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Home My WebLink About05/06/2008 06 Scenic Plateau, Phase 1, Final Plat, Vicinity 7405 Englewood Ave. BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. For Meeting of: May 6, 2008 ITEM TITLE: Public Meeting and Consideration of Resolution approving the final plat of Scenic Plateau Phase I submitted by Larry and Kimberly Loveless SUBMITTED BY: William R Cook, Director of Community and Economic Development CONTACT PERSON/TELEPHONE: Vaughn McBride, Associate Planner (576 -6315) SUMMARY EXPLANATION: The final plat of Scenic Plateau, submitted by Larry and Kimberly Loveless, is a subdivision of 23 parcels of record laid out in two phases. Larry and Kimberly Loveless is seeking final approval of the development of Lots 1 thru 7 and Lots 19 thru 23 as Phase I of the development. The property is located north of and including 7405 Englewood Avenue (City No. UAZO Long Plat #1 -08). In open Council session on January 25, 2007, the Hearing Examiner's recommendation to approve the preliminary plat was accepted and preliminary plat approval was granted subject to conditions. The City Engineer's office has inspected and accepted all required improvements for Phase I of two phases. The. Planning Division has likewise reviewed Phase I of the final plat and finds it also to be in substantial conformance with the terms and conditions of the preliminary plat decision. As submitted, Phase I of this plat complies with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, Development Standards Ordinance and Traffic Concurrency Ordinance. Resolution X Ordinance_ Contract _ Other Staff Report, Hearing Examiner's recommendation, Final Plat -Phase I diagram Funding Source APPROVAL FOR SUBMITTAL: �� Z City Manager STAFF RECOMMENDATION: Adopt the Hearing Examiner's recommendation and authorize the Mayor to sign the final plat. BOARD RECOMMENDATION: The Hearing Examiner recommends approval of the preliminary subdivision subject to conditions. COUNCIL ACTION: r RESOLUTION NO. R -2008- — • A RESOLUTION approving the final plat of Phase 1 of Scenic Plateau, a 23 -lot subdivision located north of and including 7405 Englewood Avenue, City No. UAZO Final Long Plat #1 -08 and authorizing the Mayor to sign the final plat for Phases 1; Larry and Kimberly Loveless, is the applicant herein. WHEREAS, on January 25, 2007, the Hearing Examiner held a public hearing to consider the application for a 23 -lot subdivision in two phases, submitted by Larry and Kimberly Loveless and known as Scenic Plateau, located north of and including 7405 Englewood Avenue (City of Yakima UAZO Final Long Plat #1 -08); and WHEREAS, on March 2, 2007, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at its public meeting on March 6, 2007 the City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the applicant has completed or bonded for construction of all public improvements required as conditions ' of approval of the final plat for Phase 1, and the City Engineer has inspected, approved and accepted all plans and designs for required improvements for said Phase; and III WHEREAS, as this final plat comes before Council for review each member declares that he or she has had no contact with either the applicant or opponents of the final plat, Now, Therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat for Phase 1 of Scenic Plateau, consisting of two sheets dated April 22, 2008, depicting Phase 1 of a 23 -lot subdivision located north of and including 7405 Englewood Avenue is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Scenic Plateau 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 6 day of May, 2008. David Edler, Mayor ATTEST: III City Clerk Larry & Kimberly Loveless Scenic Plateau Subdivision FINAL LONG PLAT #1 -08 EXHIBIT LIST Yakima City Council Public Meeting May 6, 2008 Applicant: Larry & Kimberly Loveless File Number: Final Long Plat #1 -08 Site Address: 7405 Englewood Avenue Staff Contact: Vaughn McBride, Associate Planner Table of Contents CHAPTER A Resolution CHAPTER B Staff Report CHAPTER C Hearing Examiner Recommendation CHAPTER D Vicinity Map CHAPTER E Final Plat 411 • Larry & Kimberly Loveless Scenic Plateau Subdivision FINAL LONG PLAT #1 -08 EXHIBIT LIST CHAPTER A Resolution EXHIBIT DOCUMENT DATE A -1 Resolution 5/06/08 a RESOLUTION NO. R -2008- 0 A RESOLUTION approving the final plat of Phase 1 of Scenic Plateau, a 23 -lot subdivision located north of and including 7405 Englewood Avenue, City No. UAZO Final Long Plat #1 -08 and authorizing the Mayor to sign the final plat for Phases 1; Larry and Kimberly Loveless, is the applicant herein. WHEREAS, on January 25, 2007, the Hearing Examiner held a public hearing to • consider the application for a 23 -lot subdivision in two phases, submitted by Larry and Kimberly Loveless and known as Scenic Plateau, located north of and including 7405 Englewood Avenue (City of Yakima UAZO Final Long Plat #1 -08); and WHEREAS, on March 2, 2007, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at its public meeting on March 6, 2007 the City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the applicant has completed or bonded for construction of all public improvements required as conditions of approval of the final plat for Phases 1, and the City Engineer has inspected, approved and accepted all plans and designs for required improvements for said Phases; and 0 WHEREAS, as this final plat comes before Council for review each member declares that he or she has had no contact with either the applicant or opponents of the final plat, Now, Therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat for Phase 1 of Scenic Plateau, consisting of two sheets dated April 22, 2008, depicting Phase 1 of a 23 -lot subdivision located north of and including 7405 Englewood Avenue is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Scenic Plateau 