HomeMy WebLinkAboutR-2020-147 Preliminary Plat of Aspen Estates S 60th Ave and W Washington AveA RESOLUTION
RESOLUTION NO. R-2020-147
approving the Preliminary Long Plat of Aspen Estates, a 105-lot
subdivision, located in the Vicinity of W. Washington Ave. and S.
60' Ave.
WHEREAS, on July 14, 2020 application fora Preliminary Long Plat was submitted
by Aspen Estates LLC, for a 105-lot single-family subdivision known as Aspen Estates
(PLP#003-20); and
WHEREAS, SEPA Environmental Review was completed with a Mitigated
Determination of Nonsignificance issued on September 29, 2020 (SEPA#014-20); and
WHEREAS, on October 28, 2020, the Yakima Planning Commission held an open -
record public hearing to consider the proposed Preliminary Plat, hear testimony from the
public, and provide a recommendation to the City Council; and
WHEREAS, on November 10, 2020, the Yakima Planning Commission issued its
written recommendation for approval of the proposed Preliminary Plat, subject to
conditions; and
WHEREAS, the proposed Preliminary Plat conforms to the City of Yakima Zoning
Ordinance, Subdivision Ordinance, and other applicable land use regulations; and
WHEREAS, at a Closed Record Public Hearing on December 8, 2020, after notice
duly given according to the requirements of the Yakima Municipal Code, the Yakima City
Council adopted the Planning Commission'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 Yakima City Council finds that it is in the best interest of the City
of Yakima to approve the Preliminary Plat of Aspen Estates; 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 Planning Commission's Recommendation
and Conditions of Approval. The Planning Commission'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 Planning
Commission as its own findings herein, and further finds that the requirements of RCW §
58.17.110 have been met.
Section 4. Approval. The Yakima City Council, after reviewing all the evidence,
the Yakima Planning Commission's Recommendation and conditions of approval, and
adopting the findings as outlined herein, hereby approves the Preliminary Long Plat of
Aspen Estates.
Section 5. 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 8th day of December, 2020.
ATTEST:
Sonya Ctree, City Cle
Patricia Byers, ayor
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YAKIMA PLANNING COMMISSION
RECOMMENDATION TO THE YAKIMA CITY COUNCIL
FOR
PRELIMINARY LONG PLAT
PLP#003-20 & SEPA#014-20
November 10, 2020
WHEREAS, cn July 14, 2020, an application tor a Preliminary Long Plat was submitted
by Aspen Estates LLC. tor the subdivision of one parcel totaling. approximately 22.64 acres into
105 single-family residential lots, in the $ingie-Farely (R-1) zoning district parcel number
181333-32406: and
WHEREAS, the application was considered complete for processing on August 6, 2020
and public notice was provided n accordance with the provisions of YMC Ch. 16 10 cn August
27, 2020, and
WHEREAS, SETA Environmental Review was completed wth a Witgated Determinaton
of Nonsignificance issued or September 29, 202-0, wh4ch was not appealed (Ctly Fite
SEPA#014-20):. and
WHEREAS, the proposed Applicanon conlorms with the (9ty of Yakima Zoring
Ordinance, Subdwision Ordinance, and other applicable land use reguiations; and
WHEREAS., •under the provisions of YMC Ch 94,20 the Yakima Pfannin-g Commission
OTC) is responsible for Ole review of a preminary long piat apviication and or recommending
the approval, rod or denial of eaoh request and
WHEREAS, on October 28, 2020, the Yakima Panning Commission bell an open record
pubic healing, to consider the ,abbiication for a 105 lot singie-family sub,d4vision known as Aspen
Estates - Phases 1 e 2, submate0 by HLA Enqneering and SurveyMg (PLPIt003.20), to hear
testimony from the pabfic and provide a recommendation to the Yakima City Council. and
WHEREAS, the staff report presented by Associate 1:9anrier, Trevor Martin,
recommended approval of the proposed 105-101 preliminary Mat, subject to conditions; and
WHEREAS„ based on testimony received at the October 28, 2020 virtual pudic hearing,
the Yakima Planning Commission has recommended approval of tne plat, subiect to conditions
Now therefore, the Yakima City Planning Commission presents the following findings of
fact, conclusions and recommendation to the Yakima City Council:
ANIMATION # PL 03-20, SEF)A#014-26
APPLICANT: Aspen Estates LW.
