HomeMy WebLinkAboutR-2009-092 Washington Heights Phase 1 - Final Long PlatRESOLUTION NO. R-2009-92
A RESOLUTION approving the Final Plat of Washington Heights Phase 1, a 24 -lot
subdivision in the vicinity of S. 76th Avenue and W. Washington Avenue
and authorizing the Mayor to sign the final plat
WHEREAS, by application (Preliminary Long Plat #6-07) dated September 17, 2007,
Sullivan Rowell (hereinafter "Developer") requested that the City of Yakima allow the
Developer to subdivide approximately 11.9 acres of Single -Family Residential zoned property
into 24 lots (Yakima County Assessor's Parcel No. 181322-44051) located in the vicinity of S.
76th Avenue and W. Washington Avenue, Yakima, WA; and
WHEREAS, on April 30, 2008, the Hearing Examiner held an open record public hearing
to consider the application for the 24 -lot subdivision; and
WHEREAS, on May 14, 2008, the Hearing Examiner issued his Recommendation for
approval of the preliminary plat subject to conditions; and
WHEREAS, at its public meeting on July 1, 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 of the preliminary plat, 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 Washington Heights Ph. 1, consisting of three sheets
depicting the subdivision located in the vicinity of S. 76th Avenue and W. Washington Avenue,
is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant
shall file the final plat for Washington Heights Ph. 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 meeting 1-f day of uly, 2009.
ATTEST:
David dIer, Mayor
City of Yakima, Washington
Department of Community & Economic Development - Planning Division
Final Plat Staff Report
City Council Public Meeting
July 7, 2009
Final Plat Of Washington Heights
Phase 1, A 24 -Lot Subdivision,
Submitted By Sullivan Rowell
) Final Long Plat #003-09
) Staff Contact:
) Kevin Futrell, Assistant Planner
Background And Summary Of Request: Washington Heights is a preliminarily approved long
plat calling for the subdivision of approximately 11.9 acres of Single -Family Residential (R-1)
zoned property into 24 lots. On July 1, 2008, City Council accepted the Hearing Examiner's
recommendation to grant preliminary approval, subject to conditions. Phase 1 is a plat all in itself-
Additional long plat subdivisions (Washington Heights) will also follow at a later date.
The City Engineer's office has reviewed and approved all necessary designs and engineering and
indicates that the required improvements are installed and inspected or that the required financial
security is in place to secure their installation. The 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. The
Planning Manager has signed the final plat. Staff, therefore, recommends acceptance of the final
plat and adoption of a resolution authorizing the Mayor to sign the final plat.
Conditions Of Approval: The applicant is required to complete all site improvements listed as
conditions in the Hearing Examiner's May 14, 2008, Recommendation. The conditions that must
be met before the final plat can be approved include the following:
1) Approval of the proposed preliminary plat by the Yakima City Council would authorize the
applicant to have a final plat prepared by a professional land surveyor in accordance with the
provisions of YMC Ch. 14.20. The final plat must be substantially the same, with regard to
lot sizes and layout, as the preliminary plat approved by the City Council. The final plat shall
comply with all the final plat requirements set forth in the City's subdivision ordinance,
including without limitation the following:
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. Two cul-de-
sacs are provided which were not shown in the original plat approval, but are required by
the International Fire Code under Appendix D for dead end roads longer than 150 feet in
length. The plat requirements as noted below have been fully complied with.
A) A current title certificate shall be submitted to the City of Yakima, Department of
Community and Economic Development, consisting of a report listing all parties having
any interest in the land to be divided and a legal description of the land.
Status: A title report has been reviewed and accepted by the City of Yakima, Planning
Division.
1
Washington Heights Ph. 1- Final Long Plat - FLP #003-09
B) All access and public utility easements including drainage, irrigation, water and sewer
running through this site shall be shown on the final plat.
Status: All known and required access and public utility easements running through the
site have been shown on the final plat.
C) All addresses specified by the City of Yakima Code Administration Division must be
clearly shown on the face of the final plat as required by RCW 58.17.280. A note shall be
- shown on the face of the plat stating that "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."
Status: 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.
2) If the developer intends to relocate the easement and sewer line serving the West Valley
School District, the developer must make arrangements with the City of Yakima Sewer
Division and the West Valley School District.
Status: The developer has relocated the sewer line serving the West Valley School District
and the relocation has been approved by the City of Yakima Engineering Division.
3) All nineteen (19) requirements of the April 14, 2008, MDNS shall be satisfied; those
requirements are as follows:
1. The proponent shall contact Department of Ecology prior to construction to verify if
Stormwater Pollution Prevention Plan and NPDES permits are required, and obtain
permits if necessary. The proponent shall provide the City of Yakima a copy of all
required permits.
Status: This requirement is enforced by the Department of Ecology. No information was
provided to show that the NPDES permits were inquired about; however, if they weren't
Ecology regulates these construction stormwater permits
2.. Prior to and during construction, the applicant shall obtain any permits required by the
Washington State Department of Ecology for surface water diversion and water use.
Status: 'Enforced by the Department of Ecology.
3. Complete stormwater design plans, specifications, and runofUstorage calculations
supporting the stormwater design shall be submitted for review to the City of Yakima,
Engineer, prior to construction. All stormwater shall be retained onsite.
Status: This was reviewed by the City Stormwater Engineer.
4. The developer must construct an infiltration pond on the west end of the property, which
shall be constructed within the band of soil 200 feet wide that follows the old creek bed
down the draw and placed so that the floodwaters are captured as they come down the
draw. The size of the pond shall be two acres with a minimum pond depth of two feet.
Washington Heights Ph. 1 - Final Long Plat - FLP #003-09
The bottom of the infiltration pond shall be over -excavated and filled with a two foot layer
of clean drain rock.
Status: This was reviewed by the City Stormwater Engineer. A modified design was
provided which met the Stormwater Engineer's requirements.
5. The Washington Heights development shall be designed to retain the 25 -year storm on-
site. The larger of the 25 -year three hour short duration storm and '25 -year 72 hour long
duration storm design should be used. The design of the drainage system must be
completed by a professional engineer, licensed in the State of Washington, and comply
with City of Yakima standards as well as those in the Stormwater Management Manual
for Eastern Washington.
Status: This was reviewed by the City Stormwater Engineer.
6. If Underground Injection Control (UIC) wells are used in the drainage design, the UIC
wells must be registered with the 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 before final plat
approval will be granted.
Status: Enforced by the Department of Ecology.
7. The Drainage Improvement District (DID) line shall be relocated (at reasonable depths)
with a line that meets or exceeds current capacity or an easement shall be granted for the
current location 16 feet in: width or twice the buried depth, whichever is greater. The
developer's engineer shall provide "As -Built" plans to Yakima County and the City of
Yakima prior to the County's acceptance of the construction. Any relocation of the DID
transmission lines shall be constructed in a way so as to not accept stormwater runoff from
the proposed development.
Status: DID easements were recorded for the relocation of the DID line (AFN 7645283 &
AFN 7645280).
8. "No Parking" signs shall be displayed in the area of the turn -around. The fire apparatus
turn -around area shall be striped.
Status: The Traffic Division has approved a sign plan.
9. Fire hydrants shall be installed within the development as required by the City of Yakima
Fire Department and Nob Hill Water Association.
Status: Fire hydrants were installed when the domestic water line was installed. Nob Hill
Water Assn installs fire hydrants based on City of Yakima's fire requirements.
10. Yakima Municipal Code, Title 12, development standard requirements shall be installed
throughout the development. Full frontage improvements shall be installed on both sides
of all newly created streets with a residential street, curb, gutter, five (5) foot sidewalk,
and street lights.
3
Washington Heights Ph. 1- Final Long Plat - FLP 1/003-09
Status: Engineering has inspected the site and approved of the required improvements.
11. The developer shall contribute a Pro Rata Share Contribution of $1,037 for the
improvements to the intersection of 72nd Avenue and W. Washington Avenue.
Status: This fee was paid on June 23, 2009.
12. Prior to final plat approval, fifty -foot public access easements shall be obtained and
recorded to cross the Yakima Valley Canal Company's right-of-way at the east end of the
subject property along W. Washington Avenue and W. Fremont Avenue.
Status: The required easements have been obtained for utilities and access across the
Yakima Valley Canal Company's property.
13. The twelve -inch sewer main in Fremont Avenue shall be extended through the proposed
development. The sewer line shall also be extended to the lots north of the proposed plat.
Status: Engineering has inspected the site and approved of the required improvements.
14: The sewer line serving the West Valley School District (WVSD) shall be relocated and an
agreement shall be obtained if the developer intends to use the WVSD sewer line.
Status: Engineering has inspected the site and approved of the required improvements.
15. Removal of vegetation by burning shall not occur on or off site.
Status: This requirement is monitored and enforced by the Yakima Valley Regional Clean
Air Authority.
16. Contractors doing demolition, excavation, clearing, construction, and/or landscaping work
on this project shall file a dust control plan with the Yakima Regional Clean Air Authority.
Status: This requirement is monitored and enforced by the Yakima Valley Regional Clean
Air Authority.
17. During project construction all contractors shall adhere to the City of Yakima noise
regulations regarding hours of construction. (YMC § 6.04.180)
Status: Construction is complete.
18. The site design for this project shall adhere to YMC Ch. 15.05 & 15.06 standards
including, but not limited to: parking, building setbacks, lot coverage, fence height, access,
& building height.
Status: To be enforced when homes are constructed
19. The proponent shall provide the City of Yakima with a copy of all required permits and
studies.
Status: The City has received all required permits that were anticipated
4
Washington Heights Ph. 1- Final Long Plat - FLP #003-09
Status: All nineteen requirements of the April 14, 2008, MDNS have been satisfied or
appropriate arrangements have been made to ensure that those requirements will be met.
4) All other applicable requirements of the zoning ordinance, the subdivision ordinance, the
development standards ordinance, the traffic concurrency ordinance, the final SEPA MDNS,
the City Council's final decision and any other applicable City ordinances or determinations,
although not specifically set forth herein, must be complied with in their entirety.
Status: All applicable requirements as setforth above have been complied with.
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
NDATION
The City of Yakima, Planning Division, recommends that City Council accept the final plat for
Washington Heights Phase 1 and pass a Resolution authorizing the Mayor to sign the final plat.
5
Washington Heights Ph: 1- Final Long Plant - FLP #003-09
SR HOMES LLC — Sullivan Rowell Properties
"Plat of Washington Heights — Phase One"
FLP#003-09
EXHIBIT LIST
City Council Public Meeting.
July 7, 2009
Applicant: SR HOMES LLC
File Number: FLP#003-09
Site Address: Vicinity of South 76th Avenue & West Washington Avenue
Staff Contact: Kevin Futrell, Assistant Planner
Table of Contents
CHAPTER A Resolution & Agenda Statement
CHAPTER B Staff Report
CHAPTER C Hearing Examiner's Recommendation
CHAPTER D Vicinity Map
CHAPTER E Final Plat — Washington Heights Phase One
SR HOMES LLC — Sullivan Rowell Properties
"Plat of Washington Heights — Phase One"
FLP#003-09
EXHIBIT LIST
CHAPTER A
Resolution & Agenda Statement
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Resolution — Washington Heights Phase One
07/09/09
A-2
Agenda Statement: City Council Public Meeting — Final Plat
of Washington Heights Phase One
07/09/09
0
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No.
For Meeting of: July 7, 2009
Item Title: "Closed Record" public hearing to consider the final plat of Washington Heights
Phase 1.
Submitted By: William R. Cook, Director of Community & Economic Development
Contact Person: Kevin Futrell, Associate Planner, 575-6164
Summary Explanation: On July 15, 2008, the Yakima City Council approved the preliminary
plat of Washington Heights Phase 1, subject to conditions. This long. plat subdivides
approximately 11 acres of R-1 zoned property into 24 lots. Those conditions have been fulfilled
and the applicant is now asking for final plat approval.
