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Home My WebLink AboutR-2009-156 Hannon Heights Final Plat of Phase 1 ApprovalRESOLUTION NO. R-2009-156 A RESOLUTION approving the Final Plat of Phase 1 of Hannon Heights, a 31 -lot subdivision in three phases (formerly Applebrook), and authorizing the Mayor to sign the final plat. WHEREAS, by application (Preliminary Long Plat # 002-08) dated September 17, 2007, Yakima Development Inc. (hereinafter -Developer) requested that the City of Yakima allow the Developer to subdivide approximately 9.54 acres of Single -Family Residential zoned property into 31 -lots (Yakima County Assessor's Parcel Numbers 181322-44051 & 181332-34405) over three phases. The subject property is located in the vicinity of S. 76th Avenue and W. Coolidge Road, Yakima, WA; and WHEREAS, on August 14, 2008, the Hearing Examiner held an open record public hearing to consider the application for the 31 -lot subdivision; and WHEREAS, on August 28, 2008, the Hearing Examiner issued his Recommendation for approval of the preliminary plat subject to conditions; and WHEREAS, at its public meeting on October 21, 2008, after notice duly given according to the requirements of the City of Yakima Municipal Code, the City Council adopted the Hearing Examiner's Recommendation; and WHEREAS, the applicant has now completed or bonded for construction of all public improvements required as conditions of approval Phase 1 of the preliminary plat (consisting of 12 lots and one tract from parcel number 181322-44051), and the City Engineer has inspected, approved and accepted all plans and designs for all such required improvements; and WHEREAS, as this final plat comes before Council for review, each member declares that they had no contact with either the applicant or any opponent of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat for Hannon Heights Phase 1, consisting of two sheets depicting the subdivision located in the vicinity of S. 76th Avenue and W. Coolidge Road, is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Hannon Heights Phase 1 for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL at a regular this 1° d- of Decernber, 2009. ATTEST: avid Ed e , ayor City of Yakima, Washington Department of Community & Economic Development - Planning Division Final Plat Staff Report City Council Public Meeting December 1, 2009 Final Plat Of Phase 1 of Hannon Heights ) FLP #004-09 (formerly Applebrook), A 31 -Lot Subdivision, ) Staff Contact: Submitted By Yakima Development Inc. ) Alice Klein, Assistant Planner Background And Summary Of Request: Hannon Heights is a preliminarily approved long plat to subdivide approximately 9.54 acres of Single -Family Residential (R-1) zoned property into 31 lots in three phases. Phase 1 will create 12 lots and one tract from parcel number 181322-44051. On October 21, 2008, City Council accepted the Hearing Examiner's recommendation to grant preliminary approval, subject to conditions. The City Engineer has reviewed and approved all necessary designs, and engineering indicates that the required improvements are installed and inspected. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the Final Plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval and the Planning Manager has signed the Final Plat. Therefore, staff recommends that the Final Plat be accepted and resolution adopted authorizing the Mayor to sign the Final Plat. Conditions Of Approval: The applicant was required to complete all site improvements listed as conditions in the Hearing Examiner's May 14, 2008, Recommendation. Those conditions, which have been met, included the following: 1. The applicant is authorized to have the long plat prepared by a professional land surveyor in accordance with the provisions of Chapter 14.15 of the Yakima Municipal Code. The final long plat shall be substantially the same, with regard to lot sizes and layout, as the preliminary long plat. Status: The plat has been prepared by a professional land surveyor in accordance with YMC Ch. 14.20. The plat is substantially the same with regard to lot size and layout. The plat requirements as noted below have been fully complied with. 2. A current title certificate shall be submitted to the City of Yakima, Planning Division, consisting of a report listing all parties having any interest in the subject property and a legal description of the subject property. Status: The Planning Division has reviewed and accepted the title report. 3. All access and public utility easements including drainage, irrigation, water, and sewer running through this site shall be shown on the final long plat. Status: All known and required access and public utility easements running through the site have been shown on the Final Plat. 4. All addresses shall be clearly shown on the face of the final long plat as required by RCW 58.17.280. A note shall be shown on the face of the Final Plat indicating: "The addresses DOC. INDEX Hannon Heights Ph. 1 - Final Long Plat - FLP #004-09 shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima, Code Administration Division, is responsible for the confirmation or reassignment of addresses at the time of building permit issuance." Status: Except for Tract A, addresses for each lot are shown on the Final Plat, as well as the required note stating that the addresses are accurate, but may be subject to change. 5. Irrigation District approval shall be shown on the face of the Final Plat. Status: Irrigation District approval is shown on the face of the Final Plat. 6. All property access and street standards shall meet or exceed Yakima Municipal Code Development Standards under YMC Ch. 12.05 and YMC § 15.05.020(H). Status: This was reviewed and approved by the City Engineer. 7. All lots within the plat shall be served with public sewer and water (YMC §§ 12.03.010 & 12.04.010). Status: This was reviewed and approved by the City Engineer and Nob Hill Water Association. 8. A dry sewer line shall be installed at the south end of this development from the east to the west end as required by the City of Yakima, Wastewater Division. A sixteen -foot public utility easement shall be granted on the west and east sides of the property at the south end for the extension of wastewater and other utilities (YMC § 12.02.010, 12.03.020 & 12.04.020). An eight -inch sewer line shall be extended to the west property boundary in the public utility easement. Status: This was reviewed by the City Engineer and appropriate modifications have been made to the design and layout of the site which is acceptable to the City Engineer. 9. An eight -foot -wide utility easement shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is greater (YMC § 12.02.020). Status: The Final Plat depicts easements along the road frontages within the subdivision, as well as along Coolidge Road. Easements along the west, east, and a portion of the south side of parcel 181322-44051 are being released through this long plat process. 10. A note shall be shown on the face of the Final Plat indicating that the property is near agricultural land uses (YUACP page II -7). Status: This note is on the face of the Final Plat. 11. The twenty requirements of the July 23, 2008 MDNS shall be completed or complied with prior to Final Plat approval. Status: All current requirements of the MDNS have been reviewed and approved by the appropriate city division. 12. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 2 Hannon Heights Ph. 1 - Final Long Plat - FLP #004-09 DOC. INDEX Status. There are no known zoning or subdivision ordinance violations. 13. Preliminary approval of this long plat shall be valid for a period of five years from the date of the City Council's approval of the preliminary plat. Status: This final long plat is being submitted within the five-year timeframe. FINDINGS 1. The Final Plat is consistent with the goals, objectives, and intent of the Urban Area Comprehensive Plan and the standards of the Urban Area Zoning Ordinance. 2. The Final Plat meets the standards of the City of Yakima Subdivision Ordinance. 3. The Final Plat is in general conformance with the preliminary plat and conditions of approval. 4. The applicant has built or financially secured the construction of the required improvements necessary for Final Plat approval. RECOMMENDATION The City of Yakima, Planning Division, recommends that City Council accept the Final Plat for Hannon Heights Phase 1 and pass the Resolution authorizing the Mayor to sign the Final Plat. 3 Hannon Heights Ph. 1 - Final Long Plat - FLP #004-09 DOC. INDEX # g -I r RE WECI AUG 2 8 2008 WY OF YAKIMA Pe;.. iNNa CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION August 28, 2008 In the Matter of a Preliminary Plat Application Submitted by: Yakima Development, Inc. For a 31 -Lot Subdivision Located in The Vicinity of South 766 Avenue and Coolidge Road known as the Plat of "Applebrook" in an R-1 Zoning District PREL LONG PLAT #2-08 EC #6-08 Introduction. The Hearing Examiner conducted a public hearing on August 14, 2008, and this recommendation has been submitted within ten business days of the hearing. The staff report presented by Assistant Planner Kevin Futrell recommended approval of the preliminary plat with conditions. Applicant's representative Thomas Upton testified in favor of the proposed preliminary plat and indicated how the street pattern lines up with South 76th Avenue within the Crown Crest plat across Coolidge Road on the north and leaves the plat on the south by way of South 75th Avenue so as to avoid interfering with a residence to the south of the proposed preliminary plat. No testimony was submitted in opposition to the proposed preliminary plat. Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat subject to conditions recommended by Assistant Planner Kevin Futrell. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC #6-08 1 DOC. INDEX # L.- 1-SM.;tIVtc AUG 2 8 2008 GITY OF YAKIMA KAM; IN Basis for Decision. Based on a view of the site with no one else present on August 11, 2008; the staff report, the SEPA MDNS, the testimony and the other evidence presented at the open record public hearing on August 14, 2008; and a consideration of the applicable subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following: FINDINGS 1 1 I. Applicant. The applicant is Yakima Development, Inc., P.O. Box 2727, Olympia, Washington 98507. 1 H. Property Owner. The property owner is Jeannie Hannon, 9402 Tieton Drive, Yakima, Washington 98908. 1 III. Location. The proposed preliminary plat is located m the vicinity of South 76th Avenue and Coolidge Road. The parcel numbers are 181332-34405 and 34406. 1 IV. Application. The preliminary plat of Applebrook would create 31 single-family residential lots on approximately 10.21 acres of property zoned Single -Family g Y Residential (R-1). The lots would range in size from 8,802 square feet to 17,246 square feet. There is a single-family residence on the property and the property has been an orchard. The property would be developed in three phases. Phase I would consist of 1 1 Yakima Development, Inc 2 Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08, EC #6-08 DOC. INDEX kb W;r E:.S `t' 11.•; AUG 2 8 2008 MY or- Y'RKIMA R#t MIRO INV Lots 5-12, 17 and 21-23. Phase II would consist of Lots 1-4, 20 and 24-29. Phase III would consist of Lots 13-16, 18, 19, 30 and 31. V. Notices. On June 24, 2008 the Notice of Application was sent to the applicant and adjoining property owners within 500 feet requesting comments within 20 days. No public comments were received. Notices of the August 14, 2008 public hearing were given in the following manners: Posting of land use action sign on the property: March 7, 2008 Publication of notice of hearing in newspaper: June 24, 2008 Mailing of notice to property owners w/i 500 feet: June 24, 2008 VI. Environmental Review. The City's SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) on July 23, 2008 with 20 mitigation measures for the revised preliminary plat. No appeal was filed during the appeal period which expired on August 6, 2008. VII. Transportation Concurrency. A Transportation Concurrency review under Chapter 12.08 of the Yakima Municipal Code was completed on April 4, 2008 for the original proposal and is sufficient for the revised proposal which involves fewer lots. It was determined that there is reserve capacity on all impacted arterial streets. VIII. Development Services Team. The Development Services Team meeting on June 25, 2008 led m part to the recommended conditions of approval of this proposed preliminary plat. Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08; EC #6-08 3 DOC. INDEX # C-� rt GVJ ♦ l -u AUG 2 8 2008 CITY OF YAKIMA PLANNING DIV. IX. Zoning and Land Use of Site. The current zoning of the property within the proposed preliminary plat is Single -Family Residential (R-1) and the current land use is a single-family residence. All adjacent properties are also zoned Single -Family Residential (R-1) and at the present time are either vacant or utilized for single-family residences and orchards. X. Jurisdiction. Section 14.20.100 of the City's subdivision ordinance provides that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in that section and in RCW 58.17. The Growth Management Act requires written findings showing that the following requirements of RCW 58.17.110(2) are satisfied by the proposed preliminary plat: "A proposed subdivision and dedication shall not be approved unless the city, town, or county legislative body makes written findings that: (a) Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and 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) the public use and interest will be served by the platting of such subdivision and dedication." XI. Preliminary Plat Review Criteria. Section 14.20.100 of the Yakima Municipal Code provides that the Hearing Examiner shall review a proposed subdivision during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC #6-08 4 DOC. INDEX # �� AUG 2 g 2005 CETT' OF Z'►tiii�,t�, PLANNI4 MV 1) Subsection 14.20.100(A)(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: The main purposes of the Yakima Urban Area Zoning Ordinance (UAZO) are to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety and welfare of the present and future inhabitants of the Yakima Urban Area. Section 15.01.030 describes goals and policies intended to promote the purpose of the UAZO. Subsection 15.03.030(2) of the UAZO indicates that the intent of the Single -Family Residential (R-1) zoning district is to establish and preserve residential neighborhoods for primarily detached single-family dwellings and to locate moderate -density residential development up to 7 dwelling units per net residential acre in areas served by public water and public sewer. The proposed preliminary plat would be consistent with the intent of that zone by creating lots for detached single-family residences having a density of about 4.2 dwelling units per net residential acre. The final plat would be required to comply with the other provisions of the City's zoning ordinance including the following development standards of Chapter 15.05 of the UAZO: A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 45% lot coverage and all lots will comply with that limitation. B) Lot Size: Table 5-2 of Chapter 15.05 of the UAZO provides that the minimum lot size for a single-family dwelling is 7,000 square feet and all proposed lots exceed that size. C) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet and all proposed lots meet that requirement. D) Density: With a density of about 4.2 dwelling units per net residential acre, the proposed preliminary plat easily complies with Subsection 15.05.030(B) and Table 4-1 of Chapter 15.04 of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the R-1 zone. