HomeMy WebLinkAbout12/01/2009 07 Hannon Heights, Phase 1, Final Plat Approval •
BUSINESS OF THE CITY COUNCIL:
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 1
For Meeting Of /
ITEM TITLE: Consideration of the Final Plat of Hannon Heights, Phase 1
SUBMITTED BY: William R. Cook, Director of Community & Economic Development
CONTACT PERSON/TELEPHONE: Alice Klein, Assistant Planner, 576-6693
SUMMARY EXPLANATION: On October 21, 2008, the Yakima City Council approved
the preliminary plat of Hannon Heights (formerly Applebrook), subject to conditions.
This long plat subdivides approximately 9.54 acres of Single-Family Residential zoned ,
property into 31 lots. Those conditions have been fulfilled for Phase 1 and the
applicant is now asking for final plat approval for that phase.
The Engineering Division has reviewed the plans and designs for all required
improvements. In affirmation of this fact, the City Engineer has signed the plat.
The Planning Division has likewise reviewed the final plat and finds it to be in
substantial conformance with the terms and conditions of the preliminary approval. The
Subdivision Administrator has also signed the plat.
(KEEP BELOW THIS LINE ON PAGE ONE OF YOUR AGENDA STATEMENT)
Resolution Ordinance Other (Specify) Final Plat and Staff Report •
Contract Mail to (name and address):
Phone:
Funding Source.
APPROVED FOR SUBMITTAL: 1 1 - Ci Manager
STAFF RECOMMENDATION: Staff recommends Council's approval Phase 1 of the
Final Plat of Hannon Heights, together with the adoption of the accompanying
resolution that will authorize the Mayor to sign the plat.
BOARD/COMMISSION RECOMMENDATION: City Council approved the preliminary
plat of Hannon Heights, on October 21, 2008; subject to conditions.
COUNCIL ACTION:
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YAKIMA DEVELOPMENT, INC.
1 Plat of Hannon Heights — Phase One"
FLP#004-09
EXHIBIT LIST
City Council Public Meeting
December 1, 2009
Applicant: Yakima Development, Inc.
File Nun'Ther: FLP#004-09
Site Address: Vicinity of S. 76 Ave and W. Coolidge Rd
Staff Contact: Alice Klein, Assistant Planner
Table of Contents
CHAPTER A Resolution
CHAPTER B Staff Report
CHAPTER C Hearing Examiner's Recommendation
CHAPTER D Vicinity Map
CHAPTER E Final Plat "Hannon Heights" Phase One
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• YAKIMA DEVELOPMENT, INC.
"Plat of Hannon Heights — Phase One"
FLP#004-09
EXHIBIT LIST
I
CHAPTER A
Resolution
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Aziritx*e:- ;;,i&A;04,4-4 %v
A-1 Resolution — Hannon Heights Phase One 12/01/2009
I A-2 Agenda Statement: City Council Public Meeting — Final Plat 12/01/2009
of Hannon Heights Phase One
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BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No.
For Meeting of: December 1, 2009
ITEM TITLE: Public meeting to consider the Final Plat of Hannon Heights, Phase 1.
SUBMITTED BY: William R. Cook, Director of Community & Economic Development
CONTACT PERSON: Alice Klein, Assistant Planner, 576-6693
SUMMARY EXPLANATION: On October 21, 2008, the Yakima City Council approved the
preliminary plat of Hannon Heights (formerly Applebrook), subject to conditions. This long plat
subdivides approximately 9.54 acres of Single-Family Residential zoned property into 31 lots.
Those conditions have been fulfilled for Phase 1 and the applicant is now asking for final plat
approval for that phase.
Resolution X Ordinance Contract Other X (Specify) Final Plat & Staff Report,
Funding Source:
Approval For Submittal:
City Manager
111 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.
I The Planning Division has likewise reviewed the final plat and finds it to be in substantial
conformance with the terms and conditions of the preliminary approval. The Subdivision
Administrator has also signed the plat.
STAFF RECOMMENDATION: Staff recommends Council's approval Phase 1 of the Final Plat
of Hannon Heights, together with the adoption of the accompanying resolution that will
1 authorize the Mayor to sign the plat.
BOARD RECOMMENDATION: City Council approved the preliminary plat of Hannon Heights,
on October 21, 2008, subject to conditions.
COUNCIL ACTION:
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RESOLUTION NO. R-2009-
A RESOLUTION approving the Final Plat of Phase 1 of Hannon Heights, a 31-lot
subdivision in three phases (formerly ��p|�broo�\. and authorizing �h� ��
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Mayor to sign the final plat.
WHEREAS, by application (Preliminary Long Plat #OO2'O8\dated September 17, 3007, N�
Yakima Development Inc. (hereinafter "Developer") requested that the City of Yakima allow the
Developer to subdivide approximately 9.54 acres of Single-Family Residential zoned property
. into 31-lots (Yakima County Assessor's Parcel Numbers 181322-44051 & 181332-34405) over
three phases. The subject property is located in the vicinity of S. 76th Avenue and W. Coolidge N�
Road, Yakima, WA; and
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WHEREAS, on August 14, 2008, the Hearing Examiner held an open record public
hearing to consider the application for the 31lot subdivision; and
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WHEREAS, on August 28, 2008, the Hearing Examiner issued his Recommendation for
approval of the p liminary plat subject to conditions; and
WHEREAS, at its public meeting on October 21, 2008, after notice duly given according to
the requirements of the City of Yakima Municipal Code, the City Council adopted the Hearing
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Examiner's Recommendation; and
WHEFKEAS, the applicant has now completed or bonded for construction of all public
improvements required as conditions of approval Phase 1 of the preliminary plat (consisting of
12 lots and one tract from parcel number 181822'44051\. and the City Engineer has inspected,
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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 N�
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: v�
The proposed final plat for Hannon Heights Phase 1, consisting of two sheets depicting I
the subdivision located in the vicinity of S. 76Ul Avenue and W. Coolidge Road, is hereby
approved and the Mayor is hereby to sign the final plat. The applicant shall file the
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final plat for Hannon Heights Phase 1 for record in the Yakima County Auditor's Office
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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. 1st day of December, 2009.
David Ed ler, Mayor
ATTEST:
City Clerk
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I YAKIMA DEVELOPMENT, INC.
I "Plat of Hannon Heights — Ph ase One
FLP#004-09
I
I EXHIBIT LIST
CHAPTER B
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II . . ,
, Staff Report .