Resolution X Ordinance _ Contract _ Other X (Specify) Final Plat, Staff Report,
& Final Plat Drawings
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 if to be in substantial
conformance with the terms and conditions of the preliminary approval. The Subdivision
Administrator has also signed the plat.
YMC § 14.20.210 sets forth the following process for final plat approval:
A. Upon receipt of a proposed final plat, the City Council shall at its next public meeting set
a date for consideration of the final plat. Notice of the date, time, and location of the
public meeting shall be given to the subdivision applicant, .Surveyor, City Engineer,
Office of Environmental Planning, and the Yakima County Health Officer at least four
days prior to the date of the public meeting.
B. The City Council shall review the final plat during the public meeting and shall approve
the final plat if the Council determines that the final plat conforms to the conditions of
preliminary plat approval and applicable state laws. DOC
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C. Uponapproving any final plat, the City Council shall authorize the Mayor to sign the final
plat as evidence of City Council approval. (Ord. 98-65 § 2 (part), 1998)
Staff Recommendation: Staff recommends Council's approval of the final plat for Washington
Heights Phase 1 together with the adoption of the accompanying ordinance that will authorize
the Mayor to sign the plat.
Board Recommendation: City Council approved the preliminary plat of Washington Heights
Phase 1 on July 15, 2008, subject to conditions.
Council Action:
DOC.
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# A-'
RESOLUTION NO. R -2009
-
A RESOLUTION approving the Final Plat of Washington Heights Phase 1, a 24 -lot
subdivision in the vicinity of S. 76th Avenue and W. Washington Avenue
and authorizing the Mayor to sign the final plat.
WHEREAS, by application (Preliminary Long Plat #6-07) dated September 17, 2007,
Sullivan Rowell (hereinafter "Developer") requested that the City of Yakima allow the Developer
to subdivide approximately 11.9 acres of Single -Family Residential zoned property into 24 Tots
(Yakima County Assessor's Parcel No. 181322-44051) located in the vicinity of S. 76th Avenue
and W. Washington Avenue, Yakima, WA; and
WHEREAS, on April 30, 2008, the Hearing Examiner held an open record public hearing
to consider the application for the 24 -lot subdivision; and
WHEREAS, on May 14, 2008, the Hearing Examiner issued his Recommendation for
approval of the preliminary plat subject to conditions; and
WHEREAS, at its public meeting on July 1, 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 of the preliminary plat, 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 Washington Heights Ph. 1, consisting of three sheets depicting
the subdivision located in the vicinity of S. 76th Avenue and W. Washington Avenue, is hereby
approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the
final plat for Washington Heights Ph. 1 for record in the Yakima County Auditor's Office
(jc)res/ Washington Heights Ph. 1
DOC
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# 1q _
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 meeting this 7th day of July, 2009.
ATTEST:
David Edler, Mayor
City Clerk
DOC
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# A -I
SR HOMES LLC — Sullivan Rowell Properties
"Plat of Washington Heights — Phase One"
FLP#003-09
EXHIBIT LIST
CHAPTER B
Staff Report
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Staff Report
07/07/09
City of Yakima, Washington
Department of Community & Economic Development - Planning Division
Final Plat Staff Report
City Council Public Meeting
July 7, 2009
Final Plat Of Washington Heights
Phase 1, A 24 -Lot Subdivision,
Submitted By Sullivan Rowell
) Final Long Plat #003-09
) Staff Contact:
) Kevin Futrell, Assistant Planner
Background And Summary Of Request: Washington Heights is a preliminarily approved long
plat calling for the subdivision of approximately 11.9 acres of Single -Family Residential (R-1)
zoned property into 24 lots. On July 1, 2008, City Council accepted the Hearing Examiner's
recommendation to grant preliminary approval, subject to conditions. Phase 1 is a plat all in
itself. Additional long plat subdivisions (Washington Heights) will also follow at a later date.
The City Engineer's office has reviewed and approved all necessary designs and engineering and
indicates that the required improvements are installed and inspected or that the required financial
security is in place to secure their installation. The 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.
The Planning Manager has signed the final plat. Staff, therefore, recommends acceptance of the.
final plat and adoption of a resolution authorizing the Mayor to sign the final plat.
Conditions Of Approval: The applicant is required to complete all site improvements listed as
conditions in the Hearing Examiner's May 14, 2008, Recommendation. The conditions that must
be met before the final plat can be approved include the following:
1) Approval of the proposed preliminary plat by the Yakima City Council would authorize the
applicant to have a final plat prepared by a professional land surveyor in accordance with the
provisions of YMC Ch. 14.20. The final plat must be substantially the same, withregard to
lot sizes and layout, as the preliminary plat approved by the City Council. The final plat shall
comply with all the final plat requirements set forth in the City's subdivision ordinance,
including without limitation the following:
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. Two cul-de-
sacs are provided, which were not shown in the original plat approval, but are required by
the International Fire Code under Appendix D for dead end roads longer than 150 feet in
length. The plat requirements as noted below have been fully complied with.
A) A current title certificate shall be submitted to the City of Yakima, Department of
Community and Economic Development, consisting of a report listing all parties having
any interest in the land to be divided and a legal description of the land.
Status: A title report has been reviewed and accepted by the City of Yakima, Planning
Division.
Washington Heights Ph. 1 - Final Long Plat - FLP #003-09
DOC.
INDEX
1 5- I
B) All access and public utility easements including drainage, irrigation, water and sewer
running through this site shall be shown on the final plat.
Status: All known and required access and public utility easements running through the
site have been shown on the final plat.
C) All addresses specified by the City of Yakima Code Administration Division must be
clearly shown on the face of the final plat as required by RCW 58.17.280. A note shall be
shown on the face of the plat stating that "The addresses shown on this plat are accurate
as of the date of recording, but may be subject to change. The City of Yakima Cade
Administration Division is responsible for the confirmation or reassignment of addresses
at the time of building permit issuance."
Status: 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.
2) If the developer intends to relocate the easement and sewer line serving the West Valley
School District, the developer must make arrangements with the City. of Yakima Sewer
Division and the West Valley School District.
Status: The developer has relocated the sewer line serving the West Valley School District
and the relocation has been approved by the City of Yakima Engineering Division.
3) All nineteen (19) requirements of the April 14, 2008, MDNS shall be satisfied; those
requirements are as follows:
1. The proponent shall contact Department of Ecology prior to construction to verify if
Stormwater Pollution Prevention Plan and NPDES permits are required, and obtain
permits if necessary. The proponent shall provide the City of Yakima a copy of all
required permits.
Status: This requirement is enforced by the Department of Ecology. No information was
provided to show"that the NPDES permits were inquired about; however, if they weren't
Ecology regulates these construction stormwater permits.
2. Prior to and during construction, the applicant shall obtain any permits required by the
Washington State Department of Ecology for surface water diversion and water use.
Status: Enforced by the Department of Ecology.
3. 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 onsite.
Status:. This was reviewed by the City Stormwater Engineer.
4. The developer must construct an infiltration pond on the west end of the property, whieh
shall be constructed within the band of soil 200 feet wide that follows the old creek bed
down the draw and placed so that the floodwaters are captured as they come down the
draw. The size of the pond shall be two acres with a minimum pond depth of two feet.
DOC.
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# a._
Washington Heights Ph. 1 - Final Long Plat - FLP #003-09
The bottom of the infiltration pond shall be over -excavated and filled with a two foot
layer of clean drain rock.
Status: This was reviewed by the City Stormwater Engineer. A modified design was
provided which met the Stormwater Engineer's requirements.
5. The Washington Heights development shall be designed to retain the 25 -year storm on-
site. The Iarger of the 25 -year three hour short duration storm and 25 -year 72 hour long
duration storm design should be used. The design of the drainage system must be
completed by a professional engineer, licensed in the State of Washington, and comply
with City of Yakima standards as well as those in the Stormwater Management Manual
for Eastern Washington.
Status: This was reviewed by the City Stormwater Engineer.
6. If Underground Injection Control (UIC) wells are used in the drainage design, the UIC
wells must be registered with the Depattuient 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 before final plat
approval will be granted.
Status: Enforced by the Department of Ecology.
7 The Drainage Improvement District (DID) line shall be relocated (at reasonable depths)
with a line that meets or exceeds current capacity or an easement shall be granted for the
current location 16 feet in width or twice theburied depth, whichever is greater. The
developer's engineer shall provide "As -Built" plans to Yakima County and the City of
Yakima prior to the County's acceptance of the construction. Any relocation of the DID
transmission lines shall be constructed in a way so as to not accept stormwater runoff
from the proposed development.
Status: DID easements were recorded for the relocation of the DID line (AFN 7645283 &
AFN 7645280).
8. "No Parking" signs shall be displayed in the area of the turn -around. The fire apparatus
turn -around area shall be striped.
Status: The Traffic Division has approved a sign plan.
9. Fire hydrants shall be installed within the development as required by the City. of Yakima
Fire Department and Nob Hill Water Association.
Status: Fire hydrants were installed when the domestic water line was installed. Nob Hill
Water Assn installs fire hydrants based on City of Yakima's fire requirements.
10. Yakima Municipal Code, Title 12, development standard requirements shall be installed
throughout the development. Full frontage improvements shall be installed on both sides
of all newly created streets with a residential street, curb, gutter, five (5) foot sidewalk,
and street lights.
3
Washington Heights Ph. 1 - Final Long Plat - FLP #003-09
DOC.
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# B_
Status: Engineering has inspected the site and approved of the required improvements.
11. The developer shall contribute a Pro Rata Share Contribution of $1,037 for the
improvements to the intersection of 72nd Avenue and W. Washington Avenue.
Status: This fee was paid on June 23, 2009.
12. Prior to final plat approval, fifty -foot public access easements shall be obtained and
recorded to cross the Yakima Valley Canal Company's right-of-way at the east end of the
subject property along W. Washington Avenue and W. Fremont Avenue.
Status: The required easements have been obtained for utilities and access across the
Yakima Valley Canal Company's property.
13. The twelve -inch sewer main in Fremont Avenue shall be extended through the proposed
development. The sewer line shall also be extended to the lots north of the proposed plat.
Status: Engineering has inspected the site and approved of the required improvements.
14. The sewer line serving the West Valley School District (WVSD) shall be relocated and an
agreement shall be obtained if the developer intends to use the WVSD sewer line.
Status: Engineering has inspected the site and approved of the required improvements.
15. Removal of vegetation by burning shall not occur on or off site:
Status: This requirement is monitored and enforced by the Yakima Valley Regional Clean
Air Authority.
16. Contractors doing demolition, excavation, clearing, construction, and/or landscaping work
on this project shall file a dust control plan with the Yakima Regional Clean Air
Authority.
Status: This requirement is monitored and enforced by the Yakima Valley Regional Clean
Air Authority.
17. During project construction all contractors shall adhere to the City of Yakima noise
regulations regarding hours of construction. (YMC § 6.04.180)
Status: Construction is complete.
18. The site design for this project shall adhere to YMC Ch. 15.05 & 15.06 standards
including, but not limited to: parking, building setbacks, lot coverage, fence height,
access, & building height.
Status: To be enforced when homes are constructed.
19. The proponent shall provide the City of Yakima with a copy of all required permits and
studies.
Status: The City has received all required permits that were anticipated.
4
Washington Heights Ph. 1 - Final Long Plat - FLP #003-09
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Status: All nineteen requirements of the April 14, 2008, MDNS have been satisfied or
appropriate arrangements have been made to ensure that those requirements will be met.
4) All other applicable requirements of the zoning ordinance, the subdivision ordinance, the
development standards ordinance, the traffic concurrency ordinance, the final SEPA MDNS,
the City Council's final decision and any other applicable City ordinances or determinations,
although not specifically set forth herein, must be complied with in their entirety.
Status: All applicable requirements as setforth above have been complied with.