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC #6-08 5 DOC. INDEX # G-( AUG 2 8 2008 CITU OF YAKite.m 2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the Comprehensive Plan: The City's Future Land Use Map III -3 and Comprehensive Plan designate the property within the proposed plat as suitable for low density residential development consisting primarily of detached single-family residences having a density of less than 7 dwelling units per acre exclusive of roads and rights-of-way. This proposed preliminary plat for single-family residences having a density of about 4.2 dwelling units per net residential acre is consistent with that designation and is also consistent with the following provisions of the Comprehensive Plan: A) Generally, the proposed preliminary plat is consistent with the Comprehensive Plan provisions that encourage infilling, recognize the need for public water and sewer, encourage disposal of surface drainage on-site and encourage development consistent with the general land use pattern in the area. B) Specifically, the proposed preliminary plat is consistent with Policy G2.7 which provides that development regulations requiring an exaction of land for public use shall be reasonably related both in nature and extent to the impact of the proposed development (YUACP page II -6); Policy G4.1 which is to encourage new urban development to locate first, within the City limits and second, within those portions of the Urban Growth Area where municipal services and public facilities are already present (YUACP page 1I-7); Policy G5.4 which is to require a declarative covenant to be recorded to disclose that a parcel is adjacent to or near farm land where farm operations and generally accepted agricultural and management practices are present (as defined under Chapter 6.20 of the Yakima County Code, Right to Farm) as a condition of approval for discretionary uses and land divisions (YUACP page II -7); Policy T3.5 which is to require new development to dedicate adequate street rights-of-way for public streets as specified by urban standards (YUACP page II -23); Policy T3.6 which is to keep curb cuts (driveways) onto collector and arterial streets to a minimum through the use of intersecting streets as access points and the internal design of subdivisions (YUACP page I1-23); Policy T3.9 which states that local streets may be designated and signed in order to discourage their use by through traffic (YUACP page II -24); Policy H1 which is to encourage diverse and affordable housing Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08; EC #6-08 6 DOC. INDEX # G_ 4 r.:-t,.rC6 ' MLi /AUG 2 8 2008 CITY OF YAKIM . PLANNING DIV choices (YUACP page II -35); Policy E1.1 which is to encourage new developments to locate in areas that are relatively free of environmental problems relating to soil, slope, bedrock and water table (YUACP page I1-49); and Policy E1.2 which is to prevent increased stormwater runoff from new development from adversely affecting downstream properties or structures (YUACP page 1I-49). 3) Subsection 14.20.100(A)(3) -- Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance": As proposed and with the recommended conditions, this proposed preliminary plat would meet all the design requirements in Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development standards. The recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance and 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 detached single• which will complement adjacent uses will promote the public health, welfare insofar as there is a need in this community for single-fami family residences safety and general ly residences and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, all mitigation measures in the SEPA MDNS and all conditions of approval specified by the City Council. Besides conditions noted in the SEPA MDNS, the Development Services Team (DST) comments for the meeting held on June 25, 2008 and the public agency comments were as follows: A) Wastewater: The project can utilize privately owned and maintained grinder pumps for each house on Lots 12-19 and 29-31 to push wastewater to "gravity -flow" sewer within the development, which drains to Coolidge Road, until sewer is available to the south of the property. Upon availability of sewer to the southeast corner of the parcel, Lots 12-19 and 29-31 shall abandon the grinder Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08, EC #6-08 7 DOC. INDEX r I _ AUG 2 g 2008 CITY OF YAKIMA PLANNING DIV. pumps and connect to the public sewer using gravity -flow. The developer is required to extend sewer to the southwest corner of development in accordance with Section 12.03.020 of the Yakima County Code. B) Stormwater Engineering: Regarding surface water, if the statement to the effect that the surface runoff will be detained on site via pits or swales means via underground infiltration trenches or grassy bioretention ponds, then these methods would be acceptable. All surface runoff must be retained on site. Complete stormwater design plans, specifications, and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. Regarding UIC Registration, in accordance with the December, 2006 Edition of the Department of Ecology's Guidance for UIC Wells that Manage Stormwater, Publication Number 05-10-067, § 2.4, Under- ground Injection Control (UIC) wells constructed on or after February 3, 2006 are considered new and must be registered with the Department of Ecology (DOE) prior to construction. Therefore, if UIC wells are used in the drainage design, the UIC wells must be registered with DOE and a copy of the DOE UIC Well registration form and the DOE issued UIC well registration number for each well shall be delivered to the City of Yakima's Surface Water Engineer before final project approval shall be granted. C) Building Codes: Since Section B105.1 of the 2006 International Fire Code states that single-family residences up to 3,600 square feet only require 1,000 GPM for fire flow and that single-family residences up to 4,800 square feet only require 1,750 GPM for fire flow, the available 1,900 GPM for fire flow is adequate. D) Fire & Life Safety: Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of apparatus weighing at least 75,000 pounds (2006 IFC § D102.1). Fire apparatus access roads shall have an unobstructed width of not less than 20 feet except for approved security gates in accordance with Section 503.6 and an unobstructed vertical clearance of not less than 13 feet 6 inches (2006 IFC § 503.2.1 (amended)). Gates securing fire apparatus access roads shall be at least 20 feet wide; shall be of the swinging or Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08, EC #6-08 8 DOC. INDEX # G� cIc��VCt� ;.JG 2 8 2008 t;i i Y OF Z'AKIMA PLANNING DIV. sliding type; shall be of materials that allow manual operation by one person; shall be maintained in an operative condition at all times and repaired and replaced when defective; shall, if electric, be equipped with a means of opening the gate by fire department personnel for emergency access that is approved by the fire code official; and shall, if manual, not be locked with a padlock or chain unless they are capable of being opened by means of forcible entry tools or when a Knox Box containing the key(s) to the lock is installed at the gate location in a manner approved by the fire code official (2006 IFC § D103.5). Any electronic opening device on a fire apparatus access road gate shall include the components on a Knox Box Rapid Entry system or Opticom system approved by the fire code official. Where required by the fire code official, fire department access roads shall be marked with permanent NO PARKING -FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire department access road as required by Section D103.6.1 or D'103.6.2 (2006 IFC § D103.6). E) Water: Nob Hill Water Association is available to serve the Plat of Applebrook with a static pressure of 60 PSI and currently a flow 1,900 GPM at 20 PSI, but when Phase II of the Crown Crest plat is completed, the flow will increase to 2,800 GPM at 20 PSI. F) Engineering: This development shall have 33 -foot -wide streets, curbs, gutter, and 5 -foot -wide sidewalks. This plat has wastewater issues at the southeast corner. Engineering does not accept the grinder pump and force main concept. Engineering believes gravity flow sewer can be provided from Easy Street m the Apple Blossom Plat and Vista Ridge. Engineering requests a straight north/south connector road from Coolidge Road to Occidental Road, preferably to extend South 75th Avenue. The proposed road would extend southerly from Coolidge Road to the south line of this plat with a 50 -foot right-of-way. Engineering requires an improved 25 -foot -wide right-of-way to be located on the south line of this plat to extend easterly from the South 75th Avenue right-of-way to the east line of this plat to tie into an already established right-of-way along this southerly border. G) Traffic Engineering: The proposed development of 31 single-family residential lots requires review under the Transportation Concurrency Ordinance (YMC Ch. 12.08). Coolidge Road between South 72nd Avenue and South 80th Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08; EC #6-08 9 DOC. INDEX # G -I RECEIVED AUG 2 a 2008 MY OEC Nat P'Ldciagg3 0.Y Avenue carries an average of 2,410 vehicles daily. A 2-lane public street would be adequate for the expected traffic volumes for many years. The City Engineering Division will determine the necessary right-of-way for the improvement of Coolidge Road. The preliminary plat shows the new public streets to be constructed within the development. Street name signs are required, as well as Stop signs at the intersection with Coolidge Road. The City will determine if any Stop signs will be required on the interior public streets. Street lights will be required at all public street intersections. A sidewalk is required along the frontage of Coolidge Road. H) Addressing: The designation on the face of the plat of the assigned addresses for the lots in the plat will be a condition of this recommendation. I) Department of Ecology (DOE): Regarding water resources, the water purveyor is responsible for ensuring that the proposed use is within the limitations of its water rights. If the proposal's actions are different than the existing water right (source, purpose, place of use or period of use), then it is subject to DOE approval pursuant to RCW 90.03.380 and 90.44.100. Regarding toxic clean up, based upon the historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. DOE recommends that the soils be sampled and analyzed for lead and arsenic and for organochlorine pesticides. If these contaminants are found at concentrations above the MTCA clean up levels, DOE recommends that potential buyers be notified of their occurrence. Regarding water quality, an NPDES Construction Stormwater General Permit from DOE is required if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placement. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities. The permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) be prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08; EC #6-08 10 DOC. INDEX #G - r r'iCVC6 v CtJ AUG 2 8 ?Ofl CITY OF YAh...,A PLANNING DIV. J) Yakima-Tieton Irrigation: The subject property is within the Yakima- Tieton Irrigation District boundary and has 10 shares of Yakima-Tieton irrigation water. "Irrigation Approval" must be shown on the face of the long plat. K) Yakima Regional Clean Air Agency (YRCAA): Prior to demolishing any structures, an asbestos survey must be done by a certified asbestos building inspector. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition. A notification for the demolition must be filed with YRCAA and the appropriate fee should be paid. Since the property is located within an urban area, the City of Yakima, vegetation on site which needs to be removed cannot be burned either on or off site. Contractors doing demolition, excavation, clearing, construction or landscaping work must file a dust control plan with YRCAA. 5) Subsection 14.20.100(A)(4)(b) — Appropriate provisions The proposed lots are significantly larger than minimum sizes required district. Lot coverage of 45% or less m the R-1 zoning district will light and air for future residents in accordance with the standards in the without additional open spaces. for open spaces: m the R-1 zoning provide adequate zoning ordinance 6) Subsection 14.20.100(A)(4)(c) — Appropriate provisions for drainage ways: The SEPA MDNS requires the following appropriate provisions for drainage ways: A) The proponent shall contact the Department of Ecology prior to construction to verify if NPDES and Stormwater Pollution Prevention Plan permits are required and obtain necessary permits. Prior to and during construction the applicant shall at all times obtain any permits required by the Department of Ecology for surface water diversion and water use. B) Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design shall be submitted for review to the City of Yakima Engineer prior to construction. All stormwater shall be retained on-site. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08; EC #6-08 11 DOC. INDEX # G--( AUG 2 8 2008 EITI' OF PLANN14 DIV C) If Underground Injection Control (UIC) wells are used m the drainage design, the UIC wells shall be registered with the Washington State Department of Ecology (DOE) and a copy of the DOE UIC well registration form and the DOE issued UIC well registration number for each well shall be delivered to the City of Yakima's Surface Water Engineer. 7) Subsection 14.20.100(A)(4)(d) — Appropriate provisions for streets or roads, alleys and other public ways: The SEPA MDNS and the recommended conditions require the following appropriate provisions for streets and public ways: A) Title 12 applies to this development. This development shall have 33 - foot -wide streets with curb, gutter, street lights and a 5 -foot -wide sidewalk on all interior streets. A curb, gutter, street lights and a 5 -foot -wide sidewalk shall also be installed along the south side of Coolidge Road. B) Street lights meeting City of Yakima standards shall be provided at all public street intersections (YMC § 12.06.080). C) Stop signs shall be provided at the intersections within thedevelopment and at the South 76th Avenue and Coolidge Road intersection, and street name signs shall be installed at all street intersections. D) The development shall have an approved fire apparatus access road meeting the standards set forth in 2006 IFC § D 102 with road dimensions meeting 2006 IFC § 503.2.1 and, if gated, a gate meeting 2006 IFC § D103.5 and have a device to open the gate, either Knox Box or Opticom. NO PARKING — FIRE LANE signs must also be provided meeting 2006 IFC § D103.6. E) The fire apparatus turnarounds that service each phase shall be constructed prior to final plat approval for each phase. F) The configuration of the interior streets as shown on the proposed preliminary plat are recommended by the Planning Division and Examiner in order to avoid interference with an existing residence south of the proposal and to avoid an unnecessary connection on the southeast corner of the proposed preliminary plat that would not provide a straight connection to any street or right - Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08, EC #6-08 12 DOC. INDEX # - 'L t (!` L::L' AUG 2 8 2008 CITY Y OF VAKtieif' PLANRiira Ery of -way on the property east of the proposal. When the property to the south develops, however, there will be a connector street from Coolidge Road to Occidental Road through this proposed preliminary plat. 8) Subsection 14.20.100(A)(4)(e) — Appropriate provisions for transit stops: Although no specific evidence was submitted regarding this consideration, the City would provide such transit stops as it deems necessary to serve the future residents of the proposed preliminary plat. 9) Subsection 14.20.100(A)(4)(f) — Appropriate provisions for potable water supplies and irrigation water supplies: The following appropriate provisions would be made for potable water and irrigation water: A) All lots would be served with public domestic water Nob Hill Water Association is available to serve the Plat of Applebrook with a static pressure of 60 PSI and currently a flow 1,900 GPM at 20 PSI, but when Phase II of the Crown Crest plat is completed, the flow will increase to 2,800 GPM at 20 PSI. No individual wells or other water system will be allowed. B) Waterlines shall be extended to the point where the adjoining property owner's responsibility for further extension begins (YMC § 12.04.020). All waterlines shall be looped (YMC § 12.04.030). C) The parcels are within the Yakima-Tieton Irrigation District boundary and have 10 shares of Yakima-Tieton irrigation water. 10) Subsection 14.20.100(A)(4)(g) — Appropriate provisions for sanitary waste disposal: The SEPA MDNS requires the following appropriate provisions for sanitary waste disposal: Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08; EC #6-08 13 DOC. INDEX # c AUG 2 8 2008 CITY OF YAKIf A PLANNING DIV. A) City of Yakima sanitary sewer will serve all lots from an eight -inch sewer main to be provided within the proposed subdivision. Each lot requires a separate connection from the public main (YMC § 12.03.020). Service installation charges will apply at the time of lot development. B) Privately owned and maintained grinder pumps may be used for each house on Lots 12-19 and 29-31 to push wastewater to "gravity -flow" sewer within the development, which drains to Coolidge Road, until sewer is available to the south of the property. Upon availability of sewer to the southeast corner of the parcel, Lots 12-19 and 29-31 shall abandon the grinder pumps and connect to the public sewer using gravity -flow. C) A dry line must be installed to service the future sewer extension. Also, the sewer must be extended near the south of this development to the west end near the property's south side for future sewer connections through a sixteen (16) - foot public utility easement that must be granted. 