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 6th day of May, 2008. David Edler, Mayor ATTEST: City Clerk Doc, INDEX # 4_ -1 • Larry & Kimberly Loveless Scenic Plateau Subdivision FINAL LONG PLAT #1 -08 EXHIBIT LIST CHAPTER B Staff Report EXHIBIT DOCUMENT DATE B -1 Staff Report 5/06/08 410 4110 City of Yakima, Washington Department of Community & Economic Development Office of Environmental Planning CITY COUNCIL PUBLIC MEETING May 6, 2008 Final Long Plat Consideration for Phase I of the ) Final Long Plat #1 -08 Plat of Scenic Plateau Subdivision (23 lots) ) Vaughn McBride Submitted by Larry & Kimberly Loveless ) Associate Planner Located North of 7405 Englewood Avenue ) 576 -6315 SUMMARY OF RECOMMENDATION All requirements conditional to the final approval of this plat have been satisfied. The Division of Environmental Planning recommends Council acceptance of Phase I of the final plat of Scenic Plateau. FINDINGS BACKGROUND Scenic Plateau is a new 23 -lot subdivision located situated north of and including 7405 Englewood Avenue. In open Council session on January 25, 2007, the Hearing Examiner's recommendation, granting preliminary approval of this long plat, was accepted. COMPREHENSIVE PLAN The Optimal Land Use Element of the Comprehensive Plan indicates that from one to seven dwelling units per acre characterize the Suburban Residential zoning district. Overall density for this development is approximately four dwelling units per acre. The Plan also provides goals and policies directed towards provision of adequate public utilities to new developments. A new public street will be extended into and throughout the site to provide access to each of the proposed lots. Access to the development will be provided from a newly developed roadway (Plateau Place) that will intersect with N. 74 Avenue at a point approximately 300 feet north of Englewood Avenue and extending into the site. A cul -de -sac will be available to provide adequate turn- around space for emergency vehicles and garbage pickup through each development phase. All road rights of ways will be 50 feet wide. The development of the subdivision will be in two development phases as follows: Phase I: Lots 1 thru 7, and Lots 19 thru 23 Phase II: Lots 8 thru 18 ZONING Scenic Plateau Subdivision �+ 1 Final Long. Plat #I-08 DO''. Larry & Kimberly Loveless INDEX N/0 and including 7405 Englewood Avenue A mixture of land uses and residential densities including small farms, scattered low- density residential development and clusters of higher- density residential development characterizes the SR zoning district. The minimum lot size in the district varies according to the suitability of the land for development and the provision of urban level services. SUBDIVISION ORDINANCE STANDARDS Criteria for subdivisions are included in YMC 14.25.110, which specifies the requirements for subdivision design. Scenic Plateau has been found to comply with all applicable standards and the final plat is in general conformance with the preliminary design. ENVIRONMENTAL REVIEW A Mitigated Determination of Nonsignificance was issued for this subdivision on January 5, 2007. Mitigation measures were applied to conditions of approval that addressed the following issues: Stormwater Drainage & Retention 1 . Development shall retain or infiltrate on - site the 25 - Year, 24 - Hour Storm. Roadway Design 1. Roadways will be built to City standards with the appropriate width along with curb, gutter, sidewalks, drainage and street lighting. 2. The developer dedicate 25 feet of right -of -way parallel to, and north of the south lot line of Lot 12 and the developer dedicate 25 feet of right -of -way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between 80 Avenue and the proposed cul -de -sac. 3. The addresses assigned shall bear the street name of Plateau Place. Soil Erosion Control 1. Contractor(s) doing shall file a Dust Control Plan with YRCAA. 2. Erosion control measures shall be in place prior to any clearing, grading or construction. Public Infrastructure 1. This plat shall meet Title 12 development requirements. 2. A public sewer and water system shall be provided. 3. Hydrants shall be placed between lots: #1 and #2; #4 and #5; #8 and #9. 4. Nob Hill Water Association requires an easement to connect the existing 12 -inch water main on Scenic Drive and the newly proposed 8 -inch water main on N. 74 Avenue as Englewood West Subdivision develops. Traffic Engineering & Concurrency 1. The 23 -lot subdivision requires Transportation Concurrency Review. This determination was issued following a 20 -day comment period. No significant comments were received and no appeal was filed. No additional SEPA review is required for the Final Plat. 4 110 Scenic Plateau Subdivision 2 Final Lon Plat #1 -08 DOC Larry & Kimberly Loveless N/O and including 7405 Englewood Avenue INDEX # CONDITIONS OF APPROVAL The approved preliminary plat required the applicant to complete all site improvements listed as conditions in the Hearing Examiner's Recommendation of May 2, 2005 (see attached). The conditions that shall be met before the final plat can be approved consist of the following: Domestic Water & Sanitary Sewer 1. All lots shall be provided with public domestic water and public sewer service according to YMC Title 12 standards. No individual wells or other water system will be allowed. No individual septic systems or other sewage disposal methods will be allowed. Status: The provision of domestic water and public sewer service for all lots meet YMC Title 12 standards. 2. Prior to final plat approval written verification from the City of Yakima Engineering Department shall be provided to the City of Yakima Planning Department indicating that all water and sewer extensions have been completed or financially secured. Status: All water and sewer extensions have been financially secured. 