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B-1 Staff Report 12/01/2009
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City of Yakima, Washington
Department of Community & Economic Development - Planning Division
FinafPlat Staff Report
City Council Public Meeting
December 1, 2009
1 Final Plat Of Phase 1 of Hannon Heights ) FLP #004-09
(formerly Applebrook), A 31-Lot Subdivision, ) Staff Contact:
Submitted By Yakima Development Inc. ) Alice Klein, Assistant Planner
• Background And Summary Of Request: Hannon Heights is a preliminarily approved long plat
to subdivide approximately 9.54 acres of Single-Family Residential (R-1) zoned property into 31
• lots in three phases. Phase 1 will create 12 lots and one.tract from parcel number 181322-44051.
On October 21, 2008, City Council accepted the Hearing Examiner's recommendation to grant
preliminary approval, subject to conditions.
The City Engineer has reviewed and approved all necessary. designs, and engineering indicates
that the required improvements are installed and inspected. The City Engineer has signed the
• plat in affirmation of this fact. The Planning Division has similarly reviewed the Final Plat and
found it to be in substantial conformance with the terms and conditions of the preliminary plat
approval and the Planning Manager has signed the Final Plat. Therefore, staff recommends that
the Final Plat be accepted and resolution adopted authorizing the Mayor to sign the Final Plat.
Conditions Of Approval: The applicant was required to complete all site improvements listed
I. as conditions in the Hearing Examiner's May 14, 2008, Recommendation. Those conditions,
which have been met, included the following:
1. The applicant is authorized to have the long plat prepared by a professional land surveyor •
in accordance with the provisions of Chapter 14.15 of the Yakima Municipal Code. The
final long plat shall be substantially the same, with regard to lot sizes and layout, as the
preliminary long plat.
Status: The plat has been prepared by a professional land surveyor in accordance with
YAW Ch. 14.10. The plat is substantially the same with regard to lot size and layout.
The plat requirements as noted below have been filly complied with.
2. A current title certificate shall he submitted to the City of Yakima, Planning Division,
consisting of a report listing all parties having any interest in the subject property and a
legal description of the subject property.
Status: The Planning Division has reviewed and accepted the title report.
3. All access and public utility easements including drainage, irrigation, water, and sewer
running through this site shall be shown on the final long plat.
Status: All known and. required access and public utility easements running through the
site have been shown on the Final Plat.
4. All addresses shall he clearly shown on the face of the final long plat as required by RCW
58.17.280. A note shall be shown on the face of the Final Plat indicating: "The addresses
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Hannon Heights Ph. 1 - Final Long Plat - FLP #004-09 INDEX
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shown on this plat are accurate as of the date of recording, but may be subject to change.
The City of Yakima, Code Administration Division, is responsible for the confirmation or
reassignment of addresses at the time of building permit issuance."
Status: Except for Tract A, addresses for each lot are shown on the Final Plat, as well as
the required note stating that the addresses are accurate, but may be subject to change.
5. Irrigation District approval shall be shown on the face of the Final Plat.
Status: Irrigation District approval is shown on the face of the Final Plat.
6. All property access and street standards shall meet or exceed Yakima Municipal Code
Development Standards under YMC Ch. 12.05 and YMC § 15.05.020(H).
Status: This was reviewed and approved by the City Engineer.
7. All lots within the plat shall be served with public sewer and water (YMC §§ 12.03.010
& 12.04.010). 1
Status: This was reviewed and approved by the City Engineer and Nob Hill Water
Association.
8. A dry sewer line shall be installed at the south, end of this development from the east to
the west end as required by the City of Yakima, Wastewater Division. A sixteen-foot
public utility easement shall be granted on the west and east sides of the property at the
south end for the extension of wastewater and other utilities (YMC § 12.02.010,
12.03.020 & 12.04.020). An eight-inch sewer line shall be extended to the west property
boundary in the public utility easement.
Status: This was reviewed by the City Engineer and appropriate modifications have been
made to the design and layout of the site which is acceptable to the City Engineer.
9. An eight-foot-wide utility easement shall be dedicated along the front of each lot in
subdivisions and short subdivisions. Easements for new and/or future utility lines shall
be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is
greater (YMC § 12.02.020).
Status: The Final Plat depicts easements along the road frontages within the
subdivision, as well as along Coolidge Road. Easements along the west, east, and a
portion of the south side of parcel 181322-44051 are being released through this long
plat process.
10. A note shall be shown on the face of the Final Plat indicating that the property is near
agricultural land uses (YUACP page 11-7).
Status: This note is on the face of the Final Plat.
11. The twenty requirements of the July 23, 2008 MDNS shall be completed or complied
with prior to Final Plat approval.
Status: All current requirements of the MDNS have been reviewed an d approved by the
appropriate city division.
12. All other requirements of the zoning and subdivision ordinance, although not specifically
set forth herein, shall be complied with in their entirety.
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2 DOC.
Hannon Heights Ph. I - Final Long Plat - FLP #004-09 INDEX •
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Status: There are 110 known zoning or subdivision ordinance violations.
13. Preliminary approval of this long plat shall be valid for a period of five years from the
date of the City Council's approval of the preliminary plat.
Status: This final long plat is being submitted within the five-year timeframe.
FINDINGS
1. The Final Plat is consistent with the goals, objectives, and intent of the Urban Area
Comprehensive Plan and the standards of the Urban Area Zoning Ordinance.
2. The Final Plat meets the standards of the City of Yakima Subdivision Ordinance.
I .
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.
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RECOMMENDATION
The City of Yakima, Planning Division, recommends that City Council accept the Final Plat for
Hannon Heights Phase 1 and pass the Resolution authorizing the Mayor to sign the Final Plat.
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Hannon Heights Ph. I - Final Long Plat - FLP #004-09
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YAKIMA DEVELOPMENT, INC.
"Plat of Hannon Heights Phase One'
FLP#004-09
EXHIBIT LIST
CHAPTER C
Hearing Examiner's Recommendation
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C Hearing Examiner's Recommendation 08/28/2008
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REttIVED
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AUG 2 82O08
GM' OF MOM
KAMM Y.
CITY OF YAKIMA, WASHINGTON
HEARING EXAMINER'S RECOMMENDATION
August 28, 2008
In the Matter of a Preliminary Plat )
Application Submitted by: )
) PREL LONG PLAT #2-08
Yakima Development, Inc. EC #6-08
For a 31-Lot Subdivision Located in )
)
The Vicinity of South 76 Avenue and )
I Coolidge Road known as the Plat of )
"Applebrook" in an R-1 Zoning District )
Introduction. The Hearing Examiner conducted a public hearing on August 14, 2008,
and this recommendation has been submitted within ten business days of the hearing.