11) Subsection 14.20.100(A)(4)(h) — Appropriate provisions for parks and recreation: West Valley Community Park is located about 4,000 feet north of the proposed preliminary plat and is the closest City park to the subject property. The proposed preliminary plat is not located in a planned parks and recreation area. Provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number and location of the proposed lots and the parks and recreation facilities at the West Valley Community Park. 12) Subsection 14.20.100(A)(4)(i) — Appropriate provisions for playgrounds: Adequate provisions for playgrounds exist at the schools which children within the proposed preliminary plat would be attending, and also could be individually provided on Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08; EC #6-08 14 DOC. INDEX # G—( I-itLittVLI/ AUG 2 8 2008 CITY OF YAKIMA PLANNING DIV. the lots themselves which are of a size which would allow for playground areas as needed or desired. 13) Subsection 14.20.100(A)(4)(j) — Appropriate provisions for schools and school grounds: West Valley Middle School is located about 2,775 feet north of the proposed preliminary plat. West Valley High School is located about 6,000 feet north of the proposed preliminary plat. Wide Hollow Elementary School is located about 6,700 feet north of the proposed preliminary plat. No comments were received from the School District to suggest the need for an additional school at this location. 14) Subsection 14.20.100(A)(4)(k) — Appropriate provisions for sidewalks: Since five (5) -foot -wide sidewalks that comply with the City's Title 12 standards would be constructed along the streets m the proposed preliminary plat, the proposed plat would make appropriate provisions for sidewalks. 15) Subsection 14.20.100(A)(4)(1) — Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from school: There was no evidence presented at the hearing of a need for features other than sidewalks along the streets to provide safe walking conditions for students who walk to and from school. 16) Subsection 14.20.100(A)(5) — Public use and interest: The evidence indicated that this proposed preliminary plat would help serve the residential needs of this Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08, EC #6-08 15 DOC. INDEX # G --/ AUG 2 8 2008 CITY OF YAKIMA PLANNING DIV. area. Specific additional provisions to serve the public use and interest required by the SEPA MDNS include the following: A) Fire hydrants will be required in the locations specified by Nob Hill Water Association and the City of Yakima Fire Department. B) When provided, lighting shall be directed to reflect away from adjacent properties in accordance with Section 15.06.100 of the UAZO. C) Contractors doing grading, site preparation, construction and/or landscaping work on this project shall file a dust control plan with the Yakima Regional Clean Air Agency. Removal of vegetation by burning is prohibited both on or off site. D) A certified asbestos abatement contractor shall complete an asbestos survey prior to demolition of any structure and the applicant shall have a licensed asbestos abatement contractor remove any asbestos found prior to demolition. Notice of Demolition and Renovation shall be filed with the Yakima Regional Clean Air Agency with a copy of the asbestos survey attached to the NODR. E) During construction all contractors shall adhere to the City of Yakima noise regulations regarding hours of construction in Section 6.04.180 of the Yakima Municipal Code. F) The site design for the project shall comply with standards in Chapters 15.05 and 15.06 of the UAZO including, but not limited to, parking, building setbacks, lot coverage, fence height and building height. G) The applicant shall record with or on the face of the plat a declarative covenant to disclose that a parcel is adjacent to or near farm land. H) The proponent shall provide the City of Yakima with a copy of all required permits and studies. The public use and interest would in fact be served by the proposed preliminary plat. With the recommended conditions, it would comply with the City's zoning ordinance, comprehensive plan and subdivision ordinance. It would also make appropriate Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC #6-08 16 DOC. INDEX FRECEIVErl AUG 2 S 20a6 an' OF YAK4/4e:, PLIAtittEtia provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary. XII. Consistency Analysis under Section 16.06.020 of the Yakima Municipal Code. The following analysis involves the application's consistency 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 items identified in these conclusions except for issues of code interpretation: 1) The type of land use contemplated by the proposal is a single-family residential development which is a permitted Class (1) land use on the subject property so long as it complies with the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. 2) The level of development (lot size, contemplated density) of about 4.2 dwelling units per net residential acre would easily comply with the maximum density limitation of 7 dwelling units per net residential acre prescribed for the Single -Family Residential (R-1) zoning district. 3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that would be provided at the applicant's expense such as the extension of street improvements, public water service, public sewer service and utilities would insure that adequate infrastructure and public facilities are available and adequate 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, Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08; EC #6-08 17 DOC. INDEX # 6_� AUG 2 8 2.008 CITY OF YAKIM,. PLANNING DIV primarily involves consideration of specific development standards relating to lot size, access, potable water, sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat would be consistent with the development standards of applicable City ordinances without the need for any variances or adjustments of development standards. CONCLUSIONS Based on the foregoing findings, the Examiner reaches the following conclusions: 1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat pursuant to Subsections 1.43.080(A) and (B) and Section 14.20.100 of the Yakima Municipal Code and Section 58.17.330 of the Revised Code of Washington. 2) A SEPA Mitigated Determination of Nonsignificance (MDNS) issued for this proposed preliminary plat on July 23, 2008 contains 20 required mitigation measures which address appropriate preliminary plat provisions for requisite planning features such as stormwater management, air quality, drainage, fire life safety, frontage improvements, transportation, water, irrigation, sewer and noise. The SEPA MDNS was not appealed by August 6, 2008 within the time period for an appeal. 3) The proposed preliminary plat is consistent with the Yakima Urban Area Comprehensive Plan. 4) The subject property is located in the Single -Family Residential (R-1) zoning district. All of the proposed lot sizes are in conformance with the zoning standards for lot size and width within the R-1 zoning district. The minimum lot size for single-family dwelling units is 7,000 square feet ((Subsections 15.05.030(C) and 15.05.030(D) and Table 5-2 of the Yakima Municipal Code)). 5) The proposed development meets the design criteria set forth in Section 15.05.020 of the Yakima Municipal Code. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08; EC #6-08 18 DOC. INDEX # G-/ AUG 2 8 20..0.3 an' rr�A P pa..%tzllsi 6) The proposed development meets the density standards for the R-1 zoning District under Subsection 15.05.030(B)(3) of the Yakima Municipal Code. 7) During project review it has been determined that the applicant's request is consistent with applicable development regulations under Section 16.06.020 of the Yakima Municipal Code for making a Determination of Consistency as required by Chapter 36.70B of the Revised Code of Washington (RCW). 8) The Growth Management Act (SSB 2929) requires local governments to produce written findings for long plats under RCW 58.17.110. This is to ensure that appropriate provisions are made for the public health, safety and general welfare, which is true of the proposed preliminary plat. This plat will not create additional need for schools, parks, playgrounds or recreational facilities. 9) The proposed development meets the standards in Section 15.01.030 of the Yakima Municipal Code to provide for the general health, safety and welfare of present and future inhabitants of the Yakima Urban Area. 10) City of Yakima sanitary sewer will serve all lots from an eight -inch sewer main to be provided within the proposed subdivision. Each lot requires a separate connection from the public main (YMC § 12.03.020). Service installation charges will apply at the time of lot development. Individual grinder .pumps may service Lots 12-19 and 29-31 until sewer is available along the south. A dry line must be installed to service the future sewer extension. Also, the sewer must be extended near the south of this development to the west end near the property's south side for future sewer connections through a sixteen (16) -foot public utility easement that must be granted. 11) Complete stormwater design plans, specifications, and runoff/storage calculations (designed and stamped by a licensed professional engineer registered in the State of Washington) supporting the stormwater design shall be submitted for review to the City Engineer prior to construction. All stormwater shall be retained onsite. If Underground Injection Control (UIC) wells are used in the drainage design, the UIC wells shall be registered with the Department of Ecology (DOE) (in accordance with DOE Publication #05-10-067) and a copy of the DOE UIC well registration form and the DOE issued UIC well registration number for each well shall be delivered to the City's Surface Water Engineer before final project approval shall be granted. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC #6-08 19 DOC. INDEX # c-1 AUG 2 8 2008 CITY OF YAKiiww.- PLANNING DIV 12) The addresses for the new lots in the proposed subdivision must be shown on the face of the plat. 13) Because the proposed subdivision is in the Yakima-Tieton Irrigation District and the subject property has water rights associated with that Irrigation District, Irrigation Approval shall be provided for on the face of the long plat. 14) All new lots and development shall be served by a public waterline maintained ' by the City of Yakima, Nob Hill Water Company or other water purveyor that is located adjacent to the development (YMC § 12.04.010). Nob Hill Water is available to adequately serve the proposed subdivision. Waterlines shall be extended to the point where the adjoining property owner's responsibility for further extension begins (YMC § 12.04.020). All waterlines shall be looped (YMC § 12.04.030). Applicable connection 1 fees may be obtained from Nob Hill Water. 15) Thirty of the proposed lots front upon the proposed dedicated "local access" street (YMC § 14.25.040(B)) located within the subdivision. The local access street is required to have curbs, gutters, 5 -foot -wide sidewalks (YMC § 12.05.020) and street lights. Coolidge Road is a "Collector Arterial" street requiring 80 feet of right-of-way 1 (YMC § 12.06.020). Coolidge Road must also be paved with curbs, gutters, 5 -foot -wide sidewalks (YMC § 12.05.020) and street lights (YMC § 12.05.020). 16) Transportation Concurrency Review completed on April 4, 2008 determined that there is reserve capacity on all impacted arterial streets. 17) The developer is proposing to phase the development. Phased improvements 1 may be deferred until a period of time has passed, a development milestone has been reached or some other event makes actual construction of such specified improvements useful. The developer is responsible for obtaining a written agreement with the City Engineer to defer improvements (YMC § 12.01.060). Improvements must be constructed or bonded prior to final plat approval. 1 RECOMMENDATION The HearingExaminer recommends to the Yakima CityCouncil that the proposed 31 -lot P P Yakima Development, Inc. 20 p Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road 1 Prel. Long Plat #2-08; EC 146-08 DOC. INDEX RECEIVED AUG 2 8 2008 CITY OF YAtIMI PLkl4Nilav D V. preliminary plat of "Applebrook" be APPROVED in accordance with the details described in the application and in the related documents which are assigned file numbers PREL PLAT #2-08 and EC #6-08, subject to compliance with the following conditions: 1) The applicant is authorized to have the long plat prepared by a professional land surveyor in accordance with the provisions of Chapter 14.15 of the Yakima Municipal Code. The final long plat shall be substantially the same, with regard to lot sizes and layout, as the preliminary long plat. The following items shall be completed prior to the Administrative Official's approval of the final long plat. 2) A current title certificate shall be submitted to the City of Yakima, Department of Community & Economic Development, consisting of a report listing all parties having any interest in the subject property and a legal description of the subject property. 3) All access and public utility easements including drainage, irrigation, water and sewer running through this site shall be shown on the final long plat. 4) All addresses as follows shall be clearly shown on the face of the final long plat as required by RCW 58.17.280. A note shall be shown on the face of the final plat indicating: "The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima, Code Administration Division, is responsible for the confirmation or reassignment of addresses at the time of building permit issuance." Phase 1 Phase 11 Phase III Lot 5 7507 Crestfields Rd Lot 1 7402 Coolidge Rd (existing) Lot 13 7508 Lyons Ln Lot 6 2106 S 76th Ave Lot 2 7501 Crestfields Rd Lot 14 7506 Lyons Ln Lot 7 2108 S 76th Ave Lot 3 7503 Crestfields Rd Lot 15 7504 Lyons Ln Lot 8 2110 S 76th Ave Lot 4 7505 Crestfields Rd Lot 16 7502 Lyons Ln Lot 9 2112 S 76th Ave Lot 20 2112 S 75th Ave Lot 18 7503 Lyons Ln Lot 10 2200 S 76th Ave Lot 24 7504 Crestfields Rd Lot 19 7501 Lyons Ln Lot 11 2202 S 76th Ave Lot 25 7502 Crestfields Rd Lot 30 2203 S 75th Ave Lot 12 2204 S 76th Ave Lot 26 2107 S 75th Ave Lot 31 2205 S 75th Ave Lot 17 7505 Lyons Ln Lot 27 2109 S 75th Ave Lot 21 2113 S 76th Ave Lot 28 2111 S 75th Ave Lot 22 2111 S 76th Ave Lot 29 2201 S 75th Ave Lot 23 7506 Crestfields Rd Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat 42-08, EC 46-08 21 DOC. INDEX # G _/ RECEIVES "' AU G 2 g 2008 1 CIT��ING DIY 5) Irrigation Approval shall be shown on the face of the fmal plat. P 1 6) All property access and street standards shall meet or exceed Yakima Municipal Code Development Standards under Chapter 12.05 and Urban Area Zoning Ordinance requirements under Subsection 15.05.020(H) of the Yakima Municipal Code. 7) All lots within the plat shall be served with public sewer and water (YMC §§ 12.03.010 & 12.04.010). 8) A dry sewer line shall be installed at the south end of this development from the east to the west end as required by the City of Yakima, Wastewater Division. A 1 sixteen (16) -foot public utility easement shall be granted on the west and east sides of the property at the south end for the extension of wastewater and other utilities (YMC § 12.02.010, 12.03.020 & 12.04.020). An eight (8) -inch sewer line shall be extended to the west property boundary in the public utility easement. 9) Eight (8) -foot -wide utility easements shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight (8) feet in width, or twice the buried depth of the utility, whichever is greater (YMC § 12.02.020). 10) A note shall be shown on the face of the fmal plat indicating that the property is near agricultural land uses (YUACP page II -7). 1 11) The twenty (20) requirements of the July 23, 2008 MDNS shall be completed or complied with prior to fmal plat approval. ' 12) All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 13) Preliminary approval of this long plat shall be valid for a period of five (5) years from the date of the City Council's approval of the preliminary plat. , DATED this 28th day of August, 2008. ' Gary M. kAillier, Hearing Examiner Yakima Development, Inc. 22 p Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road 1 Prel. Long Plat #2-08, EC #6-08 DOC. INDEX # G-1 1 Vicinity Map for FLP#004-09 m. na •m. nee 900 rjp. Oc.aide f00 0- 1.1,01 SC1 g 901 Q a9m Scalls, 1 4000 a1Rd 211,11 1901 11ms nal rime re11'r am. 11n •107 Ref a City of Yakima, Washington File Number. FLP#004-09 Applicant: Yakima Development, Inc. Owner: Jeannie Hannon Request: Final plat approval for PSP#002-08. Location: Vic. S. 76th Ave and W. Coolidge Rd Parcel Number(s). 