3. The developer shall provide an easement 10 feet in width along the street and over the east five (5) feet of Lot 10 and the west five (5) feet of Lot 9, or as otherwise may be required by the Nob Hill Water Association in the future, to connect the existing 12 -inch water main on Scenic Drive. and the proposed 8 -inch water main on North 74 Avenue as the Englewood West subdivision develops. Status: Achieved Utilities 1. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Approved plans show all utilities to be located underground. 2. A minimum 10- foot -wide public utility easement shall be provided adjacent to all public road rights -of -way. Status: Necessary easements are shown on the plat. 3. Easements for new and/or future City utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities is twice the depth of the planned excavation.. Status: Necessary easements are shown on the plat. 4. All public and private utilities located within public rights -of -way shall be constructed Scenic Plateau Subdivision 3 Final Long Plat ##1 -08 DOC. Larry & Kimberly Loveless INDEX N/O and including 7405 Englewood Avenue I • prior to the start of road construction. 0 Status: Approved plans show all utilities to be located underground. Yakima - Tieton Irrigation District 1. Irrigation easements shall be provided as specified by the Yakima - Tieton Irrigation District. Status: Achieved 2. The developer shall obtain approval of the Yakima - Tieton Irrigation District. Status: Approval shown on face of plat. 3. The developer shall satisfy all the requirements of Article 2 of Yakima - Tieton Irrigation District Resolution 97 -5. Status: Achieved Public Infrastructure 1. All Tots shall be provided with adequate fire flow. Status: Review of plans indicates appropriate fire flow provided. 2. Fire hydrants shall be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9. Status: Achieved 3. All frontage improvements shall be accomplished in accordance with YMC Title 12 standards. Status: Developer has provided a surety bond or other secure method of financially providing for and securing to the City the actual construction of frontage improvements required for Phase 1 development. 4. The developer shall dedicate 25 feet of right -of -way parallel to, and north of the south lot line of Lot 12 and 25 feet of right -of -way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between North 80 Avenue and the proposed cul- de -sac. If the property to the west of this plat is allowed to develop without provision for a connector to North 80 Avenue from this plat, the rights -of -way over Lots 12 and 13 of this plat dedicated for that purpose can be vacated by compliance with street vacation procedures if they will no longer be needed in the future and satisfy the applicable street vacation criteria. Status: Not included in Phase 1 development. Scenic Plateau Subdivision 4 Final Long Plat #I -08 Larry & Kimberly Loveless DOC. N/0 and including 7405 Englewood Avenue INDEX • 5. The cul -de -sac shall have a 48 -foot radius which will comply with applicable Code requirements. Status: A temporary turnaround easement has been provided which will be vacated upon extension of Plateau Place roadway during development of Phase 11. Stormwater Drainage & Retention 1. The 25 -Year, 24 -Hour Storm shall be retained or infiltrated on -site. Impervious surface area calculations include road and sidewalks, and 22.5% of the lot areas. Status: City Engineering has received and approved of stormwater drainage and retention designs. 2. Surface water plans shall be reviewed and approved by City of Yakima Surface Water Engineer. Status: City Engineering has received and approved of stormwater drainage and retentio7. designs. 3. A construction stormwater general permit is required. Status: Achieved 4. The developer shall provide a Stormwater Pollution Prevention Plan, to be approved by the Department of Ecology that details the Best Management Practices to be used. Status: Achieved 5. The developer shall implement Erosion and Sediment Control measures in accordance with Best Management Practices detailed in the Stormwater Management manual for Eastern Washington. Status: Achieved 6. Appropriately sized and designed retention ponds to handle pass- through drainage shall be shown on the plans. Status: Achieved Soil Erosion Control 1. All permits required by the Yakima Regional Clean Air Authority shall be obtained, including without limitation a Master Construction Dust Control Plan that addresses demolition, site preparation, construction and landscaping phases of the proposed development per Section 3.08 of Yakima Regional Clean Air Authority regulations. Status: Achieved Scenic Plateau Subdivision DOS+ 5 Final Lone Plat #1 -08 l Larry & Kimberly Loveless INDEX N/O and includine 7405 Enlewood Avenue # b _ I __ 2. The developer shall designate a responsible party to serve as a contact person during 0 working hours for suspected air quality violations. Status: Achieved 3. The developer shall contact the State Department of Ecology to determine what, if any, steps DOE requires to determine or clean up concentrations of pesticides on the property. Status: Achieved 4. Erosion control methods such as temporary ponding, silt fencing and similar measures must be in place prior to clearing, grading or construction. Status: Achieved Sanitary Sewer 1. The developer shall connect to sanitary sewer and pay connection fees. Status: Achieved Transportation/Traffic 1. Transportation Concurrency Review is required. III Status: Achieved 2. All interior streets shall be engineered, constructed and approved according to the standards and requirements of Title 12 of the YMC. Status: All interior streets for Please 1 development have been engineered, reviewed and approved. The City Engineer has evidenced his approval by signing the final plat for the completion of Phase 1 of the development. 