Loading...
HomeMy WebLinkAbout07/01/2008 09 Wellington Estates, Phase 4, Final Plat - Public Meeting BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. For Meeting of July 1, 2008 ITEM TITLE: Public meeting and Consideration of a Resolution approving the final plat of Wellington Estates, Phase 4 SUBMITTED BY: William R. Cook, Director of Community & Economic Development CONTACT PERSON / TELEPHONE: Christine Wilson, Assistant Planner, 576 -6736 SUMMARY EXPLANATION: Wellington Estates Phase 4 consists of 44 Tots and is part of a 168 -lot, four -phase subdivision located in the vicinity of West Washington Avenue and Wellington Drive (S. 56" Ave.), within the R -1, Single - Family Residential zoning district. This subdivision received preliminary plat approval from Yakima County on November 28, 2006; and consequently is vested under Yakima County's rural development regulations. Phase 1, consisting of 45 lots, was recorded prior to the annexation of this area, which occurred on April 8, 2007 (Occidental Annexation). Phases 2 and 3 are currently undeveloped. The applicant has completed, or signed a Subdivision Improvement Fund Escrow Agreement for all necessary . public improvements as required by the conditions of approval for this final plat. The final plat has been reviewed by both County and City staff for compliance with the conditions of approval, as well as the subdivision regulations for both jurisdictions. The Hearing Examiner recommended approval of the Plat of Wellington Estates, (Phases 1 through 4) on .April 12, 2006. Yakima County Board of Commissioners approved the preliminary plat of Wellington Estates on November 28, 2006, subject to conditions. (Cont.) Resolution X Ordinance Other (Specify) Final Plat Staff Report Contract Mail to (name and address): Phone: Funding Source APPROVED FOR SUBMITTAL: • . City Manager STAFF RECOMMENDATION: Staff recommends Council approve the final plat of Wellington Estates Phase 4, together with the adoption of the accompanying Resolution that will authorize the Mayor to sign the plat. BOARD RECOMMENDTION: Yakima County Board of Commissioners granted preliminary plat approval to this subdivision on November 28, 2006. COUNCIL ACTION: • (Cont.) The City Engineer's office has reviewed and approved all necessary designs and engineering, and indicates that the required improvements are installed and inspected, or that the required financial agreement is in place to secure their installation. The City Chief Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and finds it to be in substantial conformance with the terms and conditions of the preliminary plat approval. Therefore, Staff recommends acceptance of the final plat and the adoption of the Resolution that authorizes the Mayor to sign the final plat. YMC 14.20.210 sets forth the following process for final plat approval: A. Upon receipt of a proposed final plat, the City Council shall at its next public meeting set a date for consideration of the final plat. Notice of the date, time, and location of the public meeting shall be given to the subdivision applicant, Surveyor, City Engineer, Office of Environmental Planning, and the Yakima County Health Officer at least four days prior to the date of the public meeting. B. The City Council shall review the final plat during the public meeting and shall approve • the final plat if the Council determines that the final plat conforms to the conditions of preliminary plat approval and applicable state laws. C. Upon approving any final plat, the City Council shall authorize the Mayor to sign the final • P PP 9 Y P Y Y 9 plat as evidence of City Council approval. (Ord. 98 -65 § 2 (part), 1998). • • RESOLUTION NO. R -2008- A RESOLUTION approving the final plat of Wellington Estates Phase 4, a 44 -lot subdivision located within the Plat of Wellington Estates at the intersection of West Washington Avenue and Wellington Drive, and authorizing the Mayor to sign the final plat; Cottonwood Partners, LLC is the applicant herein. WHEREAS, on March 30, 2006, the Hearing Examiner held a public hearing to consider the application to Yakima County for a 168 -lot subdivision submitted by Cottonwood Partners, LLC known as Wellington Estates, located approximately 1,300 feet east of the intersection of South 64 and West Washington Avenues, (Yakima County Preliminary Plat Number PRJ05- 1389); and WHEREAS, on April 12, 2006, the Hearing Examiner rendered his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at its public hearing on May 10, 2006, the Board of Yakima County Commissioners determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted, (Yakima County Resolution No. 641 - 2006); and WHEREAS, on April 8, 2007, the preliminary plat of Wellington Estates was annexed into the City of Yakima as part of the Occidental Annexation; and WHEREAS, the preliminary plat was fully vested in Yakima County's development • standards as a result of the application having been filed with the County prior to the annexation; and WHEREAS, the applicant has completed or bonded for construction of all public improvements required as conditions of the County's approval of the preliminary plat, and both Yakima County Public Services and the City Engineer have inspected, approved and accepted all plans and designs for all such required improvements; and WHEREAS, as this final plat comes before City 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 Wellington Estates Phase 4, consisting of two sheets dated May 30, 2008, depicting a 44 -lot subdivision located within Wellington Estates at the intersection of West Washington Avenue and Wellington Drive, is approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Wellington Estates Phase 4 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 1st day of July, 2008. David Edler, Mayor 0 ATTEST: City Clerk 1 ' COTTONWOOD PARTNERS WELLINGTON ESTATES PHASE IV FINAL LONG PLAT #3 -08 ' EXHIBIT LIST City Council Public Meeting ' July 1, 2008 Applicant: Bill Hordan on behalf of Cottonwood Partners File Number: Final Long Plat #3 -08 ' Site Address: Vicinity of W. Washington Ave. &Wellington Drive Staff Contact: Christine Wilson, Assistant Planner 1 �I Table of Contents " CHAPTER A Resolution 'I CHAPTER B Staff Report CHAPTER C Board of Yakima County Commissioners 11 Hearing Examiner's Recommendation 11 CHAPTER D Vicinity Map CHAPTER E Final Plat — IV 'I 11 11 • COTTONWOOD PARTNERS WELLINGTON ESTATES PHASE IV FINAL LONG PLAT #3 -08 �! EXHIBIT LIST CHAPTER A Resolution 1 EXHIBIT DOCUMENT DATE ' A -1 Resolution 07/01/08 11 1 1 11 1 11 1 1 i 0 111 RESOLUTION NO. R -2008- A RESOLUTION approving the final plat of Wellington Estates Phase 4, a 44 -lot subdivision located within the Plat of Wellington Estates at the Wvne W, and authorizing intersection the of Mayor West to a s ghn the ington final A e plat; u Cottonwood and ellington Partners LLC is the applicant herein. • WHEREAS, on March 30, 2006, the Hearing Examiner held a public hearing to consider the application to Yakima County for a 168 -lot subdivision submitted by Cottonwood Partners, LLC known as Wellington Estates, located approximately 1,300 feet east of the intersection of South 64 and West Washington Avenues, (Yakima County Preliminary Plat Number PRJ05- 1389); and• WHEREAS, on April 12, 2006, the Hearing Examiner rendered his Recommendation for approval of the proposed plat subject to several conditions; and 1 WHEREAS, at its public hearing on May 10, 2006, the Board of Yakima County Commissioners determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted, (Yakima County Resolution No. 641- 2006); and WHEREAS, on April 8, 2007, the preliminary plat of Wellington Estates was annexed into the City of Yakima as part of the Occidental Annexation; and WHEREAS, the preliminary plat was fully vested in Yakima County's development • standards as a result of the application having been filed with the County prior to the annexation; and WHEREAS, the applicant has completed or bonded for construction of all public improvements required as conditions of the County's approval of the preliminary plat, and both Yakima County Public Services and the City Engineer have inspected, approved and accepted all plans and designs for all such required improvements; and WHEREAS, as this final plat comes before City 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, I BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat for Wellington Estates Phase 4, consisting of two sheets dated May 30, 2008, depicting a 44 -lot subdivision located within Wellington Estates at the intersection of West Washington Avenue and Wellington Drive, is approved and the Mayor is hereby authorized t� sign the final plat. The applicant shall file the final plat for Wellington Estates Phase 4 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. 