18133234405,18133234406 Subject Area Site Property Notification Area NOTIFICATION OF LAND USE APPLICATION Contact City of Yakima Planning Division at 509-575-6183 'City of Yakima - Geographic Information Services - Wednesday, November 18, 2009 Map Disclaimer Information shown on this map is for planning and illustration purposes only The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. DOC. INDEX # D - I 1 of 1 11/18/2009 2.45 PP MINI ME MB Q ® I — NM ® I — E E — ' NE N i HANNON HEIGHTS, PHASE 1 LOCATED IN THE SOUTHEAST QUARTER OF THE SOITTIIWEST QUARTER SECTION 32, TOWNSHIP 13 NORM, RANGE 18 EAST, W.M. CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON. DESCRIP 11ON 181322-34400 LOT 2 OF n4AT CERIAN SHOUT PLAT 010000E0 JULY 15. 2006 UNDER AUDITOR'S FILE 110. 7540850 RECOIIOS Cr 1.4444* COUNTY *091ING70N OWNERS MIyrARON AND WAIVER OF CLAIM KNOW ALL PER50N5 BY R4E5E PRESENTS PIAT .EAIME KAY HANNON. A5 OWER, AO YAKI44 DEVELOPNC 41 INC., A FOREIGN CORPOIATIOI, A5 PURCHASER. ARE DIE ONLY PARTIES NANNG O1/1ER94P INTEREST IN DE LAND HEREON DESCRIBED; HAVE WITH THEIR FREE CONSENT ANO IN ACCORDANCE N111 THEIR DE50E5 CAUSED THE SANE 10 BE SURVEYED AND P4Al1E0 AS 91010.1 HEREON; DO HEREBY DE04CATE THOSE ROADS AIA/OR RI0115-0F-WAY 540481 IEREDH A5 MIRK DEDICATIONS TO DE USE Cr 1311 PURUC; 00 HEREBY WNW ON BEHALF IF THEMSELVES AND THEIR 5UOCE55075 6* INTEREST ALL 0.405 FOR DAMAGES AGAINST CITY OF TARHA AND ANY ODER GON:R14ME71141. AUIHCRITY W4C4 4AY BE 0CCA9ONED TO DE ADJACENT LAND BY THE ESTAR79E0 COR5IRUCDON. DRAINAGE AND MAINTENANCE Cr WO DEDICATED ROADS ARO/0R RIOIT5-0F-WAY; AND DO HEREBY GRANT A. RE4R4 TIE EASEMENTS AS SHOWN HEREON FOR 154E USES INDICATED. NAT IIANNON� ACIOLCIALLICAILLISS. &11. DE OP4EN1 INC ZOEL MORN STATE OF WA911NGTCN COUNTY OF YAKIMA ��{/ 55 BEFORE 441E 1105 /a.) DAY OF ./d1.4/4411840201E9 PER5OI4LL0 APPEARED .ENNNIE KAY HANNON. KNOWN TO 444 TO BE 10)1 PERSON maims _FS 8 4 N, AO *10 KE TE -F GONG NSTRUMENT, AND ACKNOWIIDOED TO ME MAT 954E SIGNED 11E SAYE A5 ITER FREE AND VOL TART ACT M0 DRO FOR DE PURPOSES THEREIN 4EN0G1E0. N 1.0114E55 111 1 HAVE HE TO SET 4Y HAA AND 4.1114E0 MY OFFICIAL SEAL. NOTARY PURUC IH STATE OF wA91NCTON COUNTY Cr 0MI1A 55 NOJES 111E *00RE545 9101H 044 7)45 PLAT ARE ACCURATE A5 OF 111E DA7E O RECGBON0. BUT MAY BE SUBJECT 10 CHOKE THE OTT Cr YANHA BUILOMC 000E5 040901 43 RESPON98LE FOR THE C9NFIRmATKM OR REASSNIINENT GE ADDRESSES AT 154E THE OF 6ULURIC PERMIT ISSUANCE. ASO WOTAHL TWA Lo/zt.1M%,mulme9 m'i. OF WA9NINCTOH, RE9ON0 AT MY LCYN.SSION 00030K5. �f .ODBC\O. j(3 OP WASH\.. ON THIS ./IF DAY OF A/AN6•'EA" .1 BEFORE ME THE UNOER9GE0, A VOTARY PUBLIC IN NA FOR THE STATE Cr WASHINGTON, DULY COW15510HW AND SWORN. PERSONALLY APPEARED 10(4. YOKE 10 SEE KNO74 TO BE THE AGENT OF 1A1414* DEVELOPMENT INC, 111E CORPORA004 THAT EXECUTED CIE 1044101 AND FOREGOING INSTRUMENT 0110 ACKNOWLEDGED 500 INSTRUMENT TO BE 141E FREE AND VOLUNTARY ACT AND DEED CE SAO CORPORATION FOR 111E 045 AND PIMPOSES n1ERE1N 4ENn0410. ANO ON OATH STATED THAT HE IS AUTHORISED 10 EXECUTE TIE SAO NSTIBASNT, AA 11E SEAL AFFKED IS THE SEAL Or SAID CORPORATION. IN NUN( Sf 08401(4 IVF HEREUNTO SET 4Y NAND AND 000001 SEA ME DAY AND TEAR FIRST 4801* MITTEN t, FUT,p D,4,4510N NOTARY PUBLIC w NOTARY PURUC IN AND FOR 748E STATE OF WASHINGTON. RE9DING AT 1/4‘.6.1 4Y CCM1551G1 (WIRES /Z y/ i 7� Ag .w ErF-BER Is `R OA -SS YANIWA...REIDELIRBIGMILKLOLITRICLI DIE PROPERLY DESCRIBED HEREON 15 WIIOLLY OR IN PART N111M DE BOUNDARIES Cr THE YARHA-IETOR IRRIGATION DISTRICT. 111EREBY CERTIFY THAT THE NNICA1ON EASEMENTS AID RI0115-OF-WAP SHOW ON 1105 PUT ARE ADEQU4IE TO SERV: ALL LOTS LOCATED YAOIN 1145 PUT 110101 ARE OTHERWISE ENTITLED TO PRICARON WATER UNDER 111E OPERATING 07)415 AND REQAA01445 OP THE DISTRICT. I X50 CERT/FT THAT 141E *1804001 EASEMENTS ARD RIG1T5-11F-WAY ME ADEQUATE TO TRANSMIT IRRIGATION WATER THROUGH 1165 PLAT TO DOER ADJACENT LARD MIMED 10 IRRIGAD. WATER UNDER 148E OPERATING RULES AND REWUII0NS OF 148E DISTRICT 1 LARDER CERTIFY THAT: MI5 01,41 c. CCPNAtN7AMSf COMPLETE0 NNICATION DISTRIB4J0 IJ 1 FAOTE4/111DISTRICTSS IN ACCORDANCE 111 7115 DISTRICTS STANDARDS OR, . PRON90N5 ACCEPTABLE TO 1145 DISTRICT HAVE BEEN MADE BY COVENANT LAID AGREEMENT FOR COMPLETED NRIGATON _0518IBU001 FACIU7ES 10 ALL LOTS; SAID AGREEMENT 15 FILED SUPPLEMENTAL TO 11115 PLAT. OR. _0NE EK15014C IRRIGATION DI51)0BU1104 FACILITY 15 ADEQUATE TO MEET MS REO1I4EYENT OR. LOTS ARE IN 0011744 OR IN PART, NOT CLA$5FIED A5 '1001GABLE LAND" BY DNS 157R1CT A10/0i ARE NOT _CUR NTLT EFn1440 10 IRRIGATION WATER UNDER DIE OPERATING RULES AND REGULA11(045 OF 1115 DI57154CT. BY 2.•y 'I.2.�-S..— TAKHA-DETON IRR(CADOK DISTRICT I HEREBY CERIIPY THAT AL CHARGEABLE REGULAR ANO SPECIAL ASSESSMENTS COLLECTIBLE BY 1465 Ort10E THAT ARE DUE NO 00.1NG ON DE PROPERTY DESCRIBED HEREON. ON 111E DA Cr 1145 CERTIFICATE. 1 VE BEEN PHO. 1165�DAY OF AITTEKTry.PC . 2001. APPROVAL APPROVED 11115 APPROVED 111I5 APPROVED 1145 DAY OF DAT Cr DAY 0< TREASURER'S CERTIFICATE ,111. 1111 IR SURER, YAR14A TIE F IRRIGATION DISTRICT 20 OM GE YAK144 ENGINEER 20 001 OE 110141414 9)6089011 *0441151140701 20 YAK14A CITY C01MOL, 4AYCR w 1/0 CCR. SEC. 32 010 MARKED 0823 FOUND. LCR 2M-267 8 5W 1/4 SECTION 32 TAP 13 NORTH, RVG. 10 EAST,W.M. CORNERS VISITED JAN. 2000 5 890213' E CENTER 4[1100 32 ALUM. CAP N MON. CASE FOOD LCA 7531421 1 1322.10' :B 8 5(11141 7/45 con. 5 MI 7"59' E 1322 10' G 2644.11' 1322.06' :s ~ e4 8 1322.04' L 641.03 '---'41- 641.02' 641.02' SW 00R. SEC. 32 1' 5000 PN MONO LCR 24-583 5 89'33'44' E 2644 00' SURVEYOR'S CERTIFICATE 065 YAP CORIIECMLT REPRESENTS A 9)RVEY MADE BY 4E OR UNDER 4Y DMEC0O1 N ACCORDANCE Mn! THE REDUHEYEN13 Cr DE SLAVE/ RECOROMC ACT AT 77E REOJE5T Cr ZOEL MOWN N .HAY 2000 I FI.AOER CERTIFY THAT 1415 PUT IS BASED 1101 M ACTUAL SURWT. THAT 111E 05IANCL5, COURSES AND 4HGE5 ARE 51004 IEREOH CORRECTLY. ARO THAT THE YOBAENTS NA LOT CORNERS HAVE BEEN SET O1 THE 01010 A5 910481 HEREON. SURVEY PRETOR4ED UTILITNC STANDARD nun P401404RE5 NM TOPC04 8111 C5 AND TOPCON GPT -0033.4 MEE7NC THE REW IRE/E311S O WAC 332-730-090. EKING CERTIFICATE I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR ANO SPECIAL ASSESSMENTS CGLEC1IBLE BY 7715 Cella THAT ARE DUE ARO FILED FOR RECORD THIS DAY OF 20 AT _.M. OWING ON ME PROPERTY DESCRIBED HEREON. 011 ICE DATE OF 0115 CERTIFICATION HAZE BEEN PRO UNDER AUDITOR'S FILE NO RECORDS OF YAKIMA COUNTY WASHINGTON. DAZED 015 DAT OF 20 YAKIMA C0JN7Y 1EA9J1ER'S [FACE; CORKY MAT TINGLY YAKIMA COUNTY AUDITOR. BY DEPUTY CEN. 50)74 1/16 COR 5 7/4 COR. 4C. 32 R R. SPIKE FOUND L01 TN -561 SHEET I OF 1 27672ROI.DWO DATE I I/41/09 Thomas F. Upton Pro0..4R.l 1mbd Surveyor PO B00 2514 YARNA. WAS/RECTOR 06007 1.1. (509) 574-0411. Fax (500) 452-0561 TeX F.44 1-888-576-0401 1322.06' SOUTH 1/16TH COR. SW COR LOT 20 CROWN POINT AF 1624202 • HANNON HEIGHTS, PHASE 1 LOCATED IN THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER / \ SECTION 32, TOWNSHIP 13 NORTH, RANGE 18 BAST, W,AL CITY OF YAYJMA, YAKIMA COUNTY, WASHINGTON. S 69'33'03" E (N 69'33'50" w CROWN POINT) S 69"33'03' E ALIGNMENT CENTER LINE 5 89'1759" E- - --2644.11' - - 140.01 LAND LINE COOLIDGE ROAD nrr 521 02' uiri 25 00'].25.00' 6 10,200 51 2106 5 7616 AVE X0.6' ASPHALT DRIVE F ENCROACHES INWARD oa .42 U 00.96' N 900000' E ( W m m 9,609 SI m d 2110 5 7610 AVE. 170.04' N 90130'00' E 7 9.835 sf 2108 5 76th AVE 5 „3 11,689 sf 7507 CRESIFIELOS RD. 10' PUBLIC UTILITY & (IRRIGATION EASEMENT o �p t ® 80.37' CRESTFIELDS ROAD 8 ) 131.63' / /9.1 92000" W 14076' -.-� EXISTING RIGHT OF WAY 31J 69' GRAPHIC SCALE a 700 S0UR1 UNE TRACI D CREM, POINT AF 7824202 1 Inch - 60 61 ( IN FTET ) 109 00' 9000'00' E 10 9,613 sf 2200 5 76Th AVE. 90 18' 23 Do 1,427 51 1131 7506 CRESIFIEL0S 90. bj 0 5 9000'00" W 114 30' wa EASEMENT FOR PUBLIC UIIIIPES PER 51.10111 PLAT NO 7619859 TO 8114AIN 5 89'20'001 E 22 11.072 .8 2111 5 76711 AVE. 5 90'00'00" 8 114.30 114.30' 114.35' 15,649 sf 2113 5 76th AVE. 114.35' zs.00' 2 5 90"00'00" 17 11.109 51 7505 LYONS LANE r".---6 EASEMENT FOR PRIVATE -0/---SEWER FORCE 140145 r>,":12-_-_--- = - 5 970'00" E 63.49' 8 00 \ 65 49' 89' 115 0' w 90'00'00" E 90.93' EASEMENT FOR TEMP TURN AROUND 12 10,976 sl 2204 5 76111 AVE. LYONS LANE 89'20'00" W TRACT A 5.1 pores NOTE: AGRICULTURAL LAND USES ARE NEARBY. N 8920'00" W 271.18' EASEMENT FOR PUBLIC U1ILIRES & IRRIGATION PURPOSES EASEMENT FOR PRIVATE w SEWER FORCE MAINS 13 9.679 51 7508 LYONS LINE LOT 7 ORCHARD ESTATES 108 00 97,00 UNPLATIED EASEMENT FOR PUBLIC UIILI11E5 & IRRIGATION PURPOSES PER SHORT PLAT N0. 7619859. HEREIN ABANDONED - LOT5 12 & 13 & PIE WEST 297' OF TRACT "A' ONLY 297 06' 5 8975'51" E 661 02' 80,14' LOT 1 SHORT PLAT N0. 7619859 N 90'00'00" E 110 09' P: EASEMENT FOR PUBLIC UTILITIES & to 456.02' UNPLATIEO 1891061104 PURPOSES PER SHORT PLAT NO. 7619659, TO REMAIN L___ 150 96' REBAR & CAP / (1521579) FOUND 661.03 CEN SOURI 1/1611 COR CURVE TABLE CURVE DELTA RADIUS ARC CHORD BEARING CI 9000'00 5 74 40.39' 30.37' N 44' 7'59" w 02 9000'00" 25.71' 40.39' 36.3/ S 45'42'01" W C3 415'06" 714.00' 52.98' 5297' N 02'49'34" E C4 415'06' 669 00' 51.13' 51.12 N 02'49'34' E 05 4'15'06" 73900 5484' 54.83' N 02'49'34" E 06 4'51'01 714.00' 61,71' 61,69' S 02'28'34" W C7 104'33 739.00' 13.80' 13.98' S 04'24'51" W 29 332'35" 739.00' 5000' 49.99' 0 07'56'17" W C9 0'411/9" 889 00' 8.24' 6.24' 5 0436.34" W CIO 93'35'00 25.00' 40.64' 36.45' 5 42'32'00" E 111 90'40'00 25.00' 39.56' 35.58' 5 45'20'00" W C12 89'20'00' 30.00' 46.77' 4218' 5 44'40'00" E 1113 69'20'00 50.00' 77.90 70.30' 5 44'40'00" E 114 3724'29 70.00' 45 70' 4489' 5 1842'14 E C15 20'34'26" 70.00' 25.14' 25 00' 5 47'41'42" E C16 31'2105 70.00' 30.30' 37,83' 5 73'39'2 1 O DENOTES 1/2' REBAR WITH CAP (1512398) SET. O DENOTES 1/2" REBAR W1T11 CAP (1582398) 10650. 8E668405 54409* BY THIS SURVEY ARE RELATIVE TO THE NORTH UNE OF THE SOUTHWEST QUARTER SEC110N 32 A5 BEING SOL/111 8902'13" EAST. 411 SHEET 2 0E2 27652RO1 D W 0 DATE 11/1109 Thomas F. Upton'1 Prafimiergal F8d Surveyor PO BOK 2514, YAKIMA, WASHINGTON 98907 141e (509) 576-0441, Fax (509) 452-0581 0011 Fray 1-869-576-0441 111111 N 11111 1 - - ® N 11111 ® ® M MI ' E i MI MI E GRAPIDC SCALE () 1 !.► . 40 A 1w CIX In 1/4 s< 1/4 Sr I/4 SLOW ]2 VATO% AAp IOWA 0499P1101I PO9TS OLMIR O C MOM MVOOIT ILS' 10.161T Norm OF WO MPC POOMI D MOO 0 OAT THE PRELIMINARY PLAT OF APPLEBROOK LOCATED N THE SE 1/4 OF THE 5W 1/4 OF SECTION 32 TOWNSHIP 13 NORTH, RANGE 18 EAST, NUI. COMM WOO 0I WAY COOUDGE ROAD COSMIC COWL. W NOIAM I �.ppS19q WANED 100 - t 9IOt IMOCM1 TIS" Uwe - m IX A6AOCllm 11 11601 OJOCeNSON ImPROKWDOS MOM PLACE 51 g2 2 iD1372-410U $ 9Tt rat [ *MAY 14331-.14mo ROCJ110N SOI iOJ14 t,t LOT 1 PRO►Ot2D o.6rtT RAT A4 03-06 CURRENT LAND 175E LAND USE CLASSIr1CATIIIp( . VATER. . . . . SEVAGE DISPOSJ+II- . ' . . UTILITIES . . • . . . • . - EXTERIOR - INTERIOR - INTERIOR - INTERIOR - EIrERIO( RIGHT OF WAY STREETS STREET LIGHTS SIDEVALKS SURIACERUNOFFIRATI RR -1• 1, SINGLE FAMILY NM HILL WATER ASSOCIATION CITY OF UNDERGROUND PUBLIC DEDICATION PUBLIC DEDICATION ASPHALT PAVING, BARRIER CURBS ASPHALT PAVING, MOUNTABLE CURBS CITY STANDARD OR APPROVED ALTERNATE 5' BOTH SIDES 7' SOUTH SIDE COOLIDGE ROAD DETAINED ON SITE VIA PITS OR SVALES YAKINA-TIETON IRRIGATION DISTRICT BUILDINGS SINGLE FAMILY RESIDEITTIAL BUILDING SET macs. . . PER UAEO (15cS._G1D.m_ RECEIVED DENSITY R USES ALL SEAQ E SINGLE FAMILY 111.2.1 IDENrIALJUN 0 9 2008 GROSS LESS EXIST R/V 0.38 LESS DEDICATION L TOTAL NET AREA 7.35 ACRES CITY OF YAKIMA PLANNING DIV. 4.1 DWELLING WITS PER NET RESIDENTIAL ACRE THE NORTHWEST QUARTER OF THE SOVOEAST QUARTER OF THE SOUTMAEST QUARTER OF SECTION 32, TOWNSHIP 13 44009E RANGE 18 FAST, NAL DWI THE NORM 25 FEET FOR ROM. 2 YANONA DEVV.OPLENT, IHC. 322 NORTH 29th AVENUE TA04A. WA. 98902 PHONE (509)388-9332 NM= 1NUPTON. PLS THOYAS F. UPTON SURVEYING, P.O. 00X 2514 YAKIMA. WA 98907 PHONE (509)578-0441 LONE K. NANKIN 9402 ITEM GREVE YAKIMA. WA, 98008 PHOTS (500)065-1180 Ung= GOMIS E Mel. PZ. DLC. DOWERING SERVICES 4805 CASIIEVEW TRONA. NA. 95905 PHONE (808)965-0751 DISTANCES SHOWN ARE SCALE 94ENSHON5 ONLY AND 9401AD BE 03,1490ERED A5 APPROID4ATE LOT AREAS SHOWN NQUDE POR90IS ENCUMBERED BY 144E VARIOUS EASEMENTS NA)OIMUR STREET GRADES 3 S t 1190W:4 SEWER GRADE 0.5 7i RRICATION 95iPoBU1)0N SISTER 1D FpLOW REAR RAT UNES 31 LOTS II9111114 LOT 92E PERMITTED BY ORDNANCE 7.000 50 FT. ►04001)4 LOT SZE PROPOSED 8,502 SO FT, AVERAGE LOT SII PROPOSED 10.824 50 FT. NOTE: c0NTOURS BASED ON 7A044 COUNTY DATUM (SAVO 29) PROPOSED WATER AND SERER 181E5 ARE CONCEPTUAL 0117, EXACT LOCATOR TO 8E DETERMINED M CONJUNCTION 14RH EM08339IC AND OMEN PRASE 70 Mum FIRE 4470RANTS AND STREET UGNIS WXI. BE LOCAIFD DOTING DEEM AND ENGINEERING PHASE. CASCADE GAS, PAL4TC POWER MST AND AT&T FACLI1ES ARE PRESO4AY 80.44 47 TO PROPERTY: SPECIFIC AND WDWIOUAL FEATURES ARE NOT SHOW 1015 12-10 Alm 29-31 ARE 70 BE SERVED BY INDIVIDUAL SEVER GRINDER PUMPS INSOIA44071G TO PROPOSED 01I-STE GRAVITY SEWER APPLEBROOK CLELIZGL AVE J a VICINITY MAP 'no stole • :U CCCIDOITAL AVE V VAS:10CM AVE (D1OVAL L0.1.48. 10 W TOW CF CURB lS 1470w I SREER �' S =mat mom ar N -. 169' ad i 5410 'A' MS (mown DUN) r 8980 COMIC= COMM COOK= SUOMI( ROADNA7 SECTION Thomas F. Upton PMEadmAl Lad Sl9veyv PC WA ZTI. TMO4. 88900108 0987 . (609) 57379-04m. 4* (hoe) 432-060$ DAIS MOMS 2/4.1710LDWO__. jai OC. 98 Id Awe 1.199-679.-0441 INDEX # L.—I . • BUSINESS OF THE CITY COUNCIL: YAKIMA, WASHINGTON AGENDA STATEMENT Item No. For Meeting Of ITEM TITLE: Consideration of the Final Plat of Hannon Heights, Phase 1 SUBMITTED BY: VVilliam R. Cook, Director of Community & Economic Development CONTACT PERSON/TELEPHONE: Alice Klein, Assistant Planner, 576-6693 SUMMARY EXPLANATION: On October 21, 2008, the Yakima City Council approved the preliminary plat of Hannon Heights (formerly Applebrook), subject to conditions. This long plat subdivides approximately 9.54 acres of Single -Family Residential zoned property into 31 lots. Those conditions have been fulfilled for Phase 1 and the applicant is now asking for final plat approval for that phase. The Engineering Division has reviewed the plans and designs for all required improvements. In affirmation of this fact, the City Engineer has signed the plat. The Planning Division has likewise reviewed the final plat and finds it to be in substantial conformance with the terms and conditions of the preliminary approval. The Subdivision Administrator has also signed the plat. (KEEP BELOW THIS LINE ON PAGE ONE OF YOUR AGENDA STATEMENT) Resolution Ordinance Other (Specify) Final Plat and Staff Report Contract Mail to (name and address): Phone: Funding Source. APPROVED FOR SUBMITTA STAFF RECOMMENDATION: Staff recommends Council's approval Phase 1 of the Final Plat of Hannon Heights, together with the adoption of the accompanying resolution that will authorize the Mayor to sign the plat. BOARD/COMMISSION RECOMMENDATION: City Council approved the preliminary plat of Hannon Heights, on October 21, 2008; subject to conditions. COUNCIL ACTION: pi,_ 06) 3t 1 YAKIMA DEVELOPMENT, INC. "Plat of Hannon Heights — Phase One" FLP#004-09 EXHIBIT LIST City Council Public Meeting December 1, 2009 Applicant: Yakima Development, Inc. File Number: FLP#004-09 Site Address: Vicinity of S. 76t'' Ave and W. Coolidge Rd Staff Contact: Alice Klein, Assistant Planner Table of Contents CHAPTER A Resolution CHAPTER B Staff Report CHAPTER C Hearing Examiner's Recommendation CHAPTER D Vicinity Map CHAPTER E Final Plat — "Hannon Heights" Phase One 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 YAKIMA DEVELOPMENT, INC. "Plat of Hannon Heights — Phase One" FLP#004-09 EXHIBIT LIST CHAPTER A Resolution • DOC,e.:•,,_ .A 1 DOCUMENTIND L • : .., $ , ," , It•A A A-1 Resolution — Hannon Heights Phase One 12/01/2009 A-2 Agenda Statement: City Council Public Meeting — Final Plat of Hannon Heights Phase One 12/01/2009 BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. For Meeting of: December 1, 2009 ITEM TITLE: Public meeting to consider the Final Plat of Hannon Heights, Phase 1. SUBMITTED BY: William R Cook, Director of Community & Economic Development CONTACT PERSON: Alice Klein, Assistant Planner, 576-6693 SUMMARY EXPLANATION. On October 21, 2008, the Yakima City Council approved the preliminary plat of Hannon Heights (formerly Applebrook), subject to conditions This long plat subdivides approximately 9.54 acres of Single -Family Residential zoned property into 31 lots. Those conditions have been fulfilled for Phase 1 and the applicant is now asking for final plat approval for that phase. Resolution X Ordinance _ Contract _ Other X (Specify) Final Plat & Staff