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HomeMy WebLinkAboutR-2009-023 Scenic Plateau, Phase 2, Final Plat, Vicinity of 72nd and Englewood Avenues, Larry LovelessRESOLUTION NO. R-2009-23 A RESOLUTION approving the final plat of Phase II of Scenic Plateau, a 23 -lot subdivision located north of and including 7405 Englewood Avenue, City No. FLP #002-09 and authorizing the Mayor to sign the final plat for Phase II; Larry and Kimberly Loveless, is the applicant herein. WHEREAS, on January 25, 2007, the Hearing Examiner held a public hearing to consider the application for a 23 -lot subdivision in two phases, submitted by Larry and Kimberly Loveless and known as Scenic Plateau, located north of and including 7405 Englewood Avenue (City of Yakima FLP #002-09); and WHEREAS, on March 2, 2007, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at its public meeting on March 6, 2007 the City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the applicant has completed or bonded for construction of all public improvements required as conditions of approval of the final plat for Phases I and II, and the City Engineer has inspected, approved and accepted all plans and designs for required improvements for said Phases; and WHEREAS, as this final plat comes before Council for review each member declares that he or she has had no contact with either the applicant or opponents of the final plat, Now, Therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat for Phase II of Scenic Plateau, consisting of two sheets dated January 8, 2009, depicting Phase II of a 23 -lot subdivision located north of and including 7405 Englewood Avenue is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Scenic Plateau Phase II for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 3rd day of February, 200 City Clerk David Edler, Mayor City of Yakima, Washington Department of Community & Economic Development Office of Environmental Planning CITY COUNCIL PUBLIC MEETING February 3, 2009 Final Long Plat Consideration for Phase II of the) Plat of Scenic Plateau Subdivision (23 lots) ) Submitted by Larry & Kimberly Loveless ) Located North of 7405 Englewood Avenue ) Final Long Plat #002-09 Vaughn McBride Associate Planner 576-6315 SUMMARY OF RECOMMENDATION All requirements conditional to the final approval of this plat have been satisfied. The Division of Environmental Planning recommends Council acceptance of Phase II of the final plat of Scenic Plateau. FINDINGS BACKGROUND Scenic Plateau is a 23 -lot subdivision located north of and including 7405 Englewood Avenue. Scenic Plateau Phase II consists of Lots 8 through 18 as part of a 23 -lot, two-phase subdivision developed by Larry & Kimberly Loveless in the Suburban Residential (SR) zoning district. Lots 1 through 7 and Lots 19 through 23 were approved as part of Phase I of the Plat of Scenic Plateau Subdivision in open Council session on May 6, 2008 (Resolution No. R-2008-71). A new public street has been extended into and throughout the site to provide access to each of the proposed lots. Access to the development will be provided from a newly developed roadway (Plateau Place) that will intersect with N. 74th Avenue at a point approximately 300 feet north of Englewood Avenue and extending into the site. A cul-de-sac was constructed to provide adequate turn -around space for emergency vehicles and garbage pickup through each development phase. All road rights of ways will be 50 feet wide. The Hearing Examiner's recommendation, granting preliminary approval of this long plat, was accepted in open Council session on March 6, 2007. The City Engineer's Division has reviewed and approved all necessary designs and engineering, and indicates that the required improvements are installed and inspected, or that the required financial agreement 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 Phase II of the final plat and finds it to be in substantial conformance with the terms and conditions of the preliminary plat approval. Staff therefore recommends acceptance of the final plat and the adoption of the Resolution that authorizes the Mayor to sign the final plat. Scenic Plateau Subdivision Final Long Plat -Phase 11, FLP#002-09 Larry & Kimberly Loveless WO and including 7405 Englewood Avenue 1 CONDITIONS OF APPROVAL The approved preliminary plat required the applicant to complete all site improvements listed as conditions in the Hearing Examiner's Recommendation of March 2, 2007 (see attached). The conditions that must be met before the final plat can be approved consist of the following matters: Domestic Water & Sanitary Sewer 1. All lots shall be provided with public domestic water and public sewer service according to YMC Title 12 standards. No individual wells or other water system will be allowed. No individual septic systems or other sewage disposal methods will be allowed. Status: The provision of domestic water and public sewer service for all lots meet YMC Title 12 standards. 2. Prior to final plat approval written verification from the City of Yakima Engineering Department shall be provided to the City of Yakima Planning Department indicating that all water and sewer extensions have been completed or financially secured. Status: All water and sewer extensions have been financially secured. 3. The developer shall provide an easement 10 feet in width along the street and over the east five (5) feet of Lot 10 and the west five (5) feet of Lot 9, or as otherwise may be required by the Nob Hill Water Association in the future, to connect the existing 12 -inch water main on Scenic Drive and the proposed 8 -inch water main on North 74th Avenue as the Englewood West subdivision develops. Status: Achieved Utilities 1. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Approved plans show all utilities to be located underground. 2. A minimum 10 -foot -wide public utility easement shall be provided adjacent to all public road rights-of-way. Status: Necessary easements are shown on the plat. 3. Easements for new and/or future City utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities is twice the depth of the planned excavation. Status: Necessary easements are shown on the plat. 4. All public and private utilities located within public' rights-of-way shall be constructed 2 Scenic Plateau Subdivision Final Long Plat -Phase 1l, FLP#002-09 Larry & Kimberly Loveless N/0 and including 7405 Englewood Avenue prior to the start of road construction. Status: Approved plans show all utilities to be located underground. Yakima-Tieton Irrigation District 1. Irrigation easements shall be provided as specified by the Yakima-Tieton Irrigation District. Status: Achieved 2. The developer shall obtain approval of the Yakima-Tieton Irrigation District. Status: Approval shown on face of plat. 3. The developer shall satisfy all the requirements of Article 2 of Yakima-Tieton, Irrigation District Resolution 97-5. Status: Achieved Public Infrastructure 1. All lots shall be provided with adequate fire flow. Status: Review of plans indicates appropriate fire flow provided. 2. Fire hydrants shall be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9. Status: Achieved 3. All frontage improvements shall be accomplished in accordance with YMC Title 12 standards. Status: Developer has provided a surety bond or other secure method of financially providing for and securing to the City the actual construction of frontage improvements required for Phase II development. 4. The developer shall dedicate 25 feet of right-of-way parallel to, and north of the south lot line of Lot 12 and 25 feet of right-of-way parallel to,'and south of the north lot line of Lot 13 for a potential east -west connector between North 80th Avenue and the proposed cul- de-sac. If the property to the west of this plat is allowed to develop without provision for a connector to North 80th Avenue from this plat, the rights-of-way over Lots 12 and 13 of this plat dedicated for that purpose can be vacated by compliance with street vacation procedures if they willno longer be needed in the future and satisfy the applicable street vacation criteria. Status: Achieved 5. The cul-de-sac shall have a 48 -foot radius which will comply with applicable Code 3 Scenic Plateau Subdivision Final Long Plat -Phase II, FLP#002-09 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue requirements. Status: Achieved Stormwater Drainage & Retention 1. The 25 -Year, 24 -Hour Storm shall be retained or infiltrated on-site. Impervious surface area calculations include road and sidewalks, and 22.5% of the lot areas. Status: City Engineering has received and approved of stormwater drainage and retention designs. 2. Surface water plans shall be reviewed and approved by City of Yakima Surface Water Engineer. Status: City Engineering has received and approved of stormwater drainage and retention designs. 