HomeMy WebLinkAboutR-2007-077 Apple Blossom Phase 2 Final PlatRESOLUTION NO. R-2007- 77
A RESOLUTION approving the final plat of Apple Blossom Phase 2, a 34 -lot subdivision
and authorizing the Mayor to sign the final plat.
WHEREAS, on September 22, 2005 the Hearing Examiner held a public hearing to
consider the application for Apple Blossom a 119 -lot subdivision, submitted by United Builders
of Washington, Inc., (County of Yakima Preliminary Plat No. SUB 05-33); and
WHEREAS, on October 7, 2005 the Hearing Examiner issued his Recommendation to
the Yakima County Board of Commissioners for approval of the proposed plat subject to
several conditions; and
WHEREAS, on November 5, 2005 the Board of Yakima County Commissioners adopted
Resolution No. 637-2005 which granted preliminary approval to the Apple Blossom Subdivision
subject to the findings and conditions of the Hearing Examiner; and
WHEREAS, On April 8, 2007 the City of Yakima's Occidental Annexation became
effective and thereby the Plat of Apple Blossom came into the City of Yakima; and
WHEREAS, the interlocal agreement executed between the City of Yakima and Yakima
County provides that following annexation, and at the developer's request, the jurisdiction for
final plat approval may transfer from Yakima County to the City of Yakima; and
WHEREAS, by in submitting their final plat to the City the developer requested that the
City of Yakima take jurisdiction for the processing of this final plat; and
WHEREAS, at its public meeting on June 5, 2007 the City Council determined by motion
that the conditions of Yakima County Resolution 637-2005 and Hearing Examiner's
Recommendation PRJ 2005-458 should be affirmed and adopted; and
WHEREAS, the City Engineer has approved and accepted all plans and designs for the
improvements required in the conditions of approval of the preliminary plat of Apple Blossom,
and the applicant has constructed all such improvements; and
WHEREAS, as this final plat comes before Council for review each member declares
that he has had no contact with either the applicant or opponents of the final plat, now,
therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
The proposed final plat for Apple Blossom Phase 2, consisting of three sheets depicting
one phase of a four-phase subdivision located at the intersection of S. 64th and Occidental
Avenues, is hereby approved and the mayor is hereby authorized to sign the final plat. The
applicant shall file the final plat of Apple Blossom Phase 2 for record in the Yakima County
Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be
responsible for all filing fees.
ADOPTED BY THE CITY COUNCIL this 5th day of . ne, 200 /
{/ /
David Edler, Mayor
City Clerk
City of Yakima, Washington
Department of Community & Economic Development
Planning Division
Final Plat Staff Report
City Council Public Meeting
June 5, 2007
Final Plat Application
By United Builders of Washington
For Phase 2 of the Plat of
Apple Blossom, a 119 -Lot
Subdivision in Four Phases
Long Plat #3-04
Staff Contact: Doug Maples
575-6262
Planner: Bruce Benson,
575-6042
BACKGROUND AND SUMMARY OF REQUEST
Apple Blossom Phase 2 is a 34 -lot subdivision which was preliminarily approved while it was still
under the jurisdiction of Yakima County and consequently it is vested under the County's rural
development regulations. Most notable of the changes from current City standards are that
sidewalks are provided only on one side of the street and that the rear setback.
The City Engineer's office has reviewed and approved all necessary designs and engineering and
indicates that the required improvements are installed and inspected or that the required financial
security is in place to secure their installation. The acting City Engineer has signed the plat in
affirmation of this fact. The Planning Division has similarly reviewed the final plat and finds it to
be in substantial conformance with the terms and conditions of the preliminary plat approval.
Staff, therefore, recommends acceptance of the final plat and the adoption of the resolution that
authorizes the Mayor to sign the final plat.
CONDITIONS OF APPROVAL
The approved preliminary plat required the applicant to complete all site improvements listed as
conditions in Yakima County Resolution 637-2005 and the hearing examiner's recommendation.
These conditions must be met before the final plat can be approved and consist of the following
matters:
1. Compliance with the Mitigated Determination of Non -Significance dated August 18, 2005 is
required.
STATUS: Yakima County has determined compliance with this requirement.
2. Provide written verification of an access easement or other legal recorded document for the
crossing of the Yakima Valley Transit right-of-way if it is found to abut the plat along South 64t
Avenue.
STATUS: Yakima County has determined compliance with this requirement.
Apple Blossom Phase 2
UAZO Long Plat #3-04
1
3. Public Road right-of-way must be dedicated on the plat to include a total of 35 -feet from the
centerline of Occidental Road. The applicant must also submit an irrevocable offer to dedicate an
additional ten feet of right-of-way from any ownership interest the applicant may have within the
Yakima Valley Transit right-of-way along South 64th to bring the total right-of-way to forty feet
from the centerline.
STATUS: Yakima County has determined compliance with this requirement.
Public road right-of-way must also be dedicated on the plat for the interior public road. The
width of the right-of-way may be reduced to 50 feet, as shown, if the engineer can demonstrate
that all road improvements can fir in the reduced width. Otherwise 60. feet is required. The cul-
de-sac right-of-way must have a radius of 50 feet. The return radii at the cul-de-sacs must be a
minimum of 20 feet.
STATUS: Yakima County has determined compliance with this requirement.
4. Dedicated 30 -foot clear sight triangles must be provided at the intersection corners, unless
engineering analysis is made to support a reduction that still maintains the minimum sight distance
standards. Such analysis must be submitted to and approved by the county engineer.
STATUS: Yakima County has determined compliance with this requirement.
5. The interior roadways must be constructed to the County standard for an Urban Access
roadway. This included a 30' pavement width (.08' of Crushed Surfacing Base Course and 0.2'
of Asphalt Concrete Pavement) curb & gutter, sidewalk on at least one side of the road, and
County Standard street lighting (Located at intersections and no more than 330 feet apart). A
sidewalk is not required around the two full cul-de-sacs. Mountable rolled curbing is acceptable.
STATUS: Yakima County has determined compliance with this requirement.
6. The required sidewalk must be constructed to a minimum width of five feet and be
constructed of cement concrete to a minimum depth of six inches adjacent to the rolled curbing.
STATUS: Yakima County has determined compliance with this requirement.
7. The plans for all public road improvements must be designed to Yakima County standards,
prepared by a licensed professional engineer, and approved by the County Engineer prior to
construction. These plans must incorporate provisions for storm water drainage facilities to
accommodate runoff generated within the plat - from both road improvements and the lots
themselves. The standards of the MDNS apply.
STATUS: Yakima County has determined compliance with this requirement.
8. The cul-de-sacs must be paved to the same standard as the rest of the interior road and have a
paved diameter of 96 feet plus the rolled curbing. From back of curb to back of curb, it will be 98
feet.
Apple Blossom Phase 2
UAZO Long Plat #3-04
2
STATUS: Yakima County has determined compliance with this requirement.
9. The developer must arrange a pre -construction conference prior to any road or utility
construction within the existing and proposed right-of-way. An inspector from Public Works will
inspect the actual construction within the public right-of-way.
STATUS: Yakima County has determined compliance with this requirement.
10. The street names must be reviewed and approved by the Public Services Department prior to
plat approval. Street signs are required for this development. The sign(s) will be installed by
Public Services prior to acceptance of the road and all costs associated with supplying and
installing of the signs must be reimbursed to Yakima County by the developer.
STATUS: The City of Yakima shall be installing street signage and billing the developer for
these costs.
11. Prior to final plat approval, the existing driveways must be removed, a new driveway off of
the interior road must be provided, and at least two accessible parking spaces meeting the
standards of the zoning ordinance must be available to the existing residence.
STATUS: Yakima County has determined compliance with this requirement.
UTILITIES:
12. All lots must be served with public water from the Nob Hill Water System. No new individual
domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval,
written verification must be provided indicating that all construction necessary to provide the lots
and tracts with domestic water has been completed, easements are provided, all associated fees
have been paid, and the system has been accepted. The existing residence must be connected to
Nob Hill Water prior to final approval of Phase 4.
STATUS: Yakima County has determined compliance with this requirement.
13. All lots must be served with public sewer service from the Yakima Regional sewer system
prior to final plat approval. No individual septic systems or other sewage disposal methods will
be allowed for any of these lots. Prior to final plat approval, written verification from the City of
Yakima must be submitted to the Planning Division indicating that: All easements have been
established, all necessary construction has been completed, all associated fees have been paid, the
system has been accepted, and sewer service is available to each of the lots. The existing
residence must be connected to public sewer prior to final plat approval Phase 4.
STATUS: Yakima County has determined compliance with this requirement.
14. The water and sewer lines must be extended to the perimeter of the plat to allow for further
extensions to adjacent properties, unless otherwise determined by the Public Services Department,
Nob Hill Water System, and City of Yakima Engineering Division.
Apple Blossom Phase 2
UAZO Long Plat #3-04
3
STATUS: Yakima County has determined compliance with this requirement.
15. Public Utility easements must be provided adjacent to all public road right-of-way, and as
specified by the utility providers. If the right-of-way is 50 feet wide, then the easements must be
at least 10 feet wide. If the right-of-way is 60 feet wide, then the easements must be at least 8
feet wide. If the public utility easement is combined with the irrigation easement the width is
usually 15 `wide.
STATUS: Yakima County has determined compliance with this requirement.
16. All public and private utilities must be located underground, with the exception of the
standard telephone box, transmission box and similar structures.
STATUS:: Yakima County has determined compliance with this requirement.
17. All public and private utilities located within public road right-of-way must be constructed to
commencement of roadway construction. A 5 -year moratorium exists for cutting into new roads.
Detailed plans for all proposed utilities to be located with public road right-of-way must be
submitted to public Services Transportation Division for review and approval prior to utility
construction. The owner's signature on special permits or franchise agreement may be required
prior to utility construction.