The staff report presented by Assistant Planner Kevin Futrell recommended approval of
the preliminary plat with conditions. Applicant's representative Thomas Upton testified
in favor of the proposed preliminary plat and indicated how the street pattern lines up
with South 76 Avenue within the Crown Crest plat across Coolidge Road on the north
I and leaves the plat on the south by way of South 75 Avenue so as to avoid interfering
with a residence to the south of the proposed preliminary plat. No testimony was
submitted in opposition to the proposed preliminary plat.
Summary of Recommendation. The Hearing Examiner recommends approval of this
I preliminary plat subject to conditions recommended by Assistant Planner Kevin Futrell.
Yakima Development, Inc. 1
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
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AUG 2 82O08
WV OF vAraiv.4
KAMM �.
Basis for Decision. Based on a view of the site with no one else present on August 11,
111
2008; the staff report, the SEPA MDNS, the testimony and the other evidence presented
at the open record public hearing on August 14, 2008; and a consideration of the
applicable subdivision requirements, development standards and consistency criteria; the
Hearing Examiner makes the following:
111
FINDINGS
I. Applicant. The applicant is Yakima Development, Inc., P.O. Box 2727, Olympia,
Washington 98507. 1
II. Property Owner. The property owner is Jeannie Hannon, 9402 Tieton Drive, I
Yakima, Washington 98908.
III. Location. The proposed preliminary plat is located in the vicinity of South 76th
111
Avenue and Coolidge Road. The parcel numbers are 181332-34405 and 34406.
1
IV. Application. The preliminary plat of Applebrook would create 31 single-family
residential lots on approximately 10.21 acres of property zoned Single-Family
Residential (R-1). The lots would range in size from 8,802 square feet to 17,246 square
feet. There is a single-family residence on the property and the property has been an
orchard. The property would be developed in three phases. Phase 1 would consist of 1
Yakima Development, Inc. 2
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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111 CITY V: YAKIMA
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Lots 5-12, 17 and 21-23. Phase II would consist of Lots 1-4, 20 and 24-29, Phase III
would consist of Lots 13-16, 18, 19, 30 and 31.
V. Notices. On June 24, 2008 the Notice of Application was sent to the applicant and
adjoining property owners within 500 feet requesting comments within 20 days. No
public comments were received. Notices of the August 14, 2008 public hearing were
given in the following manners:
Posting of land use action sign on the property:
Publication of notice of hearing in newspaper: March 7, 2008
June 24, 2008
Mailing of notice to property owners w/i 500 feet: June 24, 2008
VI. Environmental Review. The City's SEPA Responsible Official issued a Mitigated
Determination of Nonsignificance (MDNS) on July 23, 2008 with 20 mitigation measures
for the revised preliminary plat. No appeal was filed during the appeal period which
expired on August 6, 2008.
VII. Transportation Concurrency. A Transportation Concurrency review under
Chapter 12.08 of the Yakima Municipal Code was completed on April 4, 2008 for the
original proposal and is sufficient for the revised proposal which involves fewer lots. It
was determined that there is reserve capacity on all impacted arterial streets,
VIII. Development Services Team. The Development Services Team meeting on
June 25, 2008 led in part to the recommended conditions of approval of this proposed
preliminary plat.
Yakima Development, Inc. 3
Preliminary Plat of "Applebrook"
South 76' Ave. & Coolidge Road
Prel, Long Plat #2-08; EC #6-08
DOC.
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IX. Zoning and Land Use of Site. The current zoning of the property within the I
proposed preliminary plat is Single-Family Residential (R-1) and the current land use is a
single-family residence. All adjacent properties are also zoned Single-Family Residential
(R-1) and at the present time are either vacant or utilized for single-family residences and
orchards.
X. Jurisdiction. Section 14.20.100 of the City's subdivision ordinance provides that
the Hearing Examiner shall hold a public hearing and submit a recommendation to the
City Council relative to the subdivision criteria listed in that section and in RCW 58.17.
The Growth Management Act requires written findings showing that the following
requirements of RCW 58.17.110(2) are satisfied by the proposed preliminary plat:
"A proposed subdivision and dedication shall not be approved unless the city, I
town, or county legislative body makes written findings that: (a) Appropriate
provisions are made for the public health, safety, and general welfare and for such
open spaces, drainage ways, streets or roads, alleys, other public ways, transit
stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds,
schools and schoolgrounds and all other relevant facts, including sidewalks and
other planning features that assure safe walking conditions for students who only
walk to and from school; and (b) the public use and interest will be served by the
platting of such subdivision and dedication."
XI. Preliminary Plat Review Criteria. Section 14.20.100 of the Yakima Municipal
Code provides that the Hearing Examiner shall review a proposed subdivision during an
open record public hearing to inquire into and determine whether or not the following 111
standards are satisfied:
Yakima Development, Inc. 4
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
INDEX
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CITY OF YAKIMA
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1 1) Subsection 14.20.100(A)(1) -- Consistency with the provisions of the City's
Urban Area Zoning Ordinance:. The main purposes of the Yakima Urban Area Zoning
Ordinance (UAZO) are to implement the Yakima Urban Area Comprehensive Plan and
promote the general health, safety and welfare of the present and future inhabitants of the
Yakima Urban Area. Section 15.01.030 describes goals and policies intended to promote
the purpose of the UAZO. Subsection 15.03.030(2) of the UAZO indicates that the intent
of the Single-Family Residential (R-1) zoning district is to establish and preserve
residential neighborhoods for primarily detached single-family dwellings and to locate
moderate-density residential development up to 7 dwelling units per net residential acre
in areas served by public water and public sewer. The proposed preliminary plat would
be consistent with the intent of that zone by creating lots for detached single-family
residences having a density of about 4.2 dwelling units per net residential acre. The final
plat would be required to comply with the other provisions of the City's zoning ordinance
including the following development standards of Chapter 15.05 of the UAZO:
A) Lot Coverage: The maximum lot coverage permitted in the R-1 zoning
district is 45% lot coverage and all lots will comply with that limitation.
B) Lot Size: Table 5-2 of Chapter 15.05 of the UAZO provides that the
minimum lot size for a single-family dwelling is 7,000 square feet and all
• proposed lots exceed that size.
C) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a
minimum lot width of 50 feet and all proposed lots meet that requirement.
D) Density: With a density of about 4.2 dwelling units per net residential
acre, the proposed preliminary plat easily complies with Subsection 15.05.030(B)
and Table 4-1 of Chapter 15.04 of the UAZO which prescribe a maximum of 7
dwelling units per net residential acre in the R-1 zone.
Yakima Development, Inc. 5
• Preliminary .Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC 416-08
DOC.