Report, Funding Source* Approval For Submittal: City Manager The Engineering Division has reviewed the plans and designs for all required improvements. In affirmation of this fact, the City Engineer has signed the plat. The Planning Division has likewise reviewed the final plat and finds it to be in substantial conformance with the terms and conditions of the preliminary approval. The Subdivision Administrator has also signed the plat. STAFF RECOMMENDATION: Staff recommends Council's approval Phase 1 of the Final Plat of Hannon Heights, together with the adoption of the accompanying resolution that will authorize the Mayor to sign the plat. BOARD RECOMMENDATION: City Council approved the preliminary plat of Hannon Heights, on October 21, 2008, subject to conditions. COUNCIL ACTION: DOC. INDEX # A_9- RESOLUTION NO. R -2009- A RESOLUTION approving the Final Plat of Phase 1 of Hannon Heights, a 31 -lot subdivision in three phases (formerly Applebrook), and authorizing the Mayor to sign the final plat. WHEREAS, by application (Preliminary Long Plat # 002-08) dated September 17, 2007, Yakima Development Inc (hereinafter "Developer") requested that the City of Yakima allow the Developer to subdivide approximately 9 54 acres of Single -Family Residential zoned property into 31 -lots (Yakima County Assessor's Parcel Numbers 181322-44051 & 181332-34405) over three phases The subject property is located in the vicinity of S. 76th Avenue and W. Coolidge Road, Yakima, WA, and WHEREAS, on August 14, 2008, the Hearing Examiner held an open record public hearing to consider the application for the 31 -lot subdivision, and WHEREAS, on August 28, 2008, the Hearing Examiner issued his Recommendation for approval of the preliminary plat subject to conditions, and WHEREAS, at its public meeting on October 21, 2008, after notice duly given according to the requirements of the City of Yakima Municipal Code, the City Council adopted the Hearing Examiner's Recommendation, and WHEREAS, the applicant has now completed or bonded for construction of all public improvements required as conditions of approval Phase 1 of the preliminary plat (consisting of 12 lots and one tract from parcel number 181322-44051), and the City Engineer has inspected, approved and accepted all plans and designs for all such required improvements, and WHEREAS, as this final plat comes before Council for review, each member declares that they had no contact with either the applicant or any opponent of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA. The proposed final plat for Hannon Heights Phase 1, consisting of two sheets depicting the subdivision located in the vicinity of S 76th Avenue and W. Coolidge Road, is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Hannon Heights Phase 1 for record in the Yakima County Auditor's Office DOC. INDEX # A-1 1 immediately, or as soon thereafter as possible, and the applicant shall be responsible for all Ifiling fees I ADOPTED BY THE CITY COUNCIL at a regular meeting this 1st day of December, 2009. IDavid Edler, Mayor ATTEST: t City Clerk 1 1 1 1 1 1 1 1 1 1 1 1 1 DOC. INDEX 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 YAKIMA DEVELOPMENT, INC. "Plat of Hannon Heights — Phase One" FLP#004-09 EXHIBIT LIST CHAPTER B Staff Report 1W: , , , ' ' ' 1 ' , ' . B-1 Staff1:;Oct 12/01:/2009 City of Yakima, Washington Department of Community & Economic Development - Planning Division Final Plat Staff Report City Council Public Meeting December 1, 2009 Final Plat Of Phase 1 of Hannon Heights ) FLP #004-09 (formerly Applebrook), A 31 -Lot Subdivision, ) Staff Contact: Submitted By Yakima Development Inc. ) Alice Klein, Assistant Planner Background And Summary Of Request: Hannon Heights is a preliminarily approved long plat to subdivide approximately 9.54 acres of Single -Family Residential (R-1) zoned property into 31 lots in three phases. Phase 1 will create 12 lots and one tract fi-om parcel number 181322-44051. On October 21, 2008, City Council accepted the Hearing Examiner's recommendation to grant preliminary approval, subject to conditions. The City Engineer has reviewed and approved all necessary designs, and engineering indicates that the required improvements are installed and inspected. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the Final Plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval and the Planning Manager has signed the Final Plat. Therefore, staff recommends that the Final Plat be accepted and resolution adopted authorizing the Mayor to sign the Final Plat. Conditions Of Approval: The applicant was required to complete all site improvements listed as conditions in the Hearing Examiner's May 14, 2008, Recommendation. Those conditions, which have been met, included the following: 1. The applicant is authorized to have the long plat prepared by a professional land surveyor in accordance with the provisions of Chapter 14.15 of the Yakima Municipal Code. The final long plat shall be substantially the same, with regard to lot sizes and layout, as the preliminary long plat. Status: The plat has been prepared by a professional land surveyor in accordance with YMC Ch. 14.20. The plat is substantially the same with regard to lot size and layout. The plat requirements as noted below have been fully complied with. 2. A current title certificate shall be submitted to the City of Yakima, Planning Division, consisting of a report listing all parties having any interest in the subject property and a legal description of the subject property. Status: The Planning Division has reviewed and accepted the title report. 3. All access and public utility easements including drainage, irrigation, water, and sewer running through this site shall be shown on the final long plat. Status: All known and required access and public utility easements running through the site have been shown on the Final Plat. 4. All addresses shall be clearly shown on the face of the final long plat as required by RCW 58.17.280. A note shall be shown on the face of the Final Plat indicating: "The addresses DOC. INDEX Hannon Heights Ph. 1 - Final Long Plat - FLP #004-09 shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima, Code Administration Division, is responsible for the confirmation or reassignment of addresses at the time of building permit issuance." Status: Except for Tract A, addresses for each lot are shown on the Final Plat, as well as the required note stating that the addresses are accurate, but may he subject to change. 5. hrigation District approval shall be shown on the face of the Final Plat. Status: Irrigation District approval is shown on the, face of the Final Plat. 6. A11 property access and street standards shall meet or exceed Yakima Municipal Code Development Standards under YMC Ch. 12.05 and YMC § 15.05.020(H). Status • This was reviewed and approved by the City Engineer. 7. All lots within the plat shall be served with public sewer and water (YMC §§ 12.03.010 & 12.04.010). Status: This was reviewed and approved by the City Engineer and Nob Hill Water Association. 8. A dry sewer line shall be installed at the south end of this development from the east to the west end as required by the City of Yakima, Wastewater Division. A sixteen -foot public utility easement shall be granted on the west and east sides of the property at the south end for the extension of wastewater and other utilities (YMC § 12.02.010, 12.03.020 & 12.04.020). An eight -inch sewer line shall be extended to the west property boundary in the public utility easement. Status. This was reviewed by the City Engineer and appropriate modifications have been made to the design and layout of the site which is acceptable to the City Engineer. 9. An eight -foot -wide utility easement shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is greater (YMC § 12.02.020). Status. The Final Plat depicts easements along the road ,frontages within the subdivision, as well as along Coolidge Road. Easements along the west, east, and a portion of the .south side of parcel 181322-44051 are being released through this long plat process. 10. A note shall be shown on the face of the Final Plat indicating that the property is near agricultural land uses (YUACP page II -7). Status. This note is on the face of the Final Plat. 11. The twenty requirements of the July 23, 2008 MDNS shall be completed or complied with prior to Final Plat approval. Status: All current requirements of the MDNS have been reviewed and approved by the appropriate city division. 12. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 2 Hannon Heights Ph. I - Final Long Plat - FLP #004-09 DOC. INDEX # f"5- / Status: There are no known zoning or subdivision ordinance violations. 13. Preliminary approval of this long plat shall be valid for a period of five years from the date of the City Council's approval of the preliminary plat. Status: This final long plat is being submitted within the.five-year timeframe. FINDINGS 1. The Final Plat is consistent with the goals, objectives, and intent of the Urban Area Comprehensive Plan and the standards of the Urban Area Zoning Ordinance. 2. The Final Plat meets the standards of the City of Yakima Subdivision Ordinance. 3. The Final Plat is in general conformance with the preliminary plat and conditions of approval. 4. The applicant has built or financially secured the construction of the required improvements necessary for Final Plat approval. RECOMMENDATION The City of Yakima, Planning Division, recommends that City Council accept the Final Plat for Hannon Heights Phase 1 and pass the Resolution authorizing the Mayor to sign the Final Plat. 3 Hannon Heights Ph. I - Final Long Plat - FLP #004-09 DOC. INDEX # g-1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 YAKIMA DEVELOPMENT, INC. "Plat of Hannon Heights — Phase One" FLP#004-09 EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation �-.., r - A $ DOCr�:, t _..Ph+-z:�'J �� 'iiS- '.%fl.�i'"t w„�.%R::•Y? .., . „�5. ,. �_r.:.,�•. . .�. .,-.r "'iti, =,.�..,,,w,,DOCUIVIENay' h:::.;:= w= ' �. } ,.: .:•x} ;., r,, .,r: •rl':'l: : dr.�fr� �.° ..:•}. ,:'...... . -S.f.'i., s, ;y• •y,�.•'::^y fi^ ..:,n: p.:.��, kt �::,i-•.,,=fir ,�.. ,�;.t:t; ..'.'� d --I �ti. :-i; 5: �,Ep,-`'''�. iy` ,+:x'$`•�,+.'3d ',Si +:•:; '; r , �::' ai'->��,.. : 9j;..��•:t,�a Tr':i;.,::r, je«�y^' ,= r'*r 3rg,='. --S�'.-,:� ti.�'e J'"'fti`' u„ri3` �ri S9s t, 's�..:,-FY r.ry"-,-�i.h FS �'•✓(•J��r.'_-p�» .ae..:^�.X.:�•}�i`<'v.�`'�3'��l'F'•�J)i'f'�..:�:nr: ` .. �. . = ; ATE ....f.... _�,'-"�t: V. i-- s ;N,;rk,u �t-: .: t}•-�d"-�iFp .j:. �F»r�� ti.'�'.t ry' .+:�'sI.CLN1!: C-1 Hearing Examiner's Recommendation 08/28/2008 rR EMVEC1 AUG 2 8 2008 WV OF. YAKifitik KaMM MV. CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION August 28, 2008 In the Matter of a Preliminary Plat Application Submitted by: Yakima Development, Inc. For a 31 -Lot Subdivision Located in The Vicinity of South 76`h Avenue and Coolidge Road known as the Plat of "Applebrook" in an R-1 Zoning District PREL LONG PLAT #2-08 EC #6-08 Introduction. The Hearing Examiner conducted a public hearing on August 14, 2008, and this recommendation has been submitted within ten business days of the hearing. The staff report presented by Assistant Planner Kevin Futrell recommended approval of the preliminary plat with conditions. Applicant's representative Thomas Upton testified in favor of the proposed preliminary plat and indicated how the street pattern lines up with South 76th Avenue within the Crown Crest plat across Coolidge Road on the north and leaves the plat on the south by way of South 75th Avenue so as to avoid interfering with a residence to the south of the proposed preliminary plat. No testimony was submitted in opposition to the proposed preliminary plat. Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat subject to conditions recommended by Assistant Planner Kevin Futrell. Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08, EC #6-08 1 DOC. INDEX # 6-- I s'Sl ctrl v tt 1 AUG 2 8 2008 Yt' OF YAKIMA 1 KARMIC DTV Basis for Decision. Based on a view of the site with no one else present on August 11, 2008; the staff report, the SEPA MDNS, the testimony and the other evidence presented at the open record public hearing on August 14, 2008; and a consideration of the applicable subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following: FINDINGS ' 1 I. Applicant. The applicant is Yakima Development, Inc., P.O. Box 2727, Olympia, Washington 98507. ' II. Property Owner. The property owner is Jeannie Hannon, 9402 Tieton Drive, Yakima, Washington 98908. 1 III. Location. The proposed preliminary plat is located in the vicinity of South 76th Avenue and Coolidge Road. The parcel numbers are 181332-34405 and 34406. 1 IV. Application. The preliminary plat of Applebrook would create 31 single-family residential lots on approximately 10.21 acres of property zoned Single -Family Residential (R-1). The lots would range in size from 8,802 square feet to 17,246 square feet. There is a single-family residence on the property and the property has been an orchard. The property would be developed in three phases. Phase I would consist of 1 Yakima Development, Inc 2 Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 DOC. INDEX AUG 2 8 2008 CITY OF YAKIMA PLONK DIV Lots 5-12, 17 and 21-23 Phase I1 would consist of Lots 1-4, 20 and 24-29. Phase III would consist of Lots 13-16, 18, 19, 30 and 31. V. Notices. On June 24, 2008 the Notice of Application was sent to the applicant and adjoining property owners within 500 feet requesting comments within 20 days. No public comments were received. Notices of the August 14, 2008 public hearing were given in the following manners: Posting of land use action sign on the property: March 7, 2008 Publication of notice of hearing in newspaper: June 24, 2008 Mailing of notice to property owners w/i 500 feet: June 24, 2008 VI. Environmental Review. The City's SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) on July 23, 2008 with 20 mitigation measures for the revised preliminary plat. No appeal was filed during the appeal period which expired on August 6, 2008. VII. Transportation Concurrency. A Transportation Concurrency review under Chapter 12.08 of the Yakima Municipal Code was completed on April 4, 2008 for the original proposal and is sufficient for the revised proposal which involves fewer lots. It was determined that there is reserve capacity on all impacted arterial streets. VIII. Development Services Team. The Development Services Team meeting on June 25, 2008 led in part to the recommended conditions of approval of this proposed preliminary plat. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC 116-08 3 DOC. INDEX # C -/ AUG 2 8 2008 CITY OF YAKIMA PLANNING DIV. IX. Zoning and Land Use of Site. The current zoning of the property within the proposed preliminary plat is Single -Family Residential (R-1) and the current land use is a single-family residence. All adjacent properties are also zoned Single -Family Residential (R-1) and at the present time are either vacant or utilized for single-family residences and orchards. X. Jurisdiction. Section 14.20.100 of the City's subdivision ordinance provides that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in that section and in RCW 58.17. The Growth Management Act requires written findings showing that the following requirements of RCW 58.17.110(2) are satisfied by the proposed preliminary plat: "A proposed subdivision and dedication shall not be approved unless the city, town, or county legislative body makes written findings that: (a) Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and 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) the public use and interest will be served by the platting of such subdivision and dedication." XI. Preliminary Plat Review Criteria. Section 14.20.100 of the Yakima Municipal Code provides that the Hearing Examiner shall review a proposed subdivision during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 4 DOC. INDEX AUG 2 8 200E GIN OF YAKIM R .ANN a o:v 1) Subsection 14.20.100(A)(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: The main purposes of the Yakima Urban Area Zoning Ordinance (UAZO) are to implement the Yakima Urban Area Comprehensive Plan and promote the general health, safety and welfare of the present and future inhabitants of the Yakima Urban Area. Section 15.01.030 describes goals and policies intended to promote the purpose of the UAZO. Subsection 15.03.030(2) of the UAZO indicates that the intent of the Single -Family Residential (R-1) zoning district is to establish and preserve residential neighborhoods for primarily detached single-family dwellings and to locate moderate -density residential development up to 7 dwelling units per net residential acre in areas served by public water and public sewer. The proposed preliminary plat would be consistent with the intent of that zone by creating lots for detached single-family residences having a density of about 4.2 dwelling units per net residential acre. The final plat would be required to comply with the other provisions of the City's zoning ordinance including the following development standards of Chapter 15.05 of the UAZO: A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 45% lot coverage and all lots will comply with that limitation. B) Lot Size: Table 5-2 of Chapter 15.05 of the UAZO provides that the minimum lot size for a single-family dwelling is 7,000 square feet and all proposed lots exceed that size. C) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet and all proposed lots meet that requirement. D) Density: With a density of about 4.2 dwelling units per net residential acre, the proposed preliminary plat easily complies with Subsection 15.05.030(B) and Table 4-1 of Chapter 15.04 of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the R-1 zone. Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08, EC #6-08 5 DOC. INDEX # G.( AUG 2 8 2008 cfry (lc \'s4Q(4f :A N M'S (X 2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the Comprehensive Plan: The City's Future Land Use Map III -3 and Comprehensive Plan designate the property within the proposed plat as suitable for low density residential development consisting primarily of detached single-family residences having a density of less than 7 dwelling units per acre exclusive of roads and rights-of-way. This proposed preliminary plat for single-family residences having a density of about 4.2 dwelling units per net residential acre is consistent with that designation and is also consistent with the following provisions of the Comprehensive Plan: A) Generally, the proposed preliminary plat is consistent with the Comprehensive Plan provisions that encourage infilling, recognize the need for public water and sewer, encourage disposal of surface drainage on-site and encourage development consistent with the general land use pattern in the area. B) Specifically, the proposed preliminary plat is consistent with Policy G2.7 which provides that development regulations requiring an exaction of land for public use shall be reasonably related both in nature and extent to the impact of the proposed development (YUACP page II -6), Policy G4.1 which is to encourage new urban development to locate first, within the City limits and second, within those portions of the Urban Growth Area where municipal services and public facilities are already present (YUACP page 11-7); Policy G5.4 which is to require a declarative covenant to be recorded to disclose that a parcel is adjacent to or near farm land where farm operations and generally accepted agricultural and management practices are present (as defined under Chapter 6.20 of the Yakima County Code, Right to Farm) as a condition of approval for discretionary uses and land divisions (YUACP page II -7); Policy T3.5 which is to require new development to dedicate adequate street rights-of-way for public streets as specified by urban standards (YUACP page I1-23); Policy T3.6 which is to keep curb cuts (driveways) onto collector and arterial streets to a minimum through the use of intersecting streets as access points and the internal design of subdivisions (YUACP page I1-23); Policy T3.9 which states that local streets may be designated and signed in order to discourage their use by through traffic (YUACP page I1-24); Policy H1 which is to encourage diverse and affordable housing Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 6 DOC. INDEX # c_r AUG 2 8 2008 CITY OF YAKIMA PLANNING DIV choices (YUACP page II -35); Policy E1.1 which is to encourage new developments to locate in areas that are relatively free of environmental problems relating to soil, slope, bedrock and water table (YUACP page II -49); and Policy E1.2 which is to prevent increased stormwater runoff from new development from adversely affecting downstream properties or structures (YUACP page II -49). 3) Subsection 14.20.100(A)(3) -- Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance": As proposed and with the recommended conditions, this proposed preliminary plat would meet all the design requirements in Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development standards. The recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance and 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 detached single-family residences which will complement adjacent uses will promote the public health, safety and general welfare insofar as there is a need in this community for single-family residences and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, all mitigation measures in the SEPA MDNS and all conditions of approval specified by the City Council. Besides conditions noted in the SEPA MDNS, the Development Services Team (DST) comments for the meeting held on June 25, 2008 and the public agency comments were as follows. A) Wastewater: The project can utilize privately owned and maintained grinder pumps for each house on Lots 12-19 and 29-31 to push wastewater to "gravity -flow" sewer within the development, which drains to Coolidge Road, until sewer is available to the south of the property. Upon availability of sewer to the southeast corner of the parcel, Lots 12-19 and 29-31 shall abandon the grinder Yakima Development; Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08; EC #6-08 7 DOC. INDEX Y r 1,...,1 ►.. • , o.... AUG 2 g 2008 CITY OF YAKIMA PLANNING DIV. pumps and connect to the public sewer using gravity -flow. The developer is required to extend sewer to the southwest corner of development in accordance with Section 12.03.020 of the Yakima County Code. B) Stormwater Engineering: Regarding surface water, if the statement to the effect that the surface runoff will be detained on site via pits or swales means via underground infiltration trenches or grassy bioretention ponds, then these methods would be acceptable. All surface runoff must be retained on site. Complete stormwater design plans, specifications, and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. Regarding UIC Registration, in accordance with the December, 2006 Edition of the Department of Ecology's Guidance for UIC Wells that Manage Stormwater, Publication Number 05-10-067, § 2.4, Under- ground Injection Control (UIC) wells constructed on or after February 3, 2006 are considered new and must be registered with the Department of Ecology (DOE) prior to construction. Therefore, if UIC wells are used m the drainage design, the UIC wells must be registered with DOE and a copy of the DOE UIC Well registration form and the DOE issued UIC well registration number for each well shall be delivered to the City of Yakima's Surface Water Engineer before final project approval shall be granted. C) Building Codes: Since Section B105.1 of the 2006 International Fire Code states that single-family residences up to 3,600 square feet only require 1,000 GPM for fire flow and that single-family residences up to 4,800 square feet only require 1,750 GPM for fire flow, the available 1,900 GPM for fire flow is adequate. D) Fire & Life Safety: Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of apparatus weighing at least 75,000 pounds (2006 IFC § D102.1). Fire apparatus access roads shall have an unobstructed width of not less than 20 feet except for approved security gates in accordance with Section 503.6 and an unobstructed vertical clearance of not less than 13 feet 6 inches (2006 IFC § 503.2.1 (amended)). Gates securing fire apparatus access roads shall be at least 20 feet wide; shall be of the swinging or Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08, EC #6-08 8 DOC. INDEX # G� 2 8 2008 1;11 Y OF YAKIMA PLANNING DIV. sliding type; shall be of materials that allow manual operation by one person; shall be maintained m an operative condition at all times and repaired and replaced when defective; shall, if electric, be equipped with a means of opening the gate by fire department personnel for emergency access that is approved by the fire code official; and shall, if manual, not be locked with a padlock or chain unless they are capable of being opened by means of forcible entry tools or when a Knox Box containing the key(s) to the lock is installed at the gate location in a manner approved by the fire code official (2006 IFC § D103.5). Any electronic opening device on a fire apparatus access road gate shall include the components on a Knox Box Rapid Entry system or Opticom system approved by the fire code official. Where required by the fire code official, fire department access roads shall be marked with permanent NO PARKING -FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire department access road as required by Section D103.6.1 or D103.6.2 (2006 IFC § D103.6). E) Water: Nob Hill Water Association is available to serve the Plat of Applebrook with a static pressure of 60 PSI and currently a flow 1,900 GPM at 20 PSI, but when Phase II of the Crown Crest plat is completed, the flow will increase to 2,800 GPM at 20 PSI. F) Engineering: This development shall have 33 -foot -wide streets, curbs, gutter, and 5 -foot -wide sidewalks. This plat has wastewater issues at the southeast corner. Engineering does not accept the grinder pump and force main concept. Engineering believes gravity flow sewer can be provided from Easy Street in the Apple Blossom Plat and Vista Ridge. Engineering requests a straight north/south connector road from Coolidge Road to Occidental Road, preferably to extend South 756 Avenue. The proposed road would extend southerly from Coolidge Road to the south line of this plat with a 50 -foot right-of-way. Engineering requires an improved 25 -foot -wide right-of-way to be located on the south line of this plat to extend easterly from the South 75th Avenue right-of-way to the east line of this plat to tie into an already established right-of-way along this southerly border. G) Traffic Engineering: The proposed development of 31 single-family residential lots requires review under the Transportation Concurrency Ordinance (YMC Ch. 12.08). Coolidge Road between South 72nd Avenue and South 80th Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08; EC #6-08 9 DOC. INDEX # L_1 RECMED AUG 2 8 2008 CITY OF YAKIM A. ptideeiG O! Avenue carries an average of 2,410 vehicles daily. A 2-lane public street would be adequate for the expected traffic volumes for many years. The City Engineering Division will determine the necessary right-of-way for the improvement of Coolidge Road. The preliminary plat shows the new public streets to be constructed within the development. Street name signs are required, as well as Stop signs at the intersection with Coolidge Road. The City will determine if any Stop signs will be required on the interior public streets. Street lights will be required at all public street intersections. A sidewalk is required along the frontage of Coolidge Road. H) Addressing: The designation on the face of the plat of the assigned addresses for the lots in the plat will be a condition of this recommendation. I) Department of Ecology (DOE): Regarding water resources, the water purveyor is responsible for ensuring that the proposed use is within the limitations of its water rights. If the proposal's actions are different than the existing water right (source, purpose, place of use or period of use), then it is subject to DOE approval pursuant to RCW 90.03.380 and 90.44.100. Regarding toxic clean up, based upon the historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. DOE recommends that the soils be sampled and analyzed for lead and arsenic and for organochlorine pesticides. If these contaminants are found at concentrations above the MTCA clean up levels, DOE recommends that potential buyers be notified of their occurrence. Regarding water quality, an NPDES Construction Stormwater General Permit from DOE is required if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placement. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities. The permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) be prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 10 DOC. INDEX rtc CIVCL1 AUG 2 g ?OC8 CITY Of YAN.:.,� PLANNING 01V. J) Yakima-Tieton Irrigation: The subject property is within the Yakima- Tieton Irrigation District boundary and has 10 shares of Yakima-Tieton irrigation water. "Irrigation Approval" must be shown on the face of the long plat. K) Yakima Regional Clean Air Agency (YRCAA): Prior to demolishing any structures, an asbestos survey must be done by a certified asbestos building inspector. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition. A notification for the demolition must be filed with YRCAA and the appropriate fee should be paid. Since the property is located within an urban area, the City of Yakima, vegetation on site which needs to be removed cannot be burned either on or off site. Contractors doing demolition, excavation, clearing, construction or landscaping work must file a dust control plan with YRCAA. 5) Subsection 14.20.100(A)(4)(b) — Appropriate provisions for open spaces: The proposed lots are significantly larger than minimum sizes required in the R-1 zoning district. Lot coverage of 45% or less in the R-1 zoning district will provide adequate light and air for future residents in accordance with the standards in the zoning ordinance without additional open spaces. 6) Subsection 14.20.100(A)(4)(c) — Appropriate provisions for drainage ways: The SEPA MDNS requires the following appropriate provisions for drainage ways: A) The proponent shall contact the Department of Ecology prior to construction to verify if NPDES and Stormwater Pollution Prevention Plan permits are required and obtain necessary permits. Prior to and during construction the applicant shall at all times obtain any permits required by the Department of Ecology for surface water diversion and water use. B) Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design shall be submitted for review to the City of Yakima Engineer prior to construction. All stormwater shall be retained on-site. Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08, EC #6-08 11 DOC. INDEX # G-( /AUG 2 8 2008 CITI' OF 17:Khoo PLANNING DIV C) If Underground Injection Control (UIC) wells are used m the drainage design, the UIC wells shall be registered with the Washington State Department of Ecology (DOE) and a copy of the DOE UIC well registration form and the DOE issued UIC well registration number for each well shall be delivered to the City of Yakima's Surface Water Engineer. 7) Subsection 14.20.100(A)(4)(d) — Appropriate provisions for streets or roads, alleys and other public ways: The SEPA MDNS and the recommended conditions require the following appropriate provisions for streets and public ways: A) Title 12 applies to this development. This development shall have 33 - foot -wide streets with curb, gutter, street lights and a 5 -foot -wide sidewalk on all interior streets. A curb, gutter, street lights and a 5 -foot -wide sidewalk shall also be installed along the south side of Coolidge Road. B) Street lights meeting City of Yakima standards shall be provided at all public street intersections (YMC § 12.06.080). C) Stop signs shall be provided at the intersections within the development and at the South 76th Avenue and Coolidge Road intersection, and street name signs shall be installed at all street intersections. D) The development shall have an approved fire apparatus access road meeting the standards set forth in 2006 IFC § D102 with road dimensions meeting 2006 IFC § 503.2.1 and, if gated, a gate meeting 2006 IFC § D103.5 and have a device to open the gate, either Knox Box or Opticom. NO PARKING — FIRE LANE signs must also be provided meeting 2006 IFC § D103.6. E) The fire apparatus turnarounds that service each phase shall be constructed prior to final plat approval for each phase. F) The configuration of the interior streets as shown on the proposed preliminary plat are recommended by the Planning Division and Examiner in order to avoid interference with an existing residence south of the proposal and to avoid an unnecessary connection on the southeast corner of the proposed preliminary plat that would not provide a straight connection to any street or right - Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 12 DOC. INDEX # G— Lt tVtL! AUG 2 8 2008 CITY OF YAKilde PLAlKlt ea' of -way on the property east of the proposal. When the property to the south develops, however, there will be a connector street from Coolidge Road to Occidental Road through this proposed preliminary plat. 8) Subsection 14.20.100(A)(4)(e) — Appropriate provisions for transit stops: Although no specific evidence was submitted regarding this consideration, the City would provide such transit stops as it deems necessary to serve the future residents of the proposed preliminary plat. 9) Subsection 14.20.100(A)(4)(f) — Appropriate provisions for potable water supplies and irrigation water supplies: The following appropriate provisions would be made for potable water and irrigation water: A) All lots would be served with public domestic water. Nob Hill Water Association is available to serve the Plat of Applebrook with a static pressure of 60 PSI and currently a flow 1,900 GPM at 20 PSI, but when Phase II of the Crown Crest plat is completed, the flow will increase to 2,800 GPM at 20 PSI. No individual wells or other water system will be allowed. B) Waterlines shall be extended to the point where the adjoining property owner's responsibility for further extension begins (YMC § 12.04.020). All waterlines shall be looped (YMC § 12.04.030). C) The parcels are within the Yakima-Tieton Irrigation District boundary and have 10 shares of Yakima-Tieton irrigation water. 