3. The street in the plat may be named Plateau Place and the lots shall have the addresses assigned by the City Building Codes Division. Status: Achieved Final Plat Requirements 1. The final plat shall substantially conform to the preliminary plat, except as modified by the City Council. Status: Achieved 2. Unless required improvements have already been constructed prior to final plat approval, Scenic Plateau Subdivision 6 Final Long Plat #I -08 DOC. Larry & Kimberly Loveless • N/0 and including 7405 Englewood Avenue INDEX #______Eil_____ the developer shall provide a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements after final plat approval. Status: Developer has provided a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements. 3. All addresses specified by the City Building Codes Division shall be clearly shown on the face of the final plat. Status: Achieved . 4. The developer shall submit a set of plans prepared by a licensed Civil Engineer to the City Engineering Department for review and approval. Status: Achieved 5. Each development phase shall be recorded individually at such time as the development phases are completed. Status: Achieved • 6. Yakima - Tieton Irrigation District irrigation easements shall be shown on the face of the plat and be labeled "Public Utility and Irrigation Easement ". Status: Achieved 7. The lots shall be subject to the following notes, which shall be placed on the face of the plat: a) The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. b) The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on -site. Status: Achieved Scenic Plateau Subdivision 7 Final Lone Plat #1 -08 DOG. Larry & Kimberly Loveless MO O and including 7405 Englewood Avenue C/1 0 CONCLUSION 1. Phase I of final plat is consistent with the goals, objectives and intent of the Urban Area Comprehensive Plan and the standards of the Urban Area Zoning Ordinance. 2. Phase I of the final plat meets the standards of the City of Yakima Subdivision Ordinance. 3. Phase I of final plat is in general conformance with the preliminary plat and the relevant conditions of approval. RECOMMENDATION The City Engineer's office has inspected and accepted all required physical improvements and the City Engineer has signed the plat in affirmation of this fact. The Planning Division has reviewed Phase I the final plat and found it to be in substantial conformance with the terms and conditions of preliminary plat approval. Staff, therefore, recommends City Council acceptance of Phase I the final plat of Scenic Plateau and asks that the resolution authorizing the Mayor to sign the final plat be adopted. 0 0 Scenic Plateau Subdivision g Final Long Plat #1 -08 Larry & Kimberly Loveless DOL. N/O and including 7405 Englewood Avenue 1NDEx. __.- 6 Larry & Kimberly Loveless Scenic Plateau Subdivision FINAL LONG PLAT #1 -08 EXHIBIT LIST CHAPTER C Hearing Examiner Recommendation EXHIBIT DOCUMENT DATE `' C -1 Hearing Examiner Recommendation 3/02/07 • RECEIVED MAR 0 2 2.007 • �tla CITY OF �'AI�IMA, WASHING'I ON RAINING DI V. ' OF YAKI HEARING EXAMINER'S RECOMMENDATION March 2, 2007 In the Matter of a Preliminary Plat ) Application Submitted by: ) ) PREL LONG PLAT #2 -06 Larry & Kimberly Loveless ) EC #30 -06 ) For a 23 -Lot Subdivision Located at and ) North of 7405 Englewood Avenue to be ) Known as the "Plat of Scenic Plateau" ) Introduction. The Hearing Examiner conducted a public hearing on January 25, 2007. el A staff report that was presented by Community Development Specialist Vaughn McBride recommended approval of the preliminary plat with conditions. Applicant Larry Loveless testified in favor of the proposal, requested the ability to vacate the right -of -way for eventual access to North 80 Avenue if it is not needed in the future, requested additional time to determine the required width of the Nob Hill Water Association water main easement and requested additional time to determine if the street in the plat could be named "Plateau Place" rather than the names recommended m the staff report before a recommendation is issued. The Examiner received the last of the information necessary for a recommendation on February 21, 2007 and has issued this recommendation within ten business days of that date. The following information submitted to the Examiner after the hearing relative to this preliminary plat application shall be included as additional exhibits in the record of this proceeding: the letter and fax transmission of Chad Redick, Engineering Technician for the Nob Hill Water Association, to Vaughn • Larry and Kimberly Loveless 1 - - At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2 -06; EC #30 -06. INDEX # C _l McBride dated January 31, 2007 regarding the water main easement; the fax transmission 0 of Vaughn McBride dated January 31, 2007 forwarding same to the Examiner; the letter of Larry M. Loveless to Vaughn McBride dated February 8, 2007 regarding the water main easement and street name; the fax transmission of Vaughn McBride dated February 9, 2007 forwarding same to the Examiner; the six -page fax transmission from Carolyn Belles, Code Inspection Office Supervisor, to the Examiner regarding the street name determination dated February 21, 2007; and the SEPA Mitigated Determination of Nonsignificance originally dated January 5, 2007 and finally dated March 2, 2007. No testimony or comments were submitted in opposition to the proposed preliminary plat either during or before the public hearing. Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat subject to conditions. Basis for Decision. Based on a view of the site with no one else present on January 24, 0 2007; the staff report, exhibits, testimony and other evidence presented at the open record public hearing on January 25, 2007; the information provided to the Examiner regarding easement and street name details on February 9 and February 21, 2007; the fmal SEPA MDNS dated March 2, 2007; and a consideration of the applicable subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following: FINDINGS Applicants. The applicants are Larry and Kimberly Loveless, 1011 Prospect Way, Yakima, Washington 98908. Larry and Kimberly Loveless 2 411 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2 -06; EC #30 -06 INDEX # 0 —i ill Location. The proposed preliminary plat is located at and north of 7405 Englewood Avenue. The parcel numbers are 181317 -34426 and 181317- 34412. Application. This preliminary plat would create 23 single - family residential lots on approximately 10.6 acres (parcel numbers 181317 -34426 and 181327 - 34412). The developer expects to develop the plat in two phases — Lots 1 through 7 and Lots 19 through 23 in the first phase and Lots 8 through 18 in the second phase. Lot sizes will range from 14,000 square feet to 23,000 square feet in size. Lot 23 is 30,497 square feet to the south of the other lots that will be utilized to provide for the establishment of an access roadway and a portion of one of the newly proposed lots. A new public street will be extended into and throughout the site to provide access to each of the proposed lots. Access to the development will be provided from that newly developed street named "Plateau Place" which will intersect with North 74 Avenue at a point approximately 300 feet north of Englewood Avenue and will extend into the site. A cul -de -sac will be available to provide adequate turn- around space for emergency vehicles and garbage pickup through each development phase. The right -of -way for the street will be 50 feet wide. The water, sewer and other utilities will be connected to lines serving the Englewood West subdivision situated to the east of this proposed plat. Domestic water service will be provided by the Nob Hill Water Association. Sewer service will be provided by the City of Yakima. The project area consists of hilly terrain with the steepest slope estimated at about 25 percent at the northwest corner of the proposed development area. Soil composition is rocky in the southwest thud of the development site and 'the balance of the project area consists of clay, sandy and caliche soil types. Regulatory erosion control measures will be implemented during development and construction activities. Larry and Kimberly Loveless ® 3 At & north of 7405 Englewood Ave. - 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2 -06; EC #30 - INDEX # c — I No surface water withdrawals or diversions will be required. Water runoff will be 0 primarily from rainfall and snowmelt. Approximately 12% of the site will be covered with impervious surfaces after project construction. Drainage will be handled on -site through the use of drywells and swales. All runoff will be collected and managed on -site. The former apple orchard where this proposed preliminary plat is located is currently undeveloped. There is an existing single - family residence on Lot 23. Predominant adjacent uses include an orchard on the north, an open field on the west, residences on the south and a proposed residential development known as the Plat of Englewood West on the east. This site was annexed to the City of Yakima effective December 10, 2006. Notices. The staff report indicated that notices were provided in accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal Code (YMC). They include the following: Publication of Notice of Application, SEPA Review & Hearing: December 8, 2006 411 Mailing of Notice of Application, SEPA Review & Hearing: December 8, 2006 Posting of Land Use Action Sign on the Property December 8, 2006 Environmental Review. The SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) on January 5, 2007 pursuant to WAC 197- 11 -355. No public comments were received during the 20 -day comment period. That original MDNS was not mailed so as to commence an appeal period. After the street names were allowed to be changed to "Plateau Place" at the request of the applicant subsequent to the public hearing, an MDNS containing that change was issued on March 2, 2007 and notice of an appeal period expiring on March 19, 2007 was given. It is anticipated that the MDNS appeal period will expire without an appeal being filed before Larry and Kimberly Loveless 4 110 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2 -06; EC #30 -06 INDEX the City Council conducts its closed record public hearing regarding this recommendation. Transportation Concurrencv. Since the proposed development will exceed 10 PM peak hour trips, review will be required under the City's Transportation Capacity Management Ordinance in Chapter 12.08 of the Yakima Municipal Code. Development Services Team. The Development Services Team met on November 8, 2006 which led in part to the recommended conditions of approval of this proposed preliminary plat. Zoning and Land Use of Site. The current zoning of the property within the proposed preliminary plat is Suburban Residential (SR) on parcel number 181317 -34426 and Single - Family Residential (R -1) on parcel number 181317 -34412 which currently contains a single - family residence. Jurisdiction. Section 14.20.100 of the City's subdivision ordinance provides that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in that section and in RCW 58.17. Preliminary Plat Review Criteria. Section 14.20.100 of the YMC provides that the Hearing Examiner shall review a proposed subdivision during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: 1) Subsection 14.20.100(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: Subsection 15.03.030(1) of the Urban Area Zoning Ordinance (UAZO) indicates that the intent of the Suburban Residential (SR) zoning district is to provide a variety of residential lifestyles with densities up to seven units per II/ Larry and Kimberly Loveless 5 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2 -06; EC #30 - INDEX # C — net residential acre where public water and public sewer are used. Subsection 0 15.03.030(2) of the UAZO indicates that the intent of the Single - Family Residential (R -1) zoning district is to establish and preserve residential neighborhoods for detached single - family dwellings and to locate moderate - density residential development up to seven dwelling units per net residential acre m areas served by public water and public sewer. The proposed preliminary plat would be consistent with the intent of both zones and would be required to comply with the other provisions of the City's zoning ordinance. 