrigation diversion gates for flood
FCZD/Irrigators
relief, based on forecasts, channel maintenance needs, and
IP
H
YVOEM
impact to diversion facility.
MM -9 Separate irrigation conveyances from streams as
L
H
Irrigators/ Jurisdictions
practical and based on priority.
MM -10 Consolidate irrigation diversions and remove as
L
H
BOR/BPA/
become obsolete.
Irrigators, Jurisdictions
MM -11
L
H
Jurisdictions
MM -12 Investigate irrigation infrastructure changes such as
flood gates or siphons to reduce flood routing through
L
M
Irrigators
irrigation systems.
MM -13 Modify drainage standards for existing roads in
overflow areas to minimize flood impacts (i.e. Emma Lane
AU
M
Roads/FCZD
area).
MM
I SEEM
O
M
Roads
MM -15 Explore additional funding methods for mitigation or
reduce environmental effects (including flooding) from existing
O
M
Roads
roads or other infrastructure.
MM -16 The Spring Creek floodgate should generally be closed
except for habitat or flow enhancement for a limited time
IP
L
Union Gap/FCZD
period see alternative F below also).
MM -17 Review DID management in relation to flood hazard
L
L
DIDs (County)
over the long term as land use changes.
MM -18 Investigate funding for enforcement and cleanup of
O
L
SW, DOE &
illegal dumps on private ground.
Health Dist
MM -19 Improve stormwater system on Ahtanum Road to limit
Emma Lane overflows into the airport area, and downstream
O
L
City of Yakima
to 16th (which floods the intersection at Ahtanum Road).
Key: ONSET: C — Completed
IP — In Progress
PRIORITY: H — High
16
S — Short Term AU — Awaiting Updates
L — Long Term O — Opportunity
M — Medium L — Low
Yakima County FCZD
3/6/2020
MAINTENANCE & MANAGEMENT (cont)
Continuous and stable Channel and Riparian Management
Description Onset Priority Partners
MM -20 Investigate methods for the following:
- Research how other communities deal with dumping in
floodplains, particularly concrete, fill, etc. SW, FCZD,
- Research measures to deal with illegal/contaminated dumps O L Jurisdictions
(meth labs, etc.)
- Examine statewide laws relating to dumping and streams to
establish authorities.
MM -21
O L NYCD/FCZD Bldg
Officials, Plan Depts
STRUCTURAL
Projects in Urban Growth Areas
Description
Onset
Priority
Partners
ST -1 Property acquisitions and home elevations for repetitive
IP
H
FCZD/
loss properties.
Jurisdictions
ST -2 Emma Lane channel improvements.
IP
H
FCZD/
Jurisdictions
ST -3 Bachelor Bridge at Ahtanum Rd. & Ahtanum Creek & 16th
County Roads/ Plan
Avenue bride replacements
O
H
Depts
ST -4 Wide Hollow flooding between 64th and 101St— channel
improvements and acquisitions — recommendations include
IP
H
FCZD/
those for Shaw Creek plus regional retention
Jurisdictions
ST -5 Resolve Shaw Creek relocation/overflow to remove
FCZD/ Jurisdictions,
community damages and insurance
S
H
Plan Depts.
ST -6 Wide Hollow relocation or overflow channel incorporated
DOT/
in future development and proposed infrastructure design in
O
H
Jurisdictions
Union Gap
ST -7 Improve grade for Spring Creek East to reduce floodingO
H
DOT/
in Union Ga
Jurisdictions
ST -8 Mill structure — Develop shelf ready open channel bypass
FCZD/
design for grant application on lower channel
O
H
Jurisdictions
Projects in City of Union Ga
Projects in areas which route floodwaters overland
ST -9 Reduce catastrophic flow captures at Mission
FCD/Irrigators
(infrastructure and town impacts — Rutherford Road) and
S
H
landowners, Plan
preventing avulsions into Hatton and capacity issues
Depts
ST -10 Flood design for John Cox diversion new
L
H
FCZD/Irrigators
ST -11 Make infrastructure improvements in Emma Lane area:
o Remove abandoned fill and infrastructure in Emma Lane
IP
FCZD/
area to increase flood capacity and reduce redirection of
M
Landowners
flood flows
o Widen bridge at 42nd Ave.
