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HomeMy WebLinkAboutR-2020-101 Preliminary Plot of Racquet Lane Townhomes LLCRESOLUTION NO. R-2020-101 A RESOLUTION approving the Preliminary Long Plat of Racquet Lane Luxury Townhomes, a 73-lot subdivision, located at 2600 Racquet Ln., Yakima, Washington. WHEREAS, on July 23, 2020, the City of Yakima Urban Area Hearing Examiner ("Hearing Examiner") held an open -record public hearing to consider the application for a Preliminary Long Plat known as "Racquet Lane Luxury Townhomes," submitted by Racquet Lane Townhomes LLC (PD#002-20, PLP#001-20, SEPA#012-20); and WHEREAS, on August 6, 2020, the Hearing Examiner issued his written recommendation for approval of the proposed plat, subject to conditions; and WHEREAS, the proposed application conforms to the City of Yakima Zoning Ordinance, Subdivision Ordinance, Development Standards Ordinance, Master Planned Development Overlay Ordinance, Traffic Concurrency Ordinance, and other applicable land use regulations; and WHEREAS, after holding a Closed Record Public Hearing on September 15, 2020, for which notice was duly given according to the requirements of the Yakima Municipal Code, and public testimony subject to the closed record hearing procedure was given, the Yakima City Council reviewed the materials and testimony and adopted the Hearing Examiner's Recommendation; and WHEREAS, the City of Yakima has complied with the substantive, procedural, and notice requirements associated with SEPA, the Growth Management Act, and the Yakima Municipal Code for the purpose of reviewing the application; and WHEREAS, the City Council of the City of Yakima, having considered the record herein, the comments received at the closed record public hearing held September 15, 2020, and the recommendation from the Hearing Examiner, hereby finds and determines that approval of the requested Rezone is in the best interest of the City of Yakima and its residents, and will promote the general health, safety and welfare; now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: Section 1. Incorporation of Recitals. The above recitals are hereby incorporated into this resolution. Section 2. Incorporation of the Hearing Examiner's Recommendation and Conditions of Approval. The Hearing Examiner's Recommendation is hereby adopted and ratified by the Yakima City Council as its conditional decision and approval of the Application herein. A copy of the Recommendation is attached hereto as Exhibit "A" and fully incorporated herein by this reference. Section 3. Findings. The Yakima City Council adopts the findings of the Hearing Examiner as its own findings herein, and further finds that the requirements of RCW § 58.17.110 have been met. Section 4. Severability. If any section, subsection, paragraph, sentence, clause, or phrase of this resolution is declared invalid or unconstitutional for any reason, such decision shall not affect the validity of the remaining portions of this resolution. ADOPTED BY THE CITY COUNCIL this 15th day of September, 2020. ATTEST: Sonya Clah e , City Clerk Patricia Byers, Mayor C Y Exhibit "A" YA AI A I August 6, 2020 In the Matter of a Planned Development And a Preliminary Plat Application Submitted by: t Lane To n o For a Planned velopment and 73-Lot Preliminary Plat in the -3 Zone at 2600 Racquet Lane to be nown as the " • . quet Lane Luxury Townhomes" 0 6 20E1 f 1,11' YA KittiA Pl„,,ANNING OIV, P10002-20 PLY/MO 1 -20 SFPA 12-20 A. 401701100i9n 'Mc preliminary findings relative to the hearing process for this matter are as follows (1) The Hearing Exariin coithwtcd avirtual Loom open record public hearing on 23, 2020. (2) The detailed and thorough Planning Division staff report presented by Associate Planner Eric Crowell recommended approval of this Planned Development and Preliminary Plat subject to enumerated conditions, (3) Testimony in favor of the application was presented by the Applicant's representative, Thomas Durant of PESA, Engineering & Surveying, to the effect that the purpose of this application is to allow the units of an approved 73-unit residential complex under construction to bc sold on separate lots rather than as condominium units and to the effect that revisions of two of the recommended conditions arc requested in Racquet 1„.ane Townhotnes, 1.L( Planned 1)crelopment & 73-Lot Plat "Racquet Lane Luxury Townhomes" 2600 Racquet Lane in R-3 Zone l'0,4001-2(); PLO' 1-24; SEPANO 12-10 order to allow completed units to be sold pursuant to Final Plat approval before all of the units can be completed and connected to the City water and sewer mainlines, Testimony in favor of the application was also presented by 'Jeff Rattan the manager for Racquet Lane Townhomes, LLC, who indicated that City water and sewer lines have been extended into the site, that street improvements will be constructed in accordance with the approved plan and that the intent is to sell lots as each row of thc units is constructed. (4) This recommendation has been issued within ten business days of the open rccord public hearing. . many of Recommendations. The !leasing Examiner recommends approval of this Planned Development and approval of this Preliminary Plat, subject to conditions, for the reasons set forth in Eric Crov,rell's staff report C. Basis fur Recommen4atioins. Based on a view of the site with no one else present on July 20, 2020; the staff report, exhibits, testimony and other evidence presented at the open record public hearing on July 23, 2020; and a consideration of the applicable Planned Development criteria, Preliminary Plat requirements, development standards and consistency criteria; the Hearing, Examiner makes the tollevving: FINDINGS I. A /Ilea II tirr(per Y. ()it eier/Represenia Ive. The Applicant and property owner is Racquet Lane Townhomes, 1,I,C, 500 Grade Street, Kelso. Washington 98626 Flie representative of the Applicant and property owner for this proposal is Thomas R. Durant ofPLSA Engineering & Surveying, 521 North 201Avenue, Suite 3, Yakima, WA 98902. Racquet Lane Townlionics, LLC Placated Development & 73-Lot Plat "Racquet Lane Luxury Townhomes" At 2600 Rac.quot Lane in R-3 Zone PDO$002-M SEPAN012-21) FrJIrw El' HPLANNING Div II, Location.'1Iie Iocauon of the proposal is 2600 Racquet Lane on Yakima County Assessor's Parcel No. 181335-24022 west of South 24Ih Avenue on the south side of Racquet Lane across from the Mlle -tie Club which is on the north side of Racquet Lane, III. Application. The main aspects of the history and details of this application may be stimmarized as follows: (1) These applications are for a Planned Development, a Preliminary Plat and SEPA Review to develop about 5.2 acres into a 73-lot subdivision to he known as Racquet Lane Luxury Townhonics. It will contain comtnon wall residences to be sold on 73 individual lots with their own backyards and parking areas plus an interest in a common area Tract including the Wide Hollow Creek buffers, the private access areas and some private, parking areas. This 73-unit townhorne development which is currently Linder construction has already been reviewed and was approved on February 28, 2018, for the sale of the interior space of 73 condominium units under CL2#012-17, CAO#002- 17 and S1144018-17. But the developer now prefers to be able to sell the units on their own individual lots with their own backyards and parking areas without those areas being part of the common area for condominium units. Planned Development approval is required to allow reduced lot sizes and widths of the individual lots, as well as building setbacks and private street standards. Plat approval is required to allow the sale of lots rather than only the sale of the interior space between the walls of condominium units, (2) The Planned Development, Preliminary Plat and SEPA Review applications were received on April 22, 2020. They were deemed complete for processing on May 11, 2020, They are being processed under YMC Chapter 15.28 for Planned Development Overlays, YMC Chapter 14.20 for Subdivisions and YMC Chapter 6.88 for SEPA Environmental Review, IV. Jurisdiction. Sections 1.43,080, 15,28.040 and 14.20,100 of the Yakima Muni- cipal Code (YMC) provide that the Hearing Examiner shall hold a public hearing and submit recommendations to the City Council relative to the Planned Development criteria RaCq(lci Lane Townhontes, LLC Planned Development An 73-Lot Plat "Racquet Lane Luxury Townhomes" At 2600 Racquet Law, in R-3 Zone HMO-02-20; PlYNC101-2D: 5 El'h4012-241 3 RIFCFNED OF YA',K.AFIA PLANNING listed in YMC §15,28,040 and thc Preliminary Plat criteria listed in YMC §14.20, 100 and in RCW Chapter 58,17. V. Notices, The property was posted with a land use action sign on May I, 2020. A Notice of Application and Environmental Review was sent to the Applicant, SEPA agencies and property owners within 300 fcet of the subject property on May 11, 2020. Due to the ongoing COV1D- 19 pandemic, both the Notice of Public Hearing and SEPA determination were postponed until the Planning Division could devise a process for holding hearings virtually, Thc 20-day public comment period for the SETA review ended on June 1, 2020, without any comments being received, A Notice of thc virtual Zoom public hearing set for July 23, 2020, was sent to the Applicant, SEPA agencies and property owners within 300 feet of the subject property and was published in the Yakima Herald -Republic on June 30, 2020, VI. 4triiin :inc.! Lam! lisr!. The subject property is zoned MuIti4aini1y Residential (R-3). The R-3 zoning district is intended to: (1) Establish and preserve high -density residential districts by excluding activities not compatible with residential uses; (2) Locate high -density residential development more than twelve dwelling units per net residential acre in areas receiving the full range of urban services; (3) Locate high -density residential development near neighborhood shopping facilities; and (4) Locate high -density residential development so that traffic generated by the development does not pass through lower -density residential areas. The district contains a variety of commercial and residential uses. Nearby properties have the following characteristics: Racquet Lane 'Iownhoiness, LIX Planned Development & 73-1,ot Plat "Racquet Lane Luxury Townhoines" At 2600 Racquet Lane in R-3 Zone PD#002-30; PLPN00I•20; SEP/0012-20 4 cUY 0}' iNM Yakin usiness VII. �talti Comore 1 Indy, Sing' Resi Residential (R-1 to tsive ltltt 204' 'the sub ect property is located within tl)e dcsignaticrn which promotes the greater integratiorr of mixed uses that offer greater development choices to property owners, increased housing options, strengthened commercial retail areas, and lively pedestrian -oriented develop- ment. The following Comprehensive Plan goals and policies apply to this proposal: ) (i�7;t1 2.3_ Preserve and enhance the quality, character, and function of residential neighborhoods, Provide for a wide variety of housing types within the city to 'tie needs for Yakimaa's evolving population. (?) f'ohc v ' l.l(t°): Small lot single family, Allow for small lot single family development (lots smaller than 6,000 square feet) in special circumstances, including: -Within a master planned development on sites over two acres in size in applicable zones, provided the development incorporates traditional neighborhood design concepts and conformity with district density re uir-enlents, (4) Polley 2.3. I (1,) Townhouses, Encourage the development of townhouses in the R-2 and R3 zones and conlnaerciallinixed-use zones as an efficient Itfir'tn of housing, Design standards should emphasize pedestrian -oriented design, Facade articulation, and usable ()Ilea space. (5) (iltall_S.I; Encourage diverse and affordable housing choices. (6) Policy 5.I.I; Facilitate small lot sizes, condominiums, clustering and other options that increase the supply of affordable homeownership options and the diversity of housing that meet the needs of aging, young professional, and small, and large house- holds, Racquet I.an Planned f)cvelafinent & 73-I,ot Plat "Racquet Lane Luxury T'ownholnes" AL 2600 Racquet Lane in R-3 %one t'uNuni- l) PLt', I ; SLt'AHO12.20 Vil 1. Eiiv i ronflR'n ti1 Review. These applicationsappLicitions vn required to undergo a second State Environmental Policy Act (SEPA) review because the new proposal involves the creation of more than 20 lots in the R-3 zoning district and involves a Planned Develop- ment application in order to reduce lot size, lot width, building setbacks and private street standards, On June 30, 2020, the City's SEPA Responsible Official issued a Deter- mination of Nonsignifieanec (DNS) which became final without an appeal. IX. !±jjtijn CojJeny Ordinance. According to the 2017 decision for CL2#012-17, Section 111(G)(1), a study entitled Traffic Analysis Report for Racquet. Lane Apartments was submitted by Charhonneau Fngincering Inc, on February 1, 2018. The study evaluated intersections along South 24th Avenue aL the intersections of West Mead Avenue, Racquet Lane and West Washington Avenue regarding traffic flow and delay. This included 2018 existing traflie, 2021 background traffic, and 2021 total traffic as it pertains to Level of SelleiCC! (LOS) and average delay per vehicle during the PM peak hour. The studied intersections will maintain level of Service (LOS) C or better which complies with the City's adoption of Level of Service (1 OS) D as the minimum LOS for stop and signalized controlled intersections, With a total of 17 automobile crashes over five years, the studied intersections are considered safe and no mitigation was found to be necessary. X. Appfieant's Statement of Details and Benefits of this Development. The Applicant's narrative answers to specific questions required of this type of development describe the following details and benefits of this proposal to create 73 townhouse lots Racquet Lane Townhomes, LLC Planned Development & 73-I,ot Plat "Racquet Lone Luxury Townliornes" At 760.0 Racquet Lane in R-3 Zone rDi4t102-20 PI,P001-20; SKPANIII2-20 6 ern t; rree re re .c.„„ CATY „ ANMfti 1„.11 ranging in size units featuring 440 to 1,491 square feet that will contain common wall residential n individual parking and rear What land uses are proposed? The approvedc°lerverlc?lttaaent coasts cf' 73 l wilts under the land arse eategory: attached single- `1y dwelling, common wall, Part of the site is a protected open space area eonsic/follow Creek, deli ,hated floc>dplain areas, wetlands and required buffers, (2) Will the land he subdivided? If so, what type of subdiv6sicar °? (Lon Plat, Short Ptat, Binding Site, Plan, etc.) The 73 individual lots are to he created a regular subdivision (long plat), (3) How does the proposed planned Development allow fie elopratent standards and permitted uses while. etasuran cornpatibility with neighboring uses'? There are .no changes in the land use, onto the type of ownership is different, From the statt'ghhors`.ng property owners there should be Mlle to no noticeable c1; cribs; how the proposer! Planned L)evelopancn of the land Fee simple ownership as being, proposed is considered h7' t more tl because it reduces ce.s or avoids development r°ns°ts as°soclacondo- d provides the owner, with individual outdoor use areas and parkia°td, rather door living space. Other than that, there is no in the ease of the land rnicltipleefcarrti/r residential use determined through (1C°lcass 2 Review to dards, adopted in part, to provide for more el !dent use of the land, rkel demand for housing using his approach, tribe how the proposed Planned Development increases econor bility (l.e, lipase t°itng efficient arrangement of land use, buildings, transportation syst open space and utilities). The approved townhouse development has already been determined to be consistent iviih the Multi -family Residential (1?-3) zoning district and comprehensive plan and compatible with surrounding land uses, The proposal does not change the number ofclwelling units, density or site layout. 7'he planned development and subdivision are efficiently laid out and consist of private vehicular circulation and paring and common open space o privately owned open areas and residential lois. (6) plow does the proposed Planned Development preserve or enhance natural amenities, features,. shorelines and critical areas in the development of the site'? The Racquet Lame Tcawnhomns, Planned 1)cvcleprent & 73-Lot Plat "Racquet 1,ane luxury Ft wnhomes" Al 26(}O Racquet Lane in R•3 lone PDNO02-2+1, PLr'10001-2U; SI PAaa12-iu 7 approved townhome development was reviewed under the critical areas ordinance and conditions imposed to protect the Wide Hoflow Creek, stream corridor, including wet- lands and flood hazard areas, all of lkihich are contained within an open space area under common ownership, A ivetlond delineation and report were prepared mitigation ineasures identified and implemented including a vegetative buffer 50,feet from the edge of the delineated wetlands or coterminous with the edge o,f the 1001ear floodplain, whichever is greater Since ther(,.! ore no physical changes or tnodifications in site or buildinglayout, this project does not (.hut' open ,pace areas or how, the project °peels critical areas, Other open spaces arc mostly unchanged, although as proposed, each lot di incorporate part of the open space area located directly behind the residential unit„ This pi odes an amenity to lot owners and should also benefit the project by reducing tientimd on use of more sensitive open space areas, Open areas in common ownership remain and approved sitescreening is not modified by this proposal (7) Ident4 environmental impacts and appropriate mitigation measures, .:rhe townhotne development went through SEPA environmental review with a Determination of .Aionsignificance issued an ,February 28, 2018, Although no significant adverse environmental impacts iverc identified measures that were required or taken to reduce adverse effects included delineating wet/and, preserving them and other critical areas in open space, setting aside other open space areas, sitescreening, developing a stormwater system utilizing low -impact development concepts and on-s(te retention of storinwater, Improvements to Racquet Lane include „Iran/age improvemerusHilumination and Attire extension to S 27th Avenue, Fire access is provided to aft buildings as required by the IFC, A traffic study was ona'u and deiermineil that traffic generated by the approved 72 [73:1 dwelling units would maintain levels of service above adopted minimums, ,411 these measures have been or ore being- met by the f.'Xining development and there are no proposed changes to any ref them being made under this application. (8) How does the proposed Planned Development encourage environmentally sustainable development? The project uses "low -impact development' concepts defined as storutwater managetnent and land development strategies that emphasize conservation and use of existing natural ,site features integrated with disturbed, stnali-scale stormwater controls to more closely mimic natural hydrologic patterns in residential settings (KW 15.02.020). It also eiurourages sustainable development by retaining stormwatcr on -site and preserving sensitive natural areas in Open space, While the R-3 zoning district allows /in 80 percent lot coverage, the lot coverage of this Site is 55 percent. Proposed density Riacquei Lace Twin', PlAatied Dtvelopment & 73-Lot Nat °°Rocuiiiet Lane Luxury Town homes" At 26( Rauu LAile in R 1 Zone Pi)0102-20; PI,Ptif9Xt11-20.; SEPA01012-14J) 8 Yis0-0 PL1,,NNING ui Ie, 1stin si# ce gross e.le'ra Corninon open space ensure (9) What servi d • facilities ar s proposal), lot coverage and l_ c available to ser ;es adequate? and services that ltaav been provide me prof ecl i t that are Ievisaon and arc no changes in design and no rgine°c°rireg design"( e provision of C.7ity c:ornpleted and approved ft inc laad Ps a looped water lie location of a prhalie sewerline is being changeed to eon/Om to such lines ► itlain casements across ncighhoriv lots, The currently proposed locos between the ,s•cparaie buildings consisting c F" arait=s (ots) 60 to 66 and 67 to 73. 11 is to be relocated to tlra vehicle access area in fro t of (west opt) the building that has units 7 to 73, Private waterlines r'la rt e aandfr°sera the meters across neighboring lots are to be included in theof each cal"the buildings, (10) Will the proposed development promote economic development, j diver, cation or al g,? With or without the Master Planned Develop/ the lrrcr7`c cat rrarcrs arse°,s c c.