STATUS: Yakima County has determined compliance with this requirement.
18. Installation of the power and phone facilities must be completed, or contracted with the
provided to be completed, prior to plat approval.
STATUS: Yakima County has determined compliance with this requirement.
MISCELLANEOUS:
19. Provide verification of buildability of certain lots located near the pond, artesian well
(proposed Lot 59) and cul-de-sacs. A site plan or schematic must be provided to Yakima County
Planning Division demonstrating adequate building area meeting applicable setbacks and other
restrictions. Said plan must show natural features, mainly the pond in its present configuration or
as altered.
STATUS: This verification will be required prior to issuance of a building permit..
20. Re -design of the pond requires design and approval by a civil engineer licensed in the State of
Washington. Verification that the current construction meets construction stability standards is
also required. To the extent possible, the relocated facilities must be along the public road rather
than in the rear yards of lots.
STATUS.' This verification will be required prior to issuance of a building permit..
Apple Blossom Phase 2
UAZO Long Plat #3-04
4
21. A 100 -foot setback for roads and building is required from the artesian well located on the
proposed Lot 59 if it is to be used as a public well, unless otherwise approved by the Washington
State Department of Health.
STATUS: Lot 59 is not located in Phase 2 of this subdivision.
22. Fire hydrants shall be placed at the locations and to the specification required by the Yakima
County Fire Marshall. The lost must be provided with adequate fire flow, in accordance with the
adopted fire code, prior to plat approval. All hydrants must have storz fittings.
STATUS: Yakima County has determined compliance with this requirement.
23. If the lots are to be provided with irrigation water by the Ahtanum Irrigation District,
irrigation easements and distribution facilities must be provided as specified by the District.
Contact the Irrigation District for more information. Relocation and design of the irrigation
conveyance requires District and Yakima County approval.
STATUS: Yakima County has determined compliance with this requirement.
24. Final lot dimensions and areas shall substantially conform to the revised preliminary plat
submitted March 22, 2005, except as changed through the public hearing process.
STATUS: Yakima County has determined compliance with this requirement.
25. The developer shall contact the State Department of Ecology to determine if a Stormwater
Construction Permit and Stormwater Pollution Prevention Plan will be necessary for this
development of any aspect of it. Application should be made at least 30 days prior to
commencement of construction activity.
STATUS: Yakima County has determined compliance with this requirement.
26. A method of dust control for the construction phases shall be submitted top, and approved by,
the Yakima County Clean Air Authority. A written copy of their approval must be submitted to
the Public Services Department prior to construction of any work phase. The developer must
designate a responsible party for contacts during working hours regarding alleged air quality
violations.
STATUS: Yakima County has determined compliance with this requirement.
27. Measures such as temporary ponding, silt fencing, etc. shall bed used as necessary during
construction to prevent erosion.
STATUS: Yakima County has determined compliance with this requirement.
28. Monuments must be placed at street intersections and curvature points as specified in Yakima
County Code § 14.32.020. The monuments must be protected by cases and covers as approved by
the County Engineer.
Apple Blossom Phase 2
UAZO Long Plat #3-04
5
STATUS: Yakima County has determined compliance with this requirement.
29. Immediately prior to final plat approval, all property taxes and special assessments for the
entire tax year must be paid, together with any required pre -payment amount. January 1sT
(approximate) is the cutoff for when next year's taxes would have to be paid.
STATUS: The County Treasurer must sign the face of the final plat prior to recording. Without
all taxes paid the Treasure will not sign the plat.
PLAT NOTES:
30. The lots shall be subject to the following notes, which must be placed on the face of the plat:
a. All lots shall access via interior streets and not directly from S 64th Avenue or Occidental
Road.
b. All lots of this subdivision have been provided with public sewer and public water
connections.
c. The owners hereon, their grantees and assigns in interest hereby covenant and agree to
retain all surface water generated within this plat on-site.
d. Yakima County has in place an urban and rural addressing system, Street names and
numbers for lots within this plat are issued by the Yakima County Public Services
Transportation Division upon issuance of an approved building permit.
STATUS: The required notes appear on the face of the plat. Addressing, however, will be done
by the City of Yakima according to our urban addressing system.
TINIING:
31. Prior to recording the final plat or issuance of building permits, either:
a. All required plat improvements, i.e. streets, sidewalks, utilities and drainage facilities must
be in
place; or,
b. An escrow account established or a bond provided in an amount and with conditions
acceptable
to the County Engineer to assure installation of all remaining required improvements.
If the developer elects to escrow or bond for the required roadway improvements, and fails to
complete these improvements in the time specified in the escrow or bond agreement, the County
Engineer shall have the authority to suspend issuance of or occupancy permits until the required
road and drainage improvements are accepted as satisfactorily completed. The County Engineer
Apple Blossom Phase 2
UAZO Long Plat #3-04
6
may issue building permits on a lot -by -lot basis when it is determined that building construction
will not interfere with the utility and roadway constructions.
STATUS: Yakima The required improvements are installed.
32. The total project must be completed and the final plat submitted within the maximum five year
time period pursuant to RCW 58.17.140. Any extension beyond the 5 -year time period is
subject to Yakima County Code 14.24.025.
STATUS: The final plat for Phase 2 has been submitted within the required five year time
limitation.
FINDINGS
1. The final plat is consistent with the goals, objectives and intent of the Yakima County
Comprehensive Plan and the standards of the Yakima County Zoning Ordinance.
2. The final plat meets the standards of the Yakima County Subdivision Ordinance.
3. The final plat is in general conformance with the preliminary plat and conditions of approval.
4. The applicant has built the required improvements necessary for final plat approval.
RECOMMENDATION
The City of Yakima Division of Environmental Planning recommends Council acceptance of the
final plat for Apple Blossom Phase 2 and the passage of the resolution that authorizes the Mayor
to sign the final plat.
Apple Blossom Phase 2
UAZO Long Plat #3-04
7
BOARD OF YAKIMA COUNTY COMMISSIONERS
IN THE MATTER OF APPROVAL OF
PRELIMINARY PLAT NO. SUB 05-033
KNOWN AS APPLE BLOSSOM
SUBDIVISION
Resolution No. 637-2005
WHEREAS, according to Yakima County Ordinance No. 10-1974 relating to platting,
subdivision November 8, 2005 for the purpose of considering Preliminary Plat No. 05-033 submitted by
United Builders known as "Apple Blossom Subdivision"; and,
WHEREAS, testimony was taken from those persons present who wished to be heard;
and,
WHEREAS, due notice of the hearing was given as required by law, and the necessary
inquiry has been made into the public use and interest to be served by such platting; and,
WHEREAS, the Board of Yakima County Commissioners has considered the preliminary
plat and finds that the 1 1 9 lot layout is in compliance with the Hearing Examiner recommendation; and,
WHEREAS, the Board of Yakima County Commissioners has considered elements of public
health, safety and general welfare pertaining to the preliminary plat; now, therefore,
BE IT HEREBY RESOLVED by the Board of Yakima County Commissioners that the
findings and recommendation for conditional approval of the Hearing Examiner for Preliminary Plat No.
05-033 designated as "Apple Blossom Subdivision", be adopted as attached hereto except for the
following changes:
3. Public road right-of-way must be dedicated on the plat to include a total of 35 -feet from
the centerline of Occidental Road. The applicant must also submit an irrevocable offer to
dedicate an additional ten feet of right-of-way from any ownership interest the applicant
may have within the Yakima Valley Transit right-of-way along South 64th Avenue to
bring the total right-of-way to forty feet from the centerline.
Public road right-of-way must also be dedicated on the plat for the interior public road.
The width of the right-of-way may be reduced to 50 feet, as shown, if the engineer can
demonstrate that all road improvements can fit in the reduced width. Otherwise 60 feet is
required. The cul-de-sac right-of-way must have a radius of 50 feet. The return radii at
the cul-de-sacs must be a minimum of 20 feet.
5. The interior roadways must be constructed to the County standard for an Urban Access
roadway. This includes a 30' pavement width (0.8' of Crushed Surfacing Base Course
and 0.2' of Asphalt Concrete Pavement), curb & gutter, sidewalk on at least one side of
the road, and County Standard street lighting (Located at intersections and no more than
330 feet apart). A sidewalk is not required around the two full cul-de-sacs. Mountable
rolled curbing is acceptable.
Page 2
30. The lots shall be subject to the following notes, which must be place on the face of the
plat:
a. All residential lots shall access via interior streets (the yet to be
named interior plat road), and not directly from S. 646 Avenue or Occidental
Road.
Done this 15th day of November, 2005.
G: Development Services\BOCC Docs1BOCC.Finat Reso.AppleBlossom.doc
ATTEST:
Sandra Aco a. Deputy Clerk of the Board
Jennifer Ams
Deputy Clerk of the Board
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Ronald F. Gamache, Chairman
sse S. Palacios, County Commissioner.
Michael D. Leita, County Commissioner
Constituting the Board of County Commissioners
for Yakima County, Washington
RECEIVED
OCT 12 2005
CITY OF YAKIMA
PLANNING DIV.
In the Matter of the Application by
UNITED BUILDERS
OF WASHINGTON, INC.
for the 119 -lot "Apple Blossom" Preliminary
Long Plat
County File No: SUB 05-33
(PRJ 2005-458)
EXAMINER'S RECOMMENDATION
United Builders has applied for subdivision review and preliminary plat approval for the Apple
Blossom subdivision. The subdivision would create 119 new lots developed in four phases. Access
would be provided from South 64th Avenue, Occidental Road and Easy Street (off of South 69th
Avenue). The Hearing Examiner visited the site on September 22, 2005. County Planning staff
provided a staff report and exhibit package prior to the September 22, 2005 open record hearing date.
Public comment raised issues regarding the impacts of urban density residential development and
increased traffic through the Easy Acres subdivision as a result of the extension of Easy Street.