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AUG 28 2008
Cal' az YAKIMA I
PLANSIIC
2) Subsection 14.20.100(A)(2) -- Consistency with the provisions of the
Comprehensive Plan: The City's Future Land Use Map 111-3 and Comprehensive Plan
designate the property within the proposed plat as suitable for low density residential I
development consisting primarily of detached single-family residences having a density
of less than 7 dwelling units per acre exclusive of roads and rights-of-way. This
proposed preliminary plat for single-family residences having a density of about 4.2
dwelling units per net residential acre is consistent with that designation and is also
consistent with the following provisions of the Comprehensive Plan:
A) Generally, the proposed preliminary plat is consistent with the
Comprehensive Plan provisions that encourage infilling, recognize the need for
public water and sewer, encourage disposal of surface drainage on-site and
encourage development consistent with the general land use pattern in the area.
B) Specifically, the proposed preliminary plat is consistent with Policy
G2.7 which provides that development regulations requiring an exaction of land
for public use shall be reasonably related both in nature and extent to the impact of
the proposed development (YUACP page 11-6); Policy G4.1 which is to encourage
new urban development to locate first, within the City limits and second within
those portions of the Urban Growth Area where municipal services and public
facilities are already present (YUACP page 11-7); Policy G5.4 which is to require a
declarative covenant to be recorded to disclose that a parcel is adjacent to or near
farm land where farm operations and generally accepted agricultural and
management practices are present (as defined under Chapter 6.20 of the Yakima
County Code, Right to Farm) as a condition of approval for discretionary uses and
land divisions (YUACP page 11-7); Policy T3.5 which is to require new
development to dedicate adequate street rights-of-way for public streets as
specified by urban standards (YUACP page 11-23); Policy T3.6 which is to keep
curb cuts (driveways) onto collector and arterial streets to a minimum through the
use of intersecting streets as access points and the internal design of subdivisions
(YUACP page 11-23); Policy T3.9 which states that local streets may be
designated and signed in order to discourage their use by through traffic (YUACP
page 11-24); Policy H1 which is to encourage diverse and affordable housing
Yakima Development, Inc. 6
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC 46-08
DOC.
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I . CITY OF YAKIMA
PLANNING DIV.
choices (YUACP page 11-35); Policy E1.1 which is to encourage new
developments to locate in areas that are relatively free of environmental problems
relating to soil, slope, bedrock and water table (YUACP page 11-49); and Policy
E1.2 which is to prevent increased stormwater runoff from new development from
adversely affecting downstream properties or structures (YUACP page 11-49).
3) Subsection 14.20.100(A)(3) -- Consistency with the provisions of this title,
Title 14 entitled "Subdivision Ordinance": As proposed and with the recommended
conditions, this proposed preliminary plat would meet all the design requirements in
Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development
standards. The recommended conditions are intended to ensure consistency with the
provisions of the City's subdivision ordinance and other applicable City ordinances.
4) Subsection 14.20.100(A)(4)(a) — Appropriate provisions for public health,
safety and general welfare: The construction of new detached single-family residences
which will complement adjacent uses will promote the public health, safety and general
welfare insofar as there is a need in this, community for single-family residences and
insofar as this proposed preliminary plat would be required to comply with all applicable
City development standards, all mitigation measures in the SEPA MDNS and all
conditions of approval specified by the City Council. Besides conditions noted in the
SEPA MDNS, the Development Services Team (DST) comments for the meeting held on
June 25, 2008 and the public agency comments were as follows:
A) Wastewater: The project can utilize privately owned and maintained
grinder pumps for each house on Lots 12-19 and 29-31 to push wastewater to
"gravity-flow" sewer within the development, which drains to Coolidge Road,
until sewer is available to the south of the property. Upon availability of sewer to
the southeast corner of the parcel, Lots 12-19 and 29-31 shall abandon the grinder
Yakima Development, Inc. 7
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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CITY OF YAKIMA
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pumps and connect to the public sewer using gravity-flow. The developer is
required to extend sewer to the southwest corner of development in accordance
with Section 12.03.020 of the Yakima County Code.
13) Stormwater Engineering: Regarding surface water, if the statement to
the effect that the surface runoff will be detained on site via pits or swales means
via underground infiltration trenches or grassy bioretention ponds, then these
methods would be acceptable. All surface runoff must be retained on site.
Complete stormwater design plans, specifications, and runoff/storage calculations
supporting the stormwater design are required pursuant to the Eastern Washington
Storniwater Manual and City of Yakima standards. These plans and control
measures must be reviewed and approved by the City of Yakima Surface Water
Engineer prior to construction. Regarding UIC Registration, in accordance with
the December, 2006 Edition of the Department of Ecology's Guidance for UIC •
Wells that Manage Stormwater, Publication Number 05-10-067, § 2.4, Under-
ground Injection Control (UIC) wells constructed on or after February 3, 2006 are
considered new and must be registered with the Department of Ecology (DOE)
prior to construction. Therefore, if UIC wells are used in the drainage design, the
UIC wells must be registered with DOE and a copy of the DOE UIC Well
registration form and the DOE issued UIC well registration number for each well
shall be delivered to the City of Yakima's Surface Water Engineer before final
project approval shall be granted.
C) Building Codes: Since Section B105.1 of the 2006 International Fire
Code states that single-family residences up to 3,600 square feet only require
1,000 GPM for fire flow and that single-family residences up to 4,800 square feet
only require 1,750 GPM for fire flow, the available 1,900 GPM for fire flow is
adequate.
D) Fire & Life Safety: Facilities, buildings or portions of buildings
hereafter constructed shall be accessible to fire department apparatus by way of an
approved fire apparatus access road with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of apparatus weighing at
least 75,000 pounds (2006 IFC § D102.1). Fire apparatus access roads shall have
an unobstructed width of not less than 20 feet except for approved security gates in
accordance with Section 503.6 and an unobstructed vertical clearance of not less
than 13 feet 6 inches (2006 IFC § 503.2.1 (amended)). Gates securing fire
apparatus access roads shall be at least 20 feet wide; shall be of the swinging or
Yakima Development, Inc. 8
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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UG 2 8 2008
• i;IFY OF YAKIMA
• PLANNING DIV.
sliding type; shall be of materials that allow manual operation by one person; shall
be maintained in an operative condition at all times and repaired and replaced
when defective; shall, if electric, be equipped with a means of opening the gate by
fire department personnel for emergency access that is approved by the fire code
official; and shall, if manual, not be locked with a padlock or chain unless they are
capable of being opened by means of forcible entry tools or when a Knox Box
containing the key(s) to the lock is installed at the gate location in a mariner
approved by the fire code official (2006 IFC § D103.5). Any electronic opening
device on a fire apparatus access road gate shall include the components on a
Knox Box Rapid Entry system or Opticom system approved by the fire code
official. Where required by the fire code official, fire department access roads
shall be marked with permanent NO PARKING-FIRE LANE signs complying
with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by
18 inches high and have red letters on a white reflective background. Signs shall
be posted on one or both sides of the fire department access road as required by
Section D103.6.1 or D103.6.2 (2006 IFC § D103.6).