IP
Roads
ST -12 Evaluate not filling in the existing Ahtanum channel so
FCZD/
it can be used for habitat if the creek is relocated near Emma
IP
M
Landowners
Lane
17
Yakima County FCZD
3/6/2020
STRUCTURAL (cont)
Projects in City of Union Ga
Projects in areas which route floodwaters overland
Description
Onset
Priority
Partners
ST -13 Perform a cost -benefit analysis for stream relocation
IP
M
FCZD
near Emma Lane
ST -14 Improve flood conveyance and predictability by
reconfiguring modified or "perched" streams and establishing
L
M
FCZD
overflow channels if relocation is not feasible such as Shaw,
and Emma Lane
ST -15 Maintain Wide Hollow flood mitigation methods in
Union Gap by retaining an overflow path along railroad right of
O
M
City of Union
way and encouraging development of an O & M agreement
Gap
among appropriate parties for flood and fish structures the Mill
ST -16 Consider the following structural alternatives where
changes in the channel threaten homes, businesses,
agricultural land, or infrastructure.
o Levees, armor, buffers, CMZ (channel migration zones)
o Structural flood control measures either by individuals or
L
L
FCZD/ Plan Depts
government
o Utilize "softer" solutions for bank stabilization, bio-
engineering.
o Levees constructed along perched channels (i.e. Cottonwood
Grove
ST -17 Expand diking along Shaw Creek to protect new and
L
L
Add Insurance
existing development
Costs
ST -18 In some locations, add wood to stream to "catch" wood
debris — this accomplishes multiple objectives — would benefit
O
L
FCZD
habitat as well as reduce the volume of woody debris that
accumulates on bridges, diversions and other structures.
ST -19 Armoring:
- Provide armoring of roads with act as levees
(Ahtanum/Cottonwood Canyon Rd., etc.).
O
L
FCZD
- Armor road ditches where road fill is going to contribute to
excess bedload and to protect road prism.
ST -20 Culverts:
- Recognize the limitations of culverts as flood conveyance
FCZD & Jurisdictions
structures
O
L
Roads
- Replace old culverts with higher capacity culverts based on
flood risk
ST -21 Identify sources of funding for removal of abandoned
O
L
FCZD & Agencies
irrigation structures
ST -22 Preserve and restore natural floodplain in places that
retain some of the floodplain function. Prioritization - allow for
O
L
FCZD
flexibility while identifying critical locations, based on CFHMP
and mapping.
ST -23 Install a remote control floodgate that could be opened
some times of year, closed at others (on Spring Creek
O
L
City of UG
floodgate)
Key: ONSET: C — Completed S— Short Term AU —Awaiting Updates
IP — In Progress L — Long Term O — Opportunity
PRIORITY: H — High M — Medium L — Low
Yakima County FCZD
3/6/2020
STRUCTURAL (cont)
Projects in City of Union Ga
Description
nset
Oriority
I Partners
ST -24 Protect natural floodplain functions in Shaw Creek's
O
L
FCZD
watershed especially before it is mapped.