Concerns were also expressed about the possible extension of Coolidge Road, dust generation
(including pesticide -contaminated dust), declines in property values from adjacent development of
small lots, and impacts to local wells as a result of connection of the existing well on the subject
property to Nob Hill Water System. Local residents commented on the history of the Easy Acres road
system development and funding and the residents' expectation of the continuing character of the Easy
Acres neighborhood. They requested that buffer zones be required to protect the Easy Acres
neighborhood, and that Easy Street not be extended into the proposed subdivision. County engineering
EXAMINER'S RECOMMEENDATION - 1
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
staff provided statements at hearing regarding the basis for seeking connection of the subdivision
internal streets with the existing east terminus of Easy Street
SUMMARY OF RECOMMENDATION. This long subdivision should be approved with
conditions. The density of the subdivision and the development of interconnected local access streets
provided in the plat, while possibly changing the privacy and traffic aspects of the surrounding
neighborhood, is consistent with or fulfills the policies of Plan 2015 and the purposes of the urban
growth area.
From the view of the site, the matters contained in the official record including the StaffReport, a
review of both Plan 2015 and the Yakima County Subdivision and Zoning Ordinances, and from
evidence received at the hearing, the Examiner makes the following:
FINDINGS
1. Applicant. United Builders of Washington, Inc., P.O. Box 9488, Yakima, WA
98909.
2. Owners. United Builders of Washington, Inc.
3. Location and parcel numbers. The properties are located northwest of the
northwest corner of S. 64th Avenue and Occidental Avenue. The Tax Parcel Numbers are
181332-44405, 44407 and 44408.
4. Application. Long Subdivision.
5. Legal Description. The legal description of the subject parcel is set forth in Hearing
Exhibit 16, Preliminary Plat of Apple Blossom, dated May 3, 2005, received by the County on June 29,
2005.
6. Land Use and Zoning.
6.1 Subject Property. The subject property is currently located in the Single -Family
Residential (R-1) zoning district, as specified by the Yakima Urban Area Zoning Ordinance. The
property is within the Yakima Urban Growth Area. The property is currently in orchard except
for a single family residence and accessory buildings on the east end.
EXAMINER'S RECOMMIENDATION - 2
PRELIMINARY PLAT OF APPLE BLOSSOM
Sus 05-33
6.2 Adjacent Property: The surrounding properties are also within the R-1 zoning
district. East of South 64th Avenue, the properties are designated Suburban Residential. The city
limits of Yakima are to the north of the proposal at West Washington Avenue. Residential
developments with 7200 square foot lots exist to the east across S. 64th Avenue (Crestfields
Subdivision) and 1/3 acre lots exist immediately to the west (Easy Acres Subdivision). Otherwise,
the density in the area is a mix of 0.5 acre residential Lots to 3 8 -acre lots with orchard uses.
7. Property Characteristics. The proposal consists of three lots created through a
short plat recorded in 1983. The property has been in orchard since the late 1970's (subsequent
to the discontinuation of formerly wide -spread use of lead arsenate and DDT as pest control
chemicals in orchards). There are no critical areas on or adjacent to the properties. However,
there is designated floodplain and a branch of Spring Creek south of Occidental Road. A portion
of Spring Creek may have crossed the property, but has been piped for at least two decades. The
property has a gentle slope on the eastern half of the property which is of a lower elevation than
the western half which has a slope of 10-15%. Overall, the property has an approximate 50 -ft
elevation change over 1280 feet (<5%). The property contains one domestic well and several
irrigation wells, one of which can be considered an artesian well (proposed Lot 59) and has water
rights.
The Nob Hill Water System currently has 12 -inch water lines along Occidental Road at a
point approximately 300 feet west of S. 64`h Avenue, as well as along S. 64`h Avenue. The
Yakima Regional Wastewater System currently has a sewer line along S. 64th Avenue, adjacent to
the proposed development (24 -inch PVC). The property is within Ahtanum Creek watershed
which is considered by the Public Services Department to be a flood prone basin.
8. Proposed Subdivision. The application proposes to subdivide 33.6 acres consisting of
three parcels which are located within the One -Family Residential (R-1) zoning district and urban
growth area of Yakima, into 119 lots. The lot sizes are'primarily 7,200 square feet and are proposed
to be developed in four phases. Phase I includes 37 lots, Phase II includes 43 lots, Phase 3 includes 31
lots, and Phase IV includes 8 lots, as shown on the preliminary plat. Water supply and fire flow would
be provided from the Nob Hill Water System. Sewage disposal would be provided from the Yakima
Regional Wastewater System. Irrigation would be provided from private water company shares held
EXAMINER'S RECOMA'IENDATION - 3
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
by United Builders or Nob Hill Water System. New interior streets, connecting to South 64th Avenue,
Occidental Road, and Easy Street, each of which are currently public streets, would serve as new
public roads for the subdivision. Stormwater management would be through on-site infiltration and
retention.
9. Environmental Review. Environmental review for the project was conducted in
accordance with Chapter 43.21C RCW (State Environmental Policy Act), and Title 16 YCC.
Potential impacts to water were identified through the environmental review due because the
properties are within the Ahtanum Creek watershed, which is a floodprone basin. A final
Mitigated Determination of Nonsignificance (MDNS) was issued for the project on August 18,
2005. The appeal period concluded September 1, 2005 with no appeal filed. The mitigating
conditions in the MDNS would have to be incorporated into an approval of the preliminary plat.
10. Notice. The Notice of Application and public hearing was completed pursuant to
YCC 16B on June 22, 2005 and August 18, 2005. The site was posted by county staff on August 20,
2005. Legal advertisement of the public hearing was published on August 21, 2005.
11. Analysis
11.1 Subdivision Requirements. YCC Chapter 14 enumerates numerous design criteria
and standards applicable to the division of land. The Hearing Examiner's recommendation is to be
based on consideration of whether
a) the proposed subdivision makes appropriate provisions for public health, safety
and general welfare and for drainage ways, streets, other public ways, water
supplies, and sanitary waste; and
b) the public use and interest will be served by the platting of the subdivision.
YCC 14.20.050.
The Hearing Examiner must also determine if a proposed subdivision is consistent with
applicable development regulations. YCC 16B.06.010. The subdivision must conform to zoning and
subdivision ordinances. County Planning staff have developed a set of customary conditions designed
to assure compliance of plats with generally applicable development regulations. Those conditions
should be included in any approval of the proposed preliminary plat.
11.2 Subdivision Analysis. The Planning Division staffhas analyzed the compliance of
EXAMINERS RECOMMENDATION - 4
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
the proposed subdivision with the zoning district regulations and the design standards in the subdivision
ordinance. The analysis addresses (1) zoning district design standards, (2) service system requirements
for water supply, irrigation, sewer and stormwater management, (3) road design, (4) fire prevention
and dust control, (5) critical area protection, (6) parks and recreation, and (7) utility services such as
electricity and telephone. In most instances, the subdivision as proposed or conditioned complies with
the development standards. The applicant has generally raised no objections to the Planning staff
analysis or proposed conditions. Except as may be set out in detail below, the Hearing Examiner
adopts the analysis of compliance with the standards contained in the staff report.
a. Zoning district design standards. The majority of the lots can readily meet the
applicable design standards. Some may be problematic, including those near the pond and those near
the main well (Lot 59). Construction near the pond requires compliance with applicable building codes
for foundations near slopes or possibly unstable soils. Further evaluation of the pond construction is
necessary to ensure its stability. Further details of the buildability of these lots should be required as a
condition of preliminary plat approval. If the well were to be made part of the Nob Hill public water
system, then per State Health Department requirements a minimum 100 -foot radius well protection
area is required.
Public Comment on the R-1 design standards: Some commenters indicated concern that the
sizes of the proposed lots (particularly in comparison to the lots in the Easy Acres subdivision) would
result in residential construction that would lessen the value of the Easy Acres properties. It is
understandable that the neighbors would want to protect the value of their investments, of course, but
the subdivision review requirements do not provide directly for the consideration of the effect of a
subdivision on surrounding property values. Rather, the review requirements are intended to assure
that the subdivision complies with the regulatory standards applicable to the zoning district. In this
case, the district is R-1, and there is no evidence that the lot sizes proposed do not comply with the R-1
lot size standards. In addition, the applicant offered evidence that the development would actually
increase property values based on the analysis of other property development in the vicinity. The lot
sizes are also consistent with the density objectives of the zoning district and Plan 2015 ( Policy LU -U
1.7 provides that small lot sizes should be encouraged where services have already been provided and
sufficient capacity exists).
EXAMINER'S RECOMMENDATION - 5
PRELIMINARY PLAT OF APPLE BLOSSOM
SUE 05-33
It appears that much of the concern registered by residents in the area is with the designation of
the subject property as R-1 in the first place. However, the propriety or, for that matter, the wisdom of
the current zoning is not within the scope of this review. The Hearing Examiner does not have the
authority to determine whether the zoning decision recommended by the Planning Commission or
made by the Board or County Commissioners in 2001 was proper.
Similarly, some public comment sought the establishment of some sort of buffer or mandatory
fencing between the Apple Blossom lots and the Easy Acres properties. Some residents noted that
they purchased their property due to the privacy afforded by Easy Acres, and the development would
change the private character of the neighborhood—particularly for Easy Acres lots directly abutting the
western boundary of the proposed subdivision. The applicant indicated a willingness to discuss a buffer
concept, though he did not endorse retention of apple trees as the buffer. The applicant and the Easy
Acres residents are free to discuss such matters, and a neighborly resolution of the concerns between
the applicant and the neighbors about neighborhood preservation would be a welcome result.
Nevertheless, the subdivision review process does not provide a basis for imposing site screening
requirements, particularly without substantial evidence that the residential development in the Apple
Blossom subdivision would be incompatible with the Easy Acres residential uses.
b. Water. Sections 14.48.030, 14.52.130 through 150, and 15.20.032 of the Yakima
County Code require that, when available, domestic water must be provided for preliminary plats.