E) Water: Nob Hill Water Association is available to, serve the Plat of
Applebrook with a static pressure of 60 PSI and currently a flow 1,900 GPM at 20
PSI, but when Phase II of the Crown Crest plat is completed, the flow will
increase to 2,800 GPM at 20 PSI.
F) Engineering: This development shall have 33-foot-wide streets, curbs,
gutter, and 5-foot-wide sidewalks. This plat has wastewater issues at the southeast
corner. Engineering does not accept the grinder pump and force main concept.
Engineering believes gravity flow sewer can be provided from Easy Street in the
Apple Blossom Plat and Vista Ridge. Engineering requests a straight north/south
connector road from Coolidge Road to Occidental Road, preferably to extend
South 75 Avenue. The proposed road would extend southerly from Coolidge
Road to the south line of this plat with a 50-foot right-of-way. Engineering
requires an improved 25-foot-wide right-of-way to be located on the south line of
this plat to extend easterly from the South 75' Avenue right-of-way to the east line
of this plat to tie into an already established right-of-way along this southerly
border.
G) Traffic Engineering: The proposed development of 31 single-family
residential lots requires review under the Transportation Concurrency Ordinance
(YMC Ch. 12.08). Coolidge Road between South 72" Avenue and South 80th
Yakima Development, Inc. 9
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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TV ac Aira
PLANIOG
Avenue carries an average of 2,4W vehicles daily. A 2-lane public street would
be adequate for the expected traffic volumes for many years. The City Engineering
Division will determine the necessary right-of-way for the improvement of
Coolidge Road. The preliminary plat shows the new public streets to be I
constructed within the development. Street name signs are required, as well as
Stop signs at the intersection with Coolidge Road. The City will determine if any
Stop signs will be required on the interior public streets. Street lights will be
required at all public street intersections. A sidewalk is required along the
frontage of Coolidge Road.
H) Addressing: The designation on the face of the plat of the assigned
addresses for the lots in the plat will be a condition of this recommendation.
I) Department of Ecology (DOE): Regarding water resources, the water
purveyor is responsible for ensuring that the proposed use is within the limitations
of its water rights. If the proposal's actions are different than the existing water
right (source, purpose, place of use or period of use), then it is subject to DOE
•
approval pursuant to RCW 90.03.380 and 90.44.100. Regarding toxic clean up,
based upon the historical agricultural use of this land, there is a possibility the soil
contains residual concentrations of pesticides. DOE recommends that the soils be
sampled and analyzed for lead and arsenic and for organochlorine pesticides. If
these contaminants are found at concentrations above the MTCA clean up levels,
DOE recommends that potential buyers be notified of their occurrence. Regarding
water quality, an NPDES Construction Stormwater General Permit from DOE is
required if there is a potential for stormwater discharge from a construction site
with more than one acre of disturbed ground. This permit requires that the SEPA
checklist fully disclose anticipated activities including building, road construction
and utility placement. Obtaining a permit is a minimum of a 38 day process and
may take up to 60 days if the original SEPA does not disclose all proposed
activities. The permit requires that a Stormwater Pollution Prevention Plan
(Erosion Sediment Control Plan) be prepared and implemented for all permitted
construction sites. These control measures must be able to prevent soil from being
carried into surface water (this includes storm drains) by storrnwater runoff.
Permit coverage and erosion control measures must be in place prior to any
clearing, grading or construction.
• 1
Yakima Development, Inc. 10
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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J) Yakima-Tieton Irrigation: The subject property is within the Yakima-
Tieton Irrigation District boundary and has 10 shares of Yakima-Tieton irrigation
water. "Irrigation Approval" must be shown on the face of the long plat.
K) Yakima Regional Clean Air Agency (YRCAA): Prior to demolishing
any structures, an asbestos survey must be done by a certified asbestos building
inspector. Any asbestos found must be removed by a licensed asbestos abatement
contractor prior to demolition. A notification for the demolition must be filed with
YRCAA and the appropriate fee should be paid. Since the property is located
within, an urban area, the City of Yakima, vegetation on site which needs to be
removed cannot be burned either on or off site. Contractors doing demolition,
excavation, clearing, construction or landscaping work must file a dust control
plan with YRCAA.
5). Subsection 14.20.100(A)(4)(b) — Appropriate provisions for open spaces:
The proposed lots are significantly larger than minimum sizes required in the R-1 zoning
111 district. Lot, coverage of 45% or less in the R-1 zoning district will provide adequate
light and air for future residents in accordance with the standards in the zoning ordinance
without additional open spaces.
6) Subsection 14.20.100(A)(4)(c) — Appropriate provisions for drainage ways:
The SEPA MDNS requires the following appropriate provisions for drainage ways:
A) The proponent shall contact th e Department of Ecology prior to
i
construction to verify i f NPDES and Stormwater Pollution Prevention Plan
permits are required and obtain necessary permits. Prior to and during construction
the applicant shall at all times obtain any permits required by the Depai tinent of
Ecology for surface water diversion and water use.
B) Complete stormwater design plans, specifications and runoff/storage
calculations supporting the stoiznwater design shall be submitted for review to the
City of Yakima Engineer prior to construction. All stormwater shall be retained
on-site.
Yakima Development, Inc. 11
Preliminary Plat of "Applebrook"
I . South 76 Ave & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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C) If Underground Injection Control (UIC) wells are used in the drainage
design, the UIC wells shall be registered with the Washington State Department of
Ecology (DOE) and a copy of the DOE UIC well registration form and the DOE
issued UIC well registration number for each well shall be delivered to the City of
Yakima's Surface Water Engineer.
7) Subsection 14.20.100(A)(4)(d) — Appropriate provisions for streets or
roads, alleys and other public ways: The SEPA MDNS and the recommended
conditions require the following appropriate provisions for streets and public ways:
A) Title 12 applies to this development. This development shall have 33-
foot-wide streets with curb, gutter, street lights and a 5-foot-wide sidewalk on all
interior streets. A curb, gutter, street lights and a 5-foot-wide sidewalk shall also
be installed along the south side of Coolidge Road.
B) Street lights meeting City of Yakima standards shall be provided at all
public street intersections (YMC § 12.06.080).
C) Stop signs shall be provided at the intersections within the,development
and at the South 76 Avenue and Coolidge Road intersection, and street name
signs shall be installed at all street intersections.