APPLICANT ADDRESS: 2550 Berton RI, Yakima, WA 98903
PROJECT LOCATION: Vicinity of W, Washington Ave, and S, 6,4P Ave,
PARCEL(Sh 181333-32406
FiNDIN,q4,9F F4cT
1, Subsecbon 14401000) — Consistervey with the provisions of the City"s Urban
Area Zoning Ordinance:
The proposed prelitninadr plat is consistent with the intent and ,charanter of the
Single Family Residential (R-1) zoning district set forth in Subsection 15,03,020(BC)
lithe situ family residential district is von:fed to:
I) Establish new residential neighborhoods for detached single -ferrety
dwellings free from other uses except those, which are compatible witty
and serve the :residents of, this district which may include duplexes and
zero ka lines if established during the subdivision process;
2) reserve existing residential neightiornhoft tor detached dingier -family
dwellings tree from other uses to ensure Me preidervation of the existing
residential character, and serve the residents of this district; and
Locate nioderateridensity residential development, up fo seven eweliing
units per not residential acre, in areas served by public water and sewer
system.
Detached singieitamily dwellings are the primary use in this district The district is
characterized by up to sixty percent lot coverage: access to individual lots by
local access streets, required front, rear anti side yard setbacks; mei aree and
two-story SPuCtures. The density in the district is generally seven dwelling units
per net residential acre or less
This zone is intended' to afford singiesfamity neighborhoods the highest level of
protection from enoreac,nment by potentially incompatible nonazsdential land
uses or impacts, Nonresidential uses within these zones are not allowed; except
for public or quesispublic uses, which will be required to undergo extensive public
review and wilt have231necessary performance or design standards assigned to
them as necessary to mitigate ponantial impacts to adjacent residences,
2 Subsection 14,20100(2) — Consistency with the provisions of the Comprehensive
Ram
The Goals anO Prier Mat apply to tPrs oesqoaton and proposed fond use are as
follows:
Goal 2 3 Residential uses •Preserve and enharce the quality, character arid function
of Yakima's residential neighborhoods.
Policy 2 3„ it B. Standard sindie family Continue to allow tot detached single
family dwellings in residential districts,
Policy 2 3 3 Create walkable residential neighborhoods wets safe streets awe poise
connections to, schools:, parks, transit and commend:lel services:
Policy 2,13 A Construct sidewalks along all new reoxientlW streets,
Policy 2.3.3.0 Promote small block sizes to ensure good corinectiOty and reduced
walking distances between residences and sthools, parks, I an,: serv,oes SpecificalIT
• Low density residential: Blocks between 400- 800 feet long are appropriate,
• Mixed residential: Blocks between 300-660 feet to are appropriate.,
Provide for through public, through block, connections for large residential blocks
• Commercial and mixed -use desidhations Configure deve;opment to provide'
pedestrian connections at 300 to ,66,0 'feet interval,s, Configure development lo
provide vehicular connections at GOO to 1,320 feet intervals Allow flexibility for
private internal streets to meet connectivity objectives,
Goal 6,2, Preserve aridimprove existing residential ghbort000
Policy 5 2 1 invest in and improve quail0 of life in existing, neihbotoos.
Goal 5.4. En co,orage design.,cionstructonand maintenance of high quality- noosing.
policy 5.4 3 Encourage development of well -designed new housing in coordination
with population growth employment ,giriai,vtti, and transportation goals.
3 Subsection 1420,100(3) -- Consistency with the provisions of this title, Title 14
entitled "Subdivision Ordinance":
Al' jots in this preliminary plat will nave access upon a public street will be provided
vytith all nec_essary PUtAC ifti(itk?,$ Witi exceed the minimum lot size for the P,-1 zoning
district of 6,000 square feet for single-family residences, and will meet or exceed the
mintmurn lot width of 50 fee as measured at the rear of the required front -yard
setback,
4, Subsection 14.2010(4)0) — Appropriate provisions for pubic health, safety and
general welfare:
The construction of new single-family Owelling,s will complement adjacent uses and
will promote the public health safety and 9enei-ai welfare as there is a need, in, the
community for ,additional housing and the proposed preliminary plat would be
required to comply with ail applicable City development standrds, and all conditions
of approval specrfted by the City of Yakima Planning CarniThs.sion.