In addition, urban residential density as proposed for the subdivision requires public water supply
systems to serve the property. As proposed, the development will be served by the Nob Hill
Water System. The Department of Ecology indicates that compliance with water rights
requirements is the responsibility of the purveyor.
The preliminary plat shows the waterline extension from the South 646 Avenue
intersection and not at Occidental Road (southern entrance to the plat) nor Easy Street (west
property line) or Coolidge Road (northwest corner). The extension route of the waterline is
determined by the purveyor. The "to and through" concept to extend the lines to a point that
allows for further extension and connections is generally preferred. "Looping" the water system
will require tie-ins to existing lines, as specified by Nob Hill Water System.
There are existing domestic and irrigation wells on the property, all of which are proposed
EXAMINER'S RECOMMENDATION - 6
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
to be abandoned except for the 750 -foot well located on Lot 59. All residences would have to be
served by the Nob Hill water system regardless of the existing wells. There do not appear to be
any requirements that the existing wells'be abandoned; however, their locations inhibit new
construction options. Therefore, the wells may remain or be abandoned (in a manner complying
with state well abandonment rules) at the owner's discretion.
Public comment on Water: Because many area residents rely on well water, they
expressed concern that water withdrawals on the subject property would produce well
interference. As noted, domestic water would be provided by the Nob Hill Water System.
Irrigation water, if provided separately, would be provided from water company shares rather
than the existing irrigation wells on the property. In addition, if the deep well on Lot 59 were to
be incorporated into the Nob Hill Water System, state water laws would require appropriate
analysis of impacts on other water users from the change of use.
c. _ ' Sewer. As with water supply, the proposed density depends on urban -level sewer
services. In addition, Sections 14.48.040 and 15.20.032 of the Yakima County Code require that
sewer, when available, be provided for preliminary plats. As proposed, the development will be
served by connection to the Yakima Regional Wastewater System. The sewer extension is
assumed to follow the waterline extension route. However, the City of Yakima has previously
stated that extension from Occidental is required unless a larger sized main is proposed within the
plat. Final extension routes are to be determined by the City of Yakima. If the sewer line
extension route follows that proposed by the developer, the "to and through concept" generally
would dictate that the sewer extension terminate at the end of the public right-of-way (Occidental
Road and Easy Street and/or the southwest comer of the plat) to allow for future extensions.
d. Stormwater Management. The proposal states that on-site retention of storm
water runoff will be made through infiltration trenches. Section 14.48.100, YCC requires a
drainage plan for preliminary plats, generally designed to a 10 -year storm event, although a
greater storm event design basis may be required when the County Engineer determines the
property is located in a drainage problem area. Substantial requirements for additional
groundwater investigations and stormwater management planning and system approval prior to
grading and road construction are included in the Mitigated Determination of Non -significance
EXAMINER'S RECOMMENDATION - 7
PRELIMINARY PLAT OF APPLE BLOSSOM
Sus 05-33
(MDNS). Also, the Department of Ecology requires erosion control measures to prevent soil
from being carried to surface water. A Stormwater Construction Permit may be required prior to
grading and excavation. A Stormwater Pollution Prevention Plan is required for construction
sites. It is the developer's responsibility to contact the Department of Ecology and obtain any
necessary stormwater permits. Any approval of the preliminary plat must be conditioned upon
the satisfaction of these various requirements.
Public Comment on Stormwater: Public comments about drainage and the impacts of
development are addressed by the additional investigations required by the County Engineer in the
MDNS.
e. Transportation System (Street and Road) Requirements. YCC Title 10, Roads,
Highways and Bridges, and YCC Title 14, Subdivisions, specify minimum street standards for
developments YCC Title 10, Roads, Highways and Bridges, and YCC Title 14, Subdivisions,
specify minimum street standards for developments. Because more than 30 lots are proposed for
Phase 1, at least two accesses are required at the outset As proposed, access to the subdivision
will be from South 64th Avenue and Occidental Road, which are classified as Urban Minor
Arterials and currently improved with paved surfacing, but with no curb, gutter, sidewalks or
streetlights. No frontage improvements to the adjacent public roads are required by the County
Engineer. The Level of Service standard determined by the County to be applicable to these
public roads has been determined to not be exceeded. The existing intersection at South 64th
Avenue and Occidental Road is adequate for the increased traffic.
Access is also from Easy Street which is classified as an Urban Local Access road. Access
onto Easy Street would be developed as a part of Phase 3.
All lots would be accessed from South 64th Avenue, Occidental Road and Easy Street
Avenue via the interior roads. No direct access from any lot would be allowed onto the exterior
streets. As proposed, the existing driveways will be closed. Yakima Valley Transit right-of-way
exists 40 -feet west of the section line. A crossing easement will be required from the City of
Yakima for access to the plat from S. 64th Avenue.
As proposed, the dead end streets would not exceed the maximum length standard due to
the number of accesses proposed and overall, lot layout. Section 14.28.020(n) of Y.C.C. states
EXAMINERS RECOMMENDATION - 8
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
that dead end streets shall be no longer than 300 feet. Section 14.28.050(b) of YCC states that
the maximum block length must not exceed 1000 feet.
Public Comment on Transportation Issues. Residents of Easy Acres expressed a strong
desire that Easy Street not be developed as an access road for the Apple Blossom subdivision.
Residents are concerned about increased traffic and the impacts of the resulting congestion on
traffic and pedestrian safety. In addition, the residents perceive unfairness in requiring the
connection of Easy Street with the interior roads of Apple Blossom, since Easy Acres residents
paid for the paving of the street.
Subdivisions must make appropriate provisions for streets and for public safety. RCW
58.17.110. The extension of Easy Street would clearly increase the likelihood that persons
traveling to the western portions of Apple Blossom—particularly traveling from the west on
Occidental Road—would use Easy Street off of South 69th Avenue. However, the vast majority
of commercial and public services are located to the north and east. This does not suggest an
overwhelming increase in traffic through Easy Acres. In addition, the policies of Plan 2015
affirmatively promote "a sense of community in neighborhoods by improving circulation." See
Policy T9.5. The county Public Services Department addresses this matter by providing for the
development of a transportation grid that allows alternatives for travel in residential
developments. In addition, Public Services officials persistently note that subdivisions with 30
residential lots (or more) must provide two points of access for fire safety purposes. By that
standard, Easy Acres does not have up-to-date access.
It is clear from statements in the record that residents providing comment on the Easy
Street extension value privacy and quiet and are concerned that those values will be compromised
by the Easy Street extension. It is difficult to reconcile those values with the community
development and traffic flow policies in the comprehensive plan. In addition, Plan 2015 provides
for alternative means for promoting safety on local access streets. See for example Policy T9.2:
"Develop and implement traffic calming strategies to reduce traffic impacts on urban access roads
where appropriate." Considering that comprehensive plan policies promote traffic circulation in
subdivisions—including Easy Acres—and the limited evidence that traffic in Easy Acres will be
dramatically increased from the extension of Easy Street, the extension of the street appears
EXAMINER'S RECOMVIENDATION - 9
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
consistent with the public interest.
Regarding the matter of the Easy Acres residence having paid for the paving of the
subdivision streets, it is understandable that they would feel chagrined that Easy Street would be
part of the local access road system considering their views on the protection of their privacy.
However, the streets are dedicated to public use, and the maintenance and improvements to the
streets are the responsibility of the county. It should be noted that Plan 2015 provides: "Using
appropriate funding sources, Yakima County will work with local residents to make local
transportation improvements."
f Fire Protection: Section 13.09.070 of YCC and the International Fire Code
specify fire flow requirements, including hydrants, which are required for new development. It is
standard practice for the Nob Hill Water system to coordinate the hydrant locations with the Fire
Marshal. All hydrants must be fitted with storz fittings. Public concerns regarding the adequacy
of hydrant locations outside of the proposed subdivision are outside of the scope of this
proceeding.
g Irrigation: Irrigation easements will need to be provided as required by the
irrigation district in accordance with YCC 14.48.095 since, although it is not served by the
Ahtanum Irrigation District (AID), it lies within the district boundaries. Relocation of any of the
irrigation conveyances requires coordination with AID. The application proposes that the
relocation would most likely occur to the rear lot lines of the lots, which is acceptable as long as
maintenance access is permanently available. This location however, could be problematic
depending if the easement is not encroached upon by landscaping and fences. The application
proposes that the irrigation lines may be "daylighted" in places, which requires agency and AID
approval. Generally, these ditches cannot accept stormwater runoff, which requires specific lot
grading and drainage to prevent this from occurring.
The preliminary plat indicates that the existing pond, which is creek and irrigation fed, will
be used for irrigation/stormwater storage. Joint use of the irrigation pond for stormwater
management requires the AID approval, as well as stormwater regulatory compliance
(Department of Ecology -administered NPDES permit requirements). Any reconstruction or
alteration of the pond requires a design by a civil engineer.