2) Subsection 14.20.100(2) -- Consistency with the provisions of the Comprehensive Plan: The City's Future Land Use Map and Comprehensive Plan designate the property within the proposed plat as suitable for Low Density Residential development. This proposed plat is consistent with that designation and is also consistent with other provisions of the comprehensive plan that encourage infilling, recognize the need for public water and sewer, encourage disposal of surface drainage on -site and encourage development consistent with the general land use pattern in the area. 3) Subsection 14.20.100(3) -- Consistency with the provisions of this title, Ill Title 14 entitled "Subdivision Ordinance ": As proposed and with the recommended conditions, this proposed preliminary plat would meet all the design requirements m Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development standards. This review and the recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance as well as other applicable City ordinances. 4. Subsection 14.20.100(4)(a) — Appropriate provisions for public health, safety and general welfare: The construction of new residential units which will complement adjacent uses will promote the public health, safety and general welfare insofar as there is a need in this community for single - family residences and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, all mitigation measures in the SEPA MDNS and all conditions of Larry and Kimberly Loveless 6 el At & north of 7405 Englewood Ave: DOC. 23 -Lot Plat of "Scenic Plateau" INDEX PRE LONG PLAT #2 -06; EC #30 -06 approval specified by the City Council. Besides conditions noted in the SEPA MDNS, the Development Services Team (DST) comments for the meeting held on November 8, 2006 and the public agency comments were as follows: A. Building Codes: The developer's proposed name for the new road to serve this development is "Plateau Place." Originally it was determined that the street names /addresses should be consistent with the existing street names of North 75 Avenue, North 76 Avenue and Madera Way to facilitate emergency services. However, Mr. Loveless asserted that the street in the plat is not a continuation of those existing streets or in alignment with them within the meaning of Subsection 8.70.030(D) of the YMC and was able to obtain an administrative determination after the hearing approving the name Plateau Place for the street within the plat. It is therefore now recommended that the addresses within the plat refer to Plateau Place as specified in the fax transmission of Carolyn Belles to the Examiner in the record that is dated February 21, 2007. B. Traffic Engineering: The proposed road is well over 1,000 feet in length. Since the Yakima Subdivision Ordinance (YMC 14.25.050, Block Design) states that blocks shall not be more than 1,000 feet in length, it was recommended by Traffic Engineering that a loop road be created through the development, rather than the cul -de -sac ending. The road could connect back to the entrance road 411 between Lots 16 and 21 (on the north) and Lots 15 and 22 (on the south). The 23- lot subdivision will require Transportation Concurrency because it is expected to generate more than 10 PM Peak Hour vehicle trips. C. Engineering: This plat will meet Title 12 development requirements. A public sewer and water system will be provided. The developer has proposed to provide access to this development with a 1,200- foot -long cul -de -sac. Title 12 Standards state that the maximum length a cul -de -sac can be is 600 feet, and Title 14 Standards state the maximum length a block can be is 1,000 feet. A typical solution to shorten the length of this cul -de -sac would be to require a looped road. However, the existing topography of the property is quite steep, and if an east - west looped road were constructed, it would have a grade of approximately 17 %. The steepness of the slope is more of a consideration for the Fire Department (for emergency access) than the cul -de -sac length. The City Engineering Division therefore recommends that the construction of a cul -de -sac be allowed as proposed with the requirement that the developer dedicate 25 feet of right -of -way parallel to, and north of the south lot line of Lot 12 and that the developer dedicate 25 feet of right -of -way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between North 80 Avenue and the proposed cul -de -sac. At the hearing Mr. Loveless requested the ability to vacate that right -of -way if the property to the west is allowed to develop in a way that does not allow access to S Larry and Kimberly Loveless 7 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC. PRE LONG PLAT #2 -06; EC #30 -06 INDEX North 80 Avenue from this plat. It is recommended that the right -of -way ID vacation process could be utilized for that purpose in the future if the right -of -way is no longer needed and the criteria for vacation are satisfied at that time. Roadways will be built to City standards with the appropriate width along with curb, gutter, sidewalks, drainage and street lighting. D. Wastewater (City of Yakima): The developer must connect to sanitary sewer and pay