D) The development shall have an approved fire apparatus access road
meeting the standards set forth in 2006 IFC § D102 with road dimensions meeting
2006 IFC § 503.2.1 and, if gated, a gate meeting 2006 IFC § D103.5 and have a
device to open the gate, either Knox Box or Opticom. NO PARKING — FIRE
LANE signs must also be provided meeting 2006 IFC § D103.6.
E) The fire apparatus turnarounds that service each phase shall be
constructed prior to final plat approval for each phase.
F) The configuration of the interior streets as shown on the proposed
preliminary plat are recommended by the Planning Division and Examiner in
order to avoid interference with an existing residence south of the proposal and to
avoid an unnecessary connection on the southeast corner of the proposed
preliminary plat that would not provide a straight connection to any street or right-
Yakima Development, Inc. 12
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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AUG 2 8 208
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• PLAINitri
of-way on the property east of the proposal. When the property to the south
develops, however, there will be a connector street from Coolidge Road to
Occidental Road through this proposed preliminary plat.
8) Subsection 14.20.100(A)(4)(e) — Appropriate provisions for transit stops:
Although no specific evidence was submitted regarding this consideration, the City
would provide such transit stops as it deems necessary to serve the future residents of the
proposed preliminary plat.
9) Subsection 14.20.100(A)(4)(f) — Appropriate provisions for potable water
supplies and irrigation water supplies: The following appropriate provisions would be
made for potable water and irrigation water:
A) All lots would be served with public domestic water. Nob Hill Water
Association is available to serve the Plat of Applebrook with a static pressure of
I . 60 PSI and currently a flow 1,900 GPM at 20 PSI, but when Phase II of the Crown
Crest plat is completed, the flow will increase to 2,800 GPM at 20 PSI. No
individual wells or other water system will be allowed.
B) Waterlines shall be extended to the point where the adjoining property
owner's responsibility for further extension begins (YMC § 12.04.020). All
I . . waterlines shall be looped (YMC § 12.04.030).
C) The parcels are within the Yakima-Tieton Irrigation District boundary
and have 10 shares of Yakima-Tieton irrigation water.
10) Subsection 14.20.100(A)(4)(g) — Appropriate provisions for sanitary
I waste disposal: The SEPA MDNS requires the following appropriate provisions for
sanitary waste disposal:
Yakima Development, Inc. 13
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel, Long Plat #2-08; EC #6-08
DOC.
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A) City of Yakima sanitary sewer will serve all lots from an eight-inch
sewer main to be provided within the proposed subdivision. Each lot requires a
separate connection from the public main ('[MC § 12.03,020). Service installation
charges will apply at the time of lot development.
B) Privately owned and maintained grinder pumps may be used for each
house on Lots 12-19 and 29-31 to push wastewater to "gravity-flow" sewer within
the development, which drains to Coolidge Road, until sewer is available to the
south of the property. Upon availability of sewer to the southeast corner of the
parcel, Lots 12-19 and 29-31 shall abandon the grinder pumps and connect to the
public sewer using gravity-flow.
C) A dry line must be installed to service the future sewer extension. Also,
the sewer must be extended near the south of this development to the west end
near the property's south side for future sewer connections through a sixteen (16)-
foot public utility easement that must be granted.
11) Subsection 14.20.100(A)(4)(h) — Appropriate provisions for parks and
recreation: West Valley Community Park is located about 4,000 feet north of the
proposed preliminary plat and is the closest City park to the subject property. The
proposed preliminary plat is not located in a planned parks and recreation area.
Provisions for parks and recreation areas are not necessary within the proposed
preliminary plat due to the size, number and location of the proposed lots and the parks
and recreation facilities at the West Valley Community Park.
I
12) Subsection 14.20.100(A)(4)(i) — Appropriate provisions for playgrounds:
Adequate provisions for playgrounds exist at the schools which children within the I
proposed preliminary plat would be attending, and also could be individually provided on
Yakima Development, Inc. 14
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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AUG 2 8 2008
I CITY OF YAKIMA
PLANNING DIV.
I the lots themselves which are of a size which would allow for playground areas as needed
or desired.
I
13) Subsection 14.20.100(A)(4)(j) — Appropriate provisions for schools and
school grounds: West Valley Middle School is located about 2,775 feet north of the
proposed preliminary plat. West Valley High School is located about 6,000 feet north of
the proposed preliminary plat. Wide Hollow Elementary School is located about 6,700
I 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.
I 14) Subsection 14.20.100(A)(4)(k) — Appropriate provisions for sidewalks:
I 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.
I 16) Subsection 14.20.100(A)(5) — Public use and interest: The evidence
indicated that this proposed preliminary plat would help serve the residential needs of this
Yakima Development, Inc. 15
Preliminary Plat of "Applebrook"
I South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
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• Woe "NA 11.., I imr Le
AUG 2 8 2008 I
CITY OF YAKIMA
PLANNING DIV.
area. Specific additional provisions to serve the public use and interest required by the
SEPA MDNS include the following:
A) Fire hydrants will be required in the locations specified by Nob Hill
•
Water Association and the City of Yakima Fire Department.
B) When provided, lighting shall be directed to reflect away from adjacent
properties in accordance with Section 15.06.100 of the UAZO.
C) Contractors doing grading, site preparation, construction and/or
landscaping work on this project shall file a dust control plan with the Yakima
Regional Clean Air Agency. Removal of vegetation by burning is prohibited both
on or off site.
D) A certified asbestos abatement contractor shall complete an asbestos
survey prior to demolition of any structure and the applicant shall have a licensed
asbestos abatement contractor remove any asbestos found prior to demolition.
Notice of Demolition and Renovation shall be filed with the Yakima Regional
Clean Air Agency with a copy of the asbestos survey attached to the NODR.
E) During construction all contractors shall adhere to the City of Yakima
noise regulations regarding hours of construction in Section 6.04.180 of the
Yakima Municipal Code.
F) The site design for the project shall comply with standards in Chapters
15.05 and 15.06 of the UAZO including, but not limited to, parking, building
setbacks, lot coverage, fence height and building height.
G) The applicant shall record with or on the face of the plat a declarative
covenant to disclose that a parcel is adjacent to or near farm land.
H) The proponent shall provide the City of Yakima with a copy of all
required permits and studies.
The public use and interest would in fact be served by the proposed preliminary plat.
With the recommended conditions, it would comply with the City's zoning ordinance,
comprehensive plan and subdivision ordinance. It would also make appropriate I
Yakima Development, Inc. 16
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC. •
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•
' provisions for the public health, safety and general welfare, open spaces, drainage ways,
streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a
location where additional provisions for parks, playgrounds, schools or separate walking
paths to school have not been recommended or deemed necessary.