EXAMINER'S RECOMMENDATION - 10
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
h. Dust Control. Several public comments addressed concern about dust generated
by construction or resulting from disturbed land not being fully developed. Related concerns
about contaminated soils were also raised. The developer must file and gain approval from the
Yakima Regional Clean Air Authority for a dust control plan, prior to commencing any
construction or grading activities. Compliance with the Clean Air Authority's regulations will be
required. As noted earlier, the property has not been used for the kind of agricultural activity that
would produce substantial concern about exposure to lead arsenate or DDT. In addition,
uncontroverted statements in the record by the applicant's engineer indicate development of the
property with impervious surfaces and landscaping will tend to stabilize soil and actually prevent
dust -born contaminants from being carried off of the property.
i. Critical Areas. There are no critical areas on the subject properties. A branch of
Spring Creek that runs through the property and is piped in most areas, is no longer considered a
critical area.
j. Parks and Recreation. Pursuant to RCW 58.17.110 and related statutes, YCC
14.28.070 provides that the board of county commissioners may require plats to designate up to
five percent of their land area, exclusive of streets, as either private or public parks and
recreational areas, the nature of which shall be clearly indicated on the plat; provided, not less
than a contiguous minimum of ten thousand square feet shall be so allocated. As an alternative to
dedication of public parks and recreational areas, the developer may be required to contribute to
the county for park purposes to benefit the area up to five percent of the developed value of the
lots to be sold in the plat. However, this authority apparently has seldom --if ever—been
exercised in approving plats. No analytical basis for requiring contribution of park resources or
funds has been laid down. The need for recreational space in the vicinity is being addressed in the
neighborhood planning process, but no policy has been adopted that would currently mandate a
contribution of property or money for park purposes. The Planning Division staff recommends
that at least 10,000-20,000 square feet of parks and open space be provided plus pedestrian/bike
paths located mid -block. The applicant is aware of the interest in addressing parks and
recreational opportunities and is participating in the neighborhood planning discussions, but has
not acceded to any particular requirement for park land or funding contribution. It continues to
EXAMINER'S RECOMMENDATION - 11 .
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
be the case that, "[in] absence of an ordinance requiring dedication of land [or funds] to park uses
or a neighborhood plan reflecting a neighborhood park use goal, it is difficult to discern why the
subject subdivision should fairly be the first to be obliged to make such a dedication."
Electrical, telephone, and garbage service: Electrical service, telephone service,
and garbage service are located in the area. Installation of the power and phone facilities must be
completed, or contracted with the provider to be completed, prior to final plat approval.
11.3 Public Interest
The subject property is in the Yakima Urban Growth Area, is zoned for single family
residential development, and has available to it all necessary urban utility services. The proposed
interior street system and access points will promote traffic circulation'without a demonstrable
significant traffic safety or pedestrian safety impact on the surrounding community. The proposed
development, subject to conditions, fulfills the policies of Plan 2015 and satisfies zoning and
subdivision regulations without compromising other public interests, and is therefore in the public
interest.
From the foregoing Findings, the Examiner makes the following:
CONCLUSIONS
1. The Examiner has jurisdiction to review and make recommendation to the Board of
County Commissioners on preliminary long plat applications.
2. Subject to certain conditions set forth more fully in the recommendations below,
including customary conditions imposed on plat approvals to assure compliance with development
standards, and subject to requirements applicable to plat finalization, the proposed subdivision
a) makes appropriate provisions for public health, safety and general welfare and for
drainage ways, streets, other public ways, water supplies, and sanitary waste;
b) serves the public use and interest; and
c) is consistent with applicable development regulations.
3. In regard to consistency analysis (Y.C.C. 16B.06.020),
a) the type of land use contemplated by the proposal (residential development) is
permitted on this site, subject to conformance with the regulations of the zoning
EXAMINER'S RECOMJ\IENDATION - 12
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
ordinance and building codes;
b) the proposed level of development (lot size, contemplated density) will not exceed
the allowable limit;
c) with regard to the availability and adequacy of infrastructure and public facilities
identified in the comprehensive plan, water and sewage disposal may be
accomplished at thesubject property by lawful means; and
d) the character of the proposal, as conditioned, is consistent with the development
standards of the Yakima Urban Area Zoning Ordinance.
4. While -it is important in the public interest to provide for park and recreation resources
demands by increasing residential development in the urban growth area, no fair basis presents itself for
imposing requirements for commitment of subdivision properties to park uses in this case.
5. The subdivision, as conditioned, is consistent with the public interest.
Based upon the foregoing Findings and Conclusions, the Examiner submits to the Yakima Board of
County Commissioners the following:
RECOMMENDATION
The preliminary plat application SUB 05-33, titled "Apple Blossom," should be approved
subject to the following conditions:
1. Compliance with the Mitigated Determination of Non -Significance dated August
18, 2005 is required, and the conditions thereof are hereby incorporated by reference.
Streets:
2. Provide written verification of an access easement or other legal recorded
document for the crossing of Yakima Valley Transit right-of-way if it is found to abut the plat
along S. 64th Avenue.
3. Public road right-of-way must be dedicated on the plat for the interior public road.
The width of the right-of-way may be reduced to 50 feet, as shown, if the engineer can
demonstrate that all road improvements can fit in the reduced width. Otherwise 60 feet is
required. The cul-de-sac right-of-way must have a radius of 50 feet. The return radii at the cul -
EXAMINER'S RECOMMENDATION - 13
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
de -sacs must be a minimum of 20 feet.
4. Dedicated 30 -foot by 30 -foot clear sight triangles must be provided at the
intersection corners, unless engineering analysis is made to support a reduction that still maintains
the minimum sight distance standards. Such analysis must be submitted to and approved by the
County Engineer.
5. The interior roadways must be 'constructed to the County standard for an Urban
Access roadway. This includes a 30' pavement width (0.8' of Crushed Surfacing Base Course
and 0.2' of Asphalt Concrete Pavement), curb & gutter, sidewalk on at least one side of the road,
and County Standard street lighting (located at intersections and no more than 330 feet apart). A
sidewalk is not required around the two full cul-de-sacs. Mountable rolled curbing on the cul-de-
sacs is acceptable.
6. The required sidewalk must be constructed to a minimum width of five feet and be
constructed of cement concrete to a minimum depth of six inches adjacent to the rolled curbing.
7. The plans for all public road improvements must be designed to Yakima County
standards, prepared by a licensed professional engineer, and approved by the County Engineer
prior to construction. These plans must incorporate provisions for storm water drainage facilities
to accommodate runoff generated within the plat—from both road improvements and the lots
themselves. The standards of the MDNS apply.
8. The cul-de-sacs must be paved to the same standard as the rest of the interior road
and have a paved diameter of 96 feet plus the rolled curbing. From back of curb to back of curb, it
will be 98 feet.
9. The developer must arrange a pre -construction conference prior to any road or
utility construction within the existing and proposed right-of-way. An inspector from Public
Works will inspect the actual construction within the public right-of-way.
10. The street names must be reviewed and approved by the Public Services
Department prior to plat approval. Street signs are required for this development. The sign(s)
will be installed by Public Services prior to acceptance of the road and all costs associated with
supplying and installing the signs must be reimbursed to Yakima County by the developer.
EXAMINER'S RECOMMENDATION - 14
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
11. Prior to final plat approval, the existing driveways must be removed, a new
driveway off of the interior road must be provided, and at least two accessible parking spaces
meeting the standards of the zoning ordinance must be available to the existing residence.
Utilities:
12. All lots must be served with public water from the Nob Hill Water system. No
new individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat
approval, written verification must be provided indicating that all construction necessary to
provide the lots and tracts with domestic water has been completed, easements are provided, all
associated fees have been paid, and the system has been accepted. The existing residence must be
connected to Nob Hill Water prior to final plat approval prior to final approval of Phase 4.
13. All lots must be provided with public sewer service from the Yakima Regional
sewer system prior to final plat approval. No individual septic systems or other sewage disposal
methods will be allowed for any of these lots. Prior to final plat approval, written verification
from the City of Yakima must be submitted to the Planning Division indicating that: All
easements have been established, all necessary construction has been completed, all associated
fees have been paid, the system has been accepted, and sewer service is available to each of the
lots. The existing residence must be connected to public sewer prior to final plat approval of
Phase 4.
14. The water and sewer lines must be extended to the perimeter of the plat to allow
for further extensions to adjacent properties, unless otherwise determined by the Public Services
Department, Nob Hill Water System, and City of Yakima Engineering Division.
15. Public utility easements must be provided adjacent to all public road right-of-way,
and as specifiedby the utility providers. If the right-of-way is 50 feet wide, then the easements
must be at least 10 feet wide. If the right-of-way is 60 feet wide, then the easements must be at
least 8 feet wide. If the public utility easement is combined with the irrigation easement the width
is usually 15' wide.
16. All public and private utilities must be located underground, with the exception of
the standard telephone box, transmission box, and similar structures.
17. All public and private utilities located within public road right-of-way must be
EXAMINER'S RECOMMENDATION - 15
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
constructed prior to commencement of roadway construction. A 5 -year moratorium exists for
cutting into new roads. Detailed plans for all proposed utilities to be located within public road
right-of-way must be submitted to the Public Services Transportation Division for review and
approval prior to utility construction. The owner's signature on special permits or franchise
agreements may be required prior to utility construction.
18. Installation of the power and phone facilities must be completed, or contracted
with the provider to be completed, prior to final plat approval.
Miscellaneous:
19. Provide verification of buildability of certain lots located near the pond, artesian
well (proposed Lot 59) and cul-de-sacs. A site plan or schematic must be provided to Yakima
County Planning Division demonstrating adequate building area meeting applicable setbacks and
other restrictions. Said plan must show natural features, mainly the pond in its present
configuration or as altered.
20. Re -design of the pond requires design and approval by a civil engineer licensed in
the State of Washington. Verification that the current construction meets construction stability
standards is also required. To the extent possible, the relocated facilities must be along the public
road rather than in the rear yards of lots.
L-----21. A 100 -foot setback for roads and buildings is required from the artesian well
located on proposed Lot 59 if it is to be used as a public well, unless otherwise approved by the
Washington State Department of Health.
22. Fire hydrants shall be placed at the locations and to the specifications required by
the Yakima County Fire Marshall: The lots must be provided with adequate fire flow, in
accordance with the adopted fire code, prior to final plat approval. All hydrants must have storz
fittings.
23. If the lots are to be provided with irrigation water by the Ahtanum Irrigation
District, irrigation easements and distribution facilities must be provided as specified by the
District. Contact the Irrigation District for more information. Relocation and design of the
irrigation conveyance requires District and Yakima County approval.