connection fees. E. Stormwater: The development must retain or infiltrate on -site the 25- year, 24 -hour storm. Impervious surface area calculations include road and sidewalks, and 22.5% of the lot areas. F. Fire Department: In order to stay within the 350 -foot hydrant distance ordinance, it is recommended that hydrants be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9. The Fire Department would prefer a cul -de -sac rather than a steep looped road that would have about a 17% grade. The 48 -foot radius for the cul -de -sac will meet Code requirements. G. Yakima County Planning: When the County processed the original application under PRJ2006- 01046, it required the applicant improve the existing unimproved County right -of -way to an urban access standard for access to the plat. This right -of -way is now m the City of Yakima. The City of Yakima should consider the application of appropriate urban road standards. H. Domestic Water (Nob Hill Water): Nob Hill Water Association is 0 available to serve the Plat of Scenic Plateau. It currently has a 12 -inch water main on Scenic Drive and will be installing an 8 -inch water main on North 74 Avenue as the Englewood West Subdivision develops. The Association will require an easement to connect these two lines through the development. I. Yakima - Tieton Irrigation District: Since this property has Yakima - Tieton Irrigation District water shares, the district's "Irrigation Approval" will need to be shown on the face of the plat and compliance with district Resolution 87 -5 will be required. The right -of -way for the old canal in the northerly portion of tax parcel 181317 -34412 and the southeasterly portion of tax parcel number 181317 -34426 is abandoned by means of a Declaration of Abandonment that was effective on January 8, 1988. J. Yakima Regional Clean Air Authority: Vegetation that is not needed or wanted for the proposed subdivision may not be disposed of by burning on this site or another site. Contractor(s) doing construction, grading or landscaping work will be required to file a Dust Control Plan with YRCAA. K. Depai tment of Ecology: Relative to toxic materials clean up based on the historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. Ecology recommends that the soils be sampled and analyzed for lead and arsenic and for organochlorine pesticides. If these contaminants are found at concentrations above the MTCA clean up levels, Larry and Kimberly Loveless 8 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC PRE LONG PLAT #2 -06; EC #30 -06 INDEX # C -I Ecology recommends that potential buyers be notified of their occurrence. Relative to water resources, a water right permit is required for all surface water diversions and for any water from a well that will exceed 5,000 gallons per day. (Chapter 90.03 RCW Surface Water Code and Chapter 90.44 RCW Regulation of Public Ground Waters). The submitted checklist does not contain sufficient information to evaluate water availability or the adequacy of water rights. Relative to water quality, a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is needed for all construction sites. Erosion control measures must be in place prior to any clearing, grading or construction. An NPDES Construction Stormwater General Permit may be required if there is a potential for stormwater discharges from a construction site larger than one acre. Obtaining a permit is at least a 38 -day process. 5) Subsection 14.20.100(4)(b) — Appropriate provisions for open spaces: The proposed lots are larger than minimum sizes that could be approved for various types of dwelling units in the SR and R -1 zoning districts. Lot coverage of 45% or less in the SR and R -1 zoning districts will provide adequate light and air for future residents in accordance with the standards in the zoning ordinance without additional open spaces. S 6) Subsection 14.20.100(4)(c) — Appropriate provisions for drainage ways: The SEPA MDNS requires, among other mitigation measures, that all surface water generated from the proposed project be retained or infiltrated on -site for the full 25 -Year, 24 -Hour Storm. The developer will be required to use Best Management Practices (BMPs) as detailed in the Stormwater Management Manual for Eastern Washington to provide erosion and sediment control. 7) Subsection 14.20.100(4)(d) — Appropriate provisions for streets or roads, alleys and other public ways: The proposed street may be named Plateau Place and may be a cul -de -sac rather than a looped street because of the steep slope that a looped street would traverse which would be difficult for fire trucks to negotiate. The 48 -foot radius of the cul -de -sac would comply with Code requirements. The street would be built to City standards with the appropriate width, curb, gutter, sidewalks, drainage and street lighting. The owner must dedicate 25 feet of right -of -way parallel to, and north of the south lot line of Lot 12 and 25 feet of right -of -way parallel to, and south of the north line • Larry and Kimberly Loveless 9 At & north of 7405 Englewood Ave. 23 -Lot Plat of `Scenic Plateau" DO PRE LONG PLAT #2 -06; EC #30 -06 1 NDEX of Lot 13 for a potential east -west connector between North 80 Avenue and the 0 proposed cul -de -sac. That right -of -way may be vacated through the appropriate procedure if the property to the west is allowed to develop in the future without provision for a connector to the cul -de -sac in this plat. The proposed development will be required to be reviewed under the City's Transportation Concurrency Ordinance in Chapter 12.08 of the YMC because it is expected to generate more than 10 PM peak hour trips. 