° ,era rrraa°a� C/eVelopmerat and construction jobs. Tie proposed housing !level buyers, an arrtcicr-served !routing market, le ownership is unique ,,liar a residential provide a erase.. and diversified option for home buyers. does the proposed development create vibrant m xcdmuse neighbor- hoods, with a k aslaancc or housing, commercial, and recreational tacilitics? The site: location includes rrac:vture of housing tees and commercial land uses, 4 membership athletic leac ill p is located nearby: and other a-e°creationol opportunities in the immediate w�a`e:irrrty t`rre°lradc ,his°sal Park and the Perry soccer complex, (12) How is the proposal consistent v tla goals, policies, and objectives o1` the Yakima urban Area Comprehensive Plan? The proposal is consistent with the purpose of the Commercial A{fiyeecl-Use /irtaare land use designation in that it promotes greater r'ntegration of mixed uses, offers cicwiopment choices to property owners and increased housing options (Policy 2,2,4,,1 ), 11 provides fi r a wide variety of housing types within the city to meet the dull range of housing ncedsrfor Yaaki a°s population (Policy 2. 3 1 j, Townhouses in the R-3 zone are encouraged as an filch -nit /r.7rm uhra�raa.rsirrg, The pro,. pedestrian oriented design, , `i °ade cartic clatiora open development of C.7t it?Cre°a: Se ire property? Are those developer fora the atural gas, ti review 'dential cd Racquet !,arse Panned Development 7t-t.cst Plant Rac_guex Lane I,uxury, Town " At 2600 Racquet Lane in ft-i3 Zone prt002-20:; PI,tid9nQWI-2.0 SEPAKI12-2O 9 space (Policy 2,3,1,F2, Under Goal 2.7: "Resource protection on/ sustainable de,qgn. Reinforce and enhance Vakinta's environmental stewardship' are policies to protect sensitive areas, restore graded natural areas, use functional low impact develop- ment _features such as bio-swales, Under Goal 5.1: 1...ncourage diverse and alfOrdable housing choices,"t Polio, 5.1,4 to fricilitate conde.nniniums and other options that increast.? the ,supply ajiarcial.)le homeownership options and the diversity of housing Thai meet the needs of aging, young professional and small and large households. Polky 519 supports proposals fin' allOrdable assisted and ourrate housing based on criteria that include dispersion of aPordable housing throu(,,hout the City, convenient access to transit, a A.inge of unit /Ives, ownership housing When pOSSibiC,' arid long-term it,fihrdobiLrty. While this proposal meets all these criterion in particular it is consistent with providin,g diverse and ownership housing. Sewer line relocation and water line location are consistent' with Policy 8.2. I to use land use, design ond construction policies and regulations to manage placement and construction of utilities, encouraging the c.97eient use of land and co -location al facilities where feasible, It is° also consistent with Policy ,5.2.2 to ensure that utility facilities are designed, built and maintained to have a minimal impact on surrounding neighborhoods. The proposal does not reduce existing project consistency with any of the policies under Goal 9.3 to /nonage loodplains to proteci public health and safety and to .vupport ecolcwicol jrioustion, (13) plow does the proposed Planned Development utilive unique and innovative facilities that encourage the efficient and economical use of the land? Providing a unique type of home ownership for a high -density residential development with low -impact characteristics encourages the efficient and economical use of the land, (14) Docthe proposed Manned Development promote a ;sound system for traffic and pedestrian circulation'? Describe, There are no changes in approved traffic and pedestrian circulation, Which is elkciively el parking lot characterized by low vehicular speeds and convenient parking for residential units along with overflow parking (1 S) [low does the proposed Planned Development promote open space and use of natural and or developed amenities? lire Wide Hollow Creek corridor, a natural amenity, is preserved OS /Iw approml decision fin' the toivolhome Prole(:-.1 Other open ,space areas and butlers are being provided and each residential unit will have its own separate lawn/landscaped area (1(1) Wit/ the proposed Planned Developiricut provide an architecturally attractive, durable 'itirt energy efficient development? The approved residential ,structures are Raegliel Lane Townlloino;,, 1,1,C Planned Development & "Racquel Lane 1,11Xliry Townimmes" At 2600 Racquet [Aloe in It-3 Zone P1)0002-2111; PLP001:01-2(1,1 SEPA0012-29 1(1 unchanged by the application and have been approved subject to City- construction and energy standards. (17) Please provide a summary of all previously known land use decisions aficeting the appDicant's property and all outstanding conditions of approval with respect to such prior land use decisions, Land use decisions applicable to the project care the Class 2 reviem, approval in 201 71Or the townhornes (approved as attached singleTiamity dwellings, COMMOn wall) and a critical area ,slandard development permit Other previous land use decisionsfor this site are not applicable because development that was approved under them no longer exists Since the approved residential buildings are still under construction, some ot the outstanding conditions of the 1)1w 2 review that were to be met prior io hltaiding permit or certificate of occupancy issuance have not yet been completed, Since they are now being constructed under standards far townhomes, rather than trpartments, with fire rated lvalls between dwelling units, improvements such as sprinklers and vehicle cluiring stations are no longer a code requirement. Sitescreening, three streetlights, Racquet Lane frontage improvements consisting of curbs, gutters and sidewalks and S. 27th Avenue street extension have been completed, are under construction or soon will he.. All are requirements jr certificate of occupancy, Conditions required jar building permit issuance ifiCluclinscivil design of/ire hydrants, on-sde- water mains and stormwater facility design have been approved and are being installed Ar erosivity waiver was approved as allowed and best Marlagement practices jr sediment and erosion control are being implementedliir site development, There are no underground infection control wells, All structures that were on the site have been demolished or removed ,firat site plan ,firr the townhome development has been approved. Sitescrecning standard 'Ais shown on the north and east property lines while standard 'C is substituted on the west line. Welland buffers as provided for by the wetland delineation and report are provided in the stream corridor. Modifications of the final site plan include creation of individual lots ijn1 relocation of a sewer line. No additional conditions were required for the approved critical areas standard develop- ment permit. Compliance with the permit is indicated bv the approval of the finul site plan with wetland buffers as shown, (18) Any olher development standards proposed to bc modified from the underlying zoning district requirements,. Development standards that are being reduced by this application are minimum lot size and lot width. If because ofthe subdivision, the private access easements are considered to be private streets, the Title 12 easement and paven7ent w1:/rh standards would be reduced and curbs and sidewalks are riot being Racquo Lane Townhomes, LLC Planned Development tie 73-Lo Plat "Racquet Lano Luxury Townhounes" A 2604) Racquet( Law in R-3 Zone PIWO02-20; PLP911111-20; sla)Atio12-2,0 11 provided in the manner normally rqz t'dfr private streets, Lighting and parking are being provided along with emergent:y and refuse vehicle accessibility and turning around, Depending on how ihe travel -ways are characterized under YAIC 15,05, the, setback standard nuo; need to be slightly inodifiel The Minititilin IN size standard of 3,500 square: feel far single-family common wall lots in the R-3 zone is to be reduced to 1,440 and 1,491 square fe et, The minimum lot width ,standard of 35,fect,for common wail lots in the R-3 zone (.7 being reduced to 18 ket ,,4ccess to each al the lots is to be provided by what is essentially a parking, lot ,and was reviewed and approved as Slieh accordance with the parking standards qf }'MC 15.015. If as a resuif qf this subdivision; the access strays or treated as either private streets or private access easements, width of the easement and the traveled way would be reduccd to 24 feet and there would not be the tivicalty requfred curbs and sidewalks, for the purposes of ,building setback standards of KW: Table 54, the front residential setbacks would be 34 feel fr the centerline of the traveled way it considered to he a private road, but it would meet the 10afOot setback from edge at the access easement. Side setbacks from the ,,:tect'S'S Way to the south would meet both standards provided that the parking' spaces to the south are not included in the access easement /or the purposes of determining the setback, The purpoKe rCductioas is to accommodate the individual units on separate lots. This° is elliclively being done in the same manner as condominiums and has no greater egeet on, the purposes of these standards to maintain the resilential character the area ar to not ole,reased net density far zero lot /Inc, attached and multifamily dwellings because gross density is serf being changed and there is no upper net density limit in the R-3 zone. There is no greater or adverse etkot on the purposes of lot width standards to prevent irregularly shaped lots along ,and control access to, rights-ofway. ,Lots are not trre,gularly .7haped they are just smaller than tipical, access is completely intermit to the site and access to public right-of-way is unc hanged, .FOr all of these reasons, this propos I will not change neighborhood character. Whether the vehicle areas are considered to be private roil& or a fiarking 10t, the purposes of setbacks standards (ire being met because there is no change in the effect that access would havc,' on privacy, light, air, emergency access, or from traffic on adjoining property owners.. (19) What are the aesthetic considerations related to building hulk, architectural compatibility., light and glare, urban design, solar access and shadow impacts', Zoning district standards being reduced have no overall qN'ets cm compatibility because they are internal to the site and do not alter density, setbacks, access, or improvement require- ments for the external boundaries of The site, Racignet Lino Townhounes, LLC ninue41 Development & 73-Lot Plat "Raccoet Ltine Luxury Townhooners" At '2.600 Racquet „ant:, in R-3 Tonne l'tition2-20; PI,P41)01-21); APA0012-20 12 44,14! ,W (20) Please provide an