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
Washington Heights Phase 1 and pass a Resolution authorizing the Mayor to sign the final plat.
5
Washington Heights Ph. 1 - Final Long Plat - FLP #003-09
DOC.
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# B -I
SR HOMES LLC — Sullivan Rowell Properties
"Plat of Washington Heights — Phase One"
FLP#003-09
EXHIBIT LIST
CHAPTER C
Hearing Examiner's Recommendation
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Hearing Examiner's Recommendation
05/14/08
RECEIVER
Y 1 6
CITY OF YAKIMA
PLANNING DIV.
CITY OF YAKIMA, WASHINGTON
HEARING EXAMINER'S RECOMMENDATION
May 14, 2008
In the Matter of a Preliminary Plat
Application Submitted by:
Sullivan Rowell Properties, LLC
For a 24 -Lot Subdivision Located in the
Vicinity of South 76th Avenue and West
Washington Avenue to be known as
The Plat of "Washington Heights"
fj fjj
PREL LONG PLAT #6-07
EC #42-07
Introduction. The Hearing Examiner conducted a public hearing on April 30, 2008. A
thorough staff report presented by Assistant Planner Kevin Futrell recommended
approval of the preliminary plat with conditions. Applicant's representative Hayden
Watson testified in favor of the proposed preliminary plat and indicated that the
infiltration pond that will help address the potential for significant flooding on the
property will be constructed as a component of future phases of development on the west
edge of the entire property. City Surface Water Engineer Randy Meloy testified that the
City has made the applicant aware of the potential for significant future flooding on the
property. No testimony was submitted in opposition to the proposed preliminary plat.
Some written agency comments were submitted expressing concerns and suggestions.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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Summary of Recommendation. The Hearing Examiner recommends approval of this
preliminary plat subject to conditions.
Basis for Decision. Based on a view of the site with no one else present on April 29,
2008; the staff report, the SEPA MDNS and other exhibits, the testimony and the other
evidence presented at the open record public hearing on April 30, 2008; and a
consideration' of the applicable subdivision requirements, development standards and
consistency criteria; the Hearing Examiner makes the following:
FINDINGS
I. Applicant. The applicant is Sullivan Rowell Properties, LLC, 6601 West Deshutes,
Suite B, Kennewick, Washington.
II. Location. The proposed preliminary plat is located in the vicinity of South 76th
Avenue and West Washington Avenue. The parcel number is 181332-23005.
III. Application. This application was submitted on February 6, 2008 and was deemed
complete on March 5, 2008. The preliminary plat of Washington Heights, Phase I, would
create 24 single-family residential lots on approximately 11.9 acres of property zoned
Single -Family Residential (R-1). The lots would range in size from 8,937 square feet to
25,572 square feet. The proposed plat is immediately west of the Plat of Valleybrook.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
. S. 76`h Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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IV. Notices. On March 6, 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 April 30, 2008 public hearing were given
in the following manners:.
Posting of land use action sign on the property:
Publication of notice of hearing in newspaper:
Mailing of notice to property owners w/i 500 feet:
March 7, 2008
April 14, 2008
April 14, 2008
V. Environmental Review. The City's SEPA Responsible Official issued a Mitigated
Determination of Nonsignificance (MDNS) on April 14, 2008 with 19 mitigation
measures. No appeal was filed during the appeal period which expired on April 28, 2008.
VI. Transportation Concurrency. A Transportation Concurrency review under
Chapter 12.08 of the Yakima Municipal Code was completed on April 4, 2008. It was
determined that there is reserve capacity on all impacted arterial streets.
VII. Development Services Team. The Development Services Team meeting on
February 15, 2008 led in part to the recommended conditions of approval of this
proposed preliminary plat.
VIII. Zoning and Land Use of Site. The current zoning of the property within the
proposed preliminary plat is Single -Family Residential (R-1). All adjacent properties are
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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also zoned Single -Family Residential (R-1). Adjacent properties are utilized for single-
family residences except for the property to the west which is vacant.
IX. 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."
X. 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:
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
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76`h Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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II II.;:
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 2.65 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 2.65 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 m the R-1 zone.
2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the
Comprehensive Plan: The City's Future Land Use Map I11-3 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
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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proposed preliminary plat for single-family residences having a density of about 2.65
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
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; Policy G4.2 which is
to encourage new urban development to be contiguous to existing development to
avoid the inefficient "leap -frog" pattern of growth; 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;
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; Policy E1.2 which is to prevent increased stormwater runoff attributed to
new development from adversely affecting downstream properties or structures;
and Policy T3.5 which is to require new development to dedicate adequate street
rights-of-way for public streets as specified by urban standards.
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
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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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
February 15, 2008 and the public agency comments were as follows:
A) Wastewater: Wastewater needs to see plans for all phases of
development. The twelve (12) -inch sewer in Freemont Way and the eight (8) -inch
sewer in West Washington Avenue need to be extended through the development.
The sewer needs to be extended to the lots on the north. Relative to this proposed
project located in the vicinity of South 76th Avenue and West Washington
Avenue, utility and transportation. corridors and sizing need to address the entire
sub basin.
B) Stormwater Engineering: Stormwater Engineering has comments on
the following subjects:
a) The proposed development of Washington Heights poses some
drainage/flooding concerns. Due to the approximately 1,000 acres of undeveloped
land upstream of the proposed Washington, Heights development, the City is
concerned with the flooding threat posed to this proposed development when the
ground is frozen (rain on snow, Chinook winds after snow, etc.). In an effort to
protect the people and property within the proposed Washington Heights
Development, the developer must construct an infiltration. pond on the west end of
his property. There exists, throughout the length of this parcel, a 200 -foot -wide
band of soil that drains well and follows the old creek bed down the draw. The
infiltration pond shall be constructed within this band of soil and placed so that it
captures the floodwaters coming down the draw. The size of the pond shall be two
acres with a minimum pond depth of two feet. The bottom of the infiltration pond
shall be over -excavated and filled with a two -foot layer of clean drain rock. This is
necessary to keep the soil under the drain rock from freezing, and thus allowing
the runoff to infiltrate into the ground regardless of the temperature.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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b) The development will be required to retain the 25 -year storm on-
site. The larger of the 25 -year 3 hour short duration storm and the 25 -year 72 hour
long duration storm should be used. The design of the drainage system must be
completed by a licensed professional engineer from the State of Washington and
comply with City of Yakima standards as well as those in the Stormwater
Management Manual for Eastern Washington. If UIC wells are used in the
drainage design then the UIC wells must be registered with the Department of
Ecology 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 plat approval will be granted.
c) The applicant states that, stormwater runoff will be handled by using.
surface retention areas and infiltration facilities. Both are acceptable.
d) 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.
C) Building Codes: Placement of hydrants will be coordinated with Nob
Hill Water Company. The vicinity map does not show the future road tie-in for
this development. The project requires plan review, permits and inspections prior
to occupancy per Section 105 of the 2006 International Residential Code.
D) Fire: Fire apparatus turnarounds are required for West Whitman and
Spokane Streets. Temporary access could be provided at lots 27 and 16 until the
future development of Washington Heights is built out. If this solution works, an
easement for that purpose must be recorded and the road must be built to City
standards and standards set out in the 2006 International Fire Code, Appendix D.
E) Addressing: Street names from north to south will be Zier Road, Perry
Street, Spokane Street, Fremont Way, West Washington Avenue, West Whatcom
Avenue and West Whitman Street. Unless changed, the addresses will be:
Lot 15
Lot 16
Lot 17
Lot 18
or
Lot 19
or
7601 Spokane St
1801 S 76th Ave
1803 S 76th Ave
1805 S 76th Ave
7509 Fremont Wy
7508 Fremont Ave
1807 S 76th Ave
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
Lot 24 2001 S 76th Ave •
Lot 25 2003 S 76th Ave
Lot 26 2005 S 76th Ave
Lot 27 2007 S 76th Ave
Lot 28 7600 W Whitman St
Lot 29 7602 W Whitman St
Lot 54 7601 W Whitman St
8
Lot 81 1902 S 76th Ave
or 7600 W Washington Ave
Lot 106 1808 S 76th Ave
or 7601 W Washington Ave
Lot 107 1806 S 76th Ave
or 7600 Fremont Wy
Lot 132 7603 Fremont Wy
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Lot 20 1809 S 76th Ave or 2004 S 76th Ave Lot 133 1804 S 76th Ave
or 7509 W Washington Ave Lot 55 2002 S 76th Ave or 7601 Fremont Wy
Lot 21 7510 W Washington Ave or 7602 W Whatcom Ave Lot 134 7602 Spokane St
or 1901 S 76th Ave Lot 80 7603 W Whatcom Ave or 1802 S 76th Ave
Lot 22 1903 S 76th Ave or 1904 S 76th Ave
Lot 23 1905 S 76th Ave'
F) Engineering: Title 12 requires full frontage improvements on all
interior roads and adjacent roads. Improvements include curb, gutter, sidewalks and
street lighting. Nob Hill Water will provide water service. Sewer shall be extended
to each lot and to the farthest property lines for future extensions. All existing County
D.I.D. and existing sewer lines will need to be relocated to correspond with the street
design, or easements will need to be recorded around existing lines. This would
restrict building on many lots.
G) Water: Nob Hill Water is available to serve Washington Heights. There
are two eight (8) -inch water lines stubbed out of the Valleybrook development to
serve this property. The lines will be run throughout the development and eventually
tie into Zier Road. There is a static pressure of 92 p.s.i. with a flow of 3,500 g.p.m. at
20 p.s.i. available.
H) West Valley School District: The school district submitted the
following comments about an existing sewer line and easement through the property:
a) A twenty (20) -foot -wide sewer easement runs east and west across
this proposed development. The school district currently utilizes an eight (8) -inch
sewer line that serves the West Valley High School through this easement. The
school district has a concern as to how the developer intends to integrate the
existing sewer line into this project and provide uninterrupted services to the West
Valley School District.
b) The sewer line was installed in the early 1990s to alleviate a health
concern with the failing septic systems at the West Valley High School. The
sewer line is governed by a four -party agreement between the City of Yakima,
Yakima County, Terrace Heights Sewer District and the school district. Section
4(c) of the four -party agreement prohibits any other persons or entities from using
this sewer line. The school district has been in discussion with the City of Yakima
Sewer Department and is willing to transfer this line for public use provided that it
continues to serve the school district. The school district would also be in favor of
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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the developer relocating the sewer line so as to properly serve both this
development and the school district.
c) To ensure that the West Valley High School can continue to be
served by City sewer without interruption, the school district requests mitigation
procedures be required to properly integrate the existing sewer line within the
development. Mitigation measures may include moving the existing line at the
developer's expense so as not to run through proposed lots, such as lot #18.
I) Traffic Engineering: The Traffic Engineering Division had the
following comments:
a) The 24 -lot development is subject to review under the
Transportation Concurrency Ordinance, Yakima Municipal Code Chapter 12.08.
b) The proposed development is the first phase of a larger residential,
multi -phased plat. New public streets will extend Fremont Way and West
Washington Avenue with this phase. Both of these streets will continue westward
serving the entire development. The developer may wish to consider incorporating
some small residential traffic circles (generally 12 to 16 feet in diameter) at some
four-way intersections to keep vehicle speeds controlled.
c) The City of Yakima has a planned improvement project at the
intersection of South 72'd Avenue and West Washington Avenue for a possible
roundabout. This development may be asked to contribute a pro rata share of
$1,037 (total) for the planned improvement project.
J) Department of Ecology: The Department of Ecology had the following
comments:
a) Regarding water resources, the water purveyor is responsible for
ensuring that the proposed uses are within the limitations of their water rights. If
the proposal's actions are different than the existing water right (source, purpose,
the place of use or period of use), then it is subject to approval from the
Department of Ecology pursuant to RCW Sections 90.03.380 and 90.44.100.
b) Regarding toxic cleanup, based upon the historical agricultural use
of this land, there is a possibility that the soil contains residual concentrations of
pesticides. Ecology 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, Ecology recommends that
potential buyers be notified of their occurrence.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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c) Regarding water quality, an NPDES Construction Stormwater
General Permit from the Washington State Department of Ecology 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 checklist does not disclose all proposed
activities. The permit requires that a Stormwater Pollution Prevention -Plan
(Erosion Sediment Control Plan) is 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.