1 DOC. INDEX 1 1 ADOPTED BY THE CITY COUNCIL this 1st day of July, 2008. 1 David Edler, Mayor 1 ATTEST: City Clerk 1 1 1 1 1 1 1 1 1 1 1 1 • DOC. 1 INDEX # A - I 1 111 COTTONWOOD PARTNERS WELLINGTON ESTATES PHASE IV FINAL LONG PLAT #3 -08 1 EXHIBIT LIST CHAPTER B Staff Report 1 EXHIBIT DOCUMENT DATE a B -1 Staff Report 7/01/08 1 1 1 1 1 1 1 1 1 1 1 1 • • 1 City of Yakima, Washington • Department of Community & Economic Development • Planning Division • Final Plat Staff Report City Council Public IVleeting July 1, 2008 1 Final Plat Application submitted by ) Final Long Plat #3 -08 Cottonwood Partners, LLC for a 44 -lot ) Staff Contact: Christine Wilson Subdivision known as Wellington Estates, ) Assistant Planner Phase 4 ) 576 -6736, • BACKGROUND AND SUMMARY OF REQUEST Wellington Estates Phase 4 consists of 44 lots and is part of a .168 -lot, four -phase subdivision I located in the vicinity of West Washington Avenue and Wellington Drive (S. 56 Ave.), within the R -1, Single - Family Residential zoning district. The Plat of Wellington Estates received preliminary plat approval from Yakima County on November 28, 2006, and consequently is vested under Yakima County's development regulations. Most notable of the changes from current City standards are that sidewalks are provided only on one side of the street. Wellington Drive, the main access road to the plat, has been constructed with sidewalks on both sides of the ' street. Phase 1, consisting of 45 lots, was recorded prior to the annexation of this area, which occurred on April 8, 2007 (Occidental Annexation). Phase 1 is fully developed. Phases 2 and 3 are currently undeveloped. 1 The City Engineer's office has reviewed and approved all necessary designs and engineering, and indicates that the required improvements are installed and inspected, or that the required financial agreement is in place to secure their installation. The City Chief Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and finds it to be in substantial conformance with the terms and conditions of the preliminary ' plat approval as required by Yakima County. Staff therefore recommends acceptance of the final plat and the adoption of the Resolution that authorizes the Mayor to sign the final plat. CONDITIONS OF APPROVAL The Board of Yakima County Commissioners approved and adopted the Hearing Examiner's findings and recommendation for conditional approval of the preliminary plat known as "Wellington Estates ", a 168 -lot preliminary plat to be developed in four phases. (Board of Yakima County Commissioners Resolution No. 641 -2006 dated November 28, 2006), (Yakima County Planning assigned file numbers: SUB 05 -077, PRJ 2005 -1389, and SEPA Final MDNS issued Feb. 15, 2006, File No. SEP 05 -39) These conditions of the preliminary plat approval must be met before the final plat can be 1 approved and consist of the following matters: DOC. i Wellington Estates Phase 4 INDEX 1 • Final. Long Plat #3 -08 # �3-1 • General 1. Compliance with the final Mitigated Determination of Nonsignificance dated February 15, 2006 (County File No. SEP 05 -39) shall be required, and the mitigation measures set forth in the final MDNS are hereby adopted and incorporated by reference as conditions of plat . approval. STATUS: Yakima County has determined compliance with this requirement. 2. Relocation of the Drainage Improvement District drain and easement must be done in accordance with applicable DID standards and requirements. STATUS: Yakima County has determined compliance with this requirement. 3. Fire hydrants shall be placed at locations and in accordance with the specifications required ' by the Yakima County Fire Marshall. All lots must be provided with adequate fire flow in accordance with the adopted fire code prior to final plat approval. STATUS: Yakima County has determined compliance with this requirernent. 4. A method of dust control for the construction phases shall be submitted to and approved by . the Yakima Regional Clean Air Authority. A copy of the approval must be submitted to the Public Services Department Planning division prior to construction of any project phase. STATUS: Cottonwood Partners LLC, .secured a Master Dust Control Plan (No. 03 -191) from YRCAA for construction of Wellington Estates Phase 4. on March 18, 2008. 5. Monuments must be placed at street intersections and curvature points as specified in section 14.32.020 of the Yakima county code. The monuments must be protected by cases and covers as approved by the County Engineer. 1 STATUS: Yakima County has determined compliance with this requirement. Streets 6. Interior roads shall be constructed in accordance with County Standard RS -4. The standard ' includes .2 feet of asphalt concrete pavement on .8 feet of crushed surfacing base having a width of 30 feet or an alternative width approved by the County Engineer. Curb, gutter, • streetlights and a sidewalk are required. The proposed 50 -foot right -of -way is acceptable if approved by the County Engineer. Rolled curb may be provided for interior streets subject to approval by the County Engineer. Wellington Drive shall be provided with barrier curb and gutter, and sidewalks on both sides of the street. STATUS: Yakima County and City Engineering have determined compliance with these requirements. DOC. 1 Wellington Estates Phase 4 INDEX 2 Final Long Plat #3 -08 I • 7. The required sidewalks shall be constructed on at least one side of all interior roads. The sidewalk shall have a minimum width of 5 feet, constructed of cement concrete to a minimum depth of 4 inches. • STATUS Yakima County and City Engineering have determined compliance with these requirements. 8. Adequate width of right -of -way to support a center turn lane between the intersection of . West Whatcom Avenue and Wellington Drive, north to the intersection of Wellington Drive and West Washington Avenue shall be provided for a length and specific location to be determined by the County Engineer and in conformance with applicable mitigation measures required by the MDNS. 1 STATUS: Yakima County has determined compliance with this requirement. 9. At the discretion of the County Engineer, no on- street parking or limited on- street parking signs may be required for Wellington Drive. STATUS: Yakima County has determined compliance with this requirement. 1 10. The plans for all public road improvements must be designed to Yakima County standards, • including applicable standards and mitigation measures of the MDNS that are prepared by a licensed professional engineer and approved by the County Engineer prior to construction. STATUS: Yakima County has determined compliance with this requirement. 11. Dedicated 30 -foot by 30 -foot clear sight triangles must be provided at all intersection corners within the plat. Equivalent alternative plans supporting a reduction in distance may be submitted to the County Engineer for approval. STATUS :: Yakima County has determined compliance with this requirement. 12. Street names shall be reviewed and approved by the Public Services Department prior to final plat approval. Street signs are required- for this development. The signs will be installed by Public Services prior to acceptance of roads and .all costs associated with supplying and installing the signs must be reimbursed to Yakima County by the developer. STATUS: The City of Yakima shall install street signage and bill the developer for these costs. The "Wellington Drive" street sign is currently in place. Utilities 13. All public and private utilities located within interior easements or rights -of -way must be constructed prior to any road construction. STATUS: Yakima County, has determined compliance vvith this requirement. DOC. Wellington Estates Phase 4 INDEX 3 Final Long Plat #3 -08 # ,I 1 14. Installation of power and telephone facilities must be completed, or arranged with the provider to be completed, prior to final plat approval. STATUS: Yakima County has determined compliance with this requirement. • 15. All public and private utilities must be located underground with the exception of the standard telephone box, transmission box and similar structures. STATUS: Yakima County has determined compliance with this requirement. 1 16. Public utility easements must be provided adjacent to the interior access easement or right - of -way, and as specified by the utility providers. If the easement / right -of -way is 50 feet in . width, the easements shall be 10 feet in width. If the right -of -way is 60 feet in width, the easement shall be 8 feet in width. Minimum width for utility easements that are also utilized for irrigation is generally 15 feet. STATUS: Yakima County has determined compliance with this requirement. 