3. A construction stormwater general permit is required. Status: Achieved 4. The developer shall provide a Stormwater Pollution Prevention Plan, to be approved by the Department of Ecology that details the Best Management Practices to be used. Status: Achieved 5. The developer shall implement Erosion and Sediment Control measures in accordance with Best Management Practices detailed in the Stormwater Management manual for Eastern Washington. Status: Achieved 6. Appropriately sized and designed retention ponds to handle pass-through drainage shall be shown on the plans. Status: Achieved Soil Erosion Control 1. All permits required by the Yakima Regional Clean Air Authority shall be obtained, including without limitation a Master Construction Dust Control Plan that addresses demolition, site preparation, and construction and landscaping phases of the proposed development per Section 3.08 of Yakima Regional Clean Air Authority regulations. Status: Achieved 2. The developer shall designate a responsible party to serve as a contact person during working hours for suspected air quality violations. 4 Scenic Plateau Subdivision Final Long Plat -Phase 11, FLP#002-09 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue Status: Achieved 3. The developer shall contact the State Department of Ecology to determine what, if any, steps DOE requires to determine or clean up concentrations of pesticides on the property. Status: Achieved 4. Erosion control methods such as temporary ponding, silt fencing and similar measures must be in place prior to clearing, grading or construction. Status: Achieved Sanitary Sewer 1. The developer shall connect to sanitary sewer and pay connection fees. Status: Achieved Transportation/Traffic 1. Transportation Concurrency Review is required. Status: Achieved 2. All interior streets shall be engineered, constructed and approved according to the standards and requirements of Title 12 of the •YMC. Status: All interior streets for Phase II development have been engineered, and reviewed and approved. The City Engineer has evidenced his approval by signing the final plat for the completion of Phase II of the development. 3. The street in the plat may be named Plateau Place and the lots shall have the addresses assigned by the City Building Codes Division. Status: Achieved Final Plat Requirements 1. The final plat shall substantially conform to the preliminary plat, except as modified by the City Council. Status: Achieved 2. Unless required improvements have already been constructed prior to final plat approval, the developer shall provide a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements after final plat approval. Status: Developer has provided a surety bond or other secure method of financially 5 Scenic Plateau Subdivision Final Long Plat -Phase II, FLP#002-09 Larry & Kimberly Loveless N/0 and including 7405 Englewood Avenue providing for and securing to the City the actual construction of required improvements. 3 All addresses specified by the City Building Codes Division shall be clearly shown on the face of the final plat. Status: Achieved 4. The developer shall submit a set of plans prepared by a licensed Civil Engineer to the City Engineering Department for review and approval. Status: Achieved 5. Each development phase shall be recorded individually at such time as the development phases are completed. Status: Achieved 6. Yakima-Tieton Irrigation District irrigation easements shall be shown on the face of the plat and be labeled "Public Utility and Irrigation Easement". Status: Achieved 7. The lots shall be subject to the following notes, which shall be placed on the face of the plat: a) The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. b) The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on-site. Status: Achieved Scenic Plateau Subdivision Final Long Plat -Phase 11, FLP#002-09 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue 6 FINDINGS 1. Phase II of 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. Phase II of the final plat meets the standards of the City of Yakima Subdivision Ordinance. 3. Phase II of final plat is in general conformance with the preliminary plat and the relevant conditions of approval. RECOMMENDATION The City Engineer's office has inspected and accepted all required physical improvements and the City Engineer has signed the plat in affirmation of this fact. The Planning Division has reviewed Phase II of the final plat and found it to be in substantial conformance with the terms and conditions of preliminary plat approval. Staff, therefore, recommends City Council acceptance of Phase II the final plat of Scenic Plateau and asks that the Resolution authorizing the Mayor to sign the final plat be adopted. Scenic Plateau Subdivision Final Long Plat -Phase 11, FLP#002-09 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue • • BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 4 For Meeting of: February 3, 2009 ITEM TITLE: Public Meeting and consideration of a Resolution on Phase II of the Final Plat of Scenic Plateau in the vicinity of 72nd and Englewood Avenues, submitted by Larry Loveless SUBMITTED BY: William R Cook, Director of Community and Economic Development CONTACT PERSON/TELEPHONE: Vaughn McBride, Associate Planner (576-6315) SUMMARY EXPLANATION: The plat of Scenic Plateau, submitted by Larry and Kimberly Loveless, is a subdivision of 23 parcels laid out in two phases. Phase I was approved in open Council session on May 6, 20.08 (Resolution N. R-2008-71). Larry and Kimberly Loveless are seeking final approval of the development of Lots 8-18 as Phase II of the development. The property is located north of and including 7405 Englewood Avenue (FLP #002-09). In open Council session on January 25, 2007, the Hearing Examiner's recommendation to approve the preliminary plat was accepted and preliminary plat approval was granted subject to conditions. The City Engineer's office has inspected and accepted all required improvements for Phase I of two phases. The. Planning Division has likewise reviewed Phase II of the final plat and finds it also to be in substantial conformance with the terms and conditions of the preliminary plat decision. As submitted, Phase II of this plat complies with the requirements of the Comprehensive Pian, Zoning. Ordinance, Subdivision Ordinance, Development Standards Ordinance and Traffic Concurrency Ordinance. Resolution X Ordinance Contract Other Staff Report, Hearing Examiner's Recommendation, Final Plat -Phase II Funding Source APPROVAL FOR SUBMITTAL: Manager STAFF RECOMMENDATION: Staff recommends Council's approval of the final plat for Scenic Plateau Phase 2 together with the adoption of the accompanying resolution that will authorize the Mayor to sign the plat. BOARD RECOMMENDATION: The Hearing Examiner recommended approval of the preliminary subdivision on March 2, 2007. COUNCIL ACTION: Larry & Kimberly Loveless Scenic Plateau — Phase II FINAL LONG PLAT #2-09 EXHIBIT LIST Yakima City Council Public Meeting February 3, 2009 Applicant Larry & Kimberly Loveless File Number. FLP#002-09 Site Address Vicinity north of 7405 Englewood Avenue Staff Contact: Vaughn McBride, Associate Planner Table of Contents CHAPTER A Resolution CHAPTER B Staff Report CHAPTER C Hearing Examiner Recommendation CHAPTER D Vicinity Map CHAPTER E Final Plat Larry & Kimberly Loveless Scenic Plateau — Phase II FINAL LONG PLAT #2-09 EXHIBIT LIST CHAPTER A Resolution EXHIBIT -DOCUMENT DATE A-1 Resolution 02/03/2009 A RESOLUTION RESOLUTION NO. R -2009 - approving the final plat of Phase II of Scenic Plateau, a 23 -lot subdivision located north of and including 7405 Englewood Avenue, City No. FLP #002-09 and authorizing the Mayor to sign the final plat for Phase II, Larry and Kimberly Loveless, is the applicant herein. WHEREAS, on January 25, 2007, the Hearing Examiner held a public hearing to consider the application for a 23 -lot subdivision in two phases, submitted by Larry and Kimberly Loveless and known as Scenic Plateau, located north of and including 7405 Englewood Avenue (City of Yakima FLP #002-09), and WHEREAS, on March 2, 2007, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions, and WHEREAS, at its public meeting on March 6, 2007 the City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted, and WHEREAS, the applicant has completed or bonded for construction of all public improvements required as conditions of approval of the final plat for Phases I and II, and the City Engineer has inspected, approved and accepted all plans and designs for required improvements for said Phases, and WHEREAS, as this final plat comes before Council for review each member declares that he or she has had no contact with either the applicant or opponents of