inventory of any on -site culturar, historic and/or archaeological resources„ Review of public records available on-line from the .Department of Archaeology and Historical Preservation showed no inventoried resources on the project site, XL Pvelopment Services Team JliL Interested Age Comrneus. The following comments were submitted by the Development Services Team as a result of its review conducted during the week of May I I, 2020, and by the other public agencies which submitted information regarding this proposal; (I) Code Administratiot: Preliminary addressing for Lot 1 to Lot 73 of the Plat shall respectively be 2600 Racquet Ln. iI to 2600 Racquet Ln, ti73. Per Yakima Municipal Code (YMC) 7 .56,080, the applicable water connection charges shall be paid in full at or before the time a building permit is obtained. Payment of applicable Wastewater connection fees must be paid pursuant to YMC 7,58, Any work to he performed in the City right-of-way requires an Excavation permit. from City l'..:ngineering prior to commencing work, YMC 8,72, Yakima Ri,Tional Clean Air Anency: 'FL contractors doing construction, demolition, excavation, clearing or landscaping work must file a Dust Control Plan with YRCAA, prior to the start of any work, (3) Washington State, IS)oartment ()Ilicology: Project with Potential to Discharge Off -Site: if the project anticipates disturbing ground with the potential for stonuwater discharge off -site, the NPDFS Construction Stortnwater General Permit is recommended, This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit may take 38-60 days, The permit requires that a Stormwatcr Pollution Prevention Plan (Erosion Sediment Control Plan) shall be prepared and implemented for all permitted construction sites. These control measures must he able to prevent soil from being carried into surface water and storm drains by stormwater runoff. Permit coverage and erosion control measures must bc in place prior to any clearing, grading, or construction, In the event that an unpermitted Stormwater discharge does occur off -site, it is a violation of Chapter 90,48 RCW, Water Pollution Control and is subject to enforcement action. More information on the stormwater program may be found on the Department of F.eology's snirmwater Racquet Lane Townhomes, LLC 13 Planned Development & 73-1dot Plat "Ruequet Lane Luxury Townhonics" At 2600 Racquet Lane in R-3 Zone P.10092-20; PLI'4001-20; 9EPA#012-20 websitc at: http://www,ecy,wa,gov/programs/wq/stormwatericonstruction/. Please submit an application or contact Lloyd Stevens, Jr, at the Department ot° Ecology, 509-571-3866, with questions about this permit. (4) WSDOT Aviation Division: This development is located within /on 6 of the WSDOT Airports and Compatibtc Land Use Guidebook's Airport Compatibility Zones, Multi -family developments art permitted in Zone 6, 1 lowevcr, these activities should he reviewed to ensure they do not create height hazard obstructions, smoke, glare, dust, electronic interference or ‘vddlife attractants, and that any other airspace hazards are mitigated, jy Develormient Standards. City development standards applicable to residential developments on the subject parcel include the. following: YMC §15„i0„0,19: Airport Safety Overlay Zones: Zone 6 -- Traffic Pattern Zone. The final zone contains the remainder of the airport environment where aircraft fly as they approach and depart the anpori or are engaged in flight training. In this area, Zone 6 is typically larger than the other 4ones combined, A ,substantial percentage of accidents take placc here, but they are scattered over the large area, (2) 1,10c,' §t 5,30_050: Height Limitation: Height Limitation 2 (Zone 6), No building within this zone shall exceed thirty-five feet above the ground. Any building proposed to exceed this height must undergo further review by the airport manager and the FAA, The administrative official may require lights or markers to warn aircraft of any building, structure, communication tower, usc or tree or the topping of trees when recommended by the FAA, WSDQT Aviation Division or the airport manager. Lights and markers shall meet FAA specifications. Whenever the height limitations of this section differ from those of any other section of this chapter, or those adopted hy another local ordinance or regulation, the more restrictive limitation shall apply. (3) \WC 05,30,060: Land Use Overlays: Within 1,and Use Overlay 4 (Zone 6 Traffic Pattern Zone), Nitultilamily Development is a Class (1) use. (4) .YM(' §15.30.070(D); Application Requirements: An aviation easement and deed declaration, which recognizes the preexistence of the airport and the right of over flight, shall be recorded for all uses within the approach and transitional surfaces of the conical surface area, Racquet Lane To,wahomes, LLC Planned Development & 73-Lot Plat "Racquet Lane Luxury To,,vithomes" At 2600 Racquet Lane in R-3 Zone FTN002-20; P1,1,0001-20; SEPA#012,26 14 (5) Y'W.„5_I5.175 (5;(1): New development improvement standards: Fire appara- tus access roads for mtiptc-family residential developments and ono- or two-family residential developments shall be subject to the provisions of Sections ©106 and r)10?, respectively, of Appendix D of the International Fire Code (2009 Edition). Additionally, such residential developments shall he subject to the requirements of Section D105 of Appendix 1), International Eire Code (2009 Edition), pertaining to aerial lire apparatus roads, as applicable, All provisions of the International Fire Code referenced above are hereby/ adopted and incorporated herein by this reference, as now existing or as hereafter amended and adopted by the city, Minimum requirements for the primary and secondary access will he at least twenty -toot -wide, unobstructed, paved lanes. (6) `1'�M( I?.02,I0Itt; Establishment of casements: Public utility casements shall tic established for the location of new and proposed public utility lines serving new land divisions and land development. Public utility easements shall also he established across the front of new Tots and redeveloped lots to provide future utility access as determined necessary by the city engineer. Public utility easements shall be dedicated (granted) at the titrtc that subdivision and/or land use approval is granted. (7) \WC §110,1020: Easement location and width: Eight-toot-w easements shall be dedicated along the front of each lot in subdivisions and short subdivisions, Easements for new and/or future utility lines shall he a minimum o1 feet in width, or twice the buried depth attic utility, whichever is greater, (8) YMC j• tl i.% 10: Sewer service required: Pursuant to YMC § 12.03.010, all new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. (9) 1'MC' I: ti l it I{); Isilinimutn sewer site I'he minin�tlan sire IIor public sewer lines is eight inches in diameter. (10) YMC 02.03.070: Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and properties shall not he permitted. Single side sewers serving multi -unit buildings are permitted, (1 1) YMC' .i2,O3M90; Gravity flow required: Sewer lines shall he designed for gravit}` flow operation. Lill stations and force mains (pressurized lines) shall be limited to Racquet Lam., `townhomes, LLC Planned Development & 73-Lot Pl u "Racquet Lane Luxury ToiNnhames" At 2600 Racquet Lane in R-3 Zone ID#410-2 20; PI.P1f0111-20; 5EP,1i+u12-21.1 15 those locations and circumstances where ihey are consistent with the comprehensive sewer plan and are the preferable short-term solution to service of the development site and other properties in the vicinity. (12) Y. 02.04,010: Water service reqiiired: All new lots and development shall be served by a public water supply line maintained by the city of Yakima, Nob Hill Water Company, or other water purveyor, and located adjacent to the lot or development. site, The water line shall be capable of providing sufficient tlo‘v and pressure to satisfy the tire flow and domestic service requirements of the proposed lots and development as approved by the city engineer in cooperation with the code administration manager and water irrigation division manager. (13) YlvR„.' Al2.0,1.020: Water line extension required: Water lines shall he extended to the point where the adjoining property owner's responsibility for further extension begins, This typically requires extension across the street or casement frontage of the developing property. In some cases it will require dedication of an easement and a line extension across the property' or extension along two or more sides of the developing property, 1;xtensions will be consistent with and implement the city's adopted water comprehensive plan. (14) `I'M(' §12.(W,041W Minimum size and material standards: New water lines in the city of Yakima water system shall be constructed of Class 52 ductile iron and shall be a minimum of eight inches in diameter. Improvements and additions to thc Nob Hill Water Association system shall conform to the requirements of the Nob Hill Water Association, (15) YMC §12.05.010: Sidewalk installation required: Sidewalks shall be in- stalled along both sides of all new, improved, and reconstructed streets. Projects which repair small portions of or maintain existing street shall not be considered "improvement" for the purpose of this section and shall not trigger the requirements of this section. Sidewalks shall also be installed across the frontage of all newly developed or redeveloped lots where feasible, (16) YIVICA,12,06.0 [0; Street types, functional classification: Tire Yakima urban area comprehensive plan, andlor the West Valley neighborhood plan, designates thc functional classification of the principal arterial, minor arterial and collector streets and establishes their functional classification. All other streets are classified as local residential access, Racquet Lane Townhornes, LLC Planned Development & 73.Lut Ptat "Racquet LAW: IAIXIJ ry kit o mcs " At 2600 Racquet Lane iu R-3 Zone PDP002-20; PLP0t1411-20; SEPA4012-20 16 (17) YNI1,§12„0k010: Design standards, adjustment of standards: Final design of street improvements is subject to approval by the city engineer. The city engineer, at his discretion, is authorized to adjust these standards as necessary to facilitate the construction of new streets and improvement of' existing streets. Projects which repair small portions of or maintain existing streets shall not be considered "improvements" for the purposes of this section. (18) YMC §1106.070t Provision of street curbing: Barrier curbs shall be installed along all public streets. Rolled mountable curbs may be permitted along residential access streets, Curb design shall be consistent with the standards of the city engineer. (19) YlVh.