17. All lots shall be served with public water from the Nob Hill Water Association system. No new individual domestic or irrigation wells shall be permitted for any of the proposed lots. • Prior to final plat approval, written verification must be provided to the Public Services Department Planning Division demonstrating the ability to provide domestic water, that any necessary easements are provided for, and that all associated fees have been paid. STATUS: Nob Hill Water Association has determined compliance with this requirement. • 18. All lots shall be provided with public sewer service from the Yakima Regional Wastewater 0 system. Prior to final plat approval, written verification from the City of Yakima must be submitted to the Public Services Department Planning Division demonstrating that the system will serve all lots within the subdivision, any necessary easements have been established, and any required fees have been paid. STATUS: The City of Yakima Engineering Division has determined compliance with 1 this requirement. Plat Notes 1 19. Street names and numbers for lots within this plat will be issued by the Yakima County Public Works Department in accordance with the Yakima County urban and rural addressing system upon issuance of an approved Building Permit. • STATUS: The City of Yakima assigned addressing for each lot appears on the face of the final plat. • 1 20. 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. DOC. Wellington Estates Phase 4 INDEX 4 Final Long Plat #3 -08 # 6 -1 11 STATUS: The required note appears on the face of the plat. 21. All lots of this subdivision have been provided with public sewer. All lots have been provided with public water connections. • STATUS: The required note appears on the, face of the plat. - II . Timing I 22. All property taxes and special assessments for the entire tax year must be paid, together with any required pre - payment amount, prior to final plat approval. 1 STATUS: • The Yakima County Treasurer has verified this payment by providing receipt number 1984783 for payment of prop roperty tax, irrigation district and weed control principal for 2008 for parcel number 181333- 42421. 1 , 23. Prior to recording the final plat or issuance of building permits, either: . a) All required plat improvements, i.e. streets, sidewalks, utilities and drainage facilities, must be in place; or, • . b) An escrow account must be established or a bond provided in an amount and with I conditions acceptable to the Yakima County Engineer to assure installation of all remaining required improvements. 1 If the developer elects to escrow or bond for the required roadway improvements, and fails to complete these improvements in the time specified in the escrow or bond agreement, the County Engineer shall have the authority to suspend issuance of building or occupancy permits until the required road and drainage improvements are accepted as satisfactorily completed. The County Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not 1 interfere with utility and roadway construction. • I STATUS: The required plat improvements are installed, except for the completion of the installation. of curb, gutter, sidewalks and streetlights. The City Chief Engineer has signed a Subdivision Improvement Fund Escrow Agreement with the Applicant to 1 secure construction of said improvements according to the plans. 24. The total project must be completed and the final plat submitted within the maximum five- , year time period prescribed by Section 58.17.140 of the Revised Code of Washington. Any extension beyond the five -year time period is subject to the provisions of Chapter 14.24 of the Yakima County Code. . I STATUS:. The final plat for Phase 4 has been submitted within the required five-year time limitation. 1 . DOC. Wellington Estates Phase 4 INDEX 5 1 Final Long Nat #3 -08 # . 11 FINDINGS 1. The final plat is consistent with the goals, objectives and intent of the Yakima County 1 Comprehensive Plan and the standards of the Yakima County Zoning Ordinance. 2. The final plat meets the standards of the Yakima County Subdivision Ordinance. . 11 3. The final plat is in general conformance with the preliminary plat and conditions of approval. has built, or provided an escrow agreement for, the required improvements 4. The applicant p s g rovements � p necessary for final plat approval. • RECOMMENDATION The City of Yakima Division of Environmental Planning recommends Council acceptance of the final plat for Wellington Estates Phase 4 and the passage of the resolution that authorizes the I Mayor to sign the final plat. 1 • 1 11 I • 11 1 1 • 1 1 • I f l • Doc Wellington Estates Phase 4 INDEX Final Long Plat #3 -08 # 1 COTTONWOOD PARTNERS WELLINGTON ESTATES PHASE IV FINAL LONG PLAT #3 -08 11 EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation EXHIBIT DOCUMENT DATE a C -1 Hearing Examiner's Recommendation 04/12/06 C -2 Board of Yakima County Commissioners Resolution 11/28/06 1 1 11 1 1 11 1 1 1 1 ,, 11 I . I BOARD OF YAKIMA COUNTY COMMISSIONERS POCE71 IN THE MATTER OF APPROVAL OF ) JUNy 11 PRELIMINARY PLAT NO. SUB 05 -077 ) Resolution No. 641 2006 � 4 20 KNOWN AS "WELLINGTON ESTATES" ' "D' 11 i'viivo /Kt I WHEREAS, according to Yakima County Ordinance No. 10 -1974 relating to p latting, subdivision and the dedication of land adopted pursuant to RCW 58.17, a public hearing was held on May 10, 2006 for the purpose of considering Preliminary Plat No. SUB 05 -077 0 known as "Wellington Estates"; and, WHEREAS, testimony was taken from those persons present who wished to be heard; and, 0 due notice of the hearing was given as required by law, and the necessary inquiry has been made into the public use and interest to be served by such platting; and, . WHEREAS, the Board of Yakima County Commissioners has considered the preliminary plat and finds that the 168 lot layout is in compliance with the Hearing Examiner Il recommendation; and, WHEREAS, the Board of Yakima County Commissioners has considered m elements of public health, safety and general welfare pertaining to the preliminary plat; now, therefore, BE IT HEREBY RESOLVED by the Board of Yakima County Commissioners that the findings and recommendation for conditional approval of the Hearing Examiner for Preliminary Plat No. SUB 05 -077 designated as "Wellington ", be adopted as attached hereto. Il Done this 28 day of November, 2006. • m _110uuttNiyN 111 • .�` �(AKI M �. UU!! s. e. , .. �af W ° G y3, ,, .p 'yti�t m =wit t �:�i weo X11 =l J ,/ r. s t i - - L Y -LC.:A ! "-6' '� $ . esse S. Palacios, Chairman iL_ Michael D. Leita, County Commissioner (i? -Lt - — Ronald F. Gamache, County Commissioner ATTEST . Constituting the Board of County Commissioners 1 /OW � f , for Yakima County, Washington v Christin. • •finer, r:►uty Clerk of the Board INDEX # C- 1 1 1 In the Matter of the Application by ) County File No: SUB 05 -077 ) (PRJ2005- 01389) 11 COTTONWOOD PARTNERS, LLC. ) EXAMINER'S RECOMMENDATION ) ) for the 168 -lot "Wellington Estates" ) Preliminary Long Plat ) Cottonwood Partners, LLC, has applied for subdivision review and preliminary plat approval for the Wellington Estates subdivision. The subdivision would create 168 new lots developed in four phases. Access would be provided from West Washington Avenue east of South 64 Avenue. The Hearing Examiner visited the site on March 29, 2006. County Planning staff provided a staff report and exhibit package prior to the March 30, 2006 open record hearing date. The applicant was represented at the hearing by Bill Hordan of Hordan Planning Services. City of Yakima planning official Bruce Benson noted that action on an annexation petition for the property was being forestalled while the subject application was being processed. The City urged that approval of the preliminary plat be conditioned Ij on meeting development regulations in Title 12 of the Yakima Municipal Code because of the likelihood that the bulk of the property would be annexed. The Ahtanum Irrigation District asserts jurisdiction over the surface water feature on the property, which is also referred to as a drainage improvement ditch. Public comment raised issues regarding the impacts of urban density residential development, increased traffic, declines in property values from adjacent development of small lots, and increased crime rates. Concerns were also expressed about the impacts to surface waters from the 1 rerouting or piping of the drainage improvement ditch. Neighbors requested the construction of privacy fencing around the proposed subdivision. SUMMARY OF RECOMMENDATION. This long subdivision should be approved with conditions. The conditions include the mitigation requirements in the Mitigated Determination of EXAMINER'S RECOMMENDATION -1 PRELIMINARY PLAT OF WELLINGTON ESTATES 0 SUB 05 -077 DOC. INDEX # 0 o Nonsignificance (MDNS) issued by Yakima County for the preliminary plat. The conditions relate to stormwater management system design and planning, drainage improvement ditch relocation requirements, traffic delay analysis, additional access road requirements, and integration of the proposed interior roads with the present and future transportation grid in the area. 1 From the view of the site, the matters contained in the official record including the Staff Report, a ll review of both the Yakima Urban Area Comprehensive Plan and the Yakima County Subdivision and Urban Area Zoning Ordinances, and from evidence received at the hearing, the Examiner makes the following: FINDINGS 1. Applicant. Cottonwood Partners, LLC. 2. Owners and parcel numbers. According to on -line Yakima County Assessor information, the following are the owners of property: Ron Eichler, Parcel Nos. 181333- 31001,- 31 008,- 42010; Andrew Hess, Parcel Nos. 181333- 31010; Andrew and Marion Hess, Parcel Nos. 181333- 31009, - 34002. Other persons signing the applications as consenting owners include: Martha Ruth Hess, Parcel Nos. 181333- 31009, - 31010,- 34002; Susan Reis, Parcel Nos. 181333- 31001, - 31008,- 42010; Lexie Hess, Parcel Nos. 181333- 31009,- 34002; Christine Frank, Parcel Nos. 181333-31001,-31008,-42010; and Mary Dawson, Parcel Nos. 181333- 31001, - 31008,- 11 42010. 