the final plat, Now, Therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA. The proposed final plat for Phase II of Scenic Plateau, consisting of two sheets dated January 8, 2009, depicting Phase II of a 23 -lot subdivision located north of and including 7405 Englewood Avenue is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Scenic Plateau Phase II for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees ADOPTED BY THE CITY COUNCIL this 3rd day of February, 2009 ATTEST David Edler, Mayor City Clerk DOC INDEX Larry & Kimberly Loveless Scenic Plateau — Phase II FINAL LONG PLAT #2-09 EXHIBIT LIST CHAPTER B Staff Report EXHIBIT DOCUMENT DATE:: B-1 Staff Report 02/03/2009 City of Yakima, Washington Department of Community & Economic Development Office of Environmental Planning CITY COUNCIL PUBLIC MEETING February 3, 2009 Final Long Plat Consideration for Phase I1 Plat of Scenic Plateau Subdivision (23 Tots) Submitted by Larry & Kimberly Loveless Located North of 7405 Englewood Avenue of the) Final Long Plat #002-09 Vaughn McBride Associate Planner 576-6315 SUMMARY OF RECOMMENDATION All requirements conditional to the final approval of this plat have been satisfied. The Division of Environmental Planning recommends Council acceptance of Phase II of the final plat of Scenic Plateau. FINDINGS BACKGROUND Scenic Plateau is a 23 -lot subdivision located north of and including 7405 Englewood Avenue Scenic Plateau Phase 1I consists of Lots 8 through 18 as part of a 23 -lot, two-phase subdivision developed by Larry & Kimberly Loveless in the Suburban Residential (SR) zoning district. Lots 1 through 7 and Lots 19 through 23 were approved as part of Phase 1 of the Plat of Scenic Plateau Subdivision in open Council session on May 6, 2008 (Resolution No. R-2008-71) A new public street has been extended into and throughout the site to provide access to each of the proposed lots. Access to the development will be provided from a newly developed roadway (Plateau Place) that will intersect with N. 74th Avenue at a point approximately 300 feet north of Englewood Avenue and extending into the site. A cul-de-sac was constructed to provide adequate turn -around space for emergency vehicles and garbage pickup through each development phase. All road rights of ways will be 50 feet wide The Hearmg Examiner's recommendation, granting preliminary approval of this long plat, was accepted in open Council session on March 6, 2007. The City Engineer's Division has reviewed and approved all necessary designs and engineering, and indicates that the required improvements are installed and inspected, or that the required financial agreement 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 Phase II of the final plat and finds it to be in substantial conformance with the terms and conditions of the preliminary plat approval. Staff therefore recommends acceptance of the final plat and the adoption of the Resolution that authorizes the Mayor to sign the final plat. Scenic Plateau Subdivision Final Long Plat -Phase II, FLP#002-00 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue DOC. INDEX # -1 1 CONDITIONS OF APPROVAL The approved preliminary plat required the applicant to complete all site improvements listed as conditions in the Hearing Examiner's Recommendation of March 2, 2007 (see attached). The conditions that must be met before the final plat can be approved consist of the following matters Domestic Water & Sanitary Sewer 1. All lots shall be provided with public domestic water and public sewer service according to YMC Title 12 standards No individual wells or other water system will be allowed No individual septic systems or other sewage disposal methods will be allowed Status• The provision of domestic water and public sewer service for all lots meet YMC Title 12 standards 2 Prior to final plat approval written verification from the City of Yakima Engineering Department shall be provided to the City of Yakima Planning Department indicating that all water and sewer extensions have been completed or financially secured Status• All water and sewer extensions have been financially secured 3 The developer shall provide an easement 10 feet in width along the street and over the east five (5) feet of Lot 10 and the west five (5) feet of Lot 9, or as otherwise may be required by the Nob Hill Water Association in the future, to connect the existing 12 -inch water main on Scenic Drive and the proposed 8 -inch water main on North 74th Avenue as the Englewood West subdivision develops Status Achieved Utilities 1 All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status. Approved plans show all utilities to be located underground 2 A minimum 10 -foot -wide public utility easement shall be provided adjacent to all public road rights-of-way Status• Necessary easements are shown on the plat 3 Easements for new and/or future City utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities is twice the depth of the planned excavation Status Necessary easements are shown on the plat Scenic Plateau Subdivision Final Long Plat -Phase II, FLP#002-00 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue DOC INDEX 4 All public and private utilities located within public rights-of-way shall be constructed prior to the start of road construction Status Approved plans show all utilities to he located underground Yakima-Tieton Irrigation District 1. Irrigation easements shall be provided as specified by the Yakima-Tieton Irrigation District Status. Achieved 2 The developer shall obtain approval of the Yakima-Tieton Irrigation District. Status Approval shown on face of plat 3 The developer shall satisfy all the requirements of Article 2 of Yakima-Tieton In-igation District Resolution 97-5 Status- Achieved Public Infrastructure 1 All lots shall be provided with adequate fire flow Status- Review of plans indicates appropriate fire flow provided 2 Fire hydrants shall be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9 Status Achieved 3. All frontage improvements shall be accomplished in accordance with YMC Title 12 standards Status. Developer has provided 0 surety bond or other secure method of financially providing for and securing to the City the actual construction of frontage improvements required for Phase 11 development 4 The developer shall dedicate 25 feet of right-of-way parallel to, and north of the south lot line of Lot 12 and 25 feet of right-of-way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between North 80th Avenue and the proposed cul- de-sac. If the property to the west of this plat is allowed to develop without provision for a connector to North 80th Avenue from this plat, the rights-of-way over Lots 12 and 13 of this plat dedicated for that purpose can be vacated by compliance with street vacation procedures if they will no longer be needed in the future and satisfy the applicable street vacation criteria. Scenic Plateau Subdivision Final Long Plat -Phase II, FLP#002-09 Lany & Kimberly Loveless N/O and including 7405 Englewood Avenue DOC INDEX 3 Stoats. Achieved 5 The cul-de-sac shall have a 48 -foot radius which will comply with applicable Code requirements. Status- Achieved Stormwater Drainage & Retention 1 The 25 -Year, 24 -Hour Storm shall be retained or infiltrated on-site Impervious surface area calculations include road and sidewalks, and 22 5% of the lot areas Status Ctv Engineering has received and approved of storniivatei- drainage and retention designs 2 Surface water plans shall be reviewed and approved by City of Yakima Surface Water Engineer Status Ctty Engineering has received and approved of storniwater drainage and retention designs 3 A construction stormwater general permit is required Status Achieved 4 The developer shall provide a Stormwater Pollution Prevention Plan, to be approved by the Department. of Ecology that details the Best Management Practices to be used. Status' Achieved 5 The developer shall implement Erosion and Sediment Control measures in accordance with Best Management Practices detailed in the Stormwater Management manual for Eastern Washington Status. Achieved 6 Appropriately sized and designed retention ponds to handle pass-through drainage shall be shown on the plans Status. Achieved Soil Erosion Control 1 All permits required by the Yakima Regional Clean Air Authority shall be obtained, including without limitation a Master Construction Dust Control Plan that addresses demolition, site preparation, and construction and landscaping phases of the proposed development per Section 3.08 of Yakima Regional Clean Air Authority regulations Scenic Plateau Subdivision f final Longs Plat -Phase II 1:I.P#002-09 Larry & Kimberly Loveless Ni() and including 7405 Englewood Avenue DOC INDEX # 6,1 4 Status: Achieved 2 The developer shall designate a responsible party to