„' §12,20,81) Street lighting: A street light shall be installed at each street intersection and at mid block if the block exceeds five hundred feet in leng,th. Street lights shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property of the city of Yakima upon installation and will thereafter be maintained by the city. (20) YIVIC_§l4,0,5,200 ({),10; Allowance of bond in lieu of actual construction or improvements prior to approval of short plat or final plat: The subdivision or short subdivision applicant may, as an alternative to actual construction of any required improvements, provide a surety bond or other secure method providing fOr and securing to the city the actual construction of required improvements within a specified period of time and expressed in a bond or other appropriate instrument establishing such security. Any bond or other method of securing actual construction of required improvements shall specify ihe improvements covered and the schedule for completion. In cases of subdivision, Me bond or other method of securing actual construction of required improvements shall he subject to approval by the city engineer and city attorney prior to approval of the final plat by the city council. In eases of short subdivisions, the bond or other method of securing actual construction of required improvements shall be subject to approval by the city engineer and city attorney prior to approval of thc final short plat by the administrator. In no case shall the amount of the bond or other method of securing actual construction of required improvetnents he less than one hundred ten percent of the estimated actual cost of the improvements based upon the approved civil engineering design of the required improvements. (21) Re \V 58,17.110(1) and YMC §14.20,120: The city, town, or county legis- lative body shall inquire into the public use and interest proposed to he served by the establishment of the subdivision and dedication, It shall determine: (a) If appropriate Racquet Lane Townhornes, LLC Planned Development & 73 1,ot Plat "Racquet Lanc Luxury Townhomes" At 2600 Racquet Lane iii R-3 Zone PD40002-21); PI,P4Onl-20; SEPA W112-20 17 provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wrastes, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) whether the public interest will be served by the subdivision and dedication, XIII. City Ordinance Provisions Relating to Planned Developinents. City ordinance provisions relative to the Applicant's proposed Planned Development include the following; (1).Y„Nlc Purpose: A master planned development overlay (PD) is a comprehensive development plan intended to provide flexibility in design and building placement, promote attractive and efficient environments that incorporate- a variety of uses, densities and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the land, resources, and amenities. (2) Y.Mt', ,§t 5,28;07_5: Minimum Project Size: The minimum project size for a master planned development shall be two acres. All properties included in thc master development plan shall be contiguous with logical outer boundaries: (3) Vvli.; §15..28,050: Development Agreement: An approved master planned development overlay (including conditions and development standards) shall be incorpor- ated into a development agreement as authorized by RCA,' 36,70E1,170. The development agreement shall provide for Vesting of such development conditions and standards as are deemed reasonable and necessary to accomplish the goals of the master planned develop- ment. This agreement shall he binding on all property owners within the master planned development and their successors and shall require that development of the subject property be consistent with and implement the provisions of the approved master planned development: The approved development agreement shall he signed by the city manager and all property owners and lienholders within the boundaries of the master planned development overlay and recorded prior to approval and/or issue of any implementing plats or permits: The, Applicant has submitted a proposed Development Agreement, Racquet Lane: ToNvalionies, LLC Planned Development it 73-Lot Plat "Racquet Lane 'Awry Townhomes" At 2600 Racquet Lane in R-3 Zone 111002-20; PI.Pk001-20; SEPA0012-20 18 ;;;;;•,,;, 'f,"/ (4) YN1CA15,28.070(A): Vesting: The master planned development review shall he vested to development regulations, standards, conditions, and laws applicable at the time the development agreement described in VAC 15.28.050 is recorded, inclusive of specific conditions and standards set forth in said development agreement. The vesting period shall bc for the time stated in the development agreement associated with each specific master planned development and shall be agreed upon by the parties to the development agreement after giving consideration to the extent and complexity of the proposed development as Well as specific development planning considerations raised by the developer. During the stated vesting period the applicant shall be entitled to implement the master planned development in accordance with the terms and conditions of approval described in the development agreement, (5) YNIC §15,09.,100111).; Private Street Review Requirements: 'Hie face of any plat, short plat, master development plan, binding site plan, or condominium document containing a private road, and all subsequent documents transferring ownership of lots within such plat or short plat, shall hear the following language: "The City of Yakima has no responsibility to build, improve, maintain or otherwise service any private road for this plat/short plat. Any right-of-way dedicated to the public by this plat/short plat shall not be opened as a City (or County) street until such time as it is improved to city street standards and accepted as part of the City transportation system." XIV, Proposed Development Standards for this Planned:Deyelopment. One of the purposes of the Planned Development provisions is to allow flexibility as to develop- ment standards, some of which are proposed for adjustment as 1bllows: (1) Lot Size: The Preliminary Plat and Planned Development indicates that lot sizes will range from 1,440 square feet to 1,491 square feet This would be a reduction froin the standard minimum lot size of 3,500 square feet for single-familycommon wall lots in the R-3 zoning district. (4) J ni Width: The Preliminary Nal indicates that the lots will he 18 feet wide. This would be a reduction from the standard minimum lot width of 35 feet for single- family common wall lots in the R-3 zoning district. Racquet Lane Townliornc,s, 1_,LC Planned fIevelopment & 73-1,ot Plat "Racquet I,ane 1,tnotIN At 26410 Racquet Lane in R-3 Zone PDS10,02-20; PI ,P#061-20; SEP44012',21) 19 „ , , (3) Sethaeks: The proposed setbacks for all lots within the Preliminary Plat and Planned Development are; front setback, 34 feet from the centerline of the access easement and 10 feet from the property line; rear setback, 0 feet from the property line; side setback next to an access easement, 30 feet from the centerline of the 24-foot-wide driveway which would not include the parking spaces south of the buildings and feet from the property line; and the internal side setback, 0 feet from the property line. (4) Private access ‘vays: If the private access ways are considered private streets, their traveled way would be reduced to 24 feet, (5) The Planned Development will not have eurh, gutter or sidewalk along the interior private access easement areas and adjacent knAnhome lots, but in accordance with YMC §15.05.020(J) the preliminary plat shows that curb, gutter and sidewalk will be constructed along the site's Racquet Lane frontage, (6) coverte,e; The maximum lot coverage permitted in the R-3 zoning district is 80 percent, and the overall development has sufficient area to comply with this developinent standard and will only have an estimated lot coverage 0(55 percent. (7) Maximum RwldiIkigii YMC Table 15-1 in YMC Chapter 15,05 specifies a maximum building height of 50 feet for development within the R-3 zoning district, but the Skibject parcel is located entirely within Airport Safety Overlay Zone 6 which limits building height to 35 feet. The Applicant's State Environmental Policy Act Checklist states that the tallest structure will be no more than 35 feet in height and will therefore comply with the building height standard, (8) Access; In accordance with YMC §15,05,020(H), all of the lots will have 20 feet of frontage upon a public street, or be accessed through the common area within the Planned Development. (9) Density; Net residential density excluding streets is calculated per YMC §15.05.030 using, the total tot area of 5.2 acres less approximately 0.80 acres for the access easement and dividing the 73 dwelling units into the 4.4 acres so as to result in approximately 16,7 dwelling units per net residential acre. With a density of approximately 16,7 dwellings per net residential acre, the proposal complies with YMC §15,05.030(13) and Table 4-1 in YMC Chapter 15.04 which allow Multifamily Develop- ment of 13 dwelling unity or more in the R-3 zone as a Class (1) use. Racquet 1aie Townhomes, 1.1C Planued Dtvelopment & '73•Lot Plat "Racquet Lam, Luxury Townhonies" Ai 2600 Racquet Lane in R-3 Zone P10002-20; P11'4001.201 SEPA#012-24) 20 00) StreQW,Dedication of Right-of:War No additional right-of-way is required to be dedicated for the street, curb, gutter and five-loot-widc sidewalk to be installed along the sitc's Racquet Lane frontage. (11) Frothily Improvements: As stated in the proposed Development Agreement, the Applicant is not proposing to install sidewalk along parcel frontages, but vill be required to install curb, gutter and sidewalk along the site's frontage on Racquet Lane. The street section shall conform to standard detail R3 and the new sidewalks shall he constructed per standard detail R5, in accordance with YMC Chapters 8,67 and 12.05, Al a minimum, one street light shall be installed midblock on the westernmost section of the loop as the street exceeds 500 feet in total length. Street lighting shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property or the City of Yakima upon installation and will thereafter be maintained by the City. Pursuant to YMC Chapter 8.72, an excavation and street break penult shall be obtained for all work within the puhlic right-of-way. Roads less than five years old can he cut, but will cost 150 percent of the restoration fee with no PCI discount, (12) Wastewater: Sewer has been extended across Racquet Lane to the subject parcel, A minimum 16-foot-widc easement shall be maintained over all public utility lines in accordance with YMC §I 2.02-010 and YMC §12.02.020. Al! lots Within the subject plat shall be served by a separate side sewer line from a public main in accor- dance with YMC §12.03.070. Sewer is to be installed per the Yakima Municipal Code. (13) W.i.,tter: The Applicant shall extend potable water to the subject Plat in accordance with YMC §12,04.010, Water is served by the City of Yakima, and the Preliminary Plat shows water service, extending south from Racquet Lane into the new subdivision to serve all lots. (14) Irriaation:, The subject is not located within the boundaries of an irrigation district. (15) liaselnents; Easements are required to be established in accordance with Y MC § I 2.02.010 and YMC §12.02.020, XV. Planned nevelopment Review (.