5 Subsection 14.20.100(4)b) — Appropriate provisions for open spaces:
The proposed lots ate larger than the rrinirnurn lot size required in the zoning
district Lot coverage of 60% or less tn the R-1 zoning district will provide adequate
light and ali' fdr future residents n ari,cordance 'with the standaids rthe zmng
ordinance without additional open spaces
6, Subsection 14.20.100(4Xci -- Appropriate provisions for drainage ways:
Drainage system facilities wI1 he provided in accordance with state and local
regulations incl;Allog the City of 'Yakima l'Itniciipat Code and the Eastern Washington
Stoun WaterMrra
7. Subsection 14.20.100(4)(d)— Appropriate provisions for streets or roads,. alleys
and other public ways:
Tne subject property has frontage upan W.Wasningtion Ave, and S, ,EIG'h Ave, ina
proposes new public streets, to ,provide adequate access to all internal lots,
3
8, Subsection 14.20.100(4ge) — Appropriate provisions for transit stops:
Yakima Transit Routes 2 & 5. pass within 1110 of a mite of the site
9. Subsection 1.4,10,10010fl -- Appropriate provisions for potable water supplies.,
irrigation and other water suppliers:
Public water is required to be used for domestic and fire flaw,' purposes. An adequate
wafer supply for this development is .availabte from Nob Hill Water Company.
O. Subsection 14,201000W —.Appropriate .provisions for sanitary waste disposal:
Public sewer is required to service all totS. City of Yiakinta sewer lines are within
'Nashingten Ave and S. 60'1' Ave, and are Capable of being extended fa handle the
derrands of this, development.
11. Subsection 14,20100(4)0)(i) -- Appropriate provisions for parks and recreation
and playgrounds:
Open spade, pariss, recreation,. anti playgrounds are, located approximately within Ill
miles, of this subdivision oue to the proximity of 'Nest ak.y Park The proposed
pretirninory plat is not located in a planned parks and recreation area. Provisions for
parks and recidation areas are not rieceissary 'within the proposed preliminary plat
due to the size, r'llrnber and location of the proposed lots and provisionsfor
playgrounds exist at the schools 'which childrenwithin the proposed preliminary plat
would be attending, and could also be individually provided on the lolis themselves
which are of a size ',Viten woukl allow tor playground areas as needed or desired.
12 Subsection 14,20.1004RO — Appropriate provisions for schools and school
grounds:
West Valley Middle and West Valley ir High Schools are located approximately
within 1 3 miles and Vest %/alley high School is Potated approximately within 1:7
miles of tbis. subdiyision„
13 Subsection 1420,100(0k) -- Appropriate .provisions for sidewalks
Sidewalks are required .artd will be provided on the new interior streets and aor
developments 'frontage,
l'A„ Subsection 14.20,100(4)(!) — Appropriate provisions for other planning features,
that assure safe walking conditions for students who walk to and from school:
There are nopan requirements, that are different than the conditions viiithin the
decision,
15, Subsection 14.20,100M -- Public use and interest:
Tine evidence indicated that this proposed preliminary plat. as conditioned, would be
consistent with neighboring land uses and would help serve the residentrat needs of
this area, liVith the recommended conditions. il will comply with the City'sironing
ordinance, subdlivisioni ordinance ano comprehensive plan. It will also make
appropriate and adequate provisions .enr the public health, safety and general
welfare, open spaces., drainage ways, streets, transit stops, potable water, sanitary
waste disposal, parks arid recreation, playgrounds and sidewalks, and is in a location
where additional provisions for schools or for additional planning features for
Students who walk to and from sonouil have not beer recommended or deemed
necessary.
Consistency iolytaityisilisYM,C,M06,
The following analysis involv,es the cons. istency of the preliminary Plat with ,aPPilicablie
development regulahons, or in the absence of applicable regulations„ the adopted
Comprehensive Plan as mandated by the State Growth Management Act and the Yakima
Municipal Cooe, 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 1,a residential development in ari
R-1 zoning district) is permitted en this site so long as it complies with the conditions
imposed by the Yakima City Council:, as welt, as the regulations of the zoning 'ordinance,
subdivision on:lira:rice, buildirg. codes and other applicable regulations
(2) The level of development (lot size, contemplated (tensity) would not exceed the
allowable level oteveoomentn the Single Family Residential ) zoning district sine
the proposed rot sizes satisfy the zoning ordinance requirements,
(3) The availability and adequacy of infrastructure and public facilities is not an issue
because the additional infrastructure that would be provided at the appiicant'S expense
would ensure that adequate infrastructure and Public, facilites are available for the proposed
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
consideration ot specific development standards relating to lot size access, potable water;
sewage disposal and other features of the proposed prelliminary plat wihich nave beer
discussed in detail above, Wirh the recommended conditions, the proposed preliminary prat
would be consistent with the development standards of applicable City ordinances
111. CONCLUSIONS
Rased on the foregoing: Findings, the YPC reaches, the following 'Conclusions:
The YPC has jurisdiction to recommend to the Yakima City Council the approval of a
proposed preliminary plat pursuant to Section 14,20„100 of the subdivision ordinance
.2, Notice of the public he.anng sent on October 28, 2020, was given in a000
appilcable requirerTents.