serve as a contact person during working hours For suspected air quality violations Status Achieved 3 The developer shall contact the State Department of Ecology to determine what, if any, steps DOE requires to determine or clean up concentrations of pesticides on the property. Status Achieved 4 Erosion control methods such as temporary ponding, silt fencing and similar measures must be in place prior to clearing, grading or construction. Status Achieved Sanitary Sewer 1 The developer shall connect to sanitary sewer and pay connection fees. Status. Achieved Transportation/Traffic 1 Transportation Concurrency Review is required. Status. Achieved All interior streets shall be engineered, constructed and approved according to the standards and requirements of Title 12 of the YMC Status• All interior streets for Phase II development have been engineered, and reviewed and approved. The City Engineer has evidenced his approval by signing the final plat for the completion of Phase II of the development 3 The street in the plat may be named Plateau Place and the lots shall have the addresses assigned by the City Building Codes Division. Status. Achieved Final Plat Requirements 1. The final plat shall substantially conform to the preliminary plat, except as modified by the City Council Status. Achieved 2 Unless required uriprovements have already been constructed prior to final plat approval, Scenic Plateau Subdivision Final Long Plat -Phase Il, FLP#002-09 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue DOC INDEX # e -I 5 the developer shall provide a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements after final plat approval Status' Developer has provided a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements 3 All addresses specified by the City Building Codes Division shall be clearly shown on the face of the final plat Status: Achieved 4 The developer shall submit a set of plans prepared by a licensed Civil Engineer to the City Engineering Department for review and approval Status Achieved 5 Each development phase shall be recorded individually at such time as the development phases are completed Status Achieved 6 Yakima-Tieton Irrigation District irrigation easements shall be shown on the face of the plat and be labeled "Public Utility and h-rigation Easement" Status Achieved 7 The lots shall be subject to the following notes, which shall be placed on the face of the plat a) The addresses shown on this plat are accurate as of the date of recording, but may be subject to change The City of Yakima Building Codes Division is responsible for the confin-nation or reassignment of addresses at the time of building permit issuance b) The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on-site Status. Achieved Scenic Plateau Subdivision Inial Lon_ flat -Phase 11, F1_1'4'002-09 Larry Kimberly Loveless N/O and including 7405 Englewood Avenue DOC INDEX # 6-� 6 FINDINGS 1 Phase 11 of 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. Phase II of the final plat meets the standards of the City of Yakima Subdivision Ordinance 3. Phase II of final plat is in general conformance with the preliminary plat and the relevant conditions of approval RECOMMENDATION The City Engineer's office has inspected and accepted all required physical improvements and the City Engineer has signed the plat in affirmation of this fact The Planning Division has reviewed Phase II of the final plat and found it to be in substantial conformance with the terms and conditions of preliminary plat approval Staff, therefore, recommends City Council acceptance of Phase 1I the final plat of Scenic Plateau and asks that the Resolution authorizing the Mayor to sign the final plat be adopted Scenic Plateau Subdivision Final Long Plat -Phase II, FLP#002-00 Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue DOC INDEX # A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Larry & Kimberly Loveless Scenic Plateau — Phase II FINAL LONG PLAT #2-09 EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation EXHIBIT # DOCUMENT ` . ' DATE C-1 Hearing Examiner's Recommendation — Preliminary Plat 03/02/2007 FiECEf vED MAR 0 2 2007 CITY OF YAKIMA, WASHINGTON PLANNING HEARING EXAMINER'S RECOMMENDATION March 2, 2007 In the Matter of a Preliminary Plat Application Submitted by: Larry & Kimberly Loveless For a 23 -Lot Subdivision Located at and North of 7405 Englewood Avenue to be Known as the "Plat of Scenic Plateau" PREL LONG PLAT #2-06 EC #30-06 Introduction. The Hearmg Examiner conducted a public hearing on January 25, 2007. A staff report that was presented by Community Development Specialist Vaughn • McBride recommended approval of the preliminary plat with conditions. Applicant Larry Loveless testified in favor of the proposal, requested the ability to vacate the right-of-way for eventual access to North 80th Avenue if it is not needed in the future, requested additional time to determine the required width of the Nob Hill Water Association water main easement and requested additional time to determine if the street m the plat could be named "Plateau Place" rather than the names recommended m the staff report before a recommendation is issued. The Examiner received the last of the information necessary for a recommendation on February 21, 2007 and has issued this recommendation within ten business days of that date. The following information submitted to the Examiner after the hearing relative to this preliminary plat application shall be included as additional exhibits in the record of this proceeding: the letter and fax transmission of Chad Redick, Engineering Technician for the Nob Hill Water Association, to Vaughn Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 1 DOC. INDEX # C _� 1 McBride dated January 31, 2007 regarding the water main easement; the fax transmission 1 of Vaughn McBride dated January 31, 2007 forwarding same to the Examiner; the letter of Larry M. Loveless to Vaughn McBride dated February 8, 2007 regarding the water 1 main easement and street name; the fax transmission of Vaughn McBride dated February 9, 2007 forwarding same to the Examiner; the six-page fax transmission from Carolyn 1 Belles, Code Inspection Office Supervisor, to the Examiner regarding the street name determination dated February 21, 2007; and the SEPA Mitigated Determination of Nonsignificance originally dated January 5, 2007 and finally dated March 2, 2007. No 1 testimony or comments were submitted in opposition to the proposed preliminary plat either during or before the public hearing. 1 Summary of Recommendation. The Hearing Examiner recommends approval of this 1 preliminary plat subject to conditions. Basis for Decision. Based on a view of the site with no one else present on January 24, 2007; the staff report, exhibits, testimony and other evidence presented at the open record public hearing on January 25, 2007; the information provided to the Examiner regarding easement and street name details on February 9 and February 21, 2007; the final SEPA MDNS dated March 2, 2007; and a consideration of the applicable subdivision 1 requirements, development standards and consistency criteria; the Hearing Examiner makes the following: 1 FINDINGS 1 Applicants. The applicants are Larry and Kimberly Loveless, 1011 Prospect Way, Yakima, Washington 98908. 1 Larry and Kimberly Loveless 2 At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2-06, EC #30-06 INDEX # 2—1 Location. The proposed preliminary plat is located at and north of 7405 Englewood Avenue. The parcel numbers are 181317-34426 and 181317-34412. Application. This preliminary plat would create 23 single-family residential lots on approximately 10.6 acres (parcel numbers 181317-34426 and 181327-34412). The developer expects to develop the plat in two phases — Lots 1 through 7 and Lots 19 through 23 in the first phase and Lots 8 through 18 in the second phase. Lot sizes will range from 14,000 square feet to 23,000 square feet in size. Lot 23 is 30,497 square feet to the south of the other lots that will be utilized to provide for the establishment of an access roadway and a portion of one of the newly proposed lots. A new public street will be extended into and throughout the site to provide access to each of the proposed lots. Access to the development will be provided from that newly developed street named "Plateau Place" which will intersect with North 74th Avenue at a point approximately 300 feet north of Englewood Avenue and will extend into the site. A cul-de-sac will be available to provide adequate turn -around space for emergency vehicles and garbage pickup through each development phase. The right-of-way for the street will be 50 feet wide. The water, sewer and other utilities will be connected to lines serving the Englewood West subdivision situated to the east of this proposed plat. Domestic water service will be provided by the Nob Hill Water Association. Sewer service will be provided by the City of Yakima. The project area consists of hilly terrain with the steepest slope estimated at about 25 percent at the northwest corner of the proposed development area. Soil composition is rocky in the southwest third of the development site and the balance of the project area consists of clay, sandy and caliche soil types. Regulatory erosion control measures will be implemented during development and construction activities. Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 3 DOC. INDEX No surface water withdrawals or diversions will be required. Water runoff will be primarily from rainfall and snowmelt. Approximately 12% of the site will be covered with impervious surfaces after project construction. Drainage will be handled on-site through the use of drywells and swales. All runoff will be collected and managed on-site. The former apple orchard where this proposed preliminary plat is located is currently undeveloped There is an existing single-family residence on Lot 23. Predominant adjacent uses include an orchard on the north, an open field on the west, residences on the south and a proposed residential development known as the Plat of Englewood West on the east. This site was annexed to the City of Yakima effective December 10, 2006. Notices. The staff report indicated that notices were provided in accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal Code (YMC). They include the following. Pubhcation of Notice of Application, SEPA Review & Hearing: December 8, 2006 Mailing of Notice of Application, SEPA Review & Hearing: December 8, 2006 Posting of Land Use Action Sign on the Property December 8, 2006 Environmental Review. The SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) on January 5, 2007 pursuant to WAC 197- 11-355. No public comments were received during the 20 -day comment period. That original MDNS was not mailed so as to commence an appeal period. After the street names were allowed to be changed to "Plateau Place" at the request of the applicant subsequent to the public hearing, an MDNS containing that change was issued on March 2, 2007 and notice of an appeal period expiring on March 19, 2007 was given. It is anticipated that the MDNS appeal period will expire without an appeal being filed before Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 4 DOC. INDEX # C'— 1 the City Council conducts its closed record public hearing regarding this recommendation. Transportation Concurrency. Since the proposed development will exceed 10 PM peak hour trips, review will be required under the City's Transportation Capacity Management Ordinance in Chapter 12.08 of the Yakima Municipal Code. Development Services Team. The Development Services Team met on November 8, 2006 which led in part to the recommended conditions of approval of this proposed preliminary plat. Zoning and Land Use of Site. The current zoning of the property within the proposed preliminary plat is Suburban Residential (SR) on parcel number 181317-34426 and Single -Family Residential (R-1) on parcel number 181317-34412 which currently contains a single-family residence. 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 m that section and in RCW 58.17. Preliminary Plat Review Criteria. Section 14.20.100 of the YMC 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(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: Subsection 15.03.030(1) of the Urban Area Zoning Ordinance (UAZO) indicates that the intent of the Suburban Residential (SR) zoning district is to provide a variety of residential lifestyles with densities up to seven units per Larry and Kimberly Loveless 5 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2-06, EC #30-06 INDEX net residential acre where public water and public sewer are used. 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 detached single- family dwellings and to locate moderate -density residential development up to seven 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 both zones and would be required to comply with the other provisions of the City's zoning ordinance. 2) Subsection 14.20.100(2) -- Consistency with the provisions of the Comprehensive Plan: The City's Future Land Use Map and Comprehensive Plan designate the property within the proposed plat as suitable for Low Density Residential development. This proposed plat is consistent with that designation and is also consistent with other provisions of the comprehensive plan 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. 3) Subsection 14.20.100(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. This review and the recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance as well as other applicable City ordinances 4. Subsection 14.20.100(4)(a) — Appropriate provisions for public health, safety and general welfare: The construction of new residential units 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 Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 6 DOC. INDEX approval specified by the City Council. Besides conditions noted in the SEPA MDNS, the Development Services Team (DST) comments for the meeting held on November 8, 2006 and the public agency comments were as follows: A. Building Codes: The developer's proposed name for the new road to serve this development is "Plateau Place." Originally it was determined that the street names/addresses should be consistent with the existing street names of North 75th Avenue, North 76th Avenue and Madera Way to facilitate emergency services. However, Mr. Loveless asserted that the street in the plat is not a continuation of those existing streets or m alignment with them within the meaning of Subsection 8.70.030(D) of the YMC and was able to obtain an administrative determination after the hearing approving the name Plateau Place for the street within the plat. It is therefore now recommended that the addresses within the plat refer to Plateau Place as specified in the fax transmission of Carolyn Belles to the Examiner in the record that is dated February 21, 2007. B. Traffic Engineering: The proposed road is well over 1,000 feet in length. Since the Yakima Subdivision Ordinance (YMC 14.25.050, Block Design) states that blocks shall not be more than 1,000 feet in length, it was recommended by Traffic Engineering that a loop road be created through the development, rather than the cul-de-sac ending. The road could connect back to the entrance road between Lots 16 and 21 (on the north) and Lots 15 and 22 (on the south). The 23 - lot subdivision will require Transportation Concurrency because it is expected to generate more than 10 PM Peak Hour vehicle trips. C. Engineering: This plat will meet Title 12 development requirements. A public sewer and water system will be provided. The developer has proposed to provide access to this development with a 1,200 -foot -long cul-de-sac. Title 12 Standards state that the maximum length a cul-de-sac can be is 600 feet, and Title 14 Standards state the maximum length a block can be is 1,000 feet. A typical solution to shorten the length of this cul-de-sac would be to require a looped road. However, the existing topography of the property is quite steep, and if an east - west looped road were constructed, it would have a grade of approximately 17%. The steepness of the slope is more of a consideration for the Fire Department (for emergency access) than the cul-de-sac length. The City Engineering Division therefore recommends that the construction of a cul-de-sac be allowed as proposed with the requirement that the developer dedicate 25 feet of right-of-way parallel to, and north of the south lot line of Lot 12 and that the developer dedicate 25 feet of right-of-way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between North 80th Avenue and the proposed cul-de-sac. At the hearing Mr. Loveless requested the ability to vacate that right-of-way if the property to the west is allowed to develop in a way that does not allow access to Larry and Kimberly Loveless 7 At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2-06, EC #30-06 INDEX North 80th Avenue from this plat. It is recommended that the right-of-way vacation process could be utilized for that purpose in the future if the right-of-way is no longer needed and the criteria for vacation are satisfied at that time. Roadways will be built to City standards with the appropriate width along with curb, gutter, sidewalks, drainage and street lighting. D. Wastewater (City of Yakima): The developer must connect to sanitary sewer and pay connection fees. E. Stormwater: The development must retain or infiltrate on-site the 25 - year, 24-hour storm. Impervious surface area calculations include road and sidewalks, and 