10) Subsection 14.20.100(A)(4)(g) — Appropriate provisions for sanitary waste disposal: The SEPA MDNS requires the following appropriate provisions for sanitary waste disposal: Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat 42-08, EC 46-08 13 DOC. INDEX # G.-1 AUG 2 8 2008 CITY OF YAKIMM PLANNING DIV. A) City of Yakima sanitary sewer will serve all lots from an eight -inch sewer main to be provided within the proposed subdivision. Each lot requires a separate connection from the public main (YMC § 12.03.020). Service installation charges will apply at the time of lot development. B) Privately owned and maintained grinder pumps may be used for each house on Lots 12-19 and 29-31 to push wastewater to "gravity -flow" sewer within the development, which drains to Coolidge Road, until sewer is available to the south of the property. Upon availability of sewer to the southeast corner of the parcel, Lots 12-19 and 29-31 shall abandon the grinder pumps and connect to the public sewer using gravity -flow. C) A dry line must be installed to service the future sewer extension. Also, the sewer must be extended near the south of this development to the west end near the property's south side for future sewer connections through a sixteen (16) - foot public utility easement that must be granted. 11) Subsection 14.20.100(A)(4)(h) — Appropriate provisions for parks and recreation: West Valley Community Park is located about 4,000 feet north of the proposed preliminary plat and is the closest City park to the subject property. The proposed preliminary plat is not located in a planned parks and recreation area. Provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number and location of the proposed lots and the parks and recreation facilities at the West Valley Community Park. 12) Subsection 14.20.100(A)(4)(i) — Appropriate provisions for playgrounds: Adequate provisions for playgrounds exist at the schools which children within the proposed preliminary plat would be attending, and also could be individually provided on Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 14 DOC. INDEX # G -I 6'ftLttV U AUG 2 8 2008 CITY OF YAKIMA PLANNING DIV. the lots themselves which are of a size which would allow for playground areas as needed or desired. 13) Subsection 14.20.100(A)(4)(j) — Appropriate provisions for schools and school grounds: West Valley Middle School is located about 2,775 feet north of the proposed preliminary plat. West Valley High School is located about 6,000 feet north of the proposed preliminary plat. Wide Hollow Elementary School is located about 6,700 feet north of the proposed preliminary plat. No comments were received from the School District to suggest the need for an additional school at this location. 14) Subsection 14.20.100(A)(4)(k) — Appropriate provisions for sidewalks: Since five (5) -foot -wide sidewalks that comply with the City's Title 12 standards would be constructed along the streets in the proposed preliminary plat, the proposed plat would make appropriate provisions for sidewalks. 15) Subsection 14.20.100(A)(4)(1) — Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from school: There was no evidence presented at the hearing of a need for features other than sidewalks along the streets to provide safe walking conditions for students who walk to and from school. 16) Subsection 14.20.100(A)(5) — Public use and interest: The evidence indicated that this proposed preliminary plat would help serve the residential needs of this Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 15 Doc. INDEX # G./ AUG 2 8 2008 CITY OF YAKIM/4 PLANNING DIV area. Specific additional provisions to serve the public use and interest required by the SEPA MDNS include the following: A) Fire hydrants will be required in the locations specified by Nob Hill Water Association and the City of Yakima Fire Department. B) When provided, lighting shall be directed to reflect away from adjacent properties in accordance with Section 15.06.100 of the UAZO. C) Contractors doing grading, site preparation, construction and/or landscaping work on this project shall file a dust control plan with the Yakima Regional Clean Air Agency. Removal of vegetation by burning is prohibited both on or off site. D) A certified asbestos abatement contractor shall complete an asbestos survey prior to demolition of any structure and the applicant shall have a licensed asbestos abatement contractor remove any asbestos found prior to demolition. Notice of Demolition and Renovation shall be filed with the Yakima Regional Clean Air Agency with a copy of the asbestos survey attached to the NODR. E) During construction all contractors shall adhere to the City of Yakima noise regulations regarding hours of construction in Section 6.04.180 of the Yakima Municipal Code. F) The site design for the project shall comply with standards in Chapters 15.05 and 15.06 of the UAZO including, but not limited to, parking, building setbacks, lot coverage, fence height and building height. G) The applicant shall record with or on the face of the plat a declarative covenant to disclose that a parcel is adjacent to or near farm land. H) The proponent shall provide the City of Yakima with a copy of all required permits and studies. The public use and interest would in fact be served by the proposed preliminary plat. With the recommended conditions, it would comply with the City's zoning ordinance, comprehensive plan and subdivision ordinance. It would also make appropriate Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08, EC #6-08 16 DOC. INDEX # G _1 AUS g 8 2&8 CITY OF Y it .Kivaral - provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary. XII. Consistency Analysis under Section 16.06.020 of the Yakima Municipal Code. The following analysis involves the application's consistency 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 items identified in these conclusions except for issues of code interpretation: 1) The type of land use contemplated by the proposal is a single-family residential development which is a permitted Class (1) land use on the subject property so long as it complies with the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. 2) The level of development (lot size, contemplated density) of about 4.2 dwelling units per net residential acre would easily comply with the maximum density limitation of 7 dwelling units per net residential acre prescribed for the Single -Family Residential (R-1) zoning district. 3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that would be provided at the applicant's expense such as the extension of street improvements, public water service, public sewer service and utilities would insure that adequate infrastructure and public facilities are available and adequate 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, Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08, EC #6-08 17 DOC. INDEX # �_� ... '. ' L.« AUG 2 8 2008 CITY OF YAKIMn PLANNING DIV primarily involves consideration of specific development standards relating to lot size, access, potable water, sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat would be consistent with the development standards of applicable City ordinances without the need for any variances or adjustments of development standards. CONCLUSIONS Based on the foregoing findings, the Examiner reaches the following conclusions: 1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat pursuant to Subsections 1.43.080(A) and (B) and Section 14.20.100 of the Yakima Municipal Code and Section 58.17.330 of the Revised Code of Washington. 2) A SEPA Mitigated Determination of Nonsignificance (MDNS) issued for this proposed preliminary plat on July 23, 2008 contains 20 required mitigation measures which address appropriate preliminary plat provisions for requisite planning features such as stormwater management, air quality, drainage, fire life safety, frontage improvements, transportation, water, irrigation, sewer and noise. The SEPA MDNS was not appealed by August 6, 2008 within the time period for an appeal. 3) The proposed preliminary plat is consistent with the Yakima Urban Area Comprehensive Plan. 4) The subject property is located in the Single -Family Residential (R-1) zoning district. All of the proposed lot sizes are in conformance with the zoning standards for lot size and width within the R-1 zoning district. The minimum lot size for single-family dwelling units is 7,000 square feet ((Subsections 15.05.030(C) and 15.05.030(D) and Table 5-2 of the Yakima Municipal Code)). 5) The proposed development meets the design criteria set forth in Section 15.05.020 of the Yakima Municipal Code. Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel. Long Plat #2-08, EC #6-08 18 DOC. INDEX # G —/ tz=k tiw Mme' AUG 2 8 2008 p'eAtan W 6) The proposed development meets the density standards for the R-1 zoning District under Subsection 15.05.030(B)(3) of the Yakima Municipal Code. 7) During project review it has been determined that the applicant's request is consistent with applicable development regulations under Section 16.06.020 of the Yakima Municipal Code for making a Determination of Consistency as required by Chapter 36.70B of the Revised Code of Washington (RCW). 8) The Growth Management Act (SSB 2929) requires local governments to produce written findings for long plats under RCW 58.17.110. This is to ensure that appropriate provisions are made for the public health, safety and general welfare, which is true of the proposed preliminary plat. This plat will not create additional need for schools, parks, playgrounds or recreational facilities. 9) The proposed development meets the standards in Section 15.01.030 of the Yakima Municipal Code to provide for the general health, safety and welfare of present and future inhabitants of the Yakima Urban Area. 10) City of Yakima sanitary sewer will serve all lots from an eight -inch sewer main to be provided within the proposed subdivision. Each lot requires a separate connection from the public main (YMC § 12.03.020). Service installation charges will apply at the time of lot development. Individual grinder pumps may service Lots 12-19 and 29-31 until sewer is available along the south. A dry line must be installed to service the future sewer extension. Also, the sewer must be extended near the south of this development to the west end near the property's south side for future sewer connections through a sixteen (16) -foot public utility easement that must be granted. 11) Complete stormwater design plans, specifications, and runoff/storage calculations (designed and stamped by a licensed professional engineer registered in the State of Washington) supporting the stormwater design shall be submitted for review to the City Engineer prior to construction. All stormwater shall be retained onsite. If Underground Injection Control (UIC) wells are used in the drainage design, the UIC wells shall be registered with the Department of Ecology (DOE) (in accordance with DOE Publication #05-10-067) and a copy of the DOE UIC well registration form and the DOE issued UIC well registration number for each well shall be delivered to the City's Surface Water Engineer before final project approval shall be granted. Yakima Development, Inc Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel. Long Plat #2-08; EC #6-08 19 DOC. INDEX r AUG 2 8 2008 CITY OF 1'AKlivi.-k PLANNING DIV 12) The addresses for the new lots in the proposed subdivision must be shown on the face of the plat. 13) Because the proposed subdivision is in the Yakima-Tieton Irrigation District and the subject property has water rights associated with that Irrigation District, Irrigation Approval shall be provided for on the face of the long plat. 14) All new lots and development shall be served by a public waterline maintained 1 by the City of Yakima, Nob Hill Water Company or other water purveyor that is located adjacent to the development (YMC § 12.04.010). Nob Hill Water is available to adequately serve the proposed subdivision. Waterlines shall be extended to the point where the adjoining property owner's responsibility for further extension begins (YMC § 12.04.020). All waterlines shall be looped (YMC § 12.04.030). Applicable connection 1 fees may be obtained from Nob Hill Water. 15) Thirty of the proposed lots front upon the proposed dedicated "local access" street (YMC § 14.25.040(B)) located within the subdivision. The local access street is required to have curbs, gutters, 5 -foot -wide sidewalks (YMC § 12.05.020) and street lights. Coolidge Road is a "Collector Arterial" street requiring 80 feet of right-of-way 1 (YMC § 12.06.020). Coolidge Road must also be paved with curbs, gutters, 5 -foot -wide sidewalks (YMC § 12.05.020) and street lights (YMC § 12.05.020). 16) Transportation Concurrency Review completed on April 4, 2008 determined that there is reserve capacity on all impacted arterial streets. 17) The developer is proposing to phase the development. Phased improvements 1 may be deferred until a period of time has passed, a development milestone has been reached or some other event makes actual construction of such specified improvements useful. The developer is responsible for obtaining a written agreement with the City Engineer to defer improvements (YMC § 12.01.060). Improvements must be constructed or bonded prior to final plat approval. 1 RECOMMENDATION The HearingExaminer recommends to the Yakima CityCouncil that the proposed 31 -lot P P Yakima Development, Inc. 20 Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 DOC. INDEX RECEIVED AUG 2 8 2008 CITY OF YAKIMA PLAWNIllv preliminary plat of "Applebrook" be APPROVED in accordance with the details described in the application and in the related documents which are assigned file numbers PREL PLAT #2-08 and EC #6-08, subject to compliance with the following conditions: 1) The applicant is authorized to have the long plat prepared by a professional land surveyor in accordance with the provisions of Chapter 14.15 of the Yakima Municipal Code. The final long plat shall be substantially the same, with regard to lot sizes and layout, as the preliminary long plat. The following items shall be completed prior to the Administrative Official's approval of the final long plat. 2) A current title certificate shall be submitted to the City of Yakima, Department of Community & Economic Development, consisting of a report listing all parties having any interest in the subject property and a legal description of the subject property. 3) All access and public utility easements including drainage, irrigation, water and sewer running through this site shall be shown on the final long plat. 4) All addresses as follows shall be clearly shown on the face of the final long plat as required by RCW 58.17.280. A note shall be shown on the face of the final plat indicating: "The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima, Code Administration Division, is responsible for the confirmation or reassignment of addresses at the time of building permit issuance." Phase 1 Phase 11 Phase III Lot 5 7507 Crestfields Rd Lot 1 7402 Coolidge Rd (existing) Lot 13 7508 Lyons Ln Lot 6 2106 S 76th Ave Lot 2 7501 Crestfields Rd Lot 14 7506 Lyons Ln Lot 7 2108 S 76th Ave Lot 3 7503 Crestfields Rd Lot 15 7504 Lyons Ln Lot 8 2110 S 76th Ave Lot 4 7505 Crestfields Rd Lot 16 7502 Lyons Ln Lot 9 2112 S 76th Ave Lot 20 2112 S 75th Ave Lot 18 7503 Lyons Ln Lot 10 2200 S 76th Ave Lot 24 7504 Crestfields Rd Lot 19 7501 Lyons Ln Lot 11 2202 S 76th Ave Lot 25 7502 Crestfields Rd Lot 30 2203 S 75th Ave Lot 12 2204 S 76th Ave Lot 26 2107 S 75th Ave Lot 31 2205 S 75th Ave Lot 17 7505 Lyons Ln Lot 27 2109 S 75th Ave Lot 21 2113 S 76th Ave Lot 28 2111 S 75th Ave Lot 22 2111 S 76th Ave Lot 29 2201 S 75th Ave Lot 23 7506 Crestfields Rd Yakima Development, Inc. Preliminary Plat of "Applebrook" South 76th Ave. & Coolidge Road Prel Long Plat #2-08, EC #6-08 21 DOC. INDEX # G _/ RECEIVED 1 AUG S 2008 1 CI%�� OG VOA 5) Irrigation Approval shall be shown on the face of the final plat. R ' 6) All property access and street standards shall meet or exceed Yakima Municipal Code Development Standards under Chapter 12 05 and Urban Area Zoning Ordinance requirements under Subsection 15 05 020(H) of the Yakima Municipal Code. 7) All lots within the plat shall be served with public sewer and water (YMC §§ 12.03.010 & 12.04.010). 