PUBLIC OUTREACH
PO -1 Information to public and local governments on New
IP
H
FCZD/
FEMA Maps
Jurisdictions
PO -2 Outreach to public regarding flood hazard related to
IP
H
FCZD / Plan Depts
regulatory changes
PO -3 Provide flood risk & regulatory constraints at beginning
S
H
Plan Depts
of development process
PO -4 Outreach to Realtors, lenders, etc. about flood risks
S
H
FCZD
PO -5 Provide information to the general public and property
owners to enhance their understanding of: specific flood risks,
L
H
FCZD / Plan Depts
beneficial functions of floodplain, and aesthetic values of
streams and floodplains for development
PO -6 Work with landowner assistance programs to improve
appropriate streamside vegetation and provide information
S
M
FCZD
about flood resistant fencing
PO -7 Utilize meetings and other methods of notification to
inform developers and current and prospective residents about
IP
M
FCZD
flood risks for Shaw Creek
PO -8 Encourage residents and property owners who are at
high risk for flooding to purchase flood insurance even if they
IP
M
Jurisdictions
are not in a mapped floodplain
PO -9 Provide public notice/disclosure/consultation about
O
M
Jurisdictions/
tanned flood projects
FCZD
PO -10 Provide information for the public about culvert
S
M
FCZD/Roads
maintenance and sizing
PO -11 Yakima County Flood Control Zone District to provide
technical assistance and comments regarding flood hazards
IP
M
FCZD
and infrastructure design
PO -12 Encourage volunteer flood -watchers program to
S
M
FCZD
provide information
PO -13 Cooperate with other agencies to support or develop
public education programs, such as stream cleanup programs
IP
L
FCZD
and volunteer monitoring.
PO -14 Encourage citizens to report dumping in streams
L
L
FCZD
(public outreach).
FR -1 Designation of evacuation routes and notification of the
S
H
YVOEM/Roads
public and first responders
FR -2 Implement and participate in activities for the Flood
S
H
YVOEM/
Response Plan
Jurisdictions
FR -3 EOC environmental coordination
L
H
EOC/WDFW
FR -4 Determine where large numbers of animals may be kept
during a flood event and distribute information to the public.
Work with Emergency Management and Red Cross to establish
L
H
Conservation
animal food and shelter contingencies — discussions may
Authorities
include Central Washington State Fairgrounds, farm feed
stores
FR -5 Coordination between Emergency Management and the
Irrigation Districts such as AID and Yakima Valley Canal, for
O
H
YVOEM/AID
management during floods. Include Irrigation Districts in
YVCCo
communications with the EOC
19
Yakima County FCZD
3/6/2020
FLOOD RESPONSE
Description
Onset
Priority
Partners
FR -6 Public and agencies coordinate flood fight and post flood
actions with recommendations identified in the Ahtanum-Wide
S
M
YVOEM
Hollow CFHMP to provide a good basis for decision whether to
take emergency action
FR -7 Install gages on North Fork Ahtanum and Wide Hollow
O
M
FCZD
Creeks including telemetry
FR -8 Develop warning systems including mass media
L
M
YVOEM
FR -9 Identify known problem locations so information is
available for first responders and include in the Flood
S
M
YVOEM/ FCZD
Response Plan (if appropriate)
FR -10 Provide special flood phone line for public to call in and
provide information about current flooding — EOC & FCZD
L
M
YVOEM/ FCZD
cooperate/coordinate
FR -11 Improve access to Bachelor diversion during floods
L
M
Irrigators/ BOR
without diverting flood waters or making flood problems worse
FR -12 Improve communication, coordination and information
dissemination between various agencies and emergency
IP
M
YVOEM
management office during flood emergencies
FR -13 Coordinate between jurisdiction procedures in place for
OEM, Jurisdictions,
expedited permit issuance during and period after a flood
O
L
Agencies, FCZD
event under State and County regulations.
FR -14 Outline emergency response to ice jams in the Flood
Response Plan.
- Alert residences at risk. (new)
O
L
FCZD/Agencies
- Blast ice jams — (normally only done on very stable ice jams)
Facilitate regulatory approval by Ecology and Fish & Wildlife
and local jurisdictions due to short time frame. (new)
FR -14 Outline emergency response to ice jams in the Flood
Response Plan.
- Alert residences at risk. (new)
O
L
FCZD/Agencies
- Blast ice jams — (normally only done on very stable ice jams)
Facilitate regulatory approval by Ecology and Fish & Wildlife
and local jurisdictions due to short time frame. new
Key: ONSET: C — Completed S — Short Term AU — Awaiting Updates
IP — In Progress L — Long Term O — Opportunity
PRIORITY: H — High M — Medium L — Low
20