3. Location. The project site is located on the south side of West Washington u Avenue, approximately 1,300 feet east of the intersection of South 64` Avenue and West Washington Avenue. The northern boundaries of the project site abut the Yakima city limits. 4. Application. Preliminary plat review for a long subdivision. 5. Legal Description. The legal description of the subject parcel is set forth in Hearing D Exhibit 2, Page 32, Preliminary Plat of Wellington Estates, dated September 30, 2005. 6. Land Use and Zoning. The project site contains one single- family dwelling and a few accessory buildings, all of which O are proposed to be demolished. The remaining project property is vacant. The existing uses of properties immediately north of the site are agricultural and residential on lots ranging from EXAMINER'S RECOMMENDATION - 2 II PRELIMINARY PLAT OF WELLINGTON ESTATES sue 05 -077 DOC, INDEX # C., a 11 approximately 1.8 to 38 acres in size. Neighboring properties to the east are primarily residential on 1 lots averaging 2 to 4 acres in size. To the west are agricultural uses on Tots from 4 to 22 acres in size and the properties to the south are dominated by residential uses on 1.5 to 4 acre lots. The project site is within the Yakima Urban Area and is therefore subject to the provisions of the Yakima Urban Area Comprehensive Plan (UACP), YCC Title 15A, and the Yakima Urban Area 111 Zoning Ordinance (UAZO). The property and surrounding area is designated as Low Density Residential under the UACP. Low Density Residential is primarily single - family, detached residences. Net residential density before considering roads and right-of-ways is less than 7 dwelling units per acre, which is considered the lowest residential density to efficiently support public services. The Low , ll Density Residential comprehensive plan designation is implemented by the UAZO, which puts the subject property in the Suburban Residential (SR) zone. The intent of the SR zone is to provide a {D variety of residential lifestyles with densities generally ranging from 2 units per net residential acre to 7 units per net residential acre. The higher densities are permitted when public water and public sewer 11 systems are used. 7. Property Characteristics. The proposal consists of five lots. The property has 1 been in agricultural use but is currently not in active use. The site is relatively flat with a slope of approximately 0 to 2 %. There are no designated critical areas on or immediately adjacent to the property but the property is located within a flood -prone area that may be subject to high seasonal groundwater levels. A drainage improvement ditch and irrigation water conveyance traverses the western portion of the property from the northwest to the southeast. A weir box is located on the south central portion of the property, the outflow of which fills ponds on the neighboring fl property to the south. The water is reported to flow in the ditch on a year around basis. A Nob Hill Water Association main water supply line is located along Washington Avenue. Regional Waste Water Treatment collection lines are also present in the area. Other utilities are also generally available in the vicinity. No irrigation water is available from the Ahtanum Irrigation District. 8. Proposed Subdivision. The proposal is to develop a four phase subdivision of seven existing parcels of land having a total of approximately 42 acres into 168 residential lots ranging in size from 7,198 to 9,473 square feet. Phase I consists of 45 new lots, Phase Il consists of 45 new lots, EXAMINER'S RECOMMENDATION - 3 PRELIMINARY PLAT OF WELLINGTON ESTATES SUB 05 -077 DOC. INDEX # 1 0 Phase III consists of 34 new lots, and Phase IV will consist of 44 new lots. Construction of Phase I is scheduled to commence upon, or shortly after, preliminary plat approval. Construction of Phases II through IV will commence upon completion of each successive phase. All 1 68 new lots are intended for future single - family residences to be served by proposed new access streets and extended existing utilities, including public water and sewer. 9. Environmental Review. Environmental review for the project was conducted in 111 accordance with Chapter 43.21C RCW (State Environmental Policy Act), and Title 16 YCC. Atter a review of the preliminary plat, the Environmental Checklist, and other application 111 information, the SEPA Responsible Official identified impacts to ground water, surface water, and transportation and issued a preliminary MDNS on January 26, 2006. Following a continent period, a final MDNS was issued on February 15, 2006 and published on February 18, 2006. No appeals of the MDNS were filed. - 111 10. Notice. A Notice of Open Record Public Hearing was mailed to all parties of record and published on February 15, 2006 by the Yakima County Planning Division. The public hearing notification was posted on the subject property on March 14, 2006. An invitation to comment on the proposal was included in the notice.. 11. Analysis 11.1 Subdivision Requirements. YCC Chapter 14 enumerates numerous design criteria 0 and standards applicable to the division of land. The Hearing Examiner's recommendation is to be based on consideration of whether a) the proposed subdivision makes appropriate provisions for public health, safety and general welfare and for drainage ways, streets, other public ways, water I supplies, and sanitary waste; and b) the public use and interest will be served by the platting of the subdivision. YCC 14.20.050. The Hearing Examiner must also determine if a proposed subdivision is consistent with applicable development regulations. YCC 1613.06.010. The subdivision must confomi to zoning and subdivision ordinances. County Planning staff have developed a set of customary conditions designed to assure compliance of plats with generally applicable development regulations. Those conditions EXAMINER'S RECOMMENDATION - 4 PRELIMINARY PLAT OF WELLINGTON ESTATES sun 05 -07.7 DOC. INDEX # C '_( 1 should be included in any approval of the proposed preliminary plat. 11 11.2 Subdivision Analysis. The Planning Division staff has analyzed the compliance of the proposed subdivision with the zoning district regulations and the design standards in the subdivision 1 ordinance. The analysis addresses (1) zoning district design standards, (2) service system requirements for water supply, irrigation, sewer and stormwater management, (3) road design, (4) fire protection, 1 (5) parks and recreation, and (6) utilities. The applicant has generally raised no objections to the Planning staff analysis or proposed conditions. Except as may be set out in detail below, the Hearing 1 Examiner adopts the analysis of compliance with the standards contained in the staff report. a. Zoning district design standards. 