„"riteria. The purpose of YMC Chapter 15,28 is to provide flexibility in design and building placement, promote attractive and efficient Racquet Lane Townhornes, LLC Planned Development & 73-I ot Plat "Racquet Lane Luxury Townhornes" At 2600 Racquet Lane in R-3 Zone ITN002-241; PLP#)01-20; SITA41)12,Z0 21 environments that incorporate a variety or uses, densities and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the laud, resources and amenities. YMC §15,28,040 provides that the Hearing Examiner shall review a proposed Planned Development during an open record puhlic hearing to inquire into and determine whether or not the following standards are satisfied and shall issue a recommendation to the City Council based upon the following considerations and criteria: (I) Subsection 15.28.040(n)(1) -- The Master Plan Development application demonstrates the economic and etTicient use of land and provides for an integrated and consistent development plan for the site. The high density' nature of thc proposed development is consistent with the Multi -Family Residential (R-3) zoning district and the Commercial Mixed Use future land use designation of the Comprehensive Plan. The Planned Development/Subdivision design is efficiently laid out and consists of a private access easement, open spaces and common wall townhomes identical to the design which was approved in 2017 for condominium units. The only difference is that approval of this Planned Development and Preliminary long Plat will allow the units to be sold on their individual lots rather than as condominium units, (2) Subsection l5.28.040(D)(2) -- The applicant has identified development standards and uses that are consistent with the muster plan and designed in a manner that is compatible with adjacent land uses after consideration of applicable mitigation and site design. The Hearing Examiner may consider development standards that are different from currently adopted development standards in order to provide flexibility in site planning; to implement project design and concepts; to respond to market conditions; or to otherwise achieve the public benefits contem- plated by the concept plan. Lot sizes, lot widths, structure setbacks and access ease- ments here are adjusted merely to allow the same development approved for the sale of condominiums to bc approved for the sale of individual owner-occupicd lots with their own backyards and parking without in any way affecting compatibility with adjacent uses. (3) Subsection l5.28.040(D)(3) — Consideration shall be given to "low impact development" concepts. "Low Impact Development" is defined as stortni,vater manage- Rncquet Lanc 'fownhomes, LLC Manna Development & 73-Lot Pltit "Racquet Lath: T,tgxoty Tovyntiomes- At 2600 Racquet Lane in R-1 Zone P10002-20; 1'1 TOO I -20; SEPAh0 12.2 0 22 mein and land development strategies that emphasize conservation Lind usc of existing natural site features integrated with disturbed, small-scale stormwater controls to more closely mimic. natural hydrologic, patterns in residential settings (YMC §15.02,020). This project adheres to the definition of low impact development by retaining storrnwater onsitc. The high density layout of the townhomes and adjacent wetland buffer reduces the impact of thc development on the abutting Wide Hollow Creek, Fven though R-3 development allows for up to 80 percent lot coverage with impervious surfaces, this development will only result in about 55 percent lot coverage, (4) Subsection 15.28.040(0)(4) -- There will he adequate infrastructure capacity available hy the time each phase of development is completed. By the time the Planned Development is completed, there will be adequate infrastructure in place. 'Ile entire development will he served by City water and sewer. There N,Vi 11 be adequate transportation infrastructure, as noted in the Truffle Impact Analysis and as required by conditions of CI.2#012-17, The internal access easement provides for numerous driveway loops connecting to Racquet Line which provide an efficient traffic circulation pattern with no dead ends, (5) Subsection 15.28.940(D)(5) — The Master Planned Development contains design, landscaping, psirking/trallic management, and use mixture and location that limit or mitigate conflicts between the Master Planned Development and adjacent uses. Consideration shall he given to site planning that supports land use flexibility through means of appropriate setbacks, landscaping, site screening, buffers, and other design features or techniques. The proposed lot sizes, lot widths, setbacks and access easements will allow dwelling units to he situated in a high density manner while allowing the southern portion of the development to be used for traffic circulation and to serve as a buffer from Wide Hollow Creek. (6) Subsection 15.28.040(D)(6) -- All potential significant off -site impacts including noise, shading, glare, and traffic have been identified and mitigation incorporated to the extent reasonable and practical, No significant off -site impacts are anticipated. A traffic study found that all studied intersections will maintain a Level of Service (LOS) C which complies with thc City's minimum LOS D requirement, Street frontage improvements were required by C1,24012-17. Each unit will have its own parking and there will also be overflow parking to the south of each row of townhome units, Racquel I .ane Townhowes, LLC Planned Development &. 73-Lot Plat 'Racquei Lane Luxury Townhonnes" At 2600 Raelttet Lane in R-3 Zone PDM102-20; PI.Pii001-20; SEPAY012-20 23 (7) Subsection 15.28.040(D)(7) — The project is designed and includes appropriate consideration of open spaces and transportation corridors, designs of street and public open space amenities, and results in the functional and visual appearance of one integrated project. The development contains common open space and private open spaces located on individual lots. The development for 73 townhouses on individual lots will have the visual appearance of one integrated project identical to the development that has already been approved for condominium units. (8) Subsection 15,28.040(D)(8) -- The proposed project is not adverse to the public health, safety, or welfare. 1 he proposed project, as conditioned, will accomplish the purposes set forth in YMC §l5.28.010(A) to provide a comprehensive development plan intended to provide flexibility in design and building placement; to promote attractive and efficient environments that incorporate a variety of uses, densities andlor dwelling types; to provide for economy of shared service's and facilities; and to economically utilize the land, resources and amenities. The development is not expected to adversely affect the environs of Wide Hollow Creek or cause any traffic concerns while providing additional opportunities for private home ownership in the City, (9) Subsection 15.28.040(D)(9) -- The public benefits of approving the Master Planned Development outweigh the effect of modification of standards to the underlying zoning district. The public benefit of the proposed Planned Development is to allow the townhomes to be owner -occupied with their own backyards and parking while having the same appearance as the condominium development that was originally approved under Cr.,2#012-17. (10) Subsection 15.28.040(0)(10) -- The proposed development is designed to be consistent with the provisions of the Shoreline Master Program and Critical Areas Ordinance of the City of Yakima. The proposed development underwent Critical Areas Review, and this Planned Development will comply with the conditions of that review under CAO#002-17 since the change from condominium units to units on individual lots will nut affect Critical Areas review considerations. (11) Subsection 15.28.030(13)(5) -- The following elements set forth in Subsection 15.28.030(B)(5) of the YMC are properly addressed in a Development Agreement; (A) Narrative description of project and objectives; (13) Summary of development standards; (() Site plan elements; Racquet Lane Townhomes, LLC P lann ed Development & 73-Lot Plat "REwciuct lane Luxury Townhomes" Al 2600 Racquet Lane in R-1 Zone r1)4.002-21); PLIP0001-2(li SITA#012-20 24 (D) Development phasing, including times of performance to preserve vesting; (E) Public meeting summaries; (F) Performance standards and conditions addressing the above items; (() Criteria for determining Major vs, Minor modifications and amendments; and (11) Signature(s) by each owner of property within the Master Development Plan area acknowledging that all owners will agree to be bound by conditions of approval, including use, design and layout, and development standards contained will] an approved Plan and Development Agreement. A draft Development Agreement between Racquet Lane Townhomes, LL.C, and City of Yakima, Washington included in the record as rxhibit F-2b appears in address the elements listed in YMC §15.28.030(13)(5) which will be considered For approval by the City Council subject to any revisions that may be suggested by the City Attorney. XVI, Pre[bulimia Plat kevie$v Criteria. Section 14,20.100 of the YMC provides that thc Hearing Examiner shall review ti proposed Preliminary Plat during an open record public hearing to inquire into and determine whether or not the following standards arc satisfied: (I) Subsection 14.20.100(A)W -- Consistency with the provisions of the City's Urban Area Zoning Ordinance. A determination of consistency with the provisions of the City's Urban Area Zoning Ordinance involves a consideration of the following provisions of Title 15 attic Yakima Municipal Code (YMC): (a) Consistency .with Intent of Multi -Family Residential (R-3) Zoning District: YMC §15.03.020(D) indicates that thc intent of the R-3 zoning district is to allow residential development of a density of more than 12 dwelling units per net residential acre in areas served with both public water service and a public sewer system; to locate high -density residential development near neighborhood shopping facilities; and to avoid generating traffic that passes through lower - density residential areas. The proposed Preliminary Plat is consistent with the intent of the R-3 zoning district. Racquet Lane Tomtit -limes, 13.