•
XII. Consistency Analysis under Section 16.06.020 of the Yakima Municipal . ,
' Code. The following analysis involves the application's consistency with applicable
g Y PP Y PP
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
I 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,
1 building codes and other applicable regulations.
2) The level of development (lot size, contemplated density) of about 4.2
' dwelling units per net residential acre would easily comply with . the maximum density
limitation of 7 dwelling units per net residential acre prescribed for the Single - Family
Residential (R -1) zoning district.
' 3) The availability and adequacy of infrastructure and public facilities is not
an issue because the additional infrastructure that would be provided at the applicant's
' expense such as the extension of street improvements, public water service, public sewer
service and utilities would insure that adequate infrastructure' and public facilities are
available and adequate for the proposed preliminary plat.
1 4) The character of the proposal, such as the proposal's consistency with
applicable development standards of the City's Urban Area Zoning Ordinance,
Yakima Development, Inc. 17
Preliminary Plat of "Applebrook"
' South 76 Ave. & Coolidge Road
Prel. Long Plat #2 -08; EC #6 -08
' DOC.
INDEX
1 # 6 "/
AUG 2 g 2008
CITY OF YAKIMh
PLANNING DIV
primarily involves consideration of specific development standards relating to lot size,
access, potable water, sewage disposal and other features of the proposed preliminary plat
which have been discussed in detail above. With the recommended conditions, the
proposed preliminary plat would be consistent with the development standards of
applicable City ordinances without the need for any variances or adjustments of
development standards.
CONCLUSIONS
Based on the foregoing findings, the Examiner reaches the following conclusions:
1) The Hearing Examiner has jurisdiction to recommend to the Yakima City
Council the approval of a proposed preliminary plat pursuant to Subsections 1.43.080(A)
and (B) and Section 14.20.100 of the Yakima Municipal Code and Section 58.17.330 of
the. Revised Code of Washington.
2) A SEPA Mitigated Determination of Nonsignificance (MDNS) issued for this
proposed preliminary plat on July 23, 2008 contains 20 required mitigation measures
111
which address appropriate preliminary plat provisions for requisite planning features such
as stormwater management, air quality, drainage, fire life safety, frontage improvements,
transportation, water, irrigation, sewer and noise. The SEPA MDNS was not appealed by
August 6, 2008 within the time period for an appeal.
3) The proposed preliminary plat is consistent with the Yakima Urban Area
Comprehensive Plan.
4) The subject property is located in the Single-Family Residential (R-1) zoning
district. All of the proposed lot sizes are in conformance with the zoning standards for lot
size and width within the R-1 zoning district. The minimum lot size for single-family
dwelling units is 7,000 square feet ((Subsections 15.05.030(C) and 15.05.030(D) and
Table 5-2 of the Yakima Municipal Code)).
5) The proposed development meets the design criteria set forth in Section
15.05.020 of the Yakima Municipal Code.
Yakima Development, Inc. 18
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC #6-08
DOC.
INDEX
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AUG 2 8 2008
ary ymatip.
Kiang; av
6) The proposed development meets the density standards for the R-1 zoning
District under Subsection. 15.05.030(B)(3) of the Yakima Municipal Code,
7) During project review it has been determined that the applicant's request is
Consistent with applicable development regulations under Section 16.06.020 of the
Yakima Municipal Code for making a Determination of Consistency as required by
I Chapter 36.70B of the Revised Code of Washington (RCW).
8) The Growth Management Act (SSB 2929) requires local governments to
produce written findings for long plats under RCW 58.17.110. This is to ensure that
appropriate provisions are made for the public health, safety and general welfare, which
is true of the proposed preliminary plat. This plat will not create additional need for
schools, parks, playgrounds or recreational facilities.
9) The proposed development meets the standards in Section 15.01.030 of the
Yakima Municipal Code to provide for the general health, safety and welfare of present
and future inhabitants of the Yakima Urban Area.
10) City of Yakima sanitary sewer will serve all lots from an eight-inch sewer
main to be provided within the proposed subdivision. Each lot requires a separate
connection from the public main (YMC § .12.03.020). Service installation charges will
apply at the time of lot development. Individual grinder pumps may service Lots 12-19
and 29-31 until sewer is available along the south. A dry line must be installed to service
the future sewer extension. Also, the sewer must be extended near the south of this
development to the west end near the property's south side for future sewer connections
through a sixteen (16)-foot public utility easement that must be granted. .
11) Complete stormwater design plans, specifications, and runoff/storage
calculations (designed and stamped by a licensed professional engineer registered in the
State of Washington) supporting the stormwater design shall be submitted for review to
the City Engineer prior to construction. All stormwater shall be retained onsite. If
Underground Injection Control (UIC) wells are used in the drainage design, the UIC
wells shall be registered with the Department of Ecology (DOE) (in accordance with
DOE Publication #05-10-067) and a copy of the DOE UIC well registration form and the
DOE issued UIC well registration number for each well shall be delivered to the City's
Surface Water Engineer before final project approval shall be granted.
Yakima Development, Inc. ' 19
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2-08; EC 46-08
, DOC.
INDEX
r L-4
AUG 2 2008
CITY OF YAI■fivirl I
PLANNING DIV
12) The addresses for the new lots in the proposed subdivision must be shown on
the face of the plat.
13) Because the proposed subdivision is in the Yakima-Tieton Irrigation District
and the subject property has water rights associated with that Irrigation District, Irrigation
Approval shall be provided for on the face of the long plat.
14) All new lots and development shall be served by a public waterline maintained
by the City of Yakima, Nob Hill Water Company or other water purveyor that is located
adjacent to the development (YMC § 12.04.010). Nob Hill Water is available to
adequately serve the proposed subdivision. Waterlines shall be extended to the point
where the adjoining property owner's responsibility for further extension begins (YMC §
12,04.020). All waterlines shall be looped (YMC § 12.04.030). Applicable connection
111
fees may be obtained from Nob Hill Water.
15) Thirty of the proposed lots front upon the proposed dedicated "local access"
street (YMC § 14.25.040(B)) located within the subdivision. The local access street is
required to have curbs, gutters, 5-foot-wide sidewalks (YMC § 12.05.020) and street
lights. Coolidge Road is a "Collector Arterial" street requiring 80 feet of right-of-way
(YMC § 12.06.020). Coolidge Road must also be paved with curbs, gutters, 5-foot-wide
sidewalks (YMC § 12.05.020) and street lights (YMC § 12.05.020).
16) Transportation Concurrency Review completed on April 4, 2008 determined
that there is reserve capacity on all impacted arterial streets.
17) The developer is proposing to phase the development. Phased improvements I
may be deferred until a period of time has passed, a development milestone has been
reached or some other event makes actual construction of such specified improvements
useful, The developer is responsible for obtaining a written agreement with the City
Engineer to defer improvements (YMC § 12.01.060). Improvements must be constructed
or bonded prior to final plat approval.