24. Final lot dimensions and areas shall substantially conform to the revised
EXAMINER'S RECOMMENDATION - 16
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
preliminary plat submitted March 22, 2005, except as changed through the public hearing process.
25. The developer shall contact the State Department of Ecology to determine if a
Stormwater Construction Permit and Stormwater Pollution Prevention Plan will be necessary for
this development or any aspect of it. Application should be made at least 30 days prior to
commencement of construction activity.
26. A method of dust control for the construction phases shall be submitted to, and
approved by, the Yakima County Clean Air Authority. A written copy of their approval must be
submitted to the Public Services Department prior to construction of any work phase. The
developer must designate a responsible party for contacts during working hours regarding alleged
air quality violations.
27. Measures such as temporary ponding, silt fencing, etc. shall be used as necessary
during construction to prevent erosion.
28. Monuments must be placed at street intersections and curvature points as specified
in Yakima County Code § 14.32.020. The monuments must be protected by cases and covers as
approved by the County Engineer.
29. Immediately prior to final plat approval, all property taxes and special assessments
for the entire tax year must be paid, together with any required pre -payment amount. January 1 s
(approximate) is the cutoff for when the next year's taxes would have to be paid.
Plat Notes:
30. The lots shall be subject to the following notes, which must be placed on the face
of the plat:
a. All lots shall access via interior streets . (the yet to be named
interior plat road), and not directly from S. 646 Avenue or Occidental Road.
b. All lots of this subdivision have been provided with public sewer and public water _?
connections.
c. The owners shown hereon, their grantees and assignees in interest hereby covenant
and agree to retain all surface water generated within the plat on-site.
d. Yakima County has in place an urban and rural addressing system. Street names
and numbers for lots within this plat are issued by the Yakima County Public Services
EXAMINER'S RECOMMENDATION - 17
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
Transportation Division upon issuance of an approved Building Permit.
Timing:
31.. Prior to recording the final plat or issuance of building permits, either:
a) All required plat improvements, i.e. streets, sidewalks, utilities and drainage
facilities must be in place; or,
b) An escrow account established or a bond provided in an amount and with
conditions acceptable to the County Engineer to assure installation of all remaining required
improvements.
If the developer elects to escrow or bond for the required roadway improvements, and
fails to complete these improvements in the time specified in the escrow or bond agreement, the
County Engineer shall have the authority to suspend issuance of building or occupancy permits
until the required road and drainage improvements are accepted as satisfactorily completed. The
County Engineer may issue building permits on a lot -by -lot basis when it is determined that
building construction will not interfere with utility and roadway construction.
32. The total project must be completed and the final plat submitted within the
maximum five year time period pursuant to RCW 58.17.140. Any extension beyond the 5 -year
time period is subject to Yakima County Code 14.24.025.
DATED THIS 7th DAY OF OCTOBER, 2005.
EXAMINER'S RECOMMENDATION - 18
PRELIMINARY PLAT OF APPLE BLOSSOM
SUB 05-33
05/08/2007 15:51 FAX
055/82/2007 13:28 5095742297
April 27, 2007
2002
PAGE 01
Public Services
128 North Second Sheet • Fourth Floor Courthouse • Yakima, Washington 989101_
(509).574-2300 • 1.800-572-7354 • FAX (509)574-2301 • www cw.yakftiee wars
V RWV M. RFDiFER. P - Di,ecror
Brett Sheffield
City of Yakima Engineering Division
129 North Second Street
Yakima, WA 989901
iff:€(.4'kb °
P rye ��00�
Dear Brett:
RE; Apple Blossom, Phase II
The remaining items on the punchlist have been forwarded to Dan. Ford to review and
add any comments the City feels are necessary. The Prime Contractor (Durand's) will
complete the items prior to the City accepting the roads within the plat.
The street name signs will be City signs, the County will install the regulatory signs.
The City will prepare an acceptance resolution for the streets,
An important item is the ordering of power for the street lights. This is to be done by the
City, insofar as the County is no longer going to paying for the street lights. We cannot
order the .power for something we do not awn..
The City should be the one to take the punchlist through a final walk-through with
Contractor.
Sincerely,
Joe McWalters, Development Engineer, Transportation Division
Cc: Gary Ekstedt, County Engineer
Kent McHenry, Transportation Division Manager
Russ Kelly, Construction Division
Matt Pietrusiewicz, Maintenance Division Manager
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83'45'33 E
15' 14R1G E597. PER
A FAO. 7533264
f
yi
Rd.
-80 00'-
(6700]
8 1 8
A 7.600 sfm
80 00
17.24' 6314'
\\�� 89'3633' E
9,720 s]�
71
• ff1 • 017,753 f544 \ 1
ft •�3;q 7733 sf 1
AS• • 51.42'577 W
m102 0 19 6093' g1665y
• 8,047 sf 60
1 5 89'44'49' W 0)
3I, 7,. 127.26'
▪ h 20
.Im 7 8,030 s1
of �•�LT• 13.25 44
= Lll•9'41'4' „
21
� 8,413sf G• 1T2.94
• 5 89'41'49 44 142.117' 381R.194
8 14
149.66'.754 754
10' P U. ESMT
RESERVED HEREON $s 6
/
Tract 'A' 10' P.0 ESA1T 0;
fJ?�\S 2%1055( RESERVED HEREON
N 89'41149' E
2 IBI J7r---
•N 97.618' 84 09 /
3
519,8135f •trf/
L41 f • /
.46 \M1M1/1C1 _ 2
SO,),N.22.
/ 9 158
10.00' 1 1
II
9 894
6\\
16
8,313 sf�1
S 89'41'49' W
117.82' H�
15
°
6,353 sf �I
N 8721'52' W
g 5 30'3018• \ \
29 29'
'AM1
\/1a 'Pi'
•\ 50' RIGHT OF WAY
DEDICATED HEREON
61
4 \
9,660 sf\fi
J „.s1,4•\*
1\0 59 \
\ 5 \
9,714 sf \15.
8.211'53-
112.6T0'
211'53
112.70'
• I 9,712 5fI
5 053806" W
1 099'
• S 85'49'47"
\5
116.02'
e 5f g- - 7 23
CO
8COI
00.7 j� 9,628 s1(
114 • �S '472.33.1[
l
816D0
-'
9,214 sf/ 28
• SBZ /
9'17)
• `9,1045f/ -'
�M1ti 10
c !s
/ 1
6
FENCE 4.25' NEST F-A--
PROPERIY UNE
S 23'51'35' E
50 02'
gi
• G16 \
`11AA\ '. 0 1
12 7,430s1
8, 674 81..-• �g
X110
11
IRRIG ESMT. RESERVED
HEREON
8' IRRIG. Ma PER
A F N0. 7533264
SEE DETAIL
r \ \
/
// N 7
`/S N
0
\ f
15' IRRIG. ESMT. PER
\ A.F.NO. 7533264
16616, ESMT RESERVED
HEREON
- 1--L-- 1 ----
1290•90-0--
5 1/4 CORNER SEG
32, T. 13 N., R. 16
RR SPIKE FOUND
SEE LCR 2-581
1191.68'
$ 69'4512 E
Occidental
o
Avenue
5E CORNER SEC 32, T.
13 N., R. 18 E.WM
CASED MON. FOUND
SEE LCR 2-1402
)
E 1/4 CORNER SEC. 32, T.
13 M. R 180W9.
CASED MONUMENT FOUND
SEE LCR 2-651
...,...
174
8
w
0 50 100
200
DETAIL Scale 1"=1'
LOT 6
N 135'49'47' W
LOT 7
8
El 1
8
604'0 7
LOU'act
LEGEND
1. 0 DENOTES 5/8' REBAR WITH
CAP NUMBER 33132 SET.
2. • DENOTES PROPERTY
CORNER FOUND.
3. 0 DENOTES MONUMENT SET -2'
A.0 ON 312 REBAR IN CASE
4. DENOTES PUBLIC UIIUTY
EASEMENT
5. -'-DENOTES EXISTING FENCE
6. ( 1 DENOTES ADDRESS
NOTES:
1. SEE THE PLAT OF APPLE BLOSSOM - PHASE I
RECORDED UNDER AF.NO. 7533264, AND THAT
SHORT PLAT RECORDED IN BOO( 83, PACO 112, FOR
ADDITIONAL 508018 ION INFORMATION.
2 THAT 50' ACCESS AND PUBUC URUTY EASEMENT
OVER TRACT F OF APPLE BLOSSOM PHASE 1, FOR
THE BENEFIT OF TRACTS G AND 9, IS HEREBY
VACATED IN FAVOR OF THE 50' RIGHT OF WAY
DEDICATED HEREON.
3. SEE SHEETS 2 AND 3 FOR CURVE AND UNE TABLES
AND ADDI110NA1 NOTES
LEGAL DESCRIPTION
TRACTS F, 0, AND H OF THE PLAT OF APPLE BLOSSOM -PHASE 1, ACCORDING
TO THE OFFICIAL PLAT THEREOF, AS RECORDED UNDER AUDITOR'S FILE
NUMBER 7533264, RECORDS OF YAKIMA COUNTY. WASHINGTON
YAKIMA COUNTY TREASURER'S CERTIFICATE
I HEREBY CERTIFY THAT All CHARGEABLE REGULAR AND SPECIAL
ASSESSMENTS COLLECTIBLE BY 1115 OFFICE THAT ARE DUE AND OWING ON
THE PROPERTY DESCRIBED HEREIN ON DATE OF THIS CERTIFICATION HAVE
BEEN PAID.
DATED THIS DAY OF 20
BY:
YAKIMA COUNTY TREASURER'S OFFICE
SURVEYOR'S CERTIFICATE.