-C Planned Development & 73-Lot Plat "Racquet Lane Luxury Townitomes" At 2600 Racquet Lane in R-3 Zone Pflon)02-211;. MA'AM-20; SEP0012-20 25 (h) Consistency ‘vith Development Standards of the 11410-1°401i,ly Residential (R-3) Zoning .District: YMC Chapter 15.05 is designed to establish certain development requirements and the purpose of YMC Chapter 15.28 is to allow flexibility in development standards The proposed development meets the requirements of those YMC Chapters insotiir as it complies with many development standards and with adjustments to some of them in order to allow the sale of common wall residential units on individual lots which have the same design as units already approved to he sold as condominiums. (c) Consistency, with Intent of Planned Deyelopment Provisions: As previously noted, a Planned Development is a comprehensive development plan intended to provide flexibility in design and building placement, promote attractive and efficient environments that incorporate a variety of uses, densities, and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the land, resources and amenities (YMC §15.28.010(A)). A residential Planned Development is designed to provide a type or mixture of residential dwellings with attendant streets, utilities, public facilities, and appurtenant common open space and recreational facilities, or other areas or facilities, A Planned Development is authorized in any residential zone that may include incidental or supporting uses and facilities that are consistent with the primary use of the site for residential dwelling units (YMC §15.28.020(A)). Uses in a residential Planned Development include: one -family, two-family and multi - Mindy residences., recreational and amusement facilities which arc intended to serve the development; and any other uses authorized in the underlying zone pursuant to either Type (1), (2) or (3) review as set forth in 'fable 4-1 (YMC §15,28.020(13)(1)(a), (b) and (0). As has been previously noted, this proposed development incets the intent of the Planned Development provisions of the zoning ordinance. (2) Subsection 14.20.1,00(A)(2) -- Consistency with the provisions of the Comprehensive Plan. The Future land Use Map of the Yakima Urban Area Comprehensive Plan designates the property within the proposed Preliminary Plat as suitable for Commercial Mixed -Use development, This proposed Preliminary Plat is consistent with that designation and is also consistent with other provisions of the Comprehensive Plan that have previously been described, including Policy 2.2.4(A), Goal 2.3, Policy 2.3.1, Policy 2,3.1(C), Policy 2.3,1(1), Goal 2.7, Goal 5_1, Policy 5.1,4, Policy 5.1.9, Policy 8,2.1 and Policy 8.2.2, Racquet Lane Townhunies, LLC Planned Developutont & 73-Lot Plat 'Racquet 1.ane Luxury Townhomes' At 2600 Rkwincit Lane in R-3 Zone PD6(102-20; PLP01001-20; SI:Kuil)12-20 (3) Subsection 14.20.100(A)(3) -- Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance." With the approval of the proposed Planned Development adjustments and imposition of the recommended conditions, this Prelim- inary Plat will meet the design requirements in YMC Chapters 14.25 and 14,30 of the City's subdivision ordinance and in the City's Title 12 development standards. This review and the recommended conditions arc intended to ensure consistency with the provisions of the City's subdivision ordinance as well as other applicable City ordinances, (4) Subsection 14.20.100(A)(4)(a) — Appropriate provisions for public health, safety and general welfare. The construction of new residential units which will complement uses in the arca will promote the public health, safety and general welfare insofar as there is a need in this community for a variety of housing options such as the proposed townhomcs and insofar as this proposed Preliminary Plat would be required to comply with Planned Development conditions and all other conditions of approval specified by the City Council. (5) Subsection 14.20,100(A)(4)(b) -- Appropriate provisions for open spaces. A large part of Tract A of the development is devoted to open spaces including a buffer for Wide Hollow Creek. Overall, the development ‘Vill have impervious surfaces covering only about 55 percent of thc parcel in a zoning district that allows 80 percent lot GOVerage. (6) Subsection 14.20.100(A)(4)(c) -- Appropriate provisions for drainage ways. Storntwater will be retained on the site. Drainage system facilities will be provided in accordance with state and local regulations including the Eastern Washington Storinwatcr Manual and the City of Yakima Municipal Code requirements. (7) Subsection 14.20.100(A)(4)(d) Appropriate provisions for streets or roads, alleys and other public ways. The subject property has frontage on Racquet Lane, and a private access casement to all of the lots will provide efficient traffic circulation over Tract A without any dcad ends. (8) Subsection 14.20.100(A)(4)(e) -- Appropriate provisions for transit stops. Vakiina Transit Routes 7, 9 and 11 pass the intersection of West Washington Avenue and Smith 24'1' Avenue about one-liaif mile south of the sutxliviAloo, (9) Subsection 14.20,100(A)(4)(0 -- Appropriate provisions for potable water supplies, irrigation and other water suppliers. All lots will be served with public Itacqe,et Lanc Townhomes, LLC Planned Development & 73-Lot Plat "Racquet I.ane Luxury '11ownhontes" At 2600 Raequct Lane in R-3 Zone I'Dh002-21); PLPPOOI-20: 5t:PM/1112-20 27 , 1 , domestic wetter and water for tire protection purposes by the City of Yakima which will constitute appropriate provisions for water for the development. (10) Subsection 14.20.100(A)(4)(g) -- Appropriate provisions for sanitary waste disposal. A City of Yakima sewer main capable olserving all Of the lots has been extended west along Racquet Lane and side sewers have. been extended through Tract A to serve the lots. There will therefore be appropriate provisions for sanitary waste disposal for the proposed Preliminary Plat in the form of public sewer service provided in accordance with the City of Yakinia's Title 12 standards. (11) Subsection 14.20.100(A)(4)(h) Appropriate provisions for parks and recreation. Kissel Park is located approximately one mile from Ibis subdivision, (12) Subsection 14.20.100(A)(4)(i) -- Appropriate provisions for playgrounds. Appropriate provisions for playgrounds exist within this proposed Preliminary Plat due to the tact that playgrounds exist at the schools which the children within the proposed Preliminary Plat will be attending, (13) Subsection 14.20.1,00(A)(4)(j) — „Appropriate provisions for schools and schoolgrounds. McClure Elementary School is located about one mile from the subdivision, Lewis and Clark. Middle School is located about 1..4 miles i.way, Eisenhower High School is located about 2,5 miles away and Davis High School is located about 2,8 miles away. (14) Subsection 14.20.100(A)(4)(k) — Appropriate provisions for sidewalks. Per the provisions or the Planned. Development ,A,greemenr, the proposed plat will not have internal sidewalks along the privateaccess casement liar the lots, but will have a sidewalk along its frontage on Racquet Lane, (15) Subsection 14.20.100(A)(4)(1) -- Appropriate provisions for other planning features that assure sale walking conditions for students who walk to and front school. There was no evidence presented at the hearing of a need for other planning Rgitures to be provided within this Preliminary Plat in order to make appropriate provisions for safe walking conditions for students who walk to and from school in addition to the sidewalk that will be constructed on Racquet I ,ane. (16) Subsection 14.20.100(A)(5) -- Public use and interest. The evidence indicated that this proposed Preliminary Plat will be consistent \vith neighboring land uses and will help serve the residential needs of this area by providing additional home ownership opportun it ies, Racquet Lanc LLC Planned Development & 73-Lot Plat "Racquet Lane Luxury l'ownhomes" At 2600 Racquet lane in K-3 Zone P130002-20; PIP:0001-20; SEPA4012-20 28 (17) Time Limitation: The Applicant has five years from the date of Preliminary Plat approval to submit thc Final Plat. Thereafter, al least 30 days prior to the expiration of Preliminary Plat approval the Applicant must submit to the City Council a written request asking to extend the approval period 1br a maximum of one year (YMC §14,20.160). Before the Final Plat can be recorded, all required infrastructure. must he engineered, completed and inspected or engineered and financially secured and receive Final Plat approval from the Community Development Department, XVII, Consistency Analysis under 'jr 6, of the Yakima Vitinicipal Code. The following analysis involves the consistency of the Planned Development an.d Preliminary Plat with applicable development regulations, or in the absence of applicable regulations, the adopted Comprehensive Plan as mandated by the State Growth Management Act and the Yakima Municipal Code. During project review, neither the City nor any subsequent reviewing body may re-examine alternatives to, or hear appeals on, the following items identified in these conclusions except for issues of code interpretation: (1) The type of land use contemplated by the proposal (a residential development) is permitted as a Planned Development and Subdivision on this site so long as it complies