danr.R with
3 The SEPA .Mitigated Deterrninabon of Nonslgniffeance (MDNS) for this proposed
preliminary plat was issued on September 29, 2020, arid became final without any
appeal.
4. The proposed preliminary plat was r iv. tied and approved for traftic concurrency under
the Transportation Capacity Management Ordinance en July 27, 2020.
5 This preliminary subdivision complies with the goals and objectives: of the .2040
Comprehensive Plan, tne intent and purpose of the R-1 zoning district, the provisions of
the Urban Area Zoning Ordinance, Subdivision Ordnance. The 12's DeveiPprnent
Standards and Chapter 12.06 Traffic Concurrency Ordinance
6 This preliminary plat rs in compliance with the consistency requirements of Subsection
16.06.020(B) of the Yakima Municipal Code,
.7, With the recommended conditions found in the staff report, which are found to be
appropriate, the proposed preliminary plat as described in the application narrative and
preliminary plat received July 14, 2.020, 15 in compliance with the City's Urban Area.
Comprehensive Plan., subdivision ordinance and zoning ordnance; makes appropriate
and adequate provisions for the public health, safety and general welfare and for open
spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes,
parks and recreation., playgrounds and sidewalks; and, according, to the weight of the
evidence presented at the hearing, does not require that specific provisions be made for
the other requisite plat considerations such as additional schools, additional school
grounds or additional planning features that assure safe walking conditions for students
who walk to and from school; arid serves the public use and interest,
IV. ?VBU AFG TESTIMONY
The applicant's representative testified in favor of the proposal, There were no other
comments from the public during the hearing,
V. PLANNING COMMISSION ACTION
Commissioner Rose moved, Commissioner Place seconded to direct staff to draft findings of
fact and forward a recommendation of approval to the Yakima City Council, The motion
carried 4-0.
VI.RECOMMENDATION TO C TY COUNCIL
Based upon the findings outlined above, the City of Yakima Planning Commission
recommends APPROVAL of the proposed 105ilot preliminary plat of Aspen Estate
accordance with the application and related documents submitted for file numbers
PLP#003-20 and SEPA#014-20, and subject to the following conditions:
1 The applicant shall submit and gain approval of civil engineered plans which provkie for
design of all Title 12 development standards, including but not limited to curb, gutter,
sidewalk, street lighting, stormwater, and street design
2. Prior to approval of the final plat, all approved improvements shall be constructed or
financially secured according to the standards and requirements of the City Engineer
and YMC Title 12
3, All lots shall be served with public water from the Nob Hill Water Company. No individual
domestic or irrigation wells shall be permitted for any of the lots, Prior to final plat
approval, written verification from Nob Hill Water M USt be submitted to the Planning
Division indicating that all construction required to provide each lot with domestic water
has been completed and the fees paid
4 Alt lots shall be provided with public sewer service according to YMC Title 12 standards,
Prior to final plat approval, written verification from the City of Yakima Engineering
Department must be provided to the Planning Division indicating that all sewer
extensigns have been COropteted and inspected or financially Sabered,
5. A minimum foot wide public utility easement must be provaded adiagent to ali public
road righterofirway,
6, Easements for new anclitor future utilities shall be a minimum of 16-feet in width.
provided that the width of easements for buried utilities worn be, twice the depth of the
planned excavation,
7, public arid private eitatres shall be located underground, with the exception of
telephone haves and gush similar structures.
8. Turnarounds shall be as approved by the City Engineer, and provided during each
phase of the construction at the ends of all roadways
9. Alt public ad private utilities to be located ityithin public read rights -airway must hcii
construded pricyto the start of road construction
10. Fire hydrants shall be placed at the Iodations specified by the Building Codes and
Planning Division and .the Yaisma Fire Department All jets must be provided with
adequate fire flow.