1, ERIC T. HERZOG, A PROFE55ONAL LAND
SURVEYOR, DO HEREBY CERTIFY THAT THE
PLAT OF APPLE BLOSSOM PHASE 2 15 BASED
UPON AN ACTUAL SURVEY AND SUBDIVISION
OF SECTION 32, TOWNSHIP 13 NORTH, RANGE
18 EAST, WM: THAT THE DISTANCES,
COURSES. AND ANGLES ARE SHOWN HEREON
CORRECTLY AND THAT *09090NT5 AND LOT
CORNERS HAVE BEEN SET ON THE GROUND
AS SHOWN ON THE PLAT.
%@l=
FILING CERTIFICATE:
FILED FOR RECORD AT THE REOUE5T OF HUIBREGTSE LOUMAN ASSOC, INC.,
THIS DAY OF 20 AT
MINUTES PAST _M. AND RECORDED UNDER
AUDITOR'S FILE NUMBER RECORDS Of YAKIMA
COUNTY, WASHINGTON.
FEE
YAKIMA C13171411 AUDITOR
BY DEPUTY
PARENT PARCEL NUMBERS:
181332-44468,-44469 &-44470
40. Hnibregtse, Lowman Associates, Inc.
• CIVIL ENGINEERING • LAND SURVEYING • PLANNING
801 North 39th Avenue •Talmo, WA 98902
(509) 966-7000 2 FAX (509) 965-3800
JOB N0.
04108
FILE NAME:04108Me1 pIaLO.4
DATE:
4-23-07
SHEET
1 or 3
PLAT OF APPLE BLOSSOM - PHASE 2
LINE TABLE
NUMBER
DELTA
RADIUS
TANGENT
ARL 1E9011
CHORD LENGTH
CHORD DIREC110N
C1
525614"
100.00
48.89
90.94
8784
5 642010' W
C2
331816"
100.00
30.23
58.71
57.57
6 212756" W
C3
781159"
15000
122.63
20560
189.88
6 4354'48" W
C4
11910'26"
325 00
557.37
677.88
561.51
S 080217' W
05
520814"
75.00
36.66
68.20
6588
S 642010" W
C6
900000'
20.00
20.00
31.42
28.28
N 06'42'57 W
C7
1914'08•
350.00
59.31
117.50
116.95
6 420053" E
C8
1222'36"
35000
37.95
75.61
7546
5 261710• E
C9
1218'04'
35000
37.72
75.14
75.00
5135709• E
C10
115820•
350.00
36.70
73.13
7300
6 01'4057' E
C11
11'3714•
350.00
35.61
7099
70.86
5 09'5850" W
012
1123'46'
350.00
34.92
69 61
69.50
5 2129'20• W
C13
1198'57
35000
34.16
66.16
6600
S 324241' W
014
1104'02"
350.00
3391
67.61
6750
6 435211• W
C15
0915'27'
35000
28.34
56.55
5649
5 540155' 9
C16
095046'
350.00
27.59
55.06
55 00
6 631007" W
C17
171028"
30000
45.53
90.36
9002
5 5918'07 W
C18
150048"
300 00
39.80
79.13
78.90
S 265200" W
C19
104028"
300.00
4396
87.31
87.00
N 105022" E
C20
13'46'34'
300.00
3624
72.13
71.96
N 0415'09' W
C21
203055'
300.00 -
5470
10620
107.62
N 2128'24" W
C22
1553'26'
300 00
47.67
94.55
9416
5 405004' E
C23
015110"
300.00
4.85
9.70
9.70
N 50'4722• W
024
901000'
20.00
20.00
31.42
28 28
6 831703" W
C25
3338'16'
75.00
22.67
4403'
43.40'
N 212756' E
C26
127316"
175.00
19.26
38.36
3829
S 105036' W
027
240001"
17500
37.44
73.76
73.22
6 291054' W
028
42'4525"
175.00
68.51
13059
12758
N 62'44'06" E
C29
7713'20"
12500
99.83
168.47
156.01
N 4315'28' E
030
204713•
12500
29.76
58.44
57.91
N 1852.25• E
031
065102"
125.00
7.48
1495
14.94
0 3451'32' W
032
905000•
20.00
20.00
31.42
28.26
N 061257 W
C33
782747'
2000
16.33
27.39
2530
N 895010• E
C34
651716"
5500
3523
62.67 '
5934
6 822754" W
C35
372851"
55.00
1866
35.98
35.34
N 465903• W
C38
61'3047"
5500
32.83
59.19
5638
N 0325'16" E
037
4307'49"
55 00
21.74
41 40
40.43
14 5049'04" E
038
505406"
55 00
26.18
48.86
47 27
S 775059' E
C39
900000•
20.00
20.00
31.42
2828
N 831703• E
C40
1155'29"
125.00
13.06
26.02
2597
N 4414'40 E
041
2528'02'
125,00
2B25
5556
55.10
N 6256'33" E
C42
14'4243"
125.00
16.14
32.10
32.01
6 83'01'56• W
C43
10925'37•
2200
31.09
42.02
35.92
5 3314'17' E
CURVE TABLE NOTES:
1. ALL LOTS SHALL ACCE65 WA INTERIOR STREETS
AND NOT DIRECTLY FROM 6. 64TH AVENUE OR
OCCIDENTAL ROAD
2. ALL LOTS OF THIS SUBDIVISION HAVE BEEN
PRO8DED 1,1111 PUBLIC sera AND PUBLIC WATER
CONNEC00NS
3. THE INNERS 600956 HEREON, THEIR GRANTEES
AND ASSIGNEES IN INTEREST HEREBY COVENA715 AND
AGREE TO RETAIN ALL SURFACE WATER GENERATED
WITHIN THE PLAT ON-SITE.
4 YAKIMA COUNTY HAS IN PLACE AN URBAN AND
RURAL ADDRESSING SYSTEM. STREET NAMES ANO
NUMBERS FOR LOTS WITHIN THIS PLAT ARE ISSUED
BY THE YAKIMA COUNTY PUBLIC SERVICES
1124745PORTA1106 6109044 UPON ISSUANCE O AN
APPROVED BUILDING PERMIT.
NUMBER
DIRECTION
DISTANCE
5 2955'17 E
13.79'
L2
6 295511' E
60 85'
13
S 2052'53' E
38 68'
L4
205253" E
22 61'
15
S 1511'47" E
60.16'
16
075352• E
16.40'
L7
6 075052" E
4083'
1.8
5 005311• E
55 28'
L9
6 055006' W
54.03'
L10
6 1521'15' W
40.63'
L11
5 152115" W
14 22'
112
S 245829" W
78.22'
113
5 2458'29" W
27 48'
L14
5 3175'00' W
5327'
L15
6 38'49'18' W
9.85'
L16
S 3814918' W
44.05'
L17
S 52'43'49• W
46.34'
118
S 52'4049' W
74.93'
119
6 52'43'49- W
58.09'
120
5 6313'44" W
31.10'
121
S 6313'44" w
40.86'
122
5 722055' W
45 54'
L23
S 852510' W
7271'
L24
N 005224" W
9.84'
L25
5 0018'17• E
51.97
L26
001811" E
65 48'
127
50018'11'E
24 52'
L28
N 89'41'49' E
7.49'
129
6 001811' E
18.37'
L30
0018'11'E
61.80'
L31
5 001811' E
61.80'
L32
5 51'4257 E
4530'
L33
5 0078'48• W
24.33'
L34
S 041040" W
4.61'
L35
N 041048" E
1007'
136
N 51'42'57" W
6 52'
L37
6 3817'03' W
26.31'
L38
N 89'36'43' W
29.73'
L39
001611' E
30 00'
L40
001811' E
32.02'
1.41
N 8041'49' E
6.90'
PARENT PARCEL NUMBERS:
181332-44468, -44469 & -44470
Hnlbregtse, Lohman Associates, Inc.
CIVIL ENGINEERING • LAND SURVEYING • PLANNING
801 North 39th Avenue 020kima, WA 98902
(509) 966-7000 a FAX (509) 965-3800
JOB NO 04108
FILE NAME:Oaloe 60&P9I.eng
DA1E:
4-23-07
SHEET
2 IF 3
PLAT OF APPLE BLOSSOM - PHASE 2
DEDICATION AND WAIVER OF CLAIMS
KNOW ALL MEN BY THESE PRESENTS THAT UNITED BUILDERS OF WASHINGTON, INC., AND
STEVEN STROSAHL AND GEANETTE STROSAHL, HUSBAND AND WIFE, ARE THE PARTIES
HAVING AN OWNERSHIP INTEREST IN THE LAND HEREON DESCRIBED; HAS WITH HIS/ HER/
ITS FREE CONSENT AND IN ACCORDANCE NM ITS DESIRES CAUSED THE SAME TO BE
SURVEYED AND PLATTED AS SHOWN HEREON; DO HEREBY DEDICATE THOSE ROADS AND/OR
RIGHTS OF WAY SHOWN AS PUBLIC DEDICATIONS HEREON TO THE USE OF THE PUBLIC; DO
HEREBY WAIVE ON BEHALF OF ITSELF AND ITS SUCCESSORS IN INTEREST ALL CLAIMS FOR
DAMAGES AGAINST THE CITY OF YAKIMA AND ANY OTHER GOVERNMENTAL AUTHORITY WHICH
MAY BE OCCASIONED TO THE ADJACENT LAND BY THE ESTABLISHED CONSTRUCTION,
DRAINAGE, AND MAINTENANCE OF SAID DEDICATED ROADS AND/OR RIGHTS OF WAY; AND
DO HEREBY GRANT AND DEDICATE THE EASEMENTS AS SHOWN HEREON FOR THE USES
INDICATED.