22.5% of the lot areas F. Fire Department. In order to stay within the 350 -foot hydrant distance ordinance, it is recommended that hydrants be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9. The Fire Department would prefer a cul-de-sac rather than a steep looped road that would have about a 1 7% grade. The 48 -foot radius for the cul-de-sac will meet Code requirements. G. Yakima County Planning: When the County processed the original application under PRJ2006-01046, it required the applicant improve the existing unimproved County right-of-way to an urban access standard for access to the plat. This right-of-way is now in the City of Yakima. The City of Yakima should consider the application of appropriate urban road standards. H. Domestic Water (Nob Hill Water): Nob Hill Water Association is available to serve the Plat of Scenic Plateau. It currently has a 12 -inch water main on Scenic Drive and will be installing an 8 -inch water main on North 74th Avenue as the Englewood West Subdivision develops. The Association will require an easement to connect these two lines through the development. I. Yakima-Tieton Irrigation District: Since this property has Yakima-Tieton Irrigation District water shares, the district's "Irrigation Approval" will need to be shown on the face of the plat and compliance with district Resolution 87-5 will be required. The right-of-way for the old canal in the northerly portion of tax parcel 181317-34412 and the southeasterly portion of tax parcel number 181317-34426 is abandoned by means of a Declaration of Abandonment that was effective on January 8, 1988. J. Yakima Regional Clean Air Authority: Vegetation that is not needed or wanted for the proposed subdivision may not be disposed of by burning on this site or another site. Contractor(s) doing construction, grading or landscaping work will be required to file a Dust Control Plan with YRCAA. K. Department of Ecology: Relative to toxic materials clean up based on the historical agricultural use of this land, there is a possibility 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, Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 8 DOC INDEX Ecology recommends that potential buyers be notified of their occurrence. Relative to water resources, a water right permit is required for all surface water diversions and for any water from a well that will exceed 5,000 gallons per day. (Chapter 90.03 RCW Surface Water Code and Chapter 90.44 RCW Regulation of Public Ground Waters). The submitted checklist does not contain sufficient information to evaluate water availability or the adequacy of water rights. Relative to water quality, a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is needed for all construction sites. Erosion control measures must be in place prior to any clearing, grading or construction. An NPDES Construction Stormwater General Permit may be required if there is a potential for stormwater discharges from a construction site larger than one acre. Obtaining a permit is at least a 38 -day process. 5) Subsection 14.20.100(4)(b) — Appropriate provisions for open spaces: The proposed lots are larger than minimum sizes that could be approved for various types of dwelling units in the SR and R-1 zoning districts. Lot coverage of 45% or less in the SR and R-1 zoning districts 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(4)(c) — Appropriate provisions for drainage ways: The SEPA MDNS requires, among other mitigation measures, that all surface water generated from the proposed project be retained or infiltrated on-site for the full 25 -Year, 24 -Hour Storm. The developer will be required to use Best Management Practices (BMPs) as detailed in the Stormwater Management Manual for Eastern Washington to provide erosion and sediment control. 7) Subsection 14.20.100(4)(d) — Appropriate provisions for streets or roads, alleys and other public ways: The proposed street may be named Plateau Place and may be a cul-de-sac rather than a looped street because of the steep slope that a looped street would traverse which would be difficult for fire trucks to negotiate. The 48 -foot radius of the cul-de-sac would comply with Code requirements. The street would be built to City standards with the appropriate width, curb, gutter, sidewalks, drainage and street lighting. The owner must dedicate 25 feet of right-of-way parallel to, and north of the south lot line of Lot 12 and 25 feet of right-of-way parallel to, and south of the north line Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06; EC #30-06 9 DOC - INDEX # 6- of Lot 13 for a potential east -west connector between North 80th Avenue and the proposed cul-de-sac. That right-of-way may be vacated through the appropriate procedure if the property to the west is allowed to develop in the future without provision for a connector to the cul-de-sac in this plat. The proposed development will be required to be reviewed under the City's Transportation Concurrency Ordinance in Chapter 12.08 of the YMC because it is expected to generate more than 10 PM peak hour trips. 8) Subsection 14.20.100(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(4)(f) — Appropriate provisions for potable water supplies, irrigation and other water suppliers: All lots would be served with public domestic water in accordance with City of Yakima Title 12 standards. They would also be served with irrigation water from the Yakima-Tieton Irrigation District. No individual wells or other water system will be allowed. 10) Subsection 14.20.100(4)(g) — Appropriate provisions for sanitary waste disposal: There would be adequate provisions for sanitary waste disposal for the proposed preliminary plat m the form of public sewer service provided in accordance with the City of Yakima's Title 12 standards. No septic systems or other method of sewage disposal will be allowed. 11) Subsection 14.20.100(4)(h) — Appropriate provisions for parks and recreation: 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. 12) Subsection 14.20.100(4)(i) — Appropriate provisions for playgrounds: Adequate provisions for playgrounds exist at the schools which children within the Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 10 DOC. INDEX # C—� proposed preliminary plat would be attending, particularly in view of the size of the lots which would also allow for playground areas as needed or desired on the lots themselves. 13) Subsection 14.20.100(4)(j) — Appropriate provisions for schools and school grounds. No comments were received from the School District to suggest the need for an additional school at this location. 14) Subsection 14.20.100(4)(k) — Appropriate provisions for sidewalks: Since the proposed plat would have sidewalks on both sides of the street m accordance with City standards, the proposed plat would make appropriate and adequate provisions for sidewalks 15) Subsection 14.20.100(4)(1) — Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from school: There was no evidence presented at the hearing of a need for features other than sidewalks on both sides of the street to provide safe walking conditions for students who walk to and from school. 16) Subsection 14.20.100(5) — Public use and interest: The evidence indicated that this proposed plat would be consistent with neighboring land uses and would help serve the residential needs of this area. Based on the standards discussed above, it is apparent that the public use and interest would m fact be served by the proposed preliminary plat. With recommended conditions, it would comply with the City's zoning ordinance, comprehensive plan and subdivision ordinance. It would also make appropriate and adequate 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. Larry and Kimberly Loveless 11 At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" DOC, PRE LONG PLAT #2-06, EC #30-06 INDE)e # ( Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal Code. The following analysis involves the application's consistency with applicable development regulations, or in the absence of applicable regulations, the adopted comprehensive plan as mandated by the State Growth Management Act and the Yakima Municipal Code. During project review, neither the City nor any subsequent reviewing body may re-examine alternatives to, or hear appeals on, the items identified in these conclusions except for issues of code interpretation. a) The type of land use contemplated by the proposal (a residential development) is permitted on this site so long as it complies with the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. b) The level of development (lot size, contemplated density) would not exceed the allowable limit in the Suburban Residential (SR) or Single -Family Residential (R-1) zoning district. c) 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 would insure that adequate infrastructure and public facilities are available for the proposed preliminary plat. d) 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 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) was issued for this project which contains required mitigation measures. Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 12 DOC. INDEX 3. The proposed preliminary plat of Scenic Plateau, with the conditions detailed below, is in compliance with the City's comprehensive plan, zoning ordinance and subdivision ordinance; makes appropriate and adequate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; and, according to the weight of the evidence presented at the hearing, does not' require that specific provisions be made for the other requisite plat considerations such as additional schools, additional schoolgrounds or additional planning features that assure safe walking conditions for students who only walk to and from school. 4. The proposed preliminary plat is in compliance with the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed 23 -lot preliminary plat of the Plat of Scenic Plateau be APPROVED m accordance with the details described in the application and in the related documents which are assigned file numbers PRE PLAT #2-06 and EC #30-06, subject to compliance with the requirements of the Urban Area Zoning Ordinance, Subdivision Ordinance, Development Standards Ordinance, Traffic Concurrency Ordinance and fmal SEPA MDNS and subject to compliance with the following conditions: Domestic Water & Sanitary Sewer 1. All lots shall be provided with public domestic water and public sewer service according to YMC Title 12 standards. No individual wells or other water system will be allowed. No individual septic systems or other sewage disposal methods will be allowed. Larry and Kimberly Loveless 13 At & north of 7405 Englewood Ave - - 23 -Lot Plat of "Scenic Plateau" DOC - PRE LONG PLAT #2-06; EC #30-06 I hI DD EX 2. Prior to final plat approval written verification from the City of Yakima Engineering Department must be provided to the City of Yakima Planning Department indicating that all water and sewer extensions have been completed or financially secured. 3. The developer must provide an easement 10 feet in width along the street and over the east five feet of Lot 10 and the west five feet of Lot 9, or as otherwise may be required by the Nob Hill Water Association in the future, to connect the existing 12 -inch water main on Scenic Drive and the proposed 8 -inch water main on North 74th Avenue as the Englewood West subdivision develops. Utilities 1. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 2. A minimum 10 -foot -wide public utility easement shall be provided adjacent to all public road rights-of-way. 3. Easements for new and/or future City utilities must be a minimum of 16 feet in width, provided that the width of easements for buried utilities is twice the depth of the planned excavation 4. All public and private utilities located within public road rights-of-way must be constructed prior to the start of road construction. Yakima-Tieton Irrigation District 1. Irrigation easements, if required, shall be provided as specified by the Yakima- Tieton Irrigation District. 2. The developer must obtain approval of the Yakima-Tieton Irrigation District. 3. The developer must satisfy the requirements of Article 2 of Yakima-Tieton Irrigation District Resolution 97-5. Public Infrastructure 1. All lots must be provided with adequate fire flow. 2. Fire hydrants shall be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9 3. All frontage improvements must be accomplished in accordance with YMC Title 12 Standards. 4. The developer must dedicate 25 feet of right-of-way parallel to, and north of the south lot line of Lot 12 and 25 feet of right-of-way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between North 80th Avenue and the proposed cul-de-sac. If the property to the west of this plat is allowed to develop without provision for a connector to North 80th Avenue from this plat, the rights-of-way over Lots 12 and 13 of this plat dedicated for that purpose can be vacated by compliance with street vacation procedures if they will no longer be needed in the future and satisfy the applicable street vacation criteria. Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 14 POC INDEX ] C- 5. The cul-de-sac will have a 48 -foot radius which will comply with applicable Code requirements. Stormwater Drainage & Retention 1. The 25 -Year, 24 -Hour Storm must be retained or infiltrated on-site. Impervious surface area calculations include road and sidewalks, and 22.5% of the lot areas. 2. Surface water plans must be reviewed and approved by City of Yakima Surface Water Engineer. 3. A construction stormwater general permit is required 4. The developer must provide a Stormwater Pollution Prevention Plan, to be approved by Department of Ecology, that details the Best Management Practices to be used. 5. The developer must implement Erosion and Sediment control measures in accordance with Best Management Practices detailed in the Stormwater Management Manual for Eastern Washington. 6. Appropriately sized and designed retention ponds to handle pass-through drainage must be shown on the plans. Soil Erosion Control 1. All permits required by the Yakima Regional Clean Air Authority must be obtained, including without limitation a Master Construction Dust Control Plan that addresses demolition, site preparation, construction and landscaping phases of the proposed development per Section 3.08 of Yakima Regional Clean Air Authority regulations. 2. The developer must designate a responsible party to serve as a contact person during working hours for suspected air quality violations. 3. The developer must contact the State Department of Ecology to determine what, if any, steps DOE requires to determine or clean up concentrations of pesticides on the property. 4. Erosion control methods such as temporary ponding, silt fencing and similar measures must be in place prior to clearing, grading or construction. Sanitary Sewer 1. The developer must connect to sanitary sewer and pay connection fees. Transportation/Traffic 1. Transportation Concurrency Review is required. 2. All interior streets shall be engineered, constructed and approved according to the standards and requirements of Title 12 of the YMC. 3. The street in the plat may be named Plateau Place and the lots shall have the addresses assigned by the City Building Codes Division. Larry and Kimberly Loveless 15 At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2-06, EC #30-06 N D E> Final Plat Requirements 1. The final plat shall substantially conform to the preliminary plat, except as modified by the City Council. 2. Unless required improvements have already been constructed prior to final plat approval, the developer must provide a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements after final plat approval. 3. All addresses specified by the City Building Codes Division must be clearly shown on the face of the final plat. 4. The developer must submit a set of plans prepared by a licensed Civil Engineer to the City Engineering Department for review and approval. 5. Each development phase shall be recorded individually at such time as the development phases are completed. 6. Yakima-Tieton Irrigation District irrigation easements must be shown on the face of the plat and be labeled "Public Utility and Irrigation Easement." 7. The lots shall be subject to the following notes, which must be placed on the face of the plat: a) The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. b) The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on-site. DATED this 2nd day of March, 2007 Larry and Kimberly Loveless At & north of 7405 Englewood Ave 23 -Lot Plat of "Scenic Plateau" PRE LONG PLAT #2-06, EC #30-06 16 Gary M. Cuillier, Hearing Examiner DOC 1NDEY # L Larry & Kimberly Loveless Scenic Plateau — Phase II FINAL LONG PLAT #2-09 EXHIBIT LIST CHAPTER D Vicinity Map EXHIBIT DOCUMENT D-1 Vicinity Map 10/25/2006 U U N Nn Phvci R. ell 2 Greystone Ct Englewood Ave Aoed CITY OF YAKIMA, WASHINGTON VICINITY MAP FILE NO: Final Long Plat #002-09 APPLICANT. Larry Loveless REQUEST. 