11 All permits required byte Yakima Regional Clean Air Authority shall be obtained and a
copy provided to the City of Yakima Code Administration prior to commencement of site
preparation. The developer shall designate during workind Mule a tcoonsible party, to
serve as contact for suspected air quality violations.
te2. A frnai binding stermwater and drainage control plan for the eindJe property shah be
Strentlitted and approved by the City's Engineering Division prior to construction ipf
improvements far any area of the development
13, Grading andicir building permits shall not be issued vothout the project site first passing
an erosion control inspection,
14 All addresses shall be as specified in Exhibit 'A" of the staff report. All addresses In0s!
be clearly shown on the face of the final plat as required dy RCW 58.17,250,
15 This plat shall be Strbject to the following notes, which must be placed an the face of the
a. The addresses shown an this pat ate accurate as ,of the date of recording. bet
may be Subject tO Change The City of Yakima Building Codes Division
responsible fur .the confirmation or reassignment of addresses at MP time of building
permit iSsuance.
b. The olimem shown hereon, their grantees and assignees in interest riereay
covenant and agtee to retain all surface water generated* withiin the plat oresire,
16„ Irrigation approv.an for the Antal-turn Irrigation District., shall be shown nil the face of the
final Oat,
"7
1 7. Prior to F;rra Pt at Approval, the tu:trgatir t aas re 1t tac irr the September 2, 202t"
MONS ahail t rnbed with
>n arcknar e
Ait otter re utre Tle'"rt1 of the era
set forth hereinshall be complied with i the e
ah not specifically
Upon prerirrwrinar { plat aopro al, the applrran nas fire years tc su t the final plat.
Thereafter, 30 day risar to the expiation iation of sart ap r val khe a sk ant rni t u arrrit to
the City Council a writien reest asking to exterd the appro jai p c tar a maximum
period of one year..
RECOMMENDED this 1th
la
of November20
_iddtcoatp. hair
Yakima a tannin l
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15
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 5.
For Meeting of: December 8, 2020
ITEM TITLE: Closed record public hearing and Resolution to consider the
Yakima Planning Commission's recommendation regarding the
preliminary plat of Aspen Estates, submitted by Aspen Estates
LLC, located in the vicinity of S 60th Ave and W Washington Ave
SUBMITTED BY: Joan Davenport,AI CP, Community Development Director
Joseph Calhoun, Planning Manager
Trevor Martin,Associate Planner(509) 575-6162
SUMMARY EXPLANATION:
Anyone wishing to comment on this public hearing should:
I. Dial 1-253-215-8782 or 1-971-247-1195
II. When prompted for the webinar ID enter 973 2476 8366#
III. When prompted for the participant ID enter#
IV. When prompted for the meeting password enter 920909#
V. If you wish to speak to the Council during the public hearing press *9 on your
phone. When it is your turn to speak you will hear an automated
announcement indicating your phone has been unmuted and you can now be
heard by all participating in the meeting. You should announce your name
and city of residence prior to making your comments. When your time to
speak has expired you will hear an automated announcement indicating your
phone has been muted.
On July 14, 2020,Aspen Estates LLC submitted a preliminary plat to subdivide approximately
22.64 acres in the Single-Family Residential (R-1)zoning district into 105 single-family lots over
the course of two phases of development. The plat will include full municipal services including
sewer, water, streets with curbs, gutters, and sidewalks within the development and along the site's
frontage of S 60th Ave, and streetlights, and is consistent with the city's development standards. As
submitted, this plat complies with the requirements of the Comprehensive Plan, Zoning Ordinance,
Subdivision Ordinance, Development Standards, and Traffic Concurrency.
The Yakima Planning Commission held a virtual public hearing on October 28, 2020, and issued
a written recommendation for approval on November 10, 2020. Council was provided a complete
printed version of the record for review on December 1, 2020 (Council--please bring your packet
2
to the meeting). The record can be found online here:
https://www.yakimawa.gov/council/agendas-and-minutes/
ITEM BUDGETED: NA
STRATEGIC PRIORITY: Neighborhood and Community Building
APPROVED FOR SUBMITTAL BY THE CITY MANAGER
RECOMMENDATION:
Adopt Resolution
ATTACHMENTS:
Description Upload Date Type
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