K) Yakima Valley Canal Company: Yakima Valley Canal Company is an
irrigation provider to approximately 2,947 acres within the West Yakima Area. The
Yakima Valley Canal Company operates and maintains canals and waterlines for
delivery of irrigation water to its various members. In regards to the proposed
preliminary plat, Yakima Valley Canal Company owns a twenty -foot -wide right of
way and pipeline along the eastern edge of parcel no. 181332-23005. The proposed
preliminary plat calls for streets to be constructed over and above the property of the
Yakima Valley Canal Company. The proposed roads have not received the written
approval or permission of Yakima Valley Canal Company. To date, no agreement
has been reached regarding the construction of roads across the Yakima Valley Canal
Company pipeline and right-of-way.
L) Yakima Regional Clean Air Authority: Contractors doing demolition,
excavation, clearing, construction or landscaping work must file a dust control plan
with the Yakima Regional Clean Air Authority. Since the property is located within
the Urban Growth Area of Yakima, no burning is allowed on or off site. Vegetation
may be removed by chipping or transporting it to a landfill.
M) Yakima County: Yakima County submitted the following comments
by way of two letters:
a) Last year Yakima County received an application for subdividing
the property under consideration in the above proposal which also included a
much larger area. The proposed preliminary plat was one phase of many phases in
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76`x' Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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the application the County received. The application the County received was also
accompanied by a SEPA environmental review application. In its early stages of
review, the County found significant problems with the project as it was proposed,
and has requested additional information to better understand the impact of the
project.
b) One of the major issues in the proposal the County is reviewing is
the street layout of Phase I. The County found that it did not meet fire and road
standards. The County is concerned that subdivision of Phase I of the larger
development, as proposed, will cause problems in the future phases as these roads
are extended into County jurisdiction. Grades in the sides of the ravine exceed the
County's grade standards. There is not enough information on the grading
strategy for the County to confirm that roads, intersections, accesses, lot grading
and home site construction can all be accomplished together while meeting road
and fire development standards.
c) An additional issue of concern is that drainage improvement district
(DID) drain pipes and easements pass through the center of the development,
including the larger development within County jurisdiction. The drainage plans
need to be developed that deal with (i) upland flows from off-site, ii) DID
facilities, (iii) easements for facilities, and (iv) easements for upland flows in
locations that do not pass through residences.
d) A SEPA Determination of Nonsignficance would not be prudent for
this development. There are significant issues that need to be addressed for which
information has not been provided. It is likely that an MDNS will be needed to
deal with the issues.
e) The County is also concerned that the project will not be reviewed
as a whole. Of course it is difficult for the City to review the whole development
when part of it is outside the city limits. It would be beneficial for both the City
and County to coordinate the review on the entire project to ensure that issues are
adequately covered and ensure that unintended consequences are avoided.
f) This proposed development is located in the lower end of a 1.5 -mile
watershed to the west of South 72nd Avenue. The County -administered Drainage
Improvement District 41 passes through this property in the valley low point along
its own easement. Not far upstream of this location, DID 41 is an open channel
ditch. Although the defined surface channel in the parcel was removed during the
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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installation of the DID drain, surface flows beyond drain flows can pass to and
along the valley bottom through sheet flows over the current undeveloped site.
During the February 1996 flood, South 72nd Avenue at Spokane Street was closed
for one day due to surface flooding from upland flows. The purpose of the DID
drains is to remove excess irrigation water as opposed to flood flows.
g) With current rapid urbanization occurring in this and other
watersheds, and the conversion of rural open land to populated urban
development, site layouts in plats have been required by the County to pass upland
flows as well as retain site runoff in order to minimize future damage and
hardship. The County Engineer designated the Ahtanum—Wide Hollow basin as
flood -prone, requiring the passage of the 100 -year design storms for upland flows
and retention of the 25 -year site runoff. This County standard was established in
response to . public concerns expressed on future development to reduce risk,
damage and hardship.
h) The County does not see upland flow passage on the current
development proposal and requests that same be provided for 100 -year flows to
avoid unnecessary flooding. From prior submissions to the County it is aware that
this development has significantly more area upstream and may have up to 12
phases. The County extends its comments to all .phases. Since disposal of on-site
stormwater runoff is a City requirement and has not been shown, the County
withholds comment.
i) The DID line must be designed and installed under the supervision
of a professional engineer, licensed in the State of Washington. Plans and
specifications must be approved and accepted by Yakima County before any
construction can take place. The sponsor and contractor shall coordinate
installation and construction with Yakima County to minimize disruption of
service and operation of the drain system. The sponsor's engineer must provide
"as -built" plans to the County prior to acceptance of the construction by the
County.
j) In summary, the upland surface and DID discharge passage
requirements for land upstream of the proposed development must be maintained
in new developments to forego flood -induced hardships.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
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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 must contact the Department of Ecology (DOE) prior to
construction to verify if a Stormwater Pollution Prevention Plan and NPDES
permit are required, obtain permits if necessary and provide the City a copy of all
required permits. Prior to and during construction, the applicant shall obtain any
permits required by DOE for surface water diversion and water use.
B) Complete stormwater plans and specifications and runoff/storage
calculations supporting the stormwater design shall be submitted for review to the
City Engineer prior to construction. All stormwater shall be retained on site.
C) The developer must construct an infiltration pond on the west end of the
property within the band of soil 200 feet wide that follows the old creek bed down
the draw. It must be placed so as to capture the floodwaters as they come down
the draw. The pond shall be at least two acres in size and at least two feet deep.
The bottom of the pond shall be over -excavated and filled with a two -foot layer of
clean drain rock.
D) The Washington Heights development shall be designed to retain the
25 -year storm on-site. The larger of the 25 -year 3 hour short duration storm and
25 -year 72 hour long duration storm design shall be used. The design of the
drainage system must be completed by a professional engineer, licensed in the
State of Washington, and comply with City of Yakima standards as well as those
in the Stormwater Management Manual for Eastern Washington.
E) If Underground Injection Control (UIC) wells are used in the drainage
design, the UIC wells must be registered with the Department of Ecology. A copy
of the DOE UIC well registration form and the DOE -issued UIC well registration
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
14
DOC.
INDEX
-I
RECEIVED
MAY 1 5 2008
CITY OF YAKIMA
PLANNING DIV.
number for each well shall be delivered to the City of Yakima's Surface Water
Engineer before finalplat approval will be granted.
F) The Drainage Improvement District (DID) line shall be relocated (at
reasonable depths) with a line that meets or exceeds current capacity or an
easement shall be granted for the current location 16 feet in width or twice the
buried depth, whichever is greater. The developer's engineer shall provide "as -
built" plans to Yakima County and the City of Yakima prior to the County's
acceptance of the construction. Any relocation of the DID transmission lines shall
be constructed in a way so as not to accept stormwater runoff from the proposed
development.
7) Subsection 14.20.100(A)(4)(d) — Appropriate provisions for streets or
roads, alleys and other public ways: The SEPA MDNS requires the following
appropriate provisions for streets and public ways:
A) Yakima Municipal Code Title 12 development standards shall be
installed ;throughout the development. Full frontage improvements shall be
installed on both sides of all newly created streets with a residential street, curb,
gutter, five (5) -foot -wide sidewalk and street lighting.
B) Fremont Way and West Washington Avenue are extensions of public
streets continuing westward serving proposed future development. The developer
may wish to consider incorporating some small residential traffic circles (generally
12 to 16 feet in diameter) at some of the four-way intersections to keep vehicle
speeds controlled.
C) Yakima Valley Canal Company has a right-of-way across the east side
of the subject property which would prevent access to the land as proposed. A
fifty (50) -foot -wide public access easement must be obtained and recorded prior to
final plat approval to cross the Yakima Valley Canal Company's right-of-way at
the east end of the subject property so as to allow traffic to continue along
Fremont Way and West Washington Avenue into the proposed development.
Fremont Way and West Washington Avenue are the two required access roads for
this development. Failure to obtain a public access easement will require the
developer to obtain alternative access for the development.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
15
DOS.
INDEX
# c _ /.
RECEIVED
MAY 1 5 2008
CITY OF YAKIMA
PLANNING DIV.
D) Stop signs will be required on the north and south side of the
intersections of South 76th Avenue/West Washington Avenue, South 76th
Avenue/Fremont Way and South 76th Avenue/West Whatcom Avenue.
E) Since West Whitman Street and Spokane Street are dead end streets
exceeding 150 feet in length, a fire apparatus turnaround is required by Appendix
"D" of the 2006 International Fire Code. "No Parking -- Fire Lane" signs shall be
displayed in the fire apparatus turnaround area and the fire apparatus turnaround
area shall be striped.
F) The City of Yakima has a .planned development project at the
intersection of South 72nd Avenue and West Washington Avenue for a possible
roundabout. The developer shall contribute a pro rata share contribution of $1,037
for the planned improvement project.
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)(t) — Appropriate provisions for potable water
supplies, irrigation and other water suppliers: The SEPA MDNS requires the
following appropriate provisions for potable water and irrigation water:
A) All lots would be served with public domestic water. Nob Hill Water
Association has two eight (8) -inch water lines stubbed out of the Plat of
Valleybrook to serve this property. These lines must be run throughout the
development and eventually tie into the line along Zier Road.
B) The Yakima Valley Canal Company serves the irrigation water needs of
the proposed development. No individual wells or other water system will be
allowed.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76`1 Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
16
DOC.
INDEX
# 6
RECEIVED
MAY 1 5 2008
CITY OF YAKIMA
PLANNING DIV.
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:
A) There would be adequate provisions for sanitary waste disposal for the
proposed preliminary plat in the form of public sewer service provided in
accordance with the City of Yakima's Title 12 standards.• An eight (8) -inch sewer
main in West Washington Avenue shall serve the lots. A twelve (12) -inch sewer
main in Fremont Avenue shall also be extended through the proposed
development. Sewer lines shall be extended to the lots north of the proposed
preliminary plat. No septic systems or other types of sewage disposal are allowed.
B) The sewer line serving the West Valley School District (WVSD) shall
be relocated and an agreement shall be obtained if the developer intends to use the
WVSD sewer line.
11) Subsection 14.20.100(A)(4)(h) — Appropriate provisions for parks and
recreation: West Valley Community Park is located about 1,800 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
proximity of 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, particularly in view of the close proximity
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76`h Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
17
DOC
INDEX
RECEIVED
MAY 1 5 ?008
CITY OF YAKIMA
PLANNING DIV.
of those schools, and also exist on 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 450 feet north of the
proposed preliminary plat. West Valley High School is located about 4,000 feet north of
the proposed preliminary plat. Wide Hollow Elementary School is located about 4,500
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)(I) — 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 be consistent with neighboring land
uses and would help serve the residential needs of this area. Specific additional
provisions to serve the public use and interest required by the SEPA MDNS include the
following:
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
18
1
RECEIVED
MAY 1 5 7008
CITY OF YAKIMA
PLANNING DIV.
A) Fire hydrants will be required in the locations specified by Nob Hill
Water Association and the City of Yakima Fire Department. Fire flow for the
proposed preliminary plat is 3,500 g.p.m. at 20 p.s.i. and static pressure is 92 p.s.i.
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 demolition, excavation, clearing, construction and/or
landscaping work on this project must file a dust control plan with the Yakima
Regional Clean Air Authority: No burning is allowed on-site or at any other site.
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.
D) 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, access and building height.
E) 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
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.