1 Section 15A.05.030(b) of the UAZO provides that the "Maximum Number of Dwelling Units Pemutted per Net Residential Acre" within a single subdivision and other types of residential developments allow no more than 7.0 units per net residential acre. The specific minimum residential lot sizes are dependant on the applicable zoning designation and various situations. Within the SR 1 zone, the minimum lot size for a situation where a public or community water system and the regional or an approved community sewer system is available is specifically set at a minirnum 7,000 square feet 1 per lot under Table 5 -2 of the UAZO. The proposed minimum lot size of 7,198 square feet complies with the 7,000 square foot minimum requirement for individual lots. Calculations based on information 1 and dimensions shown on the preliminary plat indicate an overall density of 5.5 units per acre which is compliant with the maximum density of 7 units per acre. 11 The proposed lots are of adequate area and dimensionally configured in such a manner that would not prohibit commonly sized residential dwellings from meeting setback requirements or exceed 1 the maximum lot coverage allowance. The preliminary plat indicates all lots have more than 60 feet of width and have, or are capable of having, at least 20 feet of lot frontage on a public road or being 1 served by a 20 foot access easement. As proposed, the development is compliant with required lot dimensions. Pursuant to Chapter 15A.07, Table 7 -1 of the UAZO, sitescreening is not required for this 1 proposal. Public Comment on the SR design standards: Some commenters indicated concern that the sizes of the proposed lots would result in residential density that is inconsistent with the density of the surrounding residential uses. Some public comment sought the establislunent of some sort of buffer or EXAMINERS RECOMMENDATION - 5 PRELIMINARY PLAT OF WELLINGTON ESTATES suo 05 -077 DOC, INDEX # C - / 1 1 mandatory fencing between the Wellington Estates lots,and other adjacent properties. Some residents noted that the development would change the private character of the neighborhood. 1 • The preliminary plat review requirements are intended to assure that the subdivision complies with the regulatory standards applicable to the zoning district.. In this case, the district is SR, and there . 1 is no evidence that the proposed subdivision violates the SR design standards. Additional conditions . could be imposed with respect to density or sitescreening if there was evidence that the proposal imperiled the public interest. For example, if there was insufficient water supply to support the proposed number of lots, the number of lots could then he restricted. Similarly, if the development 1 impaired some neighborhood resource in away not contemplated by the planning or zoning designation of the property, some barrier wall requirement (night be imposed. However, no evidence 1 of such circumstances has been presented by public comment. The neighbors may be unsatisfied with the planning or zoning designation, but that dissatisfaction does not, in itself, instill authority to impose 1 the conditions the neighbors have requested in contravention of the legislatively established zoning standards. • . 1 b. Wetter. As proposed, the development will be served by the Nob Hi11 Water System. Final plat 1 approval may be appropriately conditioned on a demonstration of water availability in an amount sufficient to support the proposed density. The applicant asserts that domestic and irrigation I water is available for the Nob Hill water system. Public comment on Water: The primary public concerns regarding water were related to I the impacts of changes to water conveyances and management devices that were necessary to neighboring uses and amenities. MDNS conditions already require that changes to the Hugh I Bowman Ditch' or DID #41 ditch must not interfere with the functionality of the ditch or turnouts. The preservation of functions and non- impairment of lawful uses of water is necessary in the . I public interest as well. The applicant has suggested that the weir box should be moved off the subject property and on to neighboring property to allow the neighbors using the conveyed water to control deliveries without interference from any new owners of the subject property. The 1 applicant and neighbors are free, to come to whatever accommodation they may reach on this matter, but the conditioning of plat approval on some specific approach to water management is 1 EXAMINER'S RECOMMENDATION - 6 • ' PRELIMINARY PLAT OF WELLINGTON ESTATES sua 05 -077 • I INDEX # 0 .-1 11 11 not supported by any evidence in the record. c. Sewer. As with water supply, the proposed density depends on urban -level sewer services. The 1 proposed source of sewage disposal is through the Yakima Regional Wastewater System (YRWWS) in accordance with City of Yakima standards. The developer also intends to tie into lines extended under West Washington Avenue during the construction of the West Washington Avenue Improvement Project. As proposed, connection to the YRWWS will comply with sewage 1 disposal requirements of the YCC and the Yakima Urban Area development standards. Verification of service availability, however, has not yet been submitted by the developer nor 1 confirmed by the City of Yakima. • d. Stormwater Management. 1 A catch basin and drainage trench systems are proposed to be installed per Yakima County standards. The County has determined that the property is located within a flood -prone basin and in an area that May subject high subject to hi h seasonal groundwater levels. It was also found that potentially significant adverse impacts would likely occur to groundwater, surface water and drainage facilities unless existing and proposed drainage facilities, ground and surface water levels, and soil conditions are properly identified and managed. Mitigation Measures Al, A2, and A3 of the MDNS are required to ensure the proposed project adequately provides for suitable drainage without causing undue adverse impacts. As mitigated, the proposal will meet the requirements for stornnwater management provisions. e. Transportation System (Street and Road) Requirements. Title 10 and Title 14 of the YCC provide minimum street standards and requirements for subdivision development including those for project site and fire access, interior and frontage improvements, right -of -way standards and other transportation elements as may be necessary. As depicted on the preliminary plat, interior roads are also proposed and to be constructed to County standards with the exception of South 60` Avenue from Whatcom Avenue north to West Washington Avenue. The MDNS requires two full service access roads for development of all project phases subsequent to Phase 1. Subject to other MDNS conditions, the phased progression to the two full service access roads will provide adequate access to the subdivision. a EXAMINER'S RECOMMENDATION - 7 qq��►► PRELIMINARY PLAT OF WELLINGTON ESTATES • • sul3 05- 077 00 INDEX 1 • • 1 • County standards require sidewalks on one side of the road for interior access streets. YCC 14.52.110.A. The main access street off of Washington Avenue, Wellington Drive, is to . 1 have sidewalks on either side of the street without objection from the applicant. Wellington Drive is required by the MDNS to be constructed to be extended to the south to foster the transportation grid for future development, so it is defensible in the public interest to require dual sidewalks since Wellington Drive will prospectively serve a Collector function. 1 'The other interior streets present a different picture. The applicant has suggested that the • Yakima Urban Area Comprehensive Plan (YUACP) requires sidewalks on only one side of the street. See Policy T3.10, YUACP p. I1 -24. Although the plan does not by its plain reading require no more than one sidewalk on the interior streets, some additional consideration must come to bear if sidewalks on bothsides are to he required on the other interior streets. The YUACP provides for encouraging full urban services to be provided in urban growth 1 area subdivisions. See Policy G10.7 at YUACP p. 11 -15. The Policy indicates that the highest standards should be controlling. The City of Yakima notes that full urban standards within the city • require sidewalks on both sides of the street. On the other hand, while other provisions in the YUACP do not mandate only one sidewalk on residential urban streets, it is clear that the plan contemplates that a single sidewalk would be acceptable, and the County development standards are consistent with that concept. I The City also notes that the bulk of the subject property.is under consideration for annexation and that the annexation has been approved by the Boundary.Review Board. The annexation has not yet been addressed by the Yakima City Council, and the City has held the annexation proceeding in abeyance pending decision - making on the subdivision application. If the • property had been annexed prior t� the application for the preliminary plat and the subdivision . application had been made under city ordinances, the requirements for sidewalks on both sides of the access streets would have clearly been applicable. The final approval of the annexation cannot be presumed, however. if there was a clear public interest to be served by dual sidewalks on residential streets, then a_condition requiring them would be appropriate. However, the County standard and the • provisions of the YUACP counter arguments that the public interest demands dual sidewalks. EXAMINER'S RECOMMENDATION -13. • PRELIMINARY PLAT Or WELLINGTON ESTATES SUB 05 - 0 7 7 DOC. INDEX 1 • # �_� 4 11 The only information in the record indicating such a condition would be in the public interest is 11 the existence of the city's ordinance. While the City Council is presumed to have its reasons for dual sidewalks on residential access streets, the rationale is not in the record here, so there is no a _ basis for imposing a condition for dual sidewalks on the interior streets. J: Fire Protection: Section 13.09.070 of YCC and the International Fire Code 1 specify fire flow requirements, including hydrants, which are required for new development. As previously described, the proponent is proposing to connect to the Nob Hill Water Association 1 system. It is standard practice for the Association to coordinate the fire hydrant locations with the County Fire Marshal. As proposed and conditioned, the subdivision will comply with fire 1 flow provisions. g. Irrigation: Relocation of any of the irrigation conveyances requires coordination 1 with AID. h. Critical Areas. There are no critical areas on the subject properties. 