RECOMMENDATION
The Hearing Examiner recommends to the Yakima City Council that the proposed 31-lot
Yakima Development, Inc. 20
Preliminary Plat of "Applebrook"
South 76 Ave, & Coolidge Road
Prel, Long Plat #2-08; EC #6-08
DOC.
INDEX
I RECEIVED
AUG 2 8 2008
I CITY OF YAKIMA
PLANNIlla DM
preliminary plat of "Applebrook" be APPROVED in accordance with the details
described in the application and in the related documents which are assigned file numbers
I ,
PREL PLAT #2-08 and EC #6-08, subject to compliance with the following conditions:
I i) The applicant is authorized to have the long plat prepared by a professional
land surveyor in accordance with the provisions of Chapter 14.15 of the Yakima
Municipal Code. The final long plat shall be substantially the same, with regard to lot
I sizes and layout, as the preliminary long plat. The following items shall be completed
prior to the Administrative Official's approval of the final long plat.
I 2) A current title certificate shall be submitted to the City of Yakima, Department
of Community & Economic Development, consisting of a report listing all parties having
any interest in the subject property and a legal description of the subject property.
I 3) All access and public utility easements including drainage, irrigation, water and
sewer running through this site shall be shown on the final long plat.
I 4) All addresses as follows shall be clearly shown on the face of the final long
plat as required by RCW 58.17.280. A note shall be shown on the face of the final plat
indicating: "The addresses shown on this plat are accurate as of the date of recording, but
I 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
I permit issuance."
Phase I Phase II Phase III
I Lot 5 7507 Crestfields Rd Lot 1 7402 Coolidge Rd (existing) Lot 13 7508 Lyons Ln
Lot 6 2106 S 76th Ave Lot 2 7501 Crestfields Rd Lot 14 7506 Lyons Ln
Lot 7 2108 S 76th Ave Lot 3 7503 Crestfields Rd Lot 15 7504 Lyons Ln
Lot 8 2110 S 76th Ave Lot 4 7505 Crestfields Rd Lot 16 7502 Lyons Ln
I Lot 9 2112 S 76th Ave
Lot 20 2112 S 75
Lot 10 2200 S 76th Ave 75th Ave Lot 18 7503 Lyons Ln
Lot 24 7504 Crestfields Rd
Lot 19 7501 Lyons Ln
Lot 11 2202 S 76th Ave Lot 25 7502 Crestfields Rd Lot 30 2203 S 75th Ave
I Lot 17 7505 Lyons Ln Lot 27 2109 S 75th Ave Lot 12 2204 S 76th Ave
Lot 26 2107 S 75th Ave
Lot 31 2205 S 75th Ave
Lot 21 2113 S 76th Ave Lot 28 2111 S 75th Ave
I Lot 22 2111 S 76th Ave Lot 29 2201 S 75th Ave
Lot 23 7506 Crestfields Rd
I Yakima Development, Inc. 21
Preliminary Plat of "Applebrook"
I South 76 Ave. & Coolidge Road
Prel. Long Plat #2 EC #46
I DOC.
INDEX
.
I
RECEIVE I
AUG 2, B 2.008
OM OF `1AKIMA
P1.0
5) Irrigation Approval shall be shown on the face of the final plat.
•
6) All property access and street standards shall meet or exceed Yakima
Municipal Code Development Standards under Chapter 12.05 and Urban Area Zoning
Ordinance requirements under Subsection 15.05.020(H) of the Yakima Municipal Code.
7) All lots within the plat shall be served with public sewer and water (YMC §§
12.03.010 & 12.04.010).
8) A dry sewer line shall be installed at the south end of this development from
the east to the west end as required by the City of Yakima, Wastewater Division. A I
sixteen (16)-foot public utility easement shall be granted on the west and east sides of the
property at the south end for the extension of wastewater and other utilities (YMC §
12.01010, 12.03.020 & 12.04.020). An eight (8)-inch sewer line shall be extended to the I
west property boundary in the public utility easement.
9) Eight (8)-foot-wide utility easements shall be dedicated along the front of each
lot in subdivisions and short subdivisions. Easements for new and/or future utility lines
shall be a minimum of eight (8) feet in width, or twice the buried depth of the utility,
whichever is greater (YMC § 12.02.020).
10) A note shall be shown on the face of the final plat indicating that the property
is near agricultural land uses (YUACP page 11-7).
11) The twenty (20) requirements of the July 23, 2008 MDNS shall be completed
or complied with prior to final plat approval.
12) All other requirements of the zoning and subdivision ordinance, although not
specifically set forth herein, shall be complied with in their entirety.
13) Preliminary approval of this long plat shall be valid for a period of five (5)
years from the date of the City Council's approval of the preliminary plat.
DATED this 28 day of August, 2008.
1
1-
Gary M -- Cuillier, Hearing Examiner
Yakima Development, Inc. 22
Preliminary Plat of "Applebrook"
South 76 Ave. & Coolidge Road
Prel. Long Plat #2 EC #6
DOC.
INDEX
#
I
YAKIMA DEVELOPMENT INC
"Plat of Hannon Heights — Phase One
FLP#004-09
EXHIBIT LIST
CHAPTER D
Vicinity Map
INDEX# 4t,71440 '
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'
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File Number: FLP#004-09
Yakima Development, Inc. •
• '
Property Notification Area
- Applicant: Owner: Jeannie Hannon -
111 Request: Final plat approval for PSP#002-08.
Location: Vie. S. 76th Ave and W. Coolidge Rd NOTIFICATION OF
Parcel Number(s): 18133234405,18133234406 LAND USE APPLICATION
l
Contact City of Yakima Planning Division at 509-575-6183 * \
it -'s , City of Yakima - Geographic Information Services - Wednesday, November 18, 2009
I " Lrp . :—
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:Iy Map Disclaimer: information shown on this map is for planning and illustration purposes only. The City of Yakima assumes
i
s ,,.. / no liability' for any errors, omissions, or inaccuracies in the information provided or for any action taken, or action not
' taken by the user in reliance upon any maps or information provided herein.
I
• INDEX
I
I of I ,
• • 11/18/2009 2:45 Pt
YAKTVIA DEVELOPMENT INC
111 "Plat of Hannon Heights Phase One
FLP#004-09
EXHIBIT LIST
CHAPTER E
Final Plat
•
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PrAnionnt14.1.Surnryor
L PO 1194 2514, 0148010, WAS 0901051 98907
Tele 009) 578-0441, Fax (5051) 452-0581
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ToIl Free 1-B8B-578-0441
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