XI. 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
Sullivan Rowell Properties, LLC
"Washington Heights".Preliminary Plat
S. 76`h Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
19
DOC.
INDEX
# —I
RECEIVED
MAY 1 5 • flr r.
CITY OF YAKIMA
PLANNING DIV.
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 2.65
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,
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.
CONCLUSIONS
Based on the foregoing findings, the Examiner reaches the following conclusions:
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76`h Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
20
DOC.
INDEX
# G —'
RECEIVED
MAY 1 5 gra'
CITY OF YAKIMA
PLANNING DIV.
1) The Hearing Examiner has jurisdiction to recommend to the Yakima City
Council the approval of a proposed preliminary plat pursuant to Section 14.20.100 of the
subdivision ordinance.
2) A SEPA Mitigated Determination of Nonsignificance (MDNS) issued for this
project contains 19 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, noise, light/glare and aesthetics. The SEPA MDNS was not appealed within the
time period for an appeal.
3) Relative to some of the requirements that make appropriate provisions for
drainage ways, the developer must construct an infiltration .pond on the west end of the
property within the band of soil 200 feet wide that follows the old creek bed down the
draw. It must be placed so as to capture" the floodwaters as they come down the draw.
The pond shall be at least two acres in size and at least two feet deep. The bottom of the
pond shall be over -excavated and filled with a layer of clean dram rock. The layer of
clean dram rock shall be at least two feet thick in all locations of the infiltration pond.
The Washington Heights development shall be designed to retain the 25 -year storm on-
site. The larger of the 25 -year 3 hour short duration storm and 25 -year 72 hour long
duration storm design shall be used. The design of the drainage system must be
completed by a professional engineer, licensed in the State of Washington, and comply
with City of Yakima standards as well as those in the Stormwater Management Manual
for Eastern Washington. If Underground Injection Control (UIC) wells are used m the
drainage design, the UIC wells must be registered with the Department of Ecology. 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 plat approval will be granted. New construction affecting stormwater runoff
must be prepared in accordance with the Eastern Washington Stormwater Management
Manual and the City of Yakima Stormwater Management Guide for that construction.
The Drainage Improvement District (DID) line shall be relocated (at reasonable depths)
with a line that meets or exceeds current capacity to correspond with the street design
with appropriate easements granted, or an easement shall be granted for the current
location 16 feet m width or twice the buried depth, whichever is greater.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
21
DOC.
INDEX
# G :,
RECEIVED
MAY 1 5 2008
CITY OF YAKIMIA
PLANNING DIV.
4) Relative to some of .the requirements that make appropriate provisions for
streets, sidewalks, planning features for children who walk to and from school and other
public ways, all of the 24 lots front upon "residential access" streets within the proposed
preliminary plat which must be constructed to Yakima Municipal Code Title 12
development standards requiring curbs, gutters, five (5) -foot -wide sidewalks and street
lights. Residential access streets require a right-of-way width of fifty (50) feet. West
Washington Avenue and Fremont Way are both considered residential access streets as
they intersect this development. Fire apparatus turnarounds are required for West
Whitman Street and Spokane Street by Appendix "D" of the 2006 International Fire Code
because they are dead end streets exceeding 150 feet in length. Temporary turnarounds
could be provided at lots 27 and 16 until the future development of Washington Heights
is built out. If this solution works, an easement for that purpose must be recorded and the
road must be built to City standards and standards set out in the 2006 International Fire
Code, Appendix D(5). The addresses for the new lots must be shown on the face of the
plat. It was determined through Transportation Concurrency Review completed on April
4, 2008 that there is reserve capacity on all impacted arterial streets.
5) Relative to some of the requirements that make appropriate provisions for
potable water, all lots shall be served by a public water supply line maintained by the
Nob Hill Water Association, or other water purveyor, located adjacent to the lot or
development site. Water lines must be extended to the point where an adjoining property
owner's responsibility for further extension begins and shall be looped or otherwise
constructed in the manner required by the City and Nob Hill Water Association.
Applicable connection fees may be obtained from Nob Hill Water Association.
6) Relative to some of the requirements that make appropriate provisions for
sanitary waste disposal, public sewer service will be provided in accordance with the City
of Yakima's Title 12 standards. Eight (8) -inch and twelve (12) -inch sewer mains in the
adjoining Plat of Valleybrook to the east shall be extended through the proposed
development and to the lots north of the proposed preliminary, plat in a manner required
by the City. The sewer line serving the West Valley School District (WVSD) shall be
relocated and an agreement shall be obtained if the developer intends to use the WVSD
sewer line.
7) Relative to appropriate provisions for open spaces, parks and recreation,
playgrounds, schools and school grounds, West Valley Community Park is located about
1,800 feet north of the proposed preliminary plat, the subject property is not within a
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary. Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
22
L)00.
INDEX
# C;_1
RECEIVED
MAY 1 5 2008
CITY OF YAKIMA
PLANNING DIV.
planned parks and recreation area, West Valley Middle School is located about 450 feet
north of the property, West Valley High School is located about 4,000 feet north of the
property and Wide Hollow Elementary School is located about 4,500 feet north of the
property. In view of the proximity of these existing facilities to the proposed preliminary
plat and the proposed lot sizes and number of lots in the proposed preliminary plat, the
development will not create a need for additional open spaces, parks, recreation areas,
playgrounds, schools or school grounds.
8) Relative to some of the requirements that make appropriate provisions for the
public use and interest, fire hydrants shall be placed in the locations specified by the Nob
Hill Water Association and City of Yakima Fire Department. Utility easements eight (8)
feet in width, or as otherwise required by the City or the utility provider, must be
dedicated along the front of each lot in the subdivision. Easements for new and/or future
utility lines shall be a minimum of eight (8) feet in width, twice the buried depth of the
utility or such other width as is specified by the City or the utility provider, whichever is
greater. All public and private utilities shall be located underground, with the exception
of telephone boxes and such similar structures, in the manner required by the City.
9) The proposed preliminary plat of Washington Heights, with the conditions
detailed in this recommendation, is in compliance with the City's comprehensive plan,
zoning ordinance, criteria for consistency with development standards and subdivision
ordinance; makes appropriate provisions for the public health, safety and general welfare
and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary
waste disposal, recreation areas, playgrounds and sidewalks; and, according to the weight
of the evidence presented at the hearing, does not require that specific provisions be made
for the other requisite preliminary plat considerations such as additional parks, schools,
schoolgrounds or other planning features in addition to sidewalks that assure safe walking
conditions for students who walk to and from school.
RECOMMENDATION
The Hearing Examiner recommends to the Yakima City Council that the proposed 24 -lot
preliminary plat of "Washington Heights" be APPROVED in accordance with the details
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76`" Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
23
DOC.
INDEX
# G—I
RECEIVED
MAY 1 5 2008
CITY OF YAKIMA
PLANNING DIV.
described in the application and in the related documents which are assigned file numbers
PREL PLAT #6-07 and EC #42-07, subject to compliance with the following conditions
prior to final plat approval:
1) Approval of the proposed preliminary plat by the Yakima City Council would
authorize the applicant to have a final plat prepared by a professional land surveyor in
accordance with the provisions of Chapter 14.20 of the Yakima Municipal Code
subdivision provisions. The final plat must be substantially the same, with regard to lot
sizes and layout, as the preliminary plat approved by the City Council. The final plat
shall comply with all the final plat requirements set forth m the City's subdivision
ordinance, including without limitation the following:
A) A current title certificate shall be submitted to the City of Yakima
Department of Community and Economic Development consisting of a report
listing all parties having any interest in the land to be divided and a legal
description of the land.
B) All access and public utility easements including drainage, irrigation,
water and sewer running through this site shall be shown on the final plat.
C) All addresses specified by the City of Yakima Code Administration
Division must be clearly shown on the face of the final plat as required by RCW
58.17.280. A note shall be shown on the face of the plat stating that "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."
2) If the developer intends to relocate the easement and sewer line serving the
West Valley School District, the developer must make arrangements with the City of
Yakima Sewer Division and the West Valley School District.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
24
DOC.
INDEX
RECEIVED
MAY 1 5 2008
CITY OF YAKIMA
PLANNING DIV.
3) All nineteen (19) requirements of the April 14, 2008 MDNS shall be satisfied.
4) All other applicable requirements of the zoning ordinance, the subdivision
ordinance, the development standards ordinance, the traffic concurrency ordinance, the
fmal SEPA MDNS, the City Council's final decision and .any other applicable City
ordinances or determinations, although not specifically set forth herein, must be complied
with in their entirety. -
DATED this 14th day of May, 2007.
Sullivan Rowell Properties, LLC
"Washington Heights" Preliminary Plat
S. 76th Ave. and West Washington Ave.
PREL PLAT #6-07; EC #42-07
25
Gary M. Cuillier, Hearing Examiner
DOC.
INDEX
# 6 —11
SR HOMES LLC — Sullivan Rowell Properties
"Plat of Washington Heights — Phase One"
FLP#003-09
EXHIBIT LIST
CHAPTER D
Vicinity Map
ga",A " ` '
INDEX4 "#
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.DATE
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D-1
Vicinity Map
02/15/08
r.
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,PIERCE ST
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S 74TH AVE
FREMONT WAY
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CITY OF YAKIMA, WASHINGTON
VICINITY MAP
FILE NO: FLP#003-09 PLP#006-07
APPLICANT: Sullivan Rowell Properties
REQUEST: Subdivide 12 acres into 24 residential lots.
Washington Heights Phase I
LOCATION: Vicinity of 76th Ave & W Washington
Subj ec t Property
Yakima City Limits
Scale -1 in = 400ft
0 200 Ete)C sullivan 02/15/08
INDEX
SR HOMES LLC — Sullivan Rowell Properties
"Plat of Washington Heights — Phase One"
FLP#003-09
EXHIBIT LIST
CHAPTER E
Final Plat — Washington Heights Phase One
DOCxDOCUMENT
INDEX #
,,
� "� .
E-1
Preliminary Plat — Washington Heights Phase One
06/20/08
E-2
Final Plat — Washington Heights Phase One
06/08/09
PLAT OF
WASHINGTON HEIGHTS - PHASE 1
CURVE TABLE
CURVE
RADIUS
DELTA
LENGTH
TAN
CHD ERG
CHD LEN
C12
500.00
2'52'03"
25.02
12.51
S 87'36'58" E
25.02
C13
525.00
741'07"
24.61
12.30
S 87'42'27" E
24.60
014
475.00
3'04'09"
25.44
12.73
S 87'30'56" E
25.44
015
300.00
19'56'57"
104.45
52.76
S 09'58'08" . W
103.93
C16
275.00
19'56'57"
95.75
48.36
S 09'58'08" W
95.27
017
325.00
19'56'57"
113.16
57.16
S 09'58'08" W
112.59
C18
275.00
2'08'19"
10.26
5.13
S 01'03'49" W
10.26
C19
275.00
17'48'38"
85.48
43.09
S 11'02'18" W
85.14
C20
325.00
9'58'28"
56.58
28.36
S 04'58'54" W
56.51
C21
325.00
9'58'29"
56.58
28.36
S 14'57'23" W
56.51
C22
400.00
28'02'58'
195.82
99.91
S 75'01'14" E
193.87
C23
500.00
19'02'04"
166.11
83.83
N 70'30'47" W
165.34
C24
400.00
2'52'03"
20.02
10.01
5 87'36'41" E
20.02
C25
400.00
22'54'37"
159.94
81.05
S 74'43'21" E
158.88
C26
400.00
216'18"
15.86
7.93
S 62'07'54" E
15.86
C27
425.00
1518'25"
113.54
57.11
S 78'44'58" E
113.20
C28
375.00
14'41'16"
96.13
48.33 '
S 78'34'42" E
95.87
C29
475.00
1337'18"
112.93
56.73
N 71'57'00" W
112.66
C30
525.00
15'23'07"
140.98
70.91
N 73'28'15" W
140.55
031
525.00
6'51'41"
62.87
31.47
N 6992'32" W
62.83
C32
525.00
8'31'26"
78.10
39.12
N 76'54'06" W
78.03
C33
200.00
93'09'41"
325.19
211.35
N 263813" W
290.54
C34
225.00
8398'07"
327.13
200.12
N 21'42'26" W
299.07
C35
175.00
10918'12"
333.85
246.72
N 34'42'29" W
285.48
C36
175.00
37'37'16"
114.91
59.61
N 01'07'59" E
112.85
C37
175.00
71'40'56"
218.94
126.41
N 5331'07" W
204.94
C38
25.00
33'27'08"
131.37
67.62
N 0393'03" E
129.51
C39
225.00
2710'10"
106.69
54.37
N 27'05'36" W
105.70
C40
225.00
7'38'42"
30.02
15.03
N 44'30'02" W
30.00
041
225.00
15'02'07"
59.04
29.69
N 55'50'27" W
58.87
f' ECEIED
;JUN 0 8 2009
CITY OF YAKIMA
PLANNING DIV.
eo R s 0 60 FEET
SitALE 1' a 60'
1r)
rr)
CO
156.04'
16
18,987
SQ. FT.