STEVEN STROSAHL J. PATRICK STROSAHL
PRESIDENT SCE—PRESIDENT
STEVEN STROSAHL GEANETTE STROSAHL
ACKNOWLEDGMENT
STATE OF WASHINGTON
) SS
COUNTY OF YAKIMA )
I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT STEVEN
STROSAHL, THE PRESIDENT OF UNITED BUILDERS OF WASHINGTON, INC. IS THE
PERSON WI -10 APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT
(HE/SHE) SIGNED THIS INSTRUMENT. ON OATH STATED THAT (HE/SHE) WAS
AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE
PRESIDENT OF UNITED BUILDERS OF WASHINGTON, TO BE THE FREE AND
VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSED MENTIONED IN
THE INSTRUMENT,
DATED
NOTARY PUBLIC
MY APPOINTMENT EXPIRES
ACKNOWLEDGMENT
STATE OF WASHINGTON
) SS
COUNTY OF YAKIMA )
I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT J. PATRICK
STROSAHL, THE SCE—PRESIDENT OF UNITED BUILDERS OF WASHINGTON, INC. 0 THE
PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT
(HE/SHE) SIGNED THIS INSTRUMENT. ON OATH STATED THAT (HE/SHE) WAS
AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT AS THE
VICE—PRESIDENT OF UNITED BUILDERS OF WASHINGTON, TO BE THE FREE AND
VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSED MENTIONED IN
THE INSTRUMENT.
DATED:
NOTARY PUBLIC
MY APPOINTMENT EXPIRES:
IRRIGATION DISTRICT CERTIFICATE
7HE PROPERTY DESCRIBED HEREON IS WHOLLY OR IN PART LOCATED WITHIN THE
BOUNDARIES OF THE YAKIMA VALLEY CANAL COMPANY. I HEREBY CERTIFY THAT THE
IRRIGATION EASEMENTS AND RIGHTS—OF—WAY SHOWN ON THIS PLAT, OR CURRENTLY
EXISTING IRRIGATION EASEMENTS OR RIGHTS—OF—WAY, ARE ADEQUATE TO SERVE ALL
LOTS LOCATED WITHIN THIS PLAT WHICH ARE OTHERWISE ENTITLED TO IRRIGATION WATER
UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT. I ALSO CERTIFY
THAT THE IRRIGATION EASEMENTS AND RIGHTS—OF—WAY SHOWN ON THIS PLAT, OR
CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS—OF—WAY, ARE ADEQUATE TO
TRANSMIT IRRIGATION WATER THROUGH THIS PLAT TO OTHER ADJACENT LAND ENTITLES
TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE
DISTRICT. I FURTHER CERTIFY THAT:
__THIS PLAT CONTAINS COMPLETED IRRIGATION DISTRIBUTION
FACILITIES IN ACCORDANCE WITH THIS DISTRICT'S STANDARDS, OR
___PROVISIONS ACCEPTABLE TO THIS DISTRICT HAVE BEEN MADE FOR
COMPLETED IRRIGATION DISTRIBUTION FACILITIES, OR
_THE EXISTING IRRIGATION DISTRIBUTION FACILITY IS ADEQUATE TO
MEET THIS REQUIREMENT
_LOTS ARE NOT CLASSIFIED AS 'IRRIGABLE LAND" 8Y THIS
DISTRICT AND/OR ARE NOT ENTITLED TO IRRIGATION WATER UNDER
THE OPERATING RULES AND REGULATIONS OF 11-110 DISTRICT.
BY:
SECRETARY (OR DESIGNEE)
YAKIMA VALLEY CANAL COMPANY
I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL
ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE OWING DINING
ON THE PROPERTY DESCRIBED HEREON ARE PAID THROUGH
20
BY:
TREASURER,
YAKIMA VALLEY CANAL COMPANY
ACKNOWLEDGMENT
STATE OF WASHINGTON ) SS
COUNTY OF YAKIMA )
1 CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT STEVEN
STROSAHL AND GEANETTE STROSAHL, HUSBAND AND WIFE, ARE THE PERSONS
WHO APPEARED BEFORE ME, AND SAID PERSONS ACKNOWLEDGED THAT THEY
SIGNED THIS INSTRUMENT, ON OATH STATED THAT THEY WERE AUTHORIZED TO
EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT TO BE THE FREE AND
VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSED MENTIONED IN
THE INSTRUMENT
DATED:
NOTARY PUBLIC
MY APPOINTMENT EXPIRES:
IRRIGATION DISTRICT CERTIFICATE
THE PROPERTY DESCRIBED HEREON IS WHOLLY OR IN PART LOCATED WITHIN THE
BOUNDARIES OF THE AHTANUM IRRIGATION DISTRICT. 1 HEREBY CERTIFY THAT THE
IRRIGATION EASEMENTS AND RIGHTS—OF—WAY SHOWN ON THIS PLAT. OR CURRENTLY
EXISTING IRRIGATION EASEMENTS OR RIGHTS—OF—WAY, ARE ADEQUATE TO SERVE ALL
LOTS LOCATED WITHIN THIS PLAT WHICH ARE OTHERWISE ENTITLED TO IRRIGATION WATER
UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT I ALSO CERTIFY
THAT THE IRRIGATION EASEMENTS AND RIGHTS—OF—WAY SHOWN ON THIS PLAT, OR
CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS—OF—WAY, ARE ADEQUATE TO
TRANSMIT IRRIGATION WATER THROUGH THIS PLAT TO OTHER ADJACENT LAND ENTITLES
TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE
DISTRICT, I FURTHER CERTIFY THAT:
_THIS PLAT CONTAINS COMPLETED IRRIGATION DISTRIBUTION
FACILITIES IN ACCORDANCE WITH THIS DISTRICT'S STANDARDS, OR
__PROVISIONS ACCEPTABLE TO THIS DISTRICT HAVE BEEN MADE FOR
COMPLETED IRRIGATION DISTRIBUTION FACILITIES, OR
__THE EXISTING IRRIGATION DISTRIBUTION FACILITY IS ADEQUATE TO
MEET THIS REQUIREMENT.
BY:
LOTS ARE NOT CLASSIFIED AS "IRRIGABLE LAND" BY TH15
DISTRICT AND/OR ARE NOT ENTITLED TO IRRIGATION WATER UNDER
THE OPERATING RULES AND REGULATIONS OF THIS DISTRICT.
SECRETARY (OR DESIGNEE)
AHTANUM IRRIGATION DISTRICT
I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL
ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE SWING OWING
ON THE PROPERTY DESCRIBED HEREON ARE PAID THROUGH
20
BY:
TREASURER.
AHTANUM IRRIGATION DISTRICT
APPROVALS:
APPROVED BY THE MAYOR OF THE CITY OF YAKIMA
DATE
APPROVED BY THE CITY OF YAKIMA ADMINISTRATOR
•
DATE
APPROVED BY THE CITY OF YAKIMA ENGINEER
DATE
PARENT PARCEL NUMBERS:
181332-44468, -44469 & -44470
Huibregtse, Lohman Associates, Inc.
CIVIL ENGINEERING • LAND SURVEYING • PLANNING
801 North 39th Avenue*Yakima, WA 98902
(509) 966-7000 e FAX (509) 965-31300
J06 NO
04108
FILE NAME: 04108 coal 081 Wp
DATE:
4-23-07
SHEET
300 3
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. b
For Meeting of June 5, 2007
ITEM TITLE: Public Meeting for Council consideration of the final plat for Apple
Blossom Phase 2.
SUBMITTED BY
R. Cook, Director of Community & Economic Development
CONTACT PERSON/TELEPHONE: Bruce Benson, Supervising Planner, 575-6042
SUMMARY EXPLANATION:
Apple Blossom Phase 2 consists of 34 lots and is part of a 119 lot, four-phase
subdivision located at the intersection of S. 64th and Occidental Avenues. This
subdivision received preliminary plat approval from Yakima County on November 15,
2005 and consequently this subdivision is vested under Yakima County's rural
development regulations, which are not consistent with the City of Yakima's standards
for street widths, sidewalks on both sides of the street and building setbacks. Phase 1,
consisting of 52 lots, was recorded prior to the annexation of this area, which occurred
on April 8, 2007. Phase 2 improvements are now completed and in conformance with
Yakima County's development regulations. The final plat has been reviewed by both
County and City staff for compliance with the conditions of approval, as well as, the
subdivision regulations for both jurisdictions.
The City Engineer's office has received a letter from Yakima County indicating that all
improvements made under their jurisdiction are final and inspected. Equally, City (cont.)
Resolution X Ordinance_ Contract _ Other (Specify) Final Plat Staff Report,
Hearing Examiner's Recommendation, Letter from Yakima County Engineering and
Final Plat Drawings
Funding Source
APPROVAL FOR SUBMITTAL:
j City Manager
STAFF RECOMMENDATION: Staff recommends Council's approval of the final plat for
Apple Blossom Phase 2 together with the adoption of the accompanying resolution that
will authorize the Mayor to sign the plat.
BOARD RECOMMENDATION: The Yakima County Commissioners granted
preliminary plat approval to this subdivision on November 15, 2005.
COUNCIL ACTION: Resolution adopted. RESOLUTION NO. R-2007-77
(cont.) Engineering has completed its final inspection ,of this plat and, all items being
completed, the City Engineer has signed the plat.
The Planning Division has likewise reviewed the final plat for Phase 2 and finds it to be
in substantial conformance with the terms and conditions of the preliminary approval
and therefore the Subdivision Administrator has also signed the plat.
YMC 14.20.210 sets forth the following process for final plat approval:
A. Upon receipt of a proposed final plat, the City Council shall at its next public
meeting set a date for consideration of the final plat. Notice of the date, time,
and location of the public meeting shall be given to the subdivision applicant,
Surveyor, City Engineer, Office of Environmental Planning, and the Yakima
County Health Officer at least four days prior to the date of the public meeting.
B. The City Council shall review the final plat during the public meeting and shall
approve the final plat if the Council determines that the final plat conforms to the
conditions of preliminary plat approval and applicable state laws.
C. Upon approving any final plat, the City Council shall authorize the Mayor to sign
the final plat as evidence of City Council approval. (Ord. 98-65 § 2 (part), 1998).