with the conditions imposed hy the Yakima City Council. (2) The level of development with the proposed residential density of the development will not exceed the allowable level of development in the Multi -Family Residential (R-3) zoning district, (3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that will be provided at the Applicant's expense will insure that adequate infrastructure and public facilities will be available for the proposed Planned Development and Preliminary Plat. (4) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves compliance with the Planned Development Agreetnent and conditions of Preliminary Plat approval imposed by the City Council. Racquet Lane Townhomes, LLC Planned Development & 73-Lot Plat "Racquet 1.4me Luxury Townhomes" At 2600 Racquet Lane in R-3 Zone PD4002-20; P LWO() 1-20; SEPA4012-20 29 CL 1,1SIONS Based upon the foregoing Findings, the I fearing Examiner reaches the following Conclusions; (1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed Planned Development and Preliminary Plat pursuant to YMC §I.43.080, YMC §15.28.040 of the zoning ordinance and YMC §14.20,100 of the subdivision ordinance, (2) A SEPA Determination of Nonsignificanec (DNS) was issued for this proposed Planned Development and Preliminary Plat on June 30, 2020, and became final without an appeal. (3) No testimony or written comments were submitted in opposition to the proposed Planned Development and Preliminary Plat. (4) The proposed Planned Development for Racquet Lane Luxury Townhomes satisfies all of the considerations and criteria for approval set {Orli' in YMC §15,28.040(D). (5) The proposed Preliminary Plat of Racquet Lane Luxury Townhomes, with the Planned Development adjustments to development standards and the conditions detailed below, satisfies the criteria for approval set forth in YMC 04.20,100 and RCW 58,17.110 because it is in compliance with the City's Comprehensive Plan, zoning ordinance and subdivision ordinance; makes appropriate provisions for thc public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; will serve the public use and interest; and, according to the weight of the evidence presented at the hearing, does not require that specific provisions be made for the other requisite plat considerations such as additional schools, additional schoolgrounds or additional planning features that assure safe walking, conditions for students who only walk to and tiom school. (6) This proposed Planned Development and Preliminary Plat arc in compliance with all of the consistency requirements of Subsection 16.0-6.020(B) of the Yakima Municipal Code. Racquet Lane "Townhomes, LLC Planned Development & 73-Lot Plat "Racquet Lane Luxury Tow nhotnes" At 2600 Racquet Lane in R-3 Zone PI0002-20; I'LP401111-20; SEPANO 12-20 30 jOMMEDAJQNS The Hearing Examiner recommends to the Yakima City Council that the proposed Planned Development and the proposed 73-lot Preliminary Plat at 260() Racquet Lane named "Racquet Lane Luxury Townhomes" as described in the application and related documents which are assigned file numbers PDif002-20, PLP0001-20 and SEPA4012-20 be APPROVED, subject to compliancc with thc following conditions: A. This Planned Development and Subdivision shall comply with conditions A(4), A(6), B(6), and B(7) of 0,24012-17; B. All lots shall be served with public water and sewer in accordance with YMC Title 12 standards. No individual domestic or irrigation wells shall be permitted for any of the lots_ Prior to Final Plat approval, written verification from the Applicant lutist be submitted to the Planning Division indicating that each lot within the plat will be served with domestic water and sewer, and that applicable fees will he paid; C. Prior to approval of [he Final Plat, all required improvements other than the water and sewer hookups to the uncompleted units shall be constructed or financially secured in the manner required by thc City Engineer; D. A minimum 8-foot-wide public utility easement shall be provided adjacent to all public road rights-of-vvay; E. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation; F_ All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures; G. All public and private utilities to be located within public road rights -of -way must be constructed prior to the start of road construction; 11, An excavation and street break permit shall be obtained for all work within the public right-of-wny. Roads less than live years old can be cut, but will cost 150 percent of° the restoration fee with no PCI discount; Racquet Lane 'rownhutnes, I.LC Planned Development & 73-Lot Plat "Racquet Lane Luxury Townhomes" Al 2600 Racquet Lane in R-3 Zone PON002-20; PLP#1)(11-20; SEPA012-241 31 I, All frontage improvements shall be completed or bonded for prior to Long Plat approval, Civil engineering plans for public improvements shall be approved prior to bonding for public improvements; J. At the discretion of the City 1::ngineer, the owner may bond for required frontage improvements or enter into a deferral agreement for future participation in the cost of any frontage and/or roadway improvement of Local improvement District (LID) which is constructed abutting the owner's property. The bond or deferral agreement shall be exe- cuted and recorded prior to or as part of approval of the Plat; K. This Plat shall be subject. to the following notes, which must be placed on the face of the Plat: I. The addresses shown on this plat are accurate as of the date of recording, but may be subject to change, The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance; 2. 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; 3, The City of Yakima has no responsibility to build, Unprove, maintain or otherwise service any private road for this plat. Any right-of-way dedicated to the public by this plat shall not be opened as a City (or County) street until such time as it is improved to City street standards and accepted as part of the City transportation systein; and 4. This subdivision is subject to the specific Master Planned Development Overlay of Racquet Lane Luxury Townhomcs, as approved by the Yakima City Council on , under Resolution No, and recorded under Auditor's file Number . which controls the deN,elopinent and usage of this property within this recorded plat. All development shall comply with the following standards: Minimum Lot Size: 1,440 square feet; Minimum Lot Width: 18 feet; Front -Yard Setback: 34 feet from the centerline of the 24-toot-wide access easement; Racquet Lane Townhomes, LLC Planned Development Rt, 73-Lot Plat "Ra(Ntiet Lane Litxttry Townhornes" At 2600 Racquet Lane in R-1 Zone 111)0002-20; 14.1'0001-20; SEPA4012-ZO 32 Plat; Side -Yard Setback: 30 feet from centerline of 24-foot-wide access easement 0 feet from interior property line; L. A current title report covering the subject property must accompany the Final M, An aviation easement and deed declaration, which recognizes the preexistence of the ai ri and the right of over flight, shall be recorded for all uses within the approach and transitional surfaces of the conical surface arca; N. The Applicant and City of Yakima shall enter into a Development Agreement codifying all development standards and conditions of approval prior to Final Plat approval to be finalized and recorded in accordance with RCW 36,70B and all other laws applicable to Development Agreements; O. Upon Preliminary Plat approval, the Applicant has five years to submit the Final Plat. Thereafter, 30 days prior to the expiration of said approval the Applicant must submit to the City Council a written request asking to extend the approval period for a maximum period ()lone year; and P. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall he complied with in their entirety. DATED this 6th day of August, 2020. Racquet Imo "Inownhomes, LLC Planned Development & 73-1,ot Plat "Racquet Lane Luxury Townhemes" At 2400 Racquet Lane in R-3 Zone PDN002-20; Pi 1 1-201 SE PA1410 I 2.20 33 Gary . C tiller, flearing Examiner a\'4\lyy bxk ik 1 PP1-:4d PPP g. A PPPPPP+Pd s' lii it tYlltYlA.\ta. BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 6. For Meeting of: September 15, 2020 ITEM TITLE: Closed record public hearing and Resolution to consider the Hearing Examiner's recommendation regarding a preliminary long plat application and master planned development submitted by Racquet Lane Townhomes LLC for property at 2600 Racquet Ln SUBMITTED BY: Joan Davenport,AI CP, Community Development Director Joseph Calhoun, Planning Manager Eric Crowell,Associate Planner(509) 576-6736 SUMMARY EXPLANATION: On April 22, 2020, Racquet Lane Townhomes LLC submitted a preliminary plat and development agreement for Racquet Lane Luxury Townhomes, a 73-lot Planned Development subdivision located at 2600 Racquet Ln. This site underwent a Type 2 Review, Critical Areas Review, and Environmental Review in 2017 for a 73-unit townhome development, and received approval on February 28, 2018. These units are currently under construction. The developer now wishes to subdivide this property, which is located in the Multifamily(R-3) zoning district, to allow each unit to have its own separate lot consisting of a living unit, rear yard, and personal parking. The remainder of the property is proposed to be established as tracts under common ownership to include vehicle circulation, additional parking, and open space. The developer is also proposing a master planned development to allow modifications to the code requirements in the design of this development, such as minimum lot size and width standards. The Hearing Examiner held a virtual public hearing on July 23, 2020, and issued a written recommendation to approve the proposed plat and master planned development on August 6, 2020. Council was provided a complete printed version of the record for review on September 1, 2020 (Council--please bring your packet to the meeting). The record can be found online here: https://yakima.novusagenda.com/agendapublic/CoverSheet.aspx? Item!D=7902&Meeting l D=859 Staff is recommending that the Resolution for the preliminary plat be approved, along with the Resolution for the development agreement. ITEM BUDGETED: NA 2 STRATEGIC PRIORITY: Neighborhood and Community Building APPROVED FOR SUBMITTAL BY THE CITY MANAGER RECOMMENDATION: Adopt Resolutions ATTACHMENTS: Description Upload Date Type D Resolution_PIAT-RacquetLn 913/2020 Resolution D Resolubon_DevAgmnt-RacquetLn 9/3/2020 Resolution