IN THE NW 1/4, SW 1/4 6 SW 1/4, NW 1/4, SECTION 32, T-13 N, R-18 E,WM
STATEMENT
DETAIL
SCALE : 1" a 200'
TRACT "A" AS SHOWN HEREON IS DESIGNATED AS
A PUBUC UTILITY TRACT.
-.'.nnI NJ`' V ,r - PARK \
151.95'
547.85'
w
17
10 17,301
SQ. FT.
z
nee- N 00'38'25" E 15.1.13'
+sem a):
WaS
10' SEWER ESM'T
to c HEREIN DEDICATED
0
rn
15
16,529
SQ. FT.
140.00'
N 00'38'25" E
N 26'38'30" E
25.30'
NOTES
2. • - DENOTES 1/2' REBAR WITH CAP NO. 12398 FOUND.
3. 0- DENOTES 2' ALUM. CAP NO'S. 18929/44333 SET IN MONUMENT CASE.
4. P.S. MET INDICATES PUBUC SERVICE EASEMENT. USAGE WILL INCLUDE
BUT NOT BE LIMITED TC I'JSGMION, SEWER, WATER. POWER, NATURAL CAS.
TELEPHONE, TELEVISION, ETC.
0- DENO1ES 1/2' REBAR VAN CAP NO'S. 18929/44333 SET.
5. BEARINGS. SHOWN ARE ON ASSUMED DATUM, RELATIVE TO THE EAST UNE OF
114E NORTHWEST QUARTER OF SECTION 32 BEING SOUTH WOO' EAST.
6. 0.L0. SECTION SUBDIVISION CORNERS SHOWN HEREON AS FOUND WERE VISITED
IN MAY, 2006.
7. PORTION OF SURVEY PERFORMED WITH THREE SECOND ELECTRONIC TOTAL
STARCH AND CAUBRA1ED CHAIN USING FIELD TRAVERSE PROCEDURES.
8. PORTION OF SURVEY PERFORMED WITH TOPCON RIPER LITE PWS GPS
RECEIVERS USING REAL TIME IGNEMA1IC (RIK) PROCEDURES
9. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS CONTAINED IN WAC
332-130-090.
•
19.
F. S/
-
G
B' P.S. ESM'T V1
HEREIN DEDICATED
GSA -s, 76TH AVE
•
•
\
0
vi
w
T
S 00'00'10" E 927.66'
33
S 00'00'10" E 927.55'
117.70' 212.19' 20.
20' P.S. E91'T
HEREIN 061
DEDICATED!
c
1918,760
SQ. FT. 8I
N
-C38
ADDRESSING
134
16,576
SQ. FT.
•
0
w
u,
no
0
_C36�
21.48'
133
15,103
SQ. FT.
127.01'
U
S 89'21'35" E
17.24'
120.01'
N 00'00'20.99
5 00'00'20" E
132
8,937
SQ. FT.
110.17'
230.18'
J'
•
eR
25'
54.27'
25'
0
cv
N
L
W
P L
'YU
39
38
'r
53.
SEE DETAIL-
/ - 220.01'
5011'
25' 125'
4/6",
61. 78,
A4.
107
13,704
SQ. FT.
133.72'
65.74'
XIS11NG 20'
0I0. owl PER
AFN 7645280 &
20' ACCESS & P.S.
59tT FDR TRACT 'A'
HEREIN OETRCAIED rp
19 a,
14,555 4
SQ. FT.
0 3.96'
019--
016
015
W
8
P
io
N
4
50
85.00'
20
13,755
SQ. FT.
-44.73
.�3
C7
021 -
9.47'
w
N
•
:50'01-'.
25'" 25'
N 00'00'20" W
99.32'
-C20-43.90'- Re-
o�
106
12,880
SQ. FT.
24259
FOR WASHINGTON HEIGHTS - PHASE 1
LOT 15 7601 SPOKANE STREET
LOT 18 1810 S 781H AVENUE
LOT 17 1803 5. 781)1 AVENUE
LOT 18 1805 S. 78714 AVENUE
7509 FREMONT WAY
LOT 19 1807 S 761H AVENUE
7508 FREMONT WAY
LOT 20 1809 S. MTh AVENUE
7509 W. WASHINGTON AVENUE
LOT 21 1901 S 78114 AVENUE
7510 W. WASHINGTON AVENUE
LOT 81 .1901 S 78TH AVENUE
7888 W. WASHINGTON AVENUE
LOT 106 1806 S 78TH AVENUE
7801 W. WASHINGTON AVENUE
LOT 107 1806 S 76TH AVENUE
7606 FREMONT WAY
LOT 1321503 FREMONT WAY
LOT 133 11304 S. 78714 AVENUE
7801 FREMONT WAY
LOT 134 7802 SPOKANE STREET
1802 S 78tH AVENUE
5- az -tet
0
0
P
0!
.159.80'
110.33'
21
18,222
SQ. FT.
0l
co
z
W
0
P
h
4. P
z
a' P.S. ESN/-
^�
' HEREIN DEDICATED f.
1iT0 11
?a "�
0
0
25'25'
N
133.72' O 5011' O
N 00'00'20" W
N
N 00'00'20" w-`
S. 76TH;: AVE In
4
a -110.02'- -
81
13,640
SQ. FT.
142.26'
8
w
PLEA°" W
(509) 575-6990
PLAT OF
WASJJNGTON HEIGHTS - PIWE 1
PARCEL N0. 181332 - 23005
-PREPARED FOR -
PRO SERVICES ENGINEEfUNG
DRAWN BY: JOE
PA15 5/7/2009
Joe NO. 06115
NW 1/4, 9111/4 & SM 1/4, NN 1/4, SEC. 32, T -13-N, R-18 EN
SWEET N0.
2 OF 3
-4v
38
'P1'
0
Cif
'4 8 `TJ
L'J
_J
- -,-
-4 9
50
PLAT OF
WASHINGTON HEIGHTS - PHASE 1
SBB DETAIL
ON SHEET 2 1
� �0 S' 00'00'10" E oil
1 1 85.00' I
0' I\`
of '
m
io
19 °!
14,555
SQ. FT.
X079- -
C16
Cis r
W
8
P
m
20
13,755
SQ. FT.
1.2
C7 N 99.32'
�•�C20-• 43.90,-.•
W "0vb+
105 ) 1~
12,880 ep
SQ. FT.
1.21 25.01
133.72' 6 S 0�
50.11'
b
IN THE NW 1/4, SW 1/4 & SW 1/4, NW 1/4, SECTION 32, T-13 N, R-18 E,WM
13
5.?. 87-4R
CURVE TABLE
CURVE
RADIUS
DELTA
LENGTH
TAN
CHO BRG
CHD LEN
C1
110.00
90'57'20"
174.62
111.85
N 45'28'20" E
156.86
C2
85.00
90'57'20"
134.94
86.43
N 45'28'20° E
121.21
C3
135.00
90'57'20"
. 214.31
137.27
N 45'28'20' E
192.50
C4
135.00
27.20'36"
64.43
32.84
N 7716'42" E
63.82
C5 .
135.00
18'56'30"
44.63
22.52
N 54506Q9" E
44.43
C6
135.00
30.06
15.09
N 3813'08" E
30.00
C7
135.00
,12'45'32"
18'56'29"
44.63
22.52
N 2276'08" . E
44.43
C8
135.00
. 12'58'13"
30.56
15.35
N 06'28'46' E
30.50
C9
500.00
'2'52'03"
25.02
12.51'.
S 87'36'58" E
25.02
C10
525.00
2'41'07'
" 24.61.
12.30
.5 87'42'27" E
24.60
C11
475.00
3'04'09"
25.44
12.73;
: S 87'30'56" E
25.44
C12
500.00,
2'52'03"``
. 25.02 -
' 12.51 t
: S87'36'58""E`
25.02
C13
525.00..
2'41.'07' -
`';24.61.
': 12.30,`.
S:.87'42'27" E
. 24.60
C14
475.00
-. 3'04'09" '=
25.44
12.73 .
S 8730 56 E
' 25.44
C15
300.00
' 19'56'57"
104.45
52.76 =;
S 09.58 08 W
103.93
C16
275.00
,19'56'57
95.75.'
2 48.36
S -0918'08"` W
95.27
C17
325.00
19'56'57"
113.16 "
5716:;
S 09'58'08" W
112.59
C18
275.00
2'08'19"
10.26
513•'.
S 01'03'49° W
• 10.26
C19
275.00
17'48'38"
85.4843.09
,
'S" 11'0218 4'
85.14
C42
525.00
1'23'31"
12.75 `
6.38 ;:
YS 88"21.15" E
' 12.75
C43
500.00
1'30'32'
13.17
6.58 -
S '881744 E
13.17
C44
475.00
1'38'17"
13.58
6.79 __:
S 88'13'51".` E,
13.58
S 0 '00'16" E 673.51'
50 01'
25' 25'
• CTn
1
110.33'
21
18,222
SQ. FT.
1 8' P.S. ESM'T
>t? HEREIN DEDICATED
lb*
24.4
w
z
• 85.20'
z
22
20,090
SQ. FT.
110.00'
23
b 20,583
SQ. FT.
z
-110.00'- -0 -110.00'-
N 00'00'20" W 647.56'
m
W
0
en
N
110.00'
24
20,582
SQ. F1
- -110.00'
z
S. 76TH AVE 330.05'
4 4'
10 -110.02'- -T 110.02'-
0
9
60 0 60 FEET
tomEcimsctaaBEI
SCALE: 1" - 60'
81
13,640
SQ. FT.
142.26'
80
13,463
SQ. FT.
137.67'
X
25, .
725'
1'
oI
50.11'
014
N 00'00'20' W
218.20'
110.00'
25 10
20,617 n
SQ. FT. gj
- 79.70' C8 . .
1n
N
- -108.06'- 0 40
8' P.S. ESM'T-J W
HEREIN. DEDICATE: .
55 1r
13,445 g i
SQ. FT. 2
140.31'
54
12,501
SQ. FT.
140.11'
110.00'
26
19,414
SQ. FT.
yq..
y �ryN 4.
5 ryy
i�
c;..*`'''`� 28
17,977
Cd ? SQ. FT.
>
tas\ N 00'00'20° W
z
N
148.31'
27
25,572
SQ. FT.
134.96'
N 00'00'20' W
0
0
163.93'
29..
11,477.
SQ. FT.