23 subdivision LOCATION: North of 7405 Englewood Ave "DOC. INDEX # p._ nQlewood Ave Subject Property f /}/ Yakima City Limits Scale —lin = 400fl 0 200 400 Loveless 10/25/06 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Larry & Kimberly Loveless Scenic Plateau — Phase II FINAL LONG PLAT #2-09 EXHIBIT LIST CHAPTER E Final Plat — Scenic Plateau EXHIBIT DOCUMENT ' : `"' `` DATES E-1 Preliminary Plat — Scenic Plateau Subdivision 10/23/2006 E-2 Final Plat — Scenic Plateau Phase II 01/08/2009 PLAT OF SCENIC PLATEAU PHASE 2 LEGAL DESCRIPTION TRACT A OF THE PIAT OF SCENIC PLATEAU PHASE 1 AS RECORDED UNDER AUDITOR'S FILE NUMBER 7611013. RECORDS OF YAKIMA COUNTY, WASHINGTON TOGETHER WITH VACATED RIGHT OF WAY ACCRUING THERETO. TAX PARCEL NUMBERS 18131734430 DEDICATION AND WAIVER OF CLAIMS KNOW ALL PERSONS BY THESE PRESENTS THAT LARRY M. LOVELESS ANO KIMBERLY K. LOVELESS, HUSBAND AND WIFE ARE THE OWNERS ANO ALL OTHER PARTIES HAVING ANY INTEREST IN THE LAND HEREON DESCRIBED; HAVE WITH THEIR FREE CONSENT AND IN ACCORDANCE WITH THEIR DESIRES CAUSED THE SAME TO BE SURVEYED AND PLATTED AS SHOWN HEREON; DO HEREBY DEDICATE THOSE ROADS AND/OR RIGHTS OF WAY SHOWN AS PUBLIC DEDICATIONS HEREON TO THE USE OF THE PUBLIC. DO HEREBY WANE ON BEHALF OF THEMSELVES ANO THEIR SUCCESSORS IN INTEREST ALL CLAIMS FOR DAMAGES AGAINST THE CITY OF YAKIMA AND ANY OTHER GOVERNMENTAL AUTHORITY WHICH MAY BE OCCASIONED TO THE ADJACENT LAND BY THE ESTABLISHED CONSTRUCTION. DRAINAGE AND MAINTENANCE OF SAID DEDICATED ROADS AND OR RIGHTS OF WAY' ANO DO HEREBY GRANT AND RESERVE THE EASEMENTS AS SHOWN HEREON FOR THE USES INDICATED. LARRY M. OV c ESS KIM: ERLY K. L ACKNOWLEDGEMENT STATE OF WASHINGTON ) )SS COUNTY OF YAKIMA ) .2 44s T BEFORE ME. THIS 13 DAY OF ✓gNk4A-200 CI PERSONALLY APPEARED LARRY M. LOVELESS AND KIMBERLY K. LOVELESS. HUSBAND AND WIFE, TO ME KNOWN TO BE THE PERSONS DESCRIBED IN AND WHO EXECUTED THE WITHIN ANO FOREGOING INSTRUMENT AND ACKNOWLEDGED TO ME THAT THEY SIGNED THE SAME AS THEIR FREE AND VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES THEREIN MENTIONED. IN WITNESS WHEREOF I HAVE SET MY HAND ANO AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN, 1 t IZ—IK —d-oin NOTARY PUBLIC IN • FO THE STATE OF WASHINGTON MY COMMISSION EXPIRES YAKIMA-TIETON IRRIGATION DISTRICT THE PROPERTY DESCRIBED HEREON IS LOCATED WHOLLY OR IN PART WITHIN ii1E BOUNDARIES OF THE YAKIMA-TIETON 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 T1661LNSMIT 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' X 1. THIS SHORT PLAT CONTAINS COMPLETED IRRIGATION DISTRIBUTION FACULTIES IN ACCORDANCE WITH THIS DISTRICTS STANDARDS, OR _ 2. PROVISIONS ACCEPTABLE TO THIS DISTRICT HAVE BEEN MADE FOR COMPLETED IRRIGATION DISTRIBUTION FACIUTIES, OR 3. THE EXISTING IRRIGATION DISTRIBUTION FACILITY IS ADEQUATE TO MEET THIS REQUIREMENT 4. LOTS ARE NOT CLASSIFIED AS 'IRRIGABLE LAND' BY THIS DISTRICT AND/OR ARE NOT ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THIS DISTRICT -0.1L 1 HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRJBED HEREON ARE PAID THROUGH rum ry q 200 n - TREASURER YAKIMA-TIETON IRRIGATION DISTRICT TREASURERS CERTIFICATE 1 HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRIBED HEREON ON THE DATE OF THIS CERTIFICATION HAVE BEEN PA10. DATED THIS DAY OF 200 OFFICE OF YAKIMA COUNTY TREASURER SURVEYORS CERTIFICATE I. DONALD LEISCHNER PROFESSIONAL LAND SURVEYOR, DO HEREBY CERTIFY THAT THE PIAT OF SCENIC PLATEAU, PHASE 2 IS BASED ON AN ACTUAL SURVEY OF THE HEREON DESCRIBED PROPERTY, THAT THE DISTANCES AND COURSES ARE SHOWN HEREON CORRECTLY AND THAT MONUMENTS AND LOT COKNERS HAVE BEEN SET ON THE GROUND AS SHOWN ON THE FACE OF THE PLAT APPROVALS APPROVED BY THE CITY OF YAKIMA ADMINISTRATOR THIS DAY OF 200 ADMINISTRATOR APPROVED BY THE CITY OF YAKIMA ENGINEER THIS 1 Z DAY OF 7t. 2003_ } , F ENGINEER APPROVED BY THE CITY OF YAKIMA CITY COUNCIL THIS DAY OF 200 MAYOR ALL CORNERS SET ARE 96 REBAR wrTN CAP LS 41960 UNLESS OTHERWISE NOTED. BASIS OF BEARINGS FOR THIS SURVEY IS ASSUMED TO BE 14193'5875" W ALONG THE SOUTH UNE OF SUBDIVISION. SUBOMSION INFORMATION IS FROM THE PLAT OF SCENIC PLATEAU PHASE 1. PLAT OF SCENIC PLATEAU PHASE 2 N O a ITOR'S CERTIFICATE I FOR RECORD THIS 0. 0 9� � • INDEX 8 E-2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 EASEMENT E2 PLAT OF SCENIC PLATEAU PHASE 2 N 89'54'35` W 656.93' 136.93' _ EASEMENT E11- LOT It LOT 10 23661* SF -4 _ 110.00' _ EASEMENT E3 -..I. LOT 17289* SF N 5.05' Ls‘ -4,.1 S69'5630'E 112.86' 1.1r F• // LOT 15541* SF / U EASEMENT E4 -1 N 89'5630'W 141.53' LOT 12 15472* SF EASEMENT E4 0 1 0 _110.00' 110.00' 190.00' 8 N EASEMENT E1 EASEMENT El LOT 8 16320* SF EASEMENT E4 110.00 64.95' 25' o, 25' N 89'5630' W 121.38 0� g I I1 - „ L...„1S 00'0330 w " 1 166.33' - 1 65.07 I 45.01' EASEMENT 511 b7'------N89.5630'W -231.-33' "'999���/ N 99.99 1 ROAD RIGHT OF WAY HEREIN DEDICATED G " 1 N 89'5630' W 231e1' J 141.37 25.00' 25.arJ 85.07 25.00' N N 89'5630' W n 180.00' m PLATEAU PLACE " ---40---- N89T58'30'ri - 180.00'-----"�-- N 89'5830' W •N 180.07 90.03'L 89.9T Or' /?<", EASEMENT E4 LOT 18 14864* SF S 89'56'30' E 140.07 LOT 17 14914* SF S 89'5630' E 9.9F /0 1 EASEMENT 54 0 EASEMENT E4 LOT 13 13418* SF N 89'5630'W 141.18' 8 LOT 14 23963* SF 165.97' 0- 7/ EASEMENT ES / r W Z W N 8 Z 40.01' 1- 1 / 00'0330' W 4.95 EASEMENT E12 EASEMENT El LOT16 _. 15900* SF 0 47 EASEMENT E9 S 89'5630' E 140.00' LOT 15 21725* SF L + - EASEMENT E6 165.07 1 / 8 L 8 EASEMENT E8 S 89'56'30' E 330.97' EASEMENT E7 50 0 60 100 150 Sc m: 1 = 50' ® r ALUMINUM CAP IN MONUMENT CASE FOUND • 1 ALUMINUM CAP IN MONUMENT CASE SET NUMBER DELTA ANGLE RADIUS ARC LENGTH C1 29'41'11' 100.00 51.81 C2 55'21'55' 325.00 314.05 C3 12'1817' 00 37.75 04 90'01'52' _125 75.00 117.85 C5 89.58'08' 75.00 117.77 08 89'5898' 50.00 78.51 C7 42'2211' 100.00 73.95 C8 17'1514' 100.00 30.11 C9 30'20'43' 100.00 52.96 C10 90.01'52' 20.00 3143 Cl 1 89.5898' 20 00 31.41 LOT# ADDRESS 8 7501 PLATEAU PLACE 9 7503 PLATEAU PUCE 10 7504 PLATEAU PLACE 11 7506 PLATEAU PLACE 12 7508 PLATEAU PLACE 13 7510 PLATEAU PLACE 14 7512 PLATEAU PLACE 15 7511 PLATEAU PLACE 16 7509 PLATEAU PLACE 17 7507 PLATEAU PLACE 18 7505 PLATEAU PLACE THE ADDRESSES SHOWN ON THIS PLAT ARE ACCURATE AS OF THE DATE OF RECORDING. THE CITY OF YAKIMA CODE ADMINISTRATION DIVISION IS RESPONSIBLE FOR THE CONFIRMATION OR REASSIGNMENT OF ADDRESSES AT THE TIME OF BUILDING PERMIT ISSUANCE. THE PLAT OF SCENIC PLATEAU PHASE 1. RECORDED UNDER AUDITOR'S FILE NUMBER 7611013. SHOWS A TEMPORARY TURN AROUND EASEMENT THAT IS TO AUTOMATICALLY VACATE UPON EXTENSION OF PLATEAU PLACE. THIS EASEMENT IS HEREIN VACATED. SOME PLAT IMPROVEMENTS HAVE BEEN BONDED. PROPERTY CORNERS SET AS SHOWN HEREON. CENTERLINE MONUMENTS TO BE SET AS SHOWN HEREON AFTER COMPLETION OF THE ROAD IMPROVEMENTS. EASEMENTS El EXISTING 6' IRRIGATION EASEMENT PER PLAT OF SCENIC PLATEAU PHASE 1, AFN 7611013. E2 8' IRRIGATION EASEMENT HEREIN RESERVED. E3 10' DOMESTIC WATER EASEMENT HEREIN RESERVED. THIS EASEMENT OVERLAPS EASEMENT 91. E4 10' UTILITY EASEMENT HEREIN RESERVED. 65 10' SIDE SEWER EASEMENT FOR THE BENEFIT OF LOT 13 HEREIN RESERVED. E6 20' PUBLIC SEWER EASEMENT HEREIN RESERVED. E7 27 X 20' PUBLIC SEWER AND DOMESTIC WATER EASEMENT HEREIN RESERVED. E8 10' SIDE SEWER EASEMENT FOR THE BENEFIT OF LOTS 16 AND 17 HEREIN RESERVED. E9 20' DOMESTIC WATER EASEMENT HEREIN RESERVED. THIS EASEMENT OVERLAPS EASEMENT E8. 510 15' DOMESTIC WATER EASEMENT HEREIN RESERVED. THIS EASEMENT OVERLAPS EASEMENT 911. Et 1 8' DRAINANGE EASEMENT HEREIN RESERVED. E12 10' UTILITY, DOMESTIC WATER AND DRAINAGE EASEMENT HEREIN RESERVED. 0 Z w 15 W J X 8 IL col PLAT OF SCENIC PLATEAU PHASE 2 N O 0 a N 2 0 U M.. UNDER AUDITOR'S FILE NUMBER 0. W 0 49/ �4,`- ' \V CUOMO UNUSED ROM NANO Of WAY TO It VACATED PRELIMINARY PLAT OF SCENIC PLATEAU PMT OF THE SE 114 OF THE SW 114 OF SECTION 17, TOWNSHIP 13 NORIA , RANGE IS EAST, W.M. 1 '11«'L/ iL / 111/ Z/_/_7_/ / LOT !TM SP LOTI 110STL E '1 NTP ♦ ROTS w 410 LEGAL DESCRIPTION LOTH OF M RAT OF TARSAL ORCHARD IIA/11N08 COS ORCHARD TRACTS, ACCORDING 10 T1! RAT TIEAIOF SECOND®R POLON! I OF RAPT, PACE 11. RECORDS OF YAWN COUNTY,WAMMO101. TOCSTNEA WITH LOTS OP THAT CERTAIN MIONT RAT RECORDED M VOLUME S1 OF SNORT RATS, PACE 1111. RSCORU$ OF YMCA COUNTY, WAIl10T4L TAE PARCEL MOWS JNA AAO Huv4M11 m m 100 IO D0111/00 UNUSED SMO RONT OP WAY 70 SI VACAIOD 0 0M01 FAIRY RSSOM/NLLDIt 11.070 TOTAL ACNES. 1190 ACN1 MACAO. lila ACM IN MIL 1.4 LOTlP91 NET WIDODML AW. yr j 7 1!1 IP I PI I 1;\\/ / `ROAD MR OF PAY MR PIAT Of 0DlEM000 WW1 J ;/ I N 1 i\ ALL LIN WEB Ali MPR01YAmY Al MOW 1M I1100OTAno ! OS09OPm MONO PNAMLL 901 110M 04.11 OF WAYS TO BE O WOE ALL EA1BIMS A! TO! IP PACO MACH GSOBO1, UNLESS MCAT= 01110104116 ALL 1111401 TO SS C010TAICI0D1014 OTT OP YAIIIA STAIMN /am&NOS PLAT TO! SOWED SY NGS 1aL WAT1A ASSOCIATION. RAT TO 1111 OM= SY CT' CP TAMA IWf& PLAT TO! 101101 WRN101710/, pWOI CAKE TVNO NAAOPL OAS AS pFIAVAIAME CONTOURS 111011 TALON COUNTY OM D 10010111910510E AU STO1YWA1IEN MIN TO ISSOI1D ST 00'ENNOI1 commas MINN MO PLAT TO! MAO= ON S5E ALt OAOATNINTS ARS *019000070511000151.01010110 1FR01V.85S 0400MIL710110 CONSTRUCTED TO TIE EAST N 11! PLAT OF D10EWOOD NEST. N 86 SOHO RICHT Of WRY PER RAT Of 14.17.000 WEST J ENGLEWOOD AVENUE PRELIMINARY PLAT OF SCENIC PLATEAU OWNERIDEVELOPER 10-1800 LARRY LOVELESS 1011 PROSPECT WAY YAKIMA, WA 0SS00 CINDY JOHNSON 706 ENGLEWOOD AVE YA*OMA, WA 800!