0 i. Parks and Recreation. Pursuant to RCW 58.17.110 and related statutes, YCC 14.28.070 provides that the board of county commissioners may require plats to designate up to . 1 five percent of their land area, exclusive of streets, as either private or public parks and recreational areas, the nature of which shall be clearly indicated on the plat; provided, not less • than a contiguous minimum often thousand square feet shall be so allocated. As an alternative to dedication of public parks and recreational areas, the developer may be required to contribute to the county for park purposes to benefit the area up to five percent of the developed value of the lots to be sold in the plat. However, no evidence in the record provides a basis for requiring contribution of park resources or funds; to the contrary, the staff report indicates that no contributions are necessary. Electrical, telephone, and garbage service: Electrical service, telephone service, and garbage service are located in the area. Installation of the power and phone facilities must be completed, or contracted with the provider to be completed, prior to final plat approval. 11.3 Public Interest • The subject property is in the Yakima Urban Growth Area, is zoned for suburban residential development, and has available to it all necessary urban utility services. As modified by 111 EXAMINER'S RECOMMENDATION - 9 PRELIMINARY PLAT OF WELLINGTON ESTATES SUB 05 -077 DOC.. INDEX • 1 • • 1 the conditions imposed in the MDNS and otherwise set forth in this recommendation, the . proposed plat fulfills the policies of the YUACP and satisfies zoning and subdivision regulations without compromising other public interests, and is therefore in the public interest. From the foregoing Findings, the Examiner makes the following: • , CONCLUSIONS 1. The Examiner has jurisdiction to review and make recommendation to the Board of County Commissioners on preliminary long plat applications. 2. Subject to•certain conditions set forth more fully in the recommendations below, including customary conditions imposed on plat approvals to assure compliance with development standards, and subject to requirements applicable to plat finalization, the proposed subdivision • a) makes appropriate. provisions for public health, safety and general welfare and for drainage ways, streets, other public ways, water supplies, and sanitary waste; b) serves the public use and interest; and c) is consistent with applicable development regulations. 3. In regard to consistency analysis (Y.C.C. 16B.06.020), 1 a) the type of land use contemplated by the proposal (residential development) is permitted on this site, subject to conformance with the regulations of the zoning ' ordinance and building codes; b) the proposed level of development (lot size, contemplated density) will not exceed I the allowable lint; c) . with regard to the availability and adequacy of infrastructure and public facilities • identified in the comprehensive plan, water and sewage disposal may be accomplished at the subject property by lawful means; and , d) the character of the proposal, as conditioned, is consistent with the development standards of the Yakima Urban Area Zoning Ordinance. 4. While it is important in the public interest to provide for park and recreation resources demands by increasing residential development in the urban growth area, no fair basis presents itself for imposing requirements for commitment of subdivision properties to park uses in this case. 1 EXAMINER'S RECOMMENDATION - 10 , • PRELIMINARY PLAT OF WELLINGTON ESTATES suB 65-077 DOS" • INDEX • a • 5. The subdivision, as conditioned, is consistent with the public interest. Based upon the foregoing Findings and Conclusions, the Examiner submits to the Yakima Board of 11 County Commissioners the following: • RECOMMENDATION The preliminary plat application SUB05 -077, titled `Wellington Estates," should be approved subject to the following conditions: 1 General 1. Compliance with the.mitigation conditions in the final Mitigated Determination of 1 Nonsignificance dated February 15, 2006 (County File No. SEP05 -039) is required, and the • mitigation conditions set forth. in the final MDNS are adopted and incorporated by reference as • conditions of plat approval. 2. Relocation of the Drainage Improvement District drain and easement must be done in accordance with applicable DID standards and requirements. 3. Fire hydrants shall be placed at locations and in accordance with the specifications required by the Yakima County Fire Marshall. All lots must be provided with adequate fire flow in accordance with the adopted fire code prior to final plat approval. • 1 4. A method of dust control for the construction phases shall be submitted to and approved by the Yakima Regional Clean Air Authority. A copy of the approval must be 1 submitted to the Public Services Department Planning Division prior to construction of any project phase. 5. Monuments must be placed at street intersections and curvature points as specified in Section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer. Streets 6. Interior roads shall be constructed in accordance with County standard RS -4. The standard includes .2 feet of Asphalt Concrete Pavement on .8 feet of Crushed Surfacing Base . having a width of 30 feet or an alternative width approved by the County Engineer. Curb, gutter, streetlights and a sidewalk are required. The proposed 50 foot right -of -way is acceptable if EXAMINER'S RECOMMENDATION - 11 PRELIMINARY PLAT OF WELLINGTON ESTATES SUB 05 -077 DOC. INDEX c -1 --- 1 • approved by the County Engineer. Rolled curb May be provided for interior streets subject to approval by the County Engineer, Wellington Drive shall be provided with barrier curb and gutter, and sidewalks on both sides of the street. 7, The required sidewalks shall be constructed on at least one side of all interior roads. The sidewalk shall have a minimum width of 5 feet, constructed of cement concrete to a . minimum depth of 4 inches. 8. Adequate width of right -of -way to support a center turn lane between the intersection of West Whatcom Avenue and Wellington drive, north to the intersection of Wellington Drive and West Washington Avenue shall be provided for a length and specific location to be determined by the County Engineer. 9. At the discretion of the County Engineer, no on- street parking, or limited on- street parking signs may be required for Wellington Drive. 1 10. The plans for all public road improvements must be designed to Yakima County standards, including the standards and mitigation measures of the MDNS, prepared by a licensed professional engineer and approved by the County Engineer "prior to construction. 11. Dedicated 30 -foot by 30 -foot clear sight triangles must be provided at all 1 intersection corners within the plat. Equivalent alternative plans supporting a reduction in distance may be submitted to the County Engineer for approval. 12. Street names shall be reviewed and approved by the Public Services Department prior to final plat approval. Street signs are required for this development. The signs will be 1 installed by Public Services prior to acceptance of roads and all costs associated with supplying and installing the signs must be reimbursed to Yakima County by the developer. - Uti 13. All public and private utilities located within interior easements or right -of -ways must be constructed prior to road construction. 14. Installation of power and phone facilities must be completed, or arranged with the provider to be completed, prior to final plat approval. 