8) A dry sewer line shall be installed at the south end of this development from the east to the west end as required by the City of Yakima, Wastewater Division. A sixteen (16) -foot public utility easement shall be granted on the west and east sides of the property at the south end for the extension of wastewater and other utilities (YMC § 12 02.010, 12.03.020 & 12.04.020) An eight (8) -inch sewer line shall be extended to the west property boundary in the public utility easement. 9) Eight (8) -foot -wide utility easements shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight (8) feet in width, or twice the buried depth of the utility, whichever is greater (YMC § 12.02.020). 10) A note shall be shown on the face of the final plat indicating that the property is near agricultural land uses (YUACP page II -7). ' 11) The twenty (20) requirements of the July 23, 2008 MDNS shall be completed or complied with prior to final plat approval. ' 12) All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 13) Preliminary approval of this long plat shall be valid for a period of five (5) years from the date of the City Council's approval of the preliminary plat. DATED this 28th day of August, 2008. ' Gary 11/417euillier, Hearing Examiner Yakima Development, Inc 22 Preliminary Plat of "Applebrook" South 76th Ave & Coolidge Road Prel Long Plat #2-08, EC #6-08 DOC. 1 INDEX 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 u YAKIMA DEVELOPMENT, INC. "Plat of Hannon Heights — Phase One" FLP#004-09 EXHIBIT LIST CHAPTER D Vicinity Map eli-:A" . • 1.- .-.gi",- •!...., tIN, : '' .; ' '% -C. s P ' 2'' ' e. " '' :'''' -I; .7- . '6. ,. ' ,,,,` %:‘,.• , , , ' ,,..o, --,, '',,, '=:.4 • . ' - q;,....W';'. D-1 Vicinity Map 11/18/2009 1 1 Vicinity Map for FLP#004-09 1 of 1 009• n0. ry. r20 490 ••m C ootia?�rd .1.0 •9m a. 40, '09r .am n91 '002 rtes •i0 MIL nor n09 •00] •n• 2200 :922 •0120 2294 401 0100 •00. n00 '11' Occ de 171 Rd 100 1, in. J 1792 "Scale` - 1.4000 ape 09, C am 2101 •0 - ••01 2202 2294 4 2200 - n71 2209 2292 1700 2921 a b E 4 aw r02. 1200 •9122 Oxide nta I r n01 •a2 2204 •202 City of Yakima, Washington File Number: FLP#004-09 Yakima Development, Inc. Owner: Jeannie Hannon Applicant: Request: Final plat approval for PSP#002-08. Location: Vic. S. 76th Ave and W. Coolidge Rd Parcel Number(s). 18133234405,18133234406 Subject Area Site Property Notification Area NOTIFICATION OF LAND USE APPLICATION Contact City of Yakima Planning Division at 509.575.6183 City of Yakima - Geographic Information Services - Wednesday, November 18, 2009 Map Disclaimer Information shown on this map is for planning and illustration purposes only The City of Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. DOC. INDEX # D- 1 11/18/2009 2.45 PP 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 YAKIMA DEVELOPMENT, INC. "Plat of Hannon Heights — Phase One" FLP#004-09 EXHIBIT LIST CHAPTER E Final Plat C't,vAi;� �%•' 2'+C y',•; St5�'M1: T�T7��?v..I.i +s:I�NDEX%,ftN Si ,4..�1' • ' �":L;`r .,Fr> .&Mfr:: ^,S'; ':+4;1 tr .i-r2�t, tsl Y:'^ !+`� e'fti'ti'r:i N�'r.,..i lei ::.:�„,„ 3 r3 1,,,:., as "= � 'a �PJ^6>I^:i.: h k 'tki` -a „.y�: �'i;'h;.es,^.'Y;��, '.:” 4 1 �: 1s � Y%r.. .'i J f� �` , a q{f`; t ,. � . t rr " ,�!,, E. `S',? .. � wh K�e�ut'k;xua,„ p ,A(�T w..�rsih?n"ati,... �„?�,� ir',,,� "k'4 �, .,rr .i.^. :k;:,. DATE;;y u� ',?.,,1, E-1 Preliminary Plat — "Hannon Heights" (formerly "Applebrook") 06/09/2008 E-2 Final Plat of "Hannon Heights — Phase One" 11/18/2009 MI s 1---- EN 1— N EN MS MN 1 1 M MN MI HANNON HEIGHTS, PHASE 1 LOCATED IN THE SOUTHEAST QIJAR HER OF 171E SOlm(WEST QUARTER SECTION 32, TOWNSI UP 13 NORTH, RANCIE IA EAST, W M. CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON. DESCRIPTION 1E113D➢-34406 LOT 2 Of THAT CERTAIN SHORT PLAT RECORDED JULY 15. 2008 UNDER AUDITOR'S FILE 110 7610050 RECOIDS Of YNIU. CO1N7Y WASHINGTON. C oy _<_ IEILCADLX AND WAJ R C)F Cl 44118 1461014 AU PERSONS BY THESE PRESENTS THAT .ENTAIL KAY HANNON. A5 OWNER, AA 121044* DEVEL01EN1 INC., A MACH CORPORATION, A5 PURCHASER, ARE TIE ONLY PARTIES HANMG OWHER9IIP INTEREST 111 1110 LAND HEREON DESCRIBED: HAI( WTI THEIR FREE CONSENT AIA IN ACCORDANCE WTI THEIR DE9RE5 CAUSED THE SANE 10 BE 9NVEYED NO PLATTED AS SHOOT HEREON: DO HEREBY DEDICATE THOSE ROADS ANO/OR 810115 -0F -WAY 910621 HEREON A5 PUBLIC DEDICATORS TO TE USE Of THE PUBLIC: DO HEREBY WNW ON BERME Of THEMSELVES A/10 MEN SUCCESSORS N N/ERE51 ALL GAYS FOR ONIACE5 AGAINST Ott or YAK.. AND Ally OTTER GOVERNMENTAL AUTHORITY *004 0*7 BE OCCA9(FED TO THE ADJACENT LAM BY 111E ESTABLISHED 00N51RUCTON, DIRNNAGE AND MAINTENANCE cr SAA DEOCATE0 ROADS ANO/0! RIGHTS -0f -RAY; Do HEREBY GRANT A. RE0E64E THE EASEMENTS AS 91081 HEREON fat TE USES INDICATED KAY HANNON ACKAKALEOCeitiaTIS. NIA OE CPUENT INC 20:1 MORN RE AOOIESSE5 910M1 OH 1105 RAT AR( ACCURATE A5 OF TIE DATE Of RECO TOO, BUT YAY R 9/ELECT TO CHANCE. THE CITY Of YAKIMA 61014040 CODES DIN90N 15 RSMINBBLE IDI THE CO60WlATKN OR REAS90rEN1 Of A00RESSE3 AT THE Twit Of BUFFING Palm a ISSUANCE STATE OF WASHINGTON COL,ITY Of MENuA { 55 �// / BEFORE IE nos /M'/,l JEDAY Of .i ,ii 200 PERSDNAU.Y APPEARED .EANNE KAY 444)34 N. 1040591 TO ME TO BE 111E PERSON N, AIA MIO E D 010 00016 OISIRU0ENT, AND ACKNOWLEDGED 10 1E THAT 910 5KNED OE 5444E A5 TER FREE AND VOL TARP ACT AND DEED FOR 510 PURPOSES THEREIN UENn0E0. ,•"M IN NTNE55 WIIJEOS I NAI( 110' TO SET MY NANO AND AMMO MT OPTION. SEAL. :1'04 1:/6 NOTARY PUBLIC111( STATE a WASHINGTON. RESIDING AT ),(4cL4r4 Ire CawaSSICN ExPEW5 raors. cif rotak•o—b.,...,2&? STATE Cr WA941NG1044 COUNTY Of Y7J(IA U 55 044 THI5 1(Fl� DAY OF A LEO✓ 20 w1 BEFORE ME 121E 010(0904E0, A VOTARY PUBLIC IN NA FOR 040 STATE aE WASHINGTON, DULY COUYIS9ONED AND SWORN. PERSONALLY APPEARED ZOEL MORIN 10 IE KR40921 TO BE OE AGENT Q TNIYA DEVELOPMENT INC., THE C0FPORAI1014 THAT EOENTED TE M1HW AND FOREGOING IN5IRIAENT AIA ACKNOM.LDGED 5210 INSTRUMENT TO BE TIE FREE ARO \ULUNIARY ACT NA DEED Cr SAID CORPORATION FOR TE USES AD PoRPOSES 11EREN 0ENTONE0 AND ON OATH STATED THAT HE 45 AUTHORIZED 10 EXECUTE 040 540 INSTRUMENT, ANO THE SEK AFFIXED I5 THE SEAL Of SAID CORPORATION. IN NM( 5) 021000/31 JIAV( HEREUNTO SET MY HAND AND 000* SEAL 174E DAY AND YEAR FIRST ABOVE *RITTER T ` I NOTARY PUBLIC IN AND TOR 1110 514111 a WA941NGi04, RESIDING Al YAKIYA-11ETCN IRRN:ADON DISIRICI. UY comoRSSION (XPEE5 42-4.4941) TIE PROPERTY DESCRIBED HEREON 15 144401.14 OR IN PARI 46004 114E BOUNDARIES Of THE YAKUA-1ETON ROICA001 DI510C1 I HEREBY CERn1) THAT THE IRRIGATION EASEMENTS AND 00115-16-081 940064 01 MIS PUT NW ADEO/A10 TO SERVE AL LOTS LOCATED 'AMR n05 PUT OW0/ ARE 071ER40 ENn0EO TO NRICA110N WATER UNDER 114E CREAM1N0 RULES 214 REGULAn045 OF 11E 0151111(7 I ALSO CERTIFY THAT THE R9CAn0N EASEMENTS ATO RIO415-06-WAY AMIE ADEOUAIE TO 'DIMWIT IRRIGATION WATER THROUGH 1185 PUT TO 0114ER ADJACENT LAND EHnnEO 10 IRRIGATE. WARP UNDER THE OPERAING RULES ARO REGULATIONS Of THE DISTRICT. I FLIRTER CERTIFY MAT: THI5 PLAT CONIANS CCUPLER RRICAl10H 0151RBUTIOH 0A0EJ1ES IN ACCORDANCE 0271 705 MI -PICTS 5TAOAPA5 �(R, 0'r PN4A4E E P00445045 ACCEPTABLE TO THIS 051RIC1 HAVE BEEN MADE BY COVENANT 2110 AGREEMENT FGR COMPLETED OR/CATCH _DISTROWU0OH 4*0141ES 10 AL LOTS: 5A0 *GEE410N1 I5 FILED SUPPLEMENTAL 10 0115 RAT, OR, _nlE (0011110 IRRIGATION OSIR19JTI04 FACILITY 15 A0E00A1E TO DEET n115 REWIRE/4E41T OR, ARE IN WHOLE OR IN PART, NOT CLASSIFIED AS '10010ABIE LANG BY DNS DISTRICT AND/OR ARE NOT 0 TO IRRIGATION RATER 11440ER DIE OPERATING RN115 AND REGULATIONS OF 705 DISTRICT. BY YAKWA-TElON IRRIGATION DISTRICT I MREBT CERT'? THAT ALL CHARGEABLE REGULAR AND SPECIAL 055E55UEN15 COLLECTIBLE 0Y 1105 0F710E n1A1 ARE DUE AIA OMNG ON THE PROPERTY DESCRIBED HEREON. ON 11E DA OE TNS CERTIFICATE, 1 SE BEEN PAO 11115�DAY OFJ.E»lELE011EL, 20 OR APPROVALS APPROVED MIs DAY Of APPROVED THIS DAY OE 20 CITY Cr YAKIMA 9/8001901 AOW51RA10R APP0OI0O 114I5 DAY 0f 20 11008. 0TY COINOL. MAYOR :a .i E . IRRIGATIDN DISTRICT TR SURER. 11*040A 20 0TY a YNIMA ENGINEER MEASURER'S CERTIFICATE HEREBY CERT4Y THAT ALL CHARGEABLE REGULAR ARO SPECIAL ASSESSMENTS 00(40(TOLE BY 1165 00140E THAT ARE DDE AO OWN( ON THE PROPERTY DESCRIBED HEREON, at nit DATE Of TIS CERTIFICATION NAVE BEEN PAID DATED 1145 DAT Of 20 YN40* COMITY 1R000&10ER'S 004100: W 1/4 COR. SEC. 32 BC MARKET 0623 FOU10 LCA 2w-267 R F SW 1/4 SECTION 32 TMP 13 NORT11, RAG. 13 EAST,W.U. CORNERS VISITED JAN. 2006 5 00112'13' E 284.20' CENTER RC1K04 32 AIL CN N 0401. CASE FORA LOR 753)621 432210' AI R 5CL)01 1/18 Cdl, 5 601454. C 1322.10'• 284.11 1322 06', W 1322.04' ■ ll WS II641 ■ UM111 ill 03' 661.02' N 661.02' 5 807344 E 5w COR. SEC. 32 7' 5010 PN FOND LCR 20-563 2644 IM SURYEIGPL EFRTIFICAIE TIS YAP CORRECTLY REPRESENTS A SURVEY MADE BY LRE CR NEER MY DIRECTION N ACCORDANCE MM 7110 REOLRREMEN1S OF THE SRVEY RECDANG AOi AT 114E REOIES1 OF ZOEL WOW N .AFT 2000. I FURTER 046161 THAT D65 PUT 15 BASED WON AI ACTUAL SURVEY. THAT DE 07STANLE5, COURSES AND AR0E5 ARE SHORN HERON CORRECTLY, AND MAT 17* MGA/u(015 NA LOT CORERS HAVE REN SET ON THE 010160 A5 9104141 HEREON. SURVEY M40111E0 0TLI2040 STANDARD FELT PROCEDURES NTH TOPC01 RM CPS AND TOROTH GRT -9003A YEE1N0 THE REQA6EMEN15 O< MAC 332-130-000 MING CERTIFICATE FILED FOR RECORD THIS DAY OF 20 AT _ M. UNDER AUDITOR'S FILE 210 CORKY MATTINGLY YAKIMA COUNTY AUDITOR, BY DEPUTY RECORDS OF YAKIMA COUNTY WASHINGTON. CFH. 5044 TI 1/18 CCN $ 1/4 COR SEC. 32 R.R. SPINE FOUND LO 204-561 SIMET 1 OF 2 224222L01.0W° DATE I I/11/09 Thomas F. Upton PToFewioo.l Lend Surveyor PD BON 2514, 1NIUA. WA91NCT01 06004 11. (500) 576-044). Fee (509) 452-0501 TNI Fr.. 1-663-516-0441 r 1322.06' 500111 1/16111 COR. 1 SW COR WI 20 CROWN POINT AF 7624202 / 2 o93 z-� 140 D1' 88 87 6 10.200 el 2106 5 76th AVE. 110 64' HANNON HEIGHTS, PHASE 1 LOCATED IN THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER SECTION 32, TOWNSHIP 13 NORTH, RA11OE 18 RAST, W.M. CITY OF YARCNIA, YAKIMA COUNTY, WASHINOTON. _ _ 5 09'3301 E ALIGNMENT CENTER LINE 5 09'11'59' E 264411' '- -- - - - LAND LINE 16 96' 5 11,689 64 7507 CRESIFIE11/5 RD 10' PUBLIC 10tH& & N 9D'01300' E I I 1 1/" IRRICA DON EASEMENT 7 9,835 of 2106 5 761h AVE IE 00.31' - - CRESTFIELDS ROAD 1 913, 131 63' COOLIDGE ROAD N 89'70'00' W 110 76' ASPHALT DRIVE o ENCROACHES INWARD 108.98' N 9E300'00" E 8 to 9,609 al 2110 5 78th AVE 09 00' 9010''00' E IP 10' -1 9 F 2112 S 1611, AVEZ� N 9000'00 E �r'3 109 02' 10 9.613 al 2200 s 76th AVE. TA NOB FOR OB LL WATER 1 `-N 9000'00' E- rh -109 05'- LOT 1 ORCHARD ESTATES 9941 al 2202 5 761h AVE. 90:8 -11 2311,177 01 505 CRESIFIELD5 RD 5 90'00'00' 114.30' 22 11.072 aT 2111 S 76111 AVE. 5 90'00'00" 114 30' 114 30' 5 90'00'00 17 11.109 ,5 7505 LYONS LANE 6 EASEMENT FOR PRIVATE 1� SEWER FORCE MAINS 5 8920'00" E 63 49-"- 8 00 9' 800 6549' 89' 11 20' N 222.9" LYONS LANE 90'00'00" E . �_ \ 27.6 90.93 EASEMENT FOR TEMP. TURN AROUND 12 10,916 el 2204 5 76th AVE 5 89'3303' E (N 691350' w CROWN 70141) 521 02' EXISTING RIGHT OF WAY 313 69 EASEMENT FOR P001.16 UN 01E5 PER SHORT PLAT NO 7619659 TO REMAIN 21 15,649 at 2113 5 76th AVE. TRACT A NOTE AGRICULTURAL LANG USES ARE NEARBY 5 89'20'00 W 271 18' EASEMENT FOR PUBLIC U1810E5 & IRRIGATION PURPOSES EASEMENT FOR PRIVATE W w SEWER FORCE MAINS 13 9,679 of 7508 11055 17141 T08 00' 97 00' �r UNPLA1 TED EASEMENT F011 PUBLIC 11111IDE5 & IRRIGATION PURPOSES PER SHORT PLAT N0. 7619859. HEREIN ABANDONED - L015 12 k 13 & 111E WEST 297' OF TRACT "R ONLY 297 06' 891511" E 661.02' 456 02' R 1\ 1O 101- 1 I� Is I0 1 `i- UNPLATIED soup+ UNE TRACT 0 CROWN paw 1 AF 7624202 RI d GRAPHIC SCALE 25 50 EASEMENT FOR PUBLIC URLI11E5 k IRRIGATION PURPOSES PER 5110RT PLAT NO 7619659, 10 REMAIN I__ 158 98' REBAR & CAP / (1571579) FOUNO ( 1N FRET ) 1 Inch - 60 ft - 651 l 561 03' CEN. Boum 1/161H l:OR CURVE TATTLE CURVE DELTA RADIUS ARC CHORD BEARING CI 9010'00' 25 7L 40.39' 36.37' N 44'17'59' W C2 9000'00 25.71' 4039' 36 37' 5 4512'01" W C3 4'15'06' 714.00' 52.98' 52.97' N 02'49'34' E C4 415106" 689 00' 51.13' 51.12' N 02'4914' E C5 4'15'06" 739 00' 5404' 5483 N 02'4734" E C6 4'57'07" 714 00' 61.71' 51.69' 5 02"2814" W C7 1'0413" 739 00' 13.85' 13 8¢' S 0424'51" W C8 31735' 739.00' 50.00',9.99' 5 011611" W C9 134308" 069.00' 8.24' 8 24' 5 041614' w C10 9316'00' 25.00' 40.84' 3845' 5 4212'00" E 011 90'40'00" 25 00 39.56' 35 56' 5 45'20'00" W C12 8920'00' 3000' 48.77' 42.18' S 44'40'00' E C13 0910'00' 50.00' 77.96' 70.30' 5 44'40'00" E 1114 37'24'29" 70.00' 45.70' 49.89' E C15 20'54'25' 70.00' 25.14' 25 00' _S___18'42'14" 5 4141'42" E C15 317305" 70.00' 38.30' 37.83' 5 1319'27" E i 1 81 DENOTES 1/2" REBAR MIN CAP (1512398) SET. • DENOTES 1/2' REBAR 9101 CAP (1512398) FOUND 8(956905 SHOW BY THIS SURVEY ARE RELATIVE TO 011 NORTH UNE OF THE 5067HWE54 QUARTER SECTION 32 A5 BEING SOUTH 8902'11 EAST. p" EXPIREg�t MIST OF 3 07657FlOIDWO DATE 11/1149 Thomas F. Upton Paolkulo4d lid 8m.oyoo PO BOX 2511, YAKIMA, WASHINGTON 98907 1010 (509) 578-0441, Foe (509) 457-0551 1491 Free 1-860-576-0441 1E11 OM 111111 MN =II MN 1E11 11•11 Ell =II NMI OM 1•11 INS MO MIN MIK .10 OR 119 1/4 DE 1/4 Or 1/4 smog 32 GRAPHIC SCALE (l 9937) I IWC 40 A 4ATQM MO 99`99 CP oS1140 IOP119 Cv(maJC bona PAYDOIT I2.3 *bar r1OTn1 OF Wo 1315 F y . ca mio10 IAYO,pr 11 4077'09' COLO! -PAOPCRD Gorr OF 141 MOO 90X7 Cr 1149 THE PRELIMINARY PLAT OF APPLEBROOK LOCATED N 114E SE 1/4 88 1HE SW 1/4 OF SECTION 32. TONNSKP 13 NCRT11, RANGE 18 EAST. 9.14. COOUDGE ROAD EOSna DAM 70 94997 OAMt90 aro os OVER TID NK - TO & Nbt 40T' ADAMODIED 1 111101 9U6oM9011 MNlOYOIDIA AMC N PUCE O RCA11011 SOX D OJO, 199 LOT 1 Y1 t 03-99 OXT MT MDl322-14019 2 1125'8t' E MLOs 191222 -NOM CURRENT LAND USE LAND USE CLASSIFICATION WATER SEWAGE DISPOSAL . . . . UTILITIES .. RIGHT OF WAY — EXTERIOR — INTERIOR STREETS — EXTERIOR — INTERIOR STREET LIO{TS — + --4( SIDEWALKS — INTERIOR — EXTERIOR SURFACE RIFF IRRIGATION . BUILDINGS DRCHARD R-1, SINGLE FAMILY NOB HILL WATER ASSOCIATION CITY OF YAKIMA UNDERGRCUND PUBLIC DEDICATION PUBLIC DEDICATION ASPHALT PAVING, BARRIER CURBS ASPHALT PAVING, MOUNTABLE CURBS CITY STANDARD OR APPROVED ALTERNATE 5' BOTH SIDES 7' SOUTH SIDE COLLIDGE ROAD DETAINED ON SITE VIA PITS OR WALES YAKIMA—TIETON IRRIGATION DISTRICT SINGLE FAMILY RESIDENTIAL BUILDING SET BACKS , . . , PER UAW (I5-05-0I0=1D_ RECEIVED DENSITY 1 USES ALL BE SII FAMILY RESIDE:WU N 0 9 2008 LESS EXIST R/V lit LESS DEDICATION 7.557ACRES CITY 0� YAKIMA TOTAL AREA PLANNING DIV. 4. 1 DWELLIPIG UNITS PER NET RESIDENTIAL ACRE LEIML-111:221MULIASZISSIZtLEMICELMUSWNIM 114E 193R1HNt5T 88J4&RR Of DIE SOUTIEAST QUARTER OF 111E SWIHMEST QUARTER OF SEC1g6 32. 10101901 13 NORM RANGE 18 EAST, NAL EXCEPT DS NORTH 25 FEET FOR ROAD. !Oa MOWN MOW. DEVELOPMENT. INC 322 NORTR 29UY AVENUE TAg1MA. MA. 98902 PRONE (509)386-9332 RECO 'MOWS F. UPTON. PLS 1140YAS F. UPTON SUtV£1P(0 P.O. BOX 2514 TARO9A. NI. 96907 PHONE (500)579-0441 MUMMER EA19E K. HA NON YMCA. 98. 98908 PHONE (809)965-1160 OSEMZE DOR E COVEL PL DLC. DODIEE19IO SEANCES 4805 CASTLE/EP YAR04A, WA. 915908 PHONE (509)905-0751 No1Em DISTANCES 940111 ARE SCALE DIYEN9063 06.1 AND 940U1D BE 02K9DERED AS APPROXIMATE LOT AREAS SOME INCLUDE PORTIONS ENCUMBERED BY NE VARIOUS EASEMENTS. MAXIMUM STREET GRADES 3 3 t MDYMJM SERER DUDE 0.5 X RWCA710N USTRIBUTlON SYSTEM TO 10LL0W REAR LOT ONES 31 LOTS IONIIRM LOT 512E PERMITTED BY ORDNANCE 7.000 S0 FT IMAM LOT SZE PROPOSED 8.802 SO FT. AVERAGE LOT 99 PROPOSED 10.824 SO FT. 901E CONTOURS BASED ON YAKMA COUNTY DATUM (NAV) 29) PROP0540 WATER AND SEMEN LANES ARE CONCEPTUAL OK.Y, EXACT LOCATOR TO BE DETERMINED N CONJUNCTION 48TH ENGINEERING AND OESCN PHASE TO MUM. EIRE HYDRANTS ANO STREET UGHTS 111(1 BE LOCATED DURING DESCH AND ENGINEERING PHASE CASCADE CAS, PA@IC PORE& OYIFST AND AT&T 1ACU1195 ARE PRESENTLY ADJACENT TO PROPERTY; SPECIFIC AND INDIVIDUAL FEATURES ARE N0T 94064. O 070 RD APPLEBROOK Men' 2T E. OSLm9C AK OC II0OAL AVE VICINITY MAP no scale 88' 979999 2711089 v vanaNaltei Av6 ONb68C OWE NAN TO TOP R OMs b 000,0x[ NOLO a0' 11 119' as LOTS 12-19 AND 29-31 ARE TO BE SERVED BY INDIVIDUAL SEMEN GRADER PUMPS 01501ARfva4C 70 PROPOSED ON-9TE GRAVITY SEWER. Y OAA F AO (COVAC10 0010 r COO (9299010 OOTQ COOK= SWAM* ROADWAY SECTION Thomas F. Upton PTOlndmd (vee Surveyor PC 0479 Ill WOK. 18L9.9la 94097 91, (999) 976-0444 Ps (001) 402-1961 id 9u.. 1-6 8-176.-Mq 0A2269612 276212022W0 oc4 INDEX # (.-