149.17'
ADDRESSING FOR WASHINGTON HSIGHTS::- PHASE 1
LOT 19 1807 S. 78114 AVENUE LOT 27 2007'5. 711)4 AVENUE
7508 FREMONT WAY LOT 28 7600 W. WHAM S1REET
LOT 20 1809 S 761H AVENUE LOT 29 7802 W..W01MAN STREET
7509 W. WASHINGTON AVENUE LOT 54 7601 W. WHTIMAN STREET
LOT 21 1901 S. 7891 AVENUE 2004 S. 781)4 AVENUE
7510 W. WASHINGTON AVENUE LOT 55 7802 W. WHATCOM AVENUE
LOT 22 1903 S. 761N AVENUE 2002 S. 7611 AVENUE
LOT 23 1905 5. 781)4 AVEUE LOT 80 7603 ML NN4ATCUM AVENUE
LOT 24 2001 S. 761)4 AVENUE 1904 S. 781)4 AVENUE
LOT 25 2003 S. 761N AVENUE LOT 81 1902 S. 7811 AVDUE
LOT 28 2005 S. 78TH AVENUE 7800 W. WASHINGTON AVENUE
LOT 27 2007 S. 761)4 AVENUE LOT 105 1806 S. 77!18 ANNIE
7801 W WA9IINGTON AVENUE
5_22_09
50.05'
RECEIVED
JUN 0 8 2009
CITY OFJGAVMA
PLSA
DIG EERNG-8UR
YAKIMA, WASHINGTON
MOW 575-6990
PLAT OF
WASHINGTON HEIGHTS PIWE 1
PARCEL N0. 181332 - 23005
-PREPARED FOR-
PRO SERVICES ENGINEERING
IN 1/4, S/' 1/4 & 91 1/4, Id 1/4, SEC. 32, T-13 N, R-18 E,1111 3 of 3
DRAWN 6f: JOE
DIVE: 5/7/2009
.108 N0. 06115
SHEET N0.
00'00'20" W 1323.11'
0,
O
N 00'00'20' W
ZIER ROAD
S 8921'35- E 2644.39'
541.00'
781.20'
NW COR, SW 1/4,
NW 1/4, SEC 32,
T-13 N, R-18 E,W.M.
2' UNMARKED B.C. FND
io
L__
F38-33
PLAT OF
WASHINGTON HEIGHTS - PHASE 1
IN THE
NW 1/4, SW 1/4 1 SW 1/4, NW 1/4, SECTION 32, T-13 N, R-18
o
10
S 89'21'35" E
220.00'
N 0'38'25 E -�
140.00'
N 2638'30" E
25.30'
200.00'
20.00'
o- N 77.25'06- E
N
119.03'
0
o�T-1.
N 12'42'58" W
54.21'
1320.23'
N 89'03'00° W
W 1/4.COR SEC 32,
T-13 N, R-18 E,W.M.
3' BRASS CAP LS 9623 FND
SEE LCR 2M-267
m
n
m
985.03'
•CO
N
SW COR. SEC 32,
T-13 N, R-18 E.W.M.
1-1/4' SOLID PBI END.
SEE LCR 2M-583
RECEIVED
JUN 0 8 2009
CITY OF YAKIMA
PLANNING DIV.
t0
1322.19'
NE COR, SW 1/4,
NW 1/4 SEC 32,
T-13 N, R-18 E,W.M.
NE COR, SE 1/4,
NW 1/4, SEC 32,
T-13 N, R-18 E,W.M.
2-1/2' ALUM. CAP IN
MON. CASE FOUND
SEE LCR 7124150
N
M
O
8
00
Ca
CslN
01
1 337.14'
N 8911'08' W 2644.33'
200 0
SCALE 1' n 200'
NE CORNER, NW 1/4,
SW 1/4, SECTION 32,
T-13 N, R-18 E,W.M.
1322.23'
1322.23'
CEN. 1/4 SEC. 32,
T-13 N, R-18 E.W.M.
2" ALUM. CAP IN
MON. CASE FOUND
SEE LCR 7531821
1322.16'
1
S 1/4 COR. SEC. 32, 01
T-13 N, R-18 E,W.M.
RR SPIKE FND.
SEE LCR 2M-581
200 FEET
7
n
to
IRRIGATION APPROVAL
THE PROPERTY DESCRIBED HEREON IS LOCATED WHOLLY OR IN PART WITHIN
THE BOUNDARIES OF THE YAKIMA-T1ETON IRRIGATION DISTRICT. I HEREBY
CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS OF WAY SHOWN ON
THIS SHORT PLAT, ARE ADEQUATE TO SERVE ALL LOTS LOCATED WITHIN THIS
SHORT PLAT WHICH ARE .OTHERWISE ENTITLED TO IRRIGATION WATER UNDER.
THE OPERATING RULES AND REGULATIONS OF THE DISTRICT. I ALSO CERTIFY
THAT THE IRRIGATION EASEMENTS AND RIGHTS OF WAY, ARE ADEQUATE TO
TRANSMIT IRRIGATION WATER THROUGH THIS SHORT PLAT TO OTHER ADJACENT
LAND ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND
REGULATIONS OF THE DISTRICT. 1 FURTHER CERTIFY THAT:
- THIS SHORT PLAT CONTAINS COMPLETE IRRIGATION DISTRIBUTION FACILITIES IN
ACCORDANCE WITH THIS DISTRICTS STANDARDS, OR
PROVISIONS ACCEPTABLE TO THE DISTRICT HAVE BEEN MADE BY COVENANT •=
AND AGREEMENT FOR COMPLETED IRRIGATION DISTRIBUTION FACNTIES TO AU.
Z
LOT 5; SAID AGREEMENT IS RUED SUPPLEMENTAL TO THIS SHORT PLAT, OR
_ THE EXIS11NG IRRIGATION DISTRIBUTION FACUTY IS ADEQUATE TO MEET THIS
d () REQUIREMENT.
M
W
z
o N
C
to
N
E 2681.53'
O
P
8
In
— LOTS ARE IN WHOLE OR IN PART, NOT CLASSIFIED AS 'IRRIGABLE
LAND' BY THIS DISTRICT AND/INR ARE NOT CURRENTLY ENTITLED TO IRRIGATION
WATER UNDER THE OPERATING RULES AND REOIA:ATIONS OF. THIS DISTRICT.
BY
SECRETARY (OR DESIGNEE)
YAKBIA-11ETON IRRIGATION DISTRICT
I HEREBY. CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL
ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND OWING ON THE
PROPERTY DESCRIBED HEREON ARE PAID THROUGH
20
BY
TREASURER, YAIOMA-TIETON IRRIGATION DISTRICT
STATEMENTS AND NOTIFICATIONS
A. 1 THE ADDRESSES SHOWN ON THIS PLAT ARE ACCURATE AS OF THE DATE OF
RECORDING. BUT MAY BE SUBJECT TO CHANGE. THE CITY OF YAKIMA BUILDING
CODES DIVISION 1S RESPONSIBLE FOR THE CONFIRMATION OR REASSIGNMENT OF
ADDRESS AT THE TIME BUILDING PERMIT ISSUANCE '
8. THE OWNERS SHOWN HEREON, THEIR GRANTEES AND ASSIGNEES IN INTEREST,
HEREBY COVEVANT AND AGREE TO RETAIN ALL SURFACE WATER GENERATED
WITHIN THE PLAT ON-SITE. ANY NATURAL DRAINAGEWAYS MUST NOT 8E
ALTERED OR IMPEDED.
APPROVALS
APPROVED BY THE CITY OF YAKIMA ADMINISTRATOR
DATE
DATE
DATE
APPROVED BY THE CITY OF YAKIMA ENGINEER
APPROVED BY THE CITY OF YAKIMA MAYOR
SURVEYOR'S CERTIFICATE
THIS MAP. CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS
OF THE SURVEY RECORDING ACT AT THE REQUEST OF
MIKE HER IN MAY, 2009.
E,WM
JOSEPH W. BAKER, CERTIFICATE NO. 44333. 5'. 7-2-79
LEGAL DESCRIPTION
THAT PORTION OF SECTION 32. TOWNSHIP 13 NORTH. RANGE 18 EAST, W.01. DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 32: THENCE SOUTH.QODyE' EAST.ALONG.--THE EAST UNE OF SAID
SUBDMSON, 873.51 FEET TO TIE SOUTHEAST CORNER THEREOF; THENCE NORTH 89'11'06' WEST,
ALONG THE SOUTH UNE OF SAID SUBDIVISION. 337.14 FEET; THENCE NORTH 0130'20' WEST
1127.24 FEET; THENCE NORTH 12.42.5r WEST 54.21 FEET; THENCE NORTH 000'20' WEST 230.18
FEET; THENCE NORTH 77'25'O8' EAST 119.03 FEET; THENCE NORTH' 28"3810' EAST 25.30 FEET;
THENCE NORTH 038'25' EAST 140.00 FEET TO THE SOUTH UNE OF'THE 'NORTH 402.8 FEET AS
MEASURED ALONG THE EAST UNE OF THE SOUTHWEST QUARTER OF THE; NORTHWEST QUARTER OF
SAID SECTION 32; THENCE SOUTH 89'21'35' EAST, ALONG SAID SOUTH LINE, 220 FEET TO THE
EAST UNE OF SND SOUTHWEST QUARTER- OF THE NORTHWEST QUARTEFGAHENCE SOUTH 000'10'
EAST,- ALONG THE EAST,UNE THEREOF. 927.603 -FEET -.70 THE POINT OF BEGINNING;
EXCEPT,PORTION CONVEYED TO YAIOMA COUNTY FOR ROAD BY INSTRUMDIT RECORDED N VOLUME
250 OF DEEDS...UNDER AUDITOR'S FILE N0. 482402, RECORDS OF YAKIMA. COUNTY, WASHINGTON;
AND' EXCEPT. THE EAST, 201.FEET TO OF THE SOUTHWEST QUARTER OF 111E NORTHWEST WARIER
OF SAID, 560110N.32' DEEDED..,T0 THE YAKIMA VALLEY CANAL COMPANY,A. WASHINGTON
CORPORATION, UNDER AUDITOR'S <F1LE N°. 48187..RECORDs OF YAKIMA COUNTY, WASHINGTON.
DEDICATION:`°AND - WAIVER'=• OF CLAIMS
KNOW ALL MEN BY THESE PRESENTW.THATAIR' HOMES., LLC.. A WASHINGTON' UNITED UABUTY
COMPANY' IS ALL PARTIES HAVING .OWNERSH0P'.MIEREST. IN..THE LAND HEREON- DESCRIBED; HAVE
WITH THEIR FREE CONSENT :MOAN ACCORDANCE WITH THEW DESIRES- CAUSED THE SAME TO 86
SURVEYED' -AND PLATTED AS. SHOWN HEREON;=:AND DO'=N9tE1BYi0EGICATE%THOSE ROADS. MID/OR
RIGHTS-OF-WAY SHOWN AS PUBLIC DEDICAT ONS HEREON' TO-THEAUSE OF THE PUBUC; DO
ON
HEREBY WAIVE LF OF•THEMSE.VES'AND+THEIR' SUCCESSORE-RCINTEREST ALL CLAIMS FOR
DAMAGES AGAINST. THE 'CITY OF YAIOMA AND'`ANY.011 01 GOVERN MENTAL''AUTHORITY WHICH MAY
86 OCCASIONED'. TO THE ADJACENT;' LAND'BY r1HE:ESTABUSIED:_ DRAINAGE AND
MAINTENANCE OF SMD DEDICATE ROADS AND/OR RIGHTS-OF-WAY D 00 HEREBY DEDICATE
THE EASEMENTS AS SHOWN HEREON FOR 1116 USES INDICATED.- •i•
TODD ROWED, A MANAGING PARTNER
ACKNOWLEDGEMENT
STATE CF
COUNTY WASINGTON
)
I CERTIFY THAT I OR HAVE SATISFACTORY EVIDENCE THAT TODD'RUWELL IS THE PERSON
WHO APPEARED BEFORE ME AND SAID PERSON ACKNONLFDGED'1HAT IE•SI011ED THIS
IMSIBIIMENT, ON OATH STATED THAT HE WAS AUTHORIZED 10 E7h3CUTE 11ff'1NSTRUMENT AND
ACKNOWLEDGED IT AS A MANAGING PARTNER OF SR HONES, LLC.. TO OE ''H6:'FREE AND
VOLUNTARY ACT OF SUCH PARTY 'FOR' 1116 USES AND 'PURPOSES MENTIONED 'IN'THE INSTRUMENT.