15. AU public and private utilities must be located underground with the exception of the standard telephone box, transmission box, and similar structures. 1 EXAMINER'S RECOMMENDATION - 12 1 PRELIMINARY PLAT OF WELLINGTON ESTATES SUB 05 -077 DOL INDEX 1 #c 11 11 1 6. Public utility easements must be provided adjacent to the interior access easement or right -of -way, and as specified by the utility providers. If the easement / right-of-way is 50 feet in width, the easements shall be 10 feet in width. if the right -of -way is 60 feet in width the easement shalt be S feet in width. Minimum width for utility easements that are also utilized for irrigation is generally 15 feet. 17. All lots shall be served with potable water from the Nob Hill Water Association system. No new individual domestic or irrigation wells shall be permitted Ibr any of the lots. Prior to final plat approval, written verification must be provided to the Public Services Department Planning Division demonstrating the ability to provide domestic water, that any necessary easements are provided for, and that all associated fees have been paid. 18. All lots shall be provided with public sewer service from the Yakima Regional Wastewater system. Prior to final plat approval, the developer must submit to the Public Services Department Planning Division a written from verification the City of Yakima that demonstrates that (1) the system has will serve all lots within the subdivision, (2) any necessary easements have . been established, and (3) any required fees have been paid. Plat Notes 19. Street names and numbers for lots within this plat will be issued by the Yakima County Public Works Department in accordance with the Yakima County urban and rural addressing system upon issuance of an approved Building Permit. 20 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. 21. All lots of this subdivision have been provided with public sewer. All lots have been provided with public water connections. 11 Timing 22. All property taxes and special assessments for the entire tax year must be paid, 1 together with any required pre - payment amount rior to final plat approval. p P pp 23. Prior to recording the final plat or issuance of building permits, either: a) . All required plat improvements, i.e. streets, sidewalks, utilities and drainage facilities must be in place; or, EXAMINER'S RECOMMENDATION - 13 PRELIMINARY PLAT OF WELLINGTON ESTATES SUB 05 -077 00U # C-- 1 • b) An escrow account established or a bond provided in an.amount and with conditions acceptable to the County Engineer to assure installation of all remaining required improvements. • If the developer elects to escrow or bond for the required roadway improvements, and ' fails to complete these improvements in the time specified in the escrow or bond agreement, the County Engineer shall have the authority to suspend issuance of building or occupancy permits ' until the required road and drainage improvements are accepted as satisfactorily completed. The County Engineer may issue building permits on a lot -by -lot basis when it is determined that ' building construction will not interfere with utility and roadway construction. 24. The total project must be completed and the final plat submitted within the ' maximum five year time period prescribed by the Revised Code of Washington (RCW) 58.17.140. Any extension beyond the five year time period is subject to the provisions of Section 14.24 of the Yakima County Code. DATED THIS l2` DAY OF APRIL, 2006. 1 Patrick c . Spurgin 44 t HeaXing Examiner Pro Tem • 1 1 1 EXAMINER'S RECOMMENDATION - 14 ' PRELIMINARY PLAT OF WELLINGTON ESTATES SUB 05 -077 DO(;, INDEX c -! . 1 COTTONWOOD PARTNERS - WELLINGTON ESTATES PHASE IV FINAL LONG PLAT #3 -08 EXHIBIT LIST 1 CHAPTER D Vicinity Map EXHIBIT DOCUMENT DATE D -1 Vicinity Map 06/04/08 1 1 1 1 1 1 1 1 1 1 1 1 1 . \ , 1 • 1 • • 1 WASHINGTON AVE . / . 1 I .. o I 1 Z R W z Q 3 Z ' / A . „. c., u, W WHATCOM AVE i / \I C . ( ) (----\ / WELLINGTON ESTATES PHASE 1 YONS LOOP 1 W .l Q ' Z csi LYONS LOOP r 1 .. f • • Walla Walla sr 1 I i 1 . CITY OF YAKIMA, WASHINGTON � � Y F � � . a ►/ 4 4 u VICINITY MAP •, 9 .4 I FILE NO: Final Long Plat #3 -08 1 • APPLICANT: Cottonwood Partners Subject Property 1 REQUEST: 44-lot residential subdivision. Yakima City Limits INDEX .:� , � D ' Scale —tin = 400ft LOCATION: Vicinity of W Washington and Wellington 0 200 NP.o rwood3- 0806/04/08 1 COTTONWOOD PARTNERS ' WELLINGTON ESTATES PHASE IV FINAL LONG PLAT#3-08 1 EXHIBIT LIST Li 1 CHAPTER E Final Plat EXHIBIT DOCUMENT DATE 1 E -1 Preliminary Plat of Wellington Estates 06/30/08 E -2 Final Plat — Wellington Estates Phase IV 06/04/08 1 1 1 1 1 1 1 1 1 II 1 1 • >C. 00' • 70. . o NM En - MI PLA1 OF WELLINGTON ESTATES PHASE 4 0000 o. 776 N01 /4. SE1/4. AND RARI 0 r0E NEI /4. 5a1/ ALL IN SEC 33. 7 13 N, R 15 020 GRAPHIC SCALE . 0 60 120 180 • 509'27'20. WASHINGTON AVENUE O 585'3]_26 "w NOTES :35 00 O DENOTES 1/2' REBAP wlir CAP NUMBER 21607 ST E LINE TABL \ Ic /a . 13 N. ' q EC 33 • LINE - • DENOTES adaAR wi -� CA. Su.aER =_sz3 =OUSo • BRG GIST _ f8E w 'SEE LCR J X1622 B 66w/ES 3/4' RESAR m/s, 421207 SET IN mON CASE. • See - E 2.49 _ ,n - S.7 5 L2 N45 '26'44'4 42.37' UNLESS OTHERWISE NOTED 5.4'33'16 - E 42.49' T T N COR.so /4 1 • , ^' : u; 1 1 3EnOTE5 0I5TANCE FR PLAT OF w LLTNOTOn' NE 'Ca Sw ;/a L3 5 42.937' m m n % /4, sc 1/4, a ESTATES VASE 1 N • - - - < • La 5494 '33'16 "E a2. 9' ,, S=C 33 1 : /a, SE :i L6 545,6,3'W 42.37' L7 Plea'33 SE C == '47'w Q. ad' S69'Z9'25 "E 0 5 89'46 03" E 6]f 36 LB 545'26 "13 - e 42. 37' • 020 I :43 ]0.00 O )G DO' 0 7D.oa' JC. 00" O JO. OC' • 0 JC OO O JO 00 O 70 .60 O 55 93' L9 NaA . 33'4, - W A2 48' 1 L10 545 '2fi'13 "W 42. 37' w L11 N89'29 - w_ 25.6]' m 72 :12 569'29'32 "E 19.83' m )0:) SF n 026 ) SF N LOT 3 u LOT LO1 5 LOi 6 LOi J LOi a L0. 9 LOr 10 " L13 534'23•50 - 0 26.45 )061 SF >0]6 SE _ )101 SF 7t 2fi SF ' 71,1 5 - ]106 SF 757] sF _3S 5" 5 o L14 532'23'50 26.35' - _ _ _ 015 500 58 "E 24. 99' z z z i c z _ - z LIE N00 '21' 21.12' CASES z 70. D0' • ]0. • >O. Ce ° z • L17 N45 25'48 56.46 Nu0ENT� 30.29' • )0.0 • Ltd 545'25'48 "w 52.05' FDUNC 0- 00' • 53.79 �0 2 L19 509'29'32 "E 5a i0 S 99'26'29" E ]C' R u EASE WEN; ITVP;CALI • .C:-.H- �2 \ ` L1 _ 09 2, E 28.58 134,]' oo 04 - 230.00 1 - 6 - - WHATCOM AVENUE L20 5 E50 .13 ' v t - - -__e 05 t ? " • 0\ " . 2" AL UW CAa ry 00 10 OC' Q 60.00 C ^„� , J7D'6 . 51E . Iry N04 C45F 2 " AWN CAP 60.00 0 - 60 00' m Oi 25 2 / ,31622 2C R 6C CAP 1 \l\ 9 925 Z ry 7929 SF 1 \/ - /� • \/s I 25' LO' 29 _ pl 36 89'29'2 - 3'c n 3 89'3)'22 _t 2697 23 m I 7929 sF of 7 F. r.- 25 ° 7929 5 p 5= 25' Q� 5 d5 46' 1 O 5749 i :3498.61 ° o R I - a m° • h mo 9 h � m I _ ,. O 5 '2d 29 "E 62.9 29 "E 505'2829'4 m m ,1 LOT 12 SO 00' Q O 0 1 O • 509'26'29 "E S '2B'29'E • ° Jd < SF m 90 00 90 00' 90 90' Q 589 '4fi'03 E SB9 '4fi'03'E ,, 90 00' - ml m s Nls I aim s I °1 e s� e s� la 1 8: LoT 3e Q es.O5 ° . I 2' v SB9 '2d'Z9 "E I • Z ,, O r Q Q 89'282 - E 9'Sa 1336 6e - O 0 JB06 sr y 2 Q l N 90 00 9 0 00' t m 1 I 2 m m °o 9100 IF - O49 JO1 m I LOi T a 0 5'2' 532' 0 • r-41 3 z ° I Ic `"IN 6L1Di O 3 sF I° N ., ml 109 sF 39 e: s= 492 5 s<.fi4' ,0 ,L, . �I" m m m N m ° SBg8::::::: '4 -�z z O O i O S2%.°26,.°29 "E O 535'26•2 " z 509 ' 20'29'4 S29'29'2R "E LO' 2 9PA55 CAR ni e 4LUN CAR 90.00' O 90 0 0 O 90 00 • N' 7 6E SF IL CR 'e -1654 LCR 'e -4975 z • _ 1226.10 1325.10' � j/ _ 1 m 1° • o � z • Wag' S"E 2550 21 T 0" 25 . 2 3 33 LO" SF 101 )9 SF g OI e^ LO' 4 A , 5 09'25 3 2'4 m 25 25' 7 L01 52E SF 5 25 J 24 SF - 7922 SE Q i O SE1 /4, SEC 33, T 13 N. R 18 EWM / \ m I n zs zs 4 ,1 649 z3 • CASED _ _ _ _ /� 9\ \ m /� < • / ' 2 m /', • O 1 aCNUNErvr� 0 Q 6c OC' 60.00' Q 60.00 \ EOUS 60.Dp' \ • 0 fiG 00" I 09078 S 9r� 6-z -08 \ 131.95" N :00.05' • C °/ 230.00' _ :d <, B9 S29 '279 32 "E - WHITM AVENUE 649.3 ut� / • c b /' [\��O H• ✓yl� • S e9'ES 32'4 • t o • ba • 5 00 • 5 OD • DO • • OD • m • c • 0� 5` �4 p2 D L • S47 •srofi'w 20.21' 16 36' 582 '4 J X01'24 LOT 23 - LOT 22 LOT 2t LC PO' LOT 19 LOT 1B '_ 0; :J ka 7072 E. 460 SF 7415 s - 7378 SF 7336 sF 7295 5 7254 s4 - 740, -F LO. tE S 1 LAN ' SOU, LINE 0= Z ° r a -H !� n ry I !' L P. °c 249 949 z • R ,` OO - >5.00' 75 00' _ ]5.0G O 75.00 0 75. CO 0 ^ 5.00 ' O N . ° [re''ES 4t¢er 24. 20D3 A ,1 c SEC �a �^ u, u 3 s ,n m \ 1109.07•I a ° N • - -. ,,,., - ... L -I 09_07 4-.06 _' Web EWe 9fi.36 �/r CURVE TABLE 399.29' - • • • 0 99' 4 2 0 656.42 7 -"-'22'---109-9. ' 4 5_N_' v4 LINE 4 RAO LENGTH CH BEARING L CHORD T c °. - - 1/ JUN 4 00 6 `<J 16.32 • sn Oa. Sn 1] ' r Eoo � " ! /c. sE :/<. ° I vi C u05 40e017 C z 13'23'24' 70. s AUDITOR'S CERTIFICATE '3 16'36'06' 70 DO' .21' /�/�� 20 26' 526 - E 2 n. m W/ r C4 29'20'05' 70 co' 34,62 5!3' 34.27' ° DON WILTON SURVEYING PCA �AK I/ 1 C2 31'30'52' )0.00 32.50' 560'19'30 - E 38.02' EC 33 A INDEX C5 36'38'07' 70.00 ,7 20' 519'4t'01'W 45.31 k S - -. CR R_CO - TwIS • R __ , 2C .'4. V D/V B' N. 4:t0'rc� 5 ] _ : FFN AA LE 16 )0.00' 20 2 C7 34'54 )0•00" 42 64' 3'03'19'0 a; -99 v is :/c CO RE • A LN'- - - -- " -- PO gat 2275 A61 C<. 