DATED 1'►1ty077/ ad.'?
r71Pa N 4. YY►[M.LI '
NO TANY PUBLIC IN ANP FMTHE STATE OF WASHINGTON
FM
RESIDING AT CWCir
MY APPOINTMENT EXPIRES 5'-09-l/
TREASURER'S CERTIFICATE
I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY
THIS OFFICE THAT ARE DUE AND TANG ON THE PROPERTY DESCRIBED HEREON ON DATE OF
THIS CERTIFICATION HAVE BEEN PND. DATED THIS DAY OF 20_
BY:
YAKIMA' COUNTY TREASURER'S' OFFICE
AUDITOR'S CERTtFICATE
FILED FOR RECORD THIS _ DAy OF
20_ AT _ M., UNDER A.F. NO,
RECORDS OF YAKIMA COUNTY, WASHINGTON.
COUNTY AUDITOR _BY DEPUTY
PLSA
ENGREERNG'SURVEYING-PLAMTNG
YAKIMA; WASHINGTON
(509) 575-6990
PLAT OF
WASHINGTON HEIGHTS - PIKE 1
PARCEL NO. 181332 - 23005
—PREPARED FOR—
PRO SERVICES ENGINEER TNG SHO N0•
NW 1/4, SW 1/4 & SW 1/4, NN 1/4, SEE. 32, T -13.1E R-18 EAM 1 OF 3
DRAWN BY: JOE
OTE: 5/7/2009
JOB NO.
06115
L0
II 7 1
I•\ I
BLUE LOUWT-
ZIER ROAD
S 0.939'10" E
_ T I -_T ---,.r.
\ I _ �.._
1
iIse
T _ i 137\ .
541'
1 1-
I 1 i
i I
-
8
I- nn�
BOX
251.. 18,987._.
i8 -__:52P 11.;50. FE
-SO..FF_
I � �?,8,
fl4_- \ \\
L-_18,37 - 4
s I I •i T -'7 - - - 78' 108'
127 I, 3 1 1 R r -F ----...I.
11128 ;.I, . 0.9 1 . ! -. 3�7. I- I I 1,
.I b c``'':."�" 1-87 132 ^I 133 E
1 on FT. 1 1 15.103 55.03. /
-- " =� - CJL ev �.
'\ 7:-.-.77r
��
H. I
� 1Q --., it i
1.t to I 109 108.1 ��id7 S.
I \ 3. I L a'704 Fm
-1 =- -
.1
r"
\r1 ''•} r
I x102 1. 103 `.{ 104 105 I -
•I' I '` I 12880
106
l 3. 1 I- 50. Fr. ..
`-J--=•:J---L- '1 L-_-
\ - r Y--> -- -L. , _ 23•-45•-f'
-' WA$HII§dTON: -71VgN---- --
PRELIMINARY PLAT OF
WASHINGTON HEIGHTS - PHASE 1
YAKIMA
IVALLEY
A VIED . CAN1
8
L
i
I. 1 \\
1 1 � I 85' 84 83
W 1/4 COR SEC 32. 1 I \
I 1.
82^<, Ib 81 II
T-13 N, R-18 E W M.I 0
1 50.'47._.17
�\\ T
2644.46' m•-1- - 1
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IN THE NW 1/4, SW 1/4 8 SW 1/4, NW 1/4, SECTION 32, T-13 N, R-18 E,WM
2V S1 R LAND 18830 ATN, 48167
DEEDED TO THE YPKMA VALLEY CANAL COMPANY
'Li.ft AF:i r
/ SEWER ESM'T
EXISTING 24' L
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_ WEST WASHI%IGTON AVENUE '
i 11
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2 DEEDED TO THE YAKIMA VALLEY CANAL COMPANY I
141 1
i S'0. FI.+' I CEN 1/4 SEC 32.
L_ _ _187'__-1 T-13 N, R-18 E,W.M.
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LEGAL DESCRIPTION
THAT PORTION OF SECTION 32, TOWNSHIP 13 NORTH. RANGE 18 EAST, W.M. DESCRIBED AS
FOLLOWS: •-
BEGINNING AT THE NORTHEAST. CORNER OF THE NORTH HALF OF THE NORTHWEST
QUARTER OF THE SOUTHWEST QUARTER. OF SAID SECTION 32; THENCE SOUTH 0'0016"
EAST ALONG THE EAST UNE OF SAID SUBDIVISION, 673.51 FEET TO THE SOUTHEAST
CORNER THEREOF; THENCE -NORTH 8911'08" WEST, ALONG THE SOUTH UNE OF SAID
SUBDIVISION, 337.14 FEET; ;THENCE NORTH 0'00'20" WEST 1127.24 FEET; . THENCE NORTH
12'42'58" WEST 54.21' FEET; THENCE NORTH 0'00'20" WEST 230.18 FEET; THENCE NORTH
7725'06" EAST 119.03 FEET; THENCE NORTH 26'38'30" EAST 25.30 FEET; THENCE NORTH
0'38'25" EAST 140.00 FEET; TO THE SOUTH LINE OF THE NORTH 402.6 FEET AS MEASURED
ALONG THE EAST LINE OF; THE SOUTHWEST QUARTER OF THE NORTHWEST- QUARTER OF
SAID SECTION 32; THENCE SOUTH 8921'35" EAST, ALONG SAID SOUTH LINE, 220 FEET TO
THE EAST LINE OF SAID SOUTHWEST QUARTER OF THE NORTHWEST QUARTER; THENCE
SOUTH 0'0090" EAST, ALONG THE EAST UNE THEREOF, 927.66 FEET TO THE POINT OF
BEGINNING.
EXCEPT PORTION CONVEYED'TO YAKIMA COUNTY FOR ROAD BY INSTRUMENT RECORDED IN
VOLUME 250 OF DEEDS. UNDER AUDITOR'S FILE NO. 462402, RECORDS OF YAKIMA
COUNTY, WASHINGTON.
AND EXCEPT THE EAST 20 FEET TO OF THE SOUTHWEST QUARTER OF THE NORTHWEST
QUARTER DEEDED TO THE YAKIMA VALLEY CANAL COMPANY. A WASHINGTON CORPORATION,
UNDER AUDITOR'S FILE NO. 48187, RECORDS OF YAKIMA COUTNY, WASHINGTON.
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SCALE 1" a 100'
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ZIER RD
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RECEIVED
JUN 2 0 2008
CITY OF YAKIMA
PLANNING DIV.
W MEAD AVE
LOREN PL
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F K
a n
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PIERCE ST
H~D
PERRY ST
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NOTES
1. SUBJECT PROPERTY AND ADJACENT PROPERTIES ARE ZONED R-1, SINGLE FAMILY ZONE.
2. TOTAL AREA OF THE PROPOSED PLAT IS 11.57 ACRES WITH 21.7% DEDICATED FOR STREET RIGHT OF WAY.
3. POWER, TV CABLES, TELEPHONE CABLES AND GAS MAINS ARE TO BE LOCATED FROM THE BACK OF CURB
TO THE BACK OF THE PUBLIC SERVICE EASEMENT. THE INDIVIDUAL UTILITY COMPANY TO DETERMINE
EXACT LOCATION.
4. ALL STORM WATER GENERATED BY NEW IMPERVIOUS SURFACES WILL 8E RETAINED ON SITE.
5. EXISTING ORCHARDS ON-SITE TO BE REMOVED.
6. TYPICAL BUILDING SETBACKS - 45' FRONT SETBACK FROM CENTERUNE OF STREET.
5' SIDE & 20' REAR SETBACKS ON STANDARD LOTS.
7. ALL EXISTING D.I.D. 41 DRAIN LINES TO BE RELOCATED WITHIN ROAD RIGHT OF WAY OR PUBUC SERVICE EASEMENTS.
B. --- DENOTES BUILDING;, SETBACK UNE.
VICINITYMAP
R/W
2
R/W
2, 5
SIDEWALK
17'
MOUNTABLE
CURB & GUTTER
4T L
17'
MOUNTABLE
CURB & GUTTER
COMPACTED 5UBDRADE
0.25' COMPACTED DEPTH ASPHALT
CONCRETE CLASS "B'
0.50' COMPACTED DEPTH CRUSHED SURFACING
BASE COURSE
TYPICAL ROADWAY SECTION
NO SCALE
OWNER
ZIER ORCHARDS: LLC.
4604-AHTANUM ROAD
YAKIMA, WASHINGTON 98903
DEVELOPER
SULLIVAN ROWELL PROPERTIES, LL.C.
6601 WEST DESCHUTS, SUITE B
KENNEWICK, WASHINGTON 99336
ENGINEER
PRO SERVICES ENGINEERING
1015 S. 40TH AVE. SUITE 14
YAKIMA, WASHINGTON 98902
SURVEYOR
PLSA ENGINEERING AND SURVEYING
1120 W. LINCOLN AVENUE
YAKIMA, WASHINGTON 98902
P LSA ENS wA PLANNNG
15091 575-6990
PRELIMINARY PLAT
OF PARCEL NO. 181332 - 23005
-PREPARED FOR -
PRO SERVICES ENGINEERING
DRAWN 8Y: JOE
0
8
8
5616, 8/30/2007
408 60. 06115
SHEET N0.
SE I/1, NE 1/4 SEC. 31 & Tl 1/2, SEC N. T-13 N, R-18 0111 1 of 1
Mr. Adam's case was remanded for imposition of the original. sentence. On June 16, 2009,
Municipal Court Judge Kelly C. Olwell heard Mr. Adam's case on remand, imposed the
original sentence, and ordered Mr. Adams to serve in custody the balance of his remaining
jail sentence. The case is now closed.
The defendant was represented by Alfred G. Schweppe at the hearing on remand. The City
was represented by Assistant City Attorney Jon L. Seitz.
Closed Litigation 38
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 6
For Meeting Of 7-7-2009
ITEM TITLE: "Closed Record" public hearing to consider the final plat of Washington Heights
Phase 1
SUBMITTED BY: William R. Cook, Director of Community & Economic Development
CONTACT PERSON/TELEPHONE:.Kevin Futrell, Associate Planner, 575-6164
SUMMARY EXPLANATION:
On July 15, 2008, the Yakima City Council approved the preliminary plat of Washington
Heights Phase 1, subject to conditions. This long plat subdivides approximately 11 acres of
R-1 zoned property into 24 Tots. Those conditions have been fulfilled and the applicant is now
asking for final plat approval.
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.
Continued on Page 2
Resolution _ Ordinance Other (Specify)Final Plat, Staff Report & Final Plat Drawings
Contract Mail to (name and address): Phone
Funding Source:
APPROVED FOR SUBMITTAL:
STAFF RECOMMENDATION: Staff recommends Council's approval of the final plat for
Washington Heights Phase 1, 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
Washington Heights Phase 1 on July 15, 2008, subject to conditions.
COUNCIL ACTION:
Page 2
YMC 14.20.210 sets for the following process for final plat approval:
A. Upon receipt of a proposed final plat, the City Council shall, at its next public meeting,
set a date for consideration of the final plat Notice of the date, time, and location of the
public meeting shall be given to the subdivision applicant, Surveyor, City Engineer,
Office of Environmental Planning, and the Yakima County Health Officer at least four
days prior to the date of the public meeting.
B. The City Council shall review the final plat during the public meeting and shall approve
the final plat if the Council determines that the final plat conforms to the conditions of
Preliminary plat approval and applicable state laws.
C. Upon approving any final plat, the City Council shall authorize the Mayor to sign the final
plat as evidence of City Council approval. (Ord. 98-65 2 (part), 10998)