8:95 C6 89 'SC "c]'" 45.00' 70 56 7 4'33'16 "W fi ?. 55 \_�$EE 33, 0 13 N. 50 -A • C9, 90'08'30' 45.90" 70.60' 1,15 63.72' 5 -E 6 L CP 2 -1454 ,aelmA COUNT 477133P 2 OEPL:r GATE 5 /30/08 SHEET 1 OF 2 z o 1 - -- • m °° X • • PLAT OF WELLINGTON ESTATES PHASE 4 PAP, OF THE 401/4. 551/4. AND PART OF THE NE1/4 SW1 /4 ALL IN SEC 33, T 13 N. 1B ENM • • LEGAL DESCRIPTION I LOT STREET ADDRESS IRRIGATION DISTRICT CERTIFICATE fi f ooccosoron ;STATES PHASE FE CORDED MAY 15. 0], UNDER LOT 1 5603 W. HAICOM AvE. THE PROPERTY DESCRIBED HEREON 15 WHOLL' OR IN PART _OCATEC WITHIN THE TRACT BOUNDARIES 0= THE AUDITOR'S FILE 5062EP 562070 RECOR05 OF 02x120 COUNTY, WASHINGTON LOT 2 5601 4, 600?00M AVE. AHTANUM IRRIGATION DISTRICT, I HEREBY CERTIFY THAT THE IRRIGATION EASEMENTS ANO RIGHTS OP TAX PARCEL 101333 -A2421 LOT 3 5505 W. HATCOM AVE. SHOWN ON THIS SHORT PLAT, OR CURRENTLY EXISTING IRRIGATION 'c SEnENTS OR RIGHTS OF MAY R_ _ ADEQUATE TO SERVE ALL LOTS LOCATED WITHIN THIS SHORT PLAT WHICH ARE OTHERWISE ENTITLED •D 107 4 5503 N. 4021004 A E. IRRIGATION WATER UNDER THE OPERATING. RULES AND REGULATIONS 0 THE DISTRICT. • LOT 5 5501 W. WHATCOM AVE. I ALSO CERTIFY THAT THE IRRIGATION EASEMENTS 000 RIGHTS 0• WAY SHOWN ON THIS SHORT PLAT, OR CURRENTLY EXISTING IRRIGATION EASEMENTS OR RIGHTS OF WAY, ARE ADEDUATE TO LOT 6 5407 H. HHATCOM AvE. TRANSMIT IRRIGATION WATER THROUGH THIS SHORT PLAT i0 OTHER ADJACENT LAND ENTITLED TO DEDICATION ANO WAIVER OF CLAIMS LOT 7 5005 H. wHATCOM AvE. IRRIGATION HATER UNDER THE OPERATING RULES. AND REGULATIONS OF THE DISTRICT G I ER CERTIFY 1: KNOW ALL HEN BY THESE PRESENTS THAT COiTONWOOO PARTNERS LLC, LOT B 5403 N. 0007502 AVE. . WASHINGTON LIM1TE0 LIABILITY C0MP2NY, I5 THE PARTY HAVING LOT 9 5401 M 7ATCOM AVE. THIS PLAT ST66 CONS 00 COMPLETED IRRIGATION 0150016010N FACILITIES IN ACC ORp2NC N[iH OwNERSHIP INTEREST IN THE LAND HEREON DESCRIBEO: HAVE 1TN W IRIS pISTPTCS STAN OR • THEIR F R EE CONSENT ANp 15 0100000500c WITH 1041? DESIRES CAU5E0 LOT f0 2005 5. 5412 AVE. PROVISIONS ACCEPTABLE TO THIS DISTRICT HAVE BEEN MADE FOR COMPLETED IRRIGATION N6MEE TO BE SURVEYED NO TED AS SHOWN HEREON; DO HEREBY LOY 11 2011 5. 54TH AVE. • - DISTRIBUTION FACILITIES, OR THOSE 00005 050 /OP RIGHTS OF Her 90050 AS PUBLIC LOT 12 20 i3 S. 54TH AVE. ' DEDICATIONS HEREON TO THE USE OF THE 2061IC: DO HEREBY WAIVE _.THE EXISTING IRRIGATION OISTRI9UTION FACILITY I5 AOEOUATE TO MEET THIS REOUIREMEOT. ON BEHALF OF THEMSELVES AND THEIR SUCCESSORS IN INTEREST ALL LOT 13 2015 5. 54TH AVE. • • CLAIMS FOR DAMAGES AGAINST LHIE C I T Y 0 0 0 2 0 I 3 0 0 5 0 0 5 7 O . .LOTS 020 NOT CL05 5IFIE❑ AS "IRRIGABLE LAND' BY TN }5 01 STR ICI 0 00 ARE 01N GOVERNMENT,. UTHORITY WHICH NAY BE OCCASIONED TO THE ADJACENT LOT 14 2017 0 54TH AVE. - /0 TO 1RRIG HA UNDER TH CPERAIING RULES 000 PEGULA O0 26 11/ 75 0157CT. LANE BY THE ESTABLISHEO CONSTRUCTION. DRAINAGE, AND HAINTENA5CE LOT 15 2101 5. 54TH AVE. OF SAID DEDICATED ROADS AND /Op RIGHTS OF WAY, AND 00 HEREBY 000002TE THE EASEMENTS AS SHOWN HEREON FOR THE USES INDICATED LOT 16 2103 5. 541000E. • LOT 17 5400 X. WHITMAN ST. S TOR OE SIGNEEI OeIE LOT 10 5402 X. HHSTH0N ST. 4 iPR}G0i]ON D1$TP [CT • LEWIS C. MILLER. MEMBER LOUIS N. AL00660 N, 000006 • COTTONWOOD PARTNERS LLC 007 052000 PAR'NERS LLC ' LOT 13 5404 W WHITMAN ST. LOT 20 5500 2. WHITMAN 5T. LOT 21 5502 W. wHITMAN ST. . ACKNOWLEDGMENT LOT zz H. WHITMAN ST. LOT 23 5600 W. WHITMAN SI. TREASURER'S CERTIFICATE STATE OF WASHINGTON.! LOT 24 5602 02 w. MHITMAN ST � 55 A I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE By THIS COUNTY OF YeKiMA, LOT 25 OFFICE HAT ARE OUE ANO OWING ON HE PROPERTY DESCRIBED HEREIN ON DATE' OF HIS 2016 5. 56TH AVE. CERTIFICATIONS HAVE BEEN PAID. ■ I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT LOT 26 2014 5. 56TH Av LEWIS C. MILLER IS HE PERSON wn0 APPEARED BEFORE ME. . P AN0 SAID PERSON ACKNOWLEDGE THAT HE SIGNED THIS INSTRUMENT LOT 27 2012 5, 5610 AvE. DATED THIS OAY OF 20 _. AND ACKNOWLEDGED IT TO BE HIS FREE ANO VOLUNTARY AC1 FOP THE LOT 2B 2010 5. Sfi iH AVE. USES ANO URPOSES MEN IONEO IN THE INSTRUMENT BY _ 'AKImi COUNTY TREASURER'S OFFICE DATED: I LOT 29 2011 S. 56TH.AVE. • LOT 30 2013 S. 56TH AVE. . NOTARY PUBLIC - LOi 31 2015 5. 56TH AVE. LOT 32 2017 S. 56TH AvE. APPROVALS • MY PPOINT NT EMPIRES • APPROVED THIS DAY OF 20 BY THE CITY OF YAKIMA ENGINEER • LOT 33 ACKNOWLEDGMENT . 2016 S. 55TH AvE LIT' ,0F 10x100 E50157ER LOT 34 20,4 5. 55TH AvE STATE OF H05HINGTON,7 LOT 35 2012 5. 55TH AVE. • COUNTY OF YOKINA.) 55 • L01 36 2010 5. 5510 AvE. APPROVED THIS - DAY OF 20 BY THE CITY OF v00100 S060101E106 ADMIO'S100170 I CERTIFY THAT I KOOH DR HAVE SATISFACTORY 0010ENCE THAT ' LOUIS 0 ALDERMAN 15 THE PERSON WHO APPEARED BEFORE 0E. LOT 37 CITY DF YAKIMA SUBDIVISION 00MIN:STRATOR AND SATO PERSON ACKNOWLEDGED THAT HE SIGNED THIS INSTRUMENT 2011 5. 55111 AvE AND ACKNOWLEDGED IT TO BE HIS FREE AND VOLUNTARY AL1 FOP THE 0555 AND P00 0FNT10NE0 15 THE INSTRUMENT LOT 30 2013 S. 55TH AVE, e1.Pi00E0 7H1s Oey OC • 20 By THE YAKIMA CITY COUNCIL LOT 39 2015 5. 55TH AVE 007E0 LOT 40 2017 5. 551E AvE M ' MAYOR CITY OF YOK IMP NOTARY PUBLIC I LOT 41 2016 5. 541H AVE. • mr aop0l Nin1 ST EXo -S. LOT 42 2014 5. 52TH AVE. LOT 43 5. 5410 AvE. SURVEYOR'S CERTIFICATE ___ .... -...__ --- . • LOT aA 2010 5. 541 AVE. 1. DONALD H. WILTON. A PROFESSIONAL LAND SURVEYOR. vO H. A•f DO HEREBY CERTIFY THAI THE PLAT OF WELLINGTON ESTATES PO45E a e' -Ay ' ). • NO - 10 BASED UPON N ACTUAL SURVEY AN0 5U30IVISI00 0• SECTION 33, TOWNSHIP 13 NRTH, RANGE /B EAST, W.M : THAT THE DISTANCES. O O ///��� '•'. O • 1 ALL LOTS wlTHln THIS PLAT HAVE BEEN IOEC WISH Pu9CIL SEWER CONNECTIONS C aROV O ^ Y y K 4 Z C OURSES. ANp E NGLES • ARE SHOWN HEREON CORRECTLY AND THAT MONUMENTS r D LOT CORNERS He BEEN SET ON THE GROUND AS SNOwN ON THE PLAT 2. ALL LOTS WITHIN THIS PLAT HAVE BEEN PROVIDED WITH PUBLIC MATER CONNECTIONS 1, .1 3. ALL LOTS WITHIN THIS PLAT ARE SUBJECT TO COVENANTS ANT: RESTRICTIONS AS PROvIDS A Wwww m ,e P i IN DECLARATION RECORDED OCTOBER 20, 2006 ANO MA 15. 2007. UNGEP AUDITOR'S FILE • S EAL Lx40 NUMBER 7532606 AND 756247; . 3 AL5 LOTS WITHIN THIS PLAT ARE SUBJECT 1p COVENANTS, RESTRICTIONS, EASEMENTS s' C.5, 24 201 AN ETHER MATTERS IF ANY. AS RESERVED AND DELINEATED ON THE DACE OF , RECEIVED • OF WELLINGTON ESTATES PHASE 1. AUDITOR'S 'LE NUnBER 7562470 n PLAT A THE OWNERS 50005 HEREON. THEIR GRANTEES 050 ASSIGNEES IN INTEREST HEREBY ' 00035/51 AND AGREE TO RETAIN ALL SURFACE HATER GENERATED HItMIN THE PLAT 2 (1 3U ON _ TE, ANY NATURAL DRAINAGE MAYS mu ST NOT BE IMPEDED JUN L 1011 5. TH A00RE855ES SHOECi WN 0 ON CH THIS E PLAT MF HI APE ACCo TE AS OF THE DATE OP RECORDING. M2Y E SUB JAG IT. OF Y AMA CODE ADm:N :51RAT10N OIVI51°N • IS NG WE ,HE SSUAiCE� L °NDN o aE OF ADDRESSES -..E m CITY OF YAKIMA JOB 006017 DOC. PLANNI 4 NG D I V. INDEX SURYer PRFORMED Ba 0 T DecDN DTs 23« e .. 742- lc A_ 5.7.1105 037 5 DON WILTON SURVEYING ..0 eaarED outN r us:N EL❑ TRAVERSE 5 oL=ouREs SOF • 7 MONUMENTS SHOWN '50 HER N A 0 Q BOX 2275 YAx mA HA HEREan 0s EDUSn _ .. vls n6o ; Pa z°DB - y 509 450-0195 # E .� _ DATE 5/30/06 SHEET 2 OF • 0 (2 • m x 1 • p • • Mill 111111 M MN _p ® - NM - ® OM ® ® - ® MI - MI gEl -1111M1___11111111' =II MN • I M MI • MI • • • ` • = ® (♦ NM ■ • • m �- _ _ _ - WEST W,LSHITON AVENUE . -�' �. — ... — � • ¢" NG — — _ = © — = yr PRELIMINARY PLAT OF 7 i I WELLINGTON ESTATES . rove ll INE . 1 I F.41 rtFicRtPn ry .un ACM ,,,, ofe if ts ! ,c,,,,..,,,,..„,„...„, Z0 4 1 4 ... 04140. 040 eowneree we le et tan. we met. or Noe ...• •••0 a...To.' .4 TO I' N 1 wi,.a�, .. i 'WM Ir N. \ a I, .... 0.1:1 or �� . �"� ,®vim° • • � — I 4 9094 u w«r , ( _c oneu .,., I u 4..niun, m . . 4...4 .v ti r i .lco,.N. k , a . 12 :Him lestistc: ,--_-: • . „ ,.: ..t.' .1: - 4,.'' "v ■ ' I al.'1.` ES I MES I E EI S 1 ' ,9s I r1 ;IS i+; :- ° �° , 1 :'e"' - ` v I i P " I I� A v IS' .o v .�a.i■ I — - - S � ilii lin I iIOANS - • ES O i' n 1 ' m ° I ` as .,m AI I , .la v = FM yes \s, nag illE 112 I �. 'e m . .ISnn4 5C E9 u.w � , I J - # .n - yl • ou ••••••0•1 rn ..o. olr • 41 i d " :' n Imo 'tAAA:*ae . 4t0 Z0 � r. � ..3•2 x • Es j Scanned Not is Scale • • • — ;1 = • I. «u pR�Pfl PNASIN� G.A. s .c9E3 ,� wcG ♦ ' .wS.wG,On •K. - 44 .CN iu ' iS tDn MG » " ' I �� . T- I -es s eaelf .i.Ci • W �.1 � hI1L 1 illE • • ..._... ..._ y • SO�nN N4f. 9[Cnq ]. I - I PINK • � w w L 11.YG 1 4 lOm.'SNN ale I . iiPA l N I w! c.]i. I I I__I_ I __ L cncslmo9 .o. --- • • 9— - _K= w..C4_n_ a! PAC, ' vMUUlwm PUT or n[W.IC10n mans � � qr� -4> <4i1W.Opp YW .NErtS lJ • l i I ; I �.{,.�_f� • :..._. MR S- -O] ..., ] 9S9 SS ` J • 1y I w.. xnty w ( SCI53p7 7 u + u OcU4lM]K 1.F l' I au ' * X � ""a'♦ a b T n ° Y� o • • C O \V o X • • \ . • •