8) Subsection 14.20.100(4)(e) — Appropriate provisions for transit stops: Although no specific evidence was submitted regarding this consideration, the City would provide such transit stops as it deems necessary to serve the future residents of the proposed preliminary plat. 9) Subsection 14.20.100(4)(f) — Appropriate provisions for potable water supplies, irrigation and other water suppliers: All lots would be served with public domestic water in accordance with City of Yakima Title 12 standards. They would also be served with irrigation water from the Yakima - Tieton Irrigation District. No individual 0 wells or other water system will be allowed. 10) Subsection 14.20.100(4)(g) — Appropriate provisions for sanitary waste disposal: There would be adequate provisions for sanitary waste disposal for the proposed preliminary plat in the form of public sewer service provided in accordance with the City of Yakima's Title 12 standards. No septic systems or other method of sewage disposal will be allowed. 11) Subsection 14.20.100(4)(h) — Appropriate provisions for parks and recreation: Provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number and location of the proposed lots. 12) Subsection 14.20.100(4)(i) — Appropriate provisions for playgrounds: Adequate provisions for playgrounds exist at the schools which children within the 0 Larry and Kimberly Loveless 10 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOG. PRE LONG PLAT #2 -06; EC #30 -06 INDEX # 1-1 proposed preliminary plat would be attending, particularly in view of the size of the lots which would also allow for playground areas as needed or desired on the lots themselves. 13) Subsection 14.20.100(4)(j) — Appropriate provisions for schools and school grounds. No comments were received from the School District to suggest the need for an additional school at this location. 14) Subsection 14.20.100(4)(k) — Appropriate provisions for sidewalks: Since the proposed plat would have sidewalks on both sides of the street m accordance with City standards, the proposed plat would make appropriate and adequate provisions for sidewalks. 15) Subsection 14.20.100(4)(1) — Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from school: There was no evidence presented at the hearing of a need for features other than sidewalks on both sides of the street to provide safe walking conditions for students who walk to and from school. 16) Subsection 14.20.100(5) — Public use and interest: The evidence indicated that this proposed plat would be consistent with neighboring land uses and would help serve the residential needs of this area. Based on the standards discussed above, it is apparent that the public use and interest would in fact be served by the proposed preliminary plat. With recommended conditions, it would comply with the City's zoning ordinance, comprehensive plan and subdivision ordinance. It would also make appropriate and adequate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary. 4111 Larry and Kimberly Loveless 11 • At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC- PRE LONG PLAT #2 -06; EC #30 -06 1NDE% # (' - 1 Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal Code. The following analysis involves the application's consistency with applicable development regulations, or in the absence of applicable regulations, the adopted comprehensive plan as mandated by the State Growth Management Act and the Yakima Municipal Code. During project review, neither the City nor any subsequent reviewing body may re- examine alternatives to, or hear appeals on, the items identified in these conclusions except for issues of code interpretation. a) The type of land use contemplated by the proposal (a residential development) is permitted on this site so long as it complies with the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. b) The level of development (lot size, contemplated density) would not exceed the allowable limit in the Suburban Residential (SR) or Single- Family Residential (R -1) zoning district. c) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that would be provided at the applicant's expense would insure that adequate infrastructure and public facilities are available for the proposed preliminary plat. d) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, access, potable water, sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat would be consistent with the development standards of applicable City ordinances. CONCLUSIONS 1. The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat pursuant to Section 14.20.100 of the subdivision ordinance 2. A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this project which contains required mitigation measures. Larry and Kimberly Loveless 12 411 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC PRE LONG PLAT #2 -06; EC #30 -06 !NOD # 6 _ 4110 3. The proposed preliminary plat of Scenic Plateau, with the conditions detailed below, is in compliance with the City's comprehensive plan, zoning ordinance and subdivision ordinance; makes appropriate and adequate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; and, according to the weight of the evidence presented at the hearing, does not require that specific provisions be made for the other requisite plat considerations such as additional schools, additional schoolgrounds or additional planning features that assure safe walking conditions for students who only walk to and from school. 4. The proposed preliminary plat is in compliance with the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed 23 -lot preliminary plat of the Plat of Scenic Plateau be APPROVED m accordance with the details described m the application and in the related documents which are. assigned file numbers PRE PLAT #2 -06 and EC #30 -06, subject to compliance with the requirements of the Urban Area Zoning Ordinance, Subdivision Ordinance, Development Standards Ordinance, Traffic Concurrency Ordinance and final SEPA MDNS and subject to compliance with the following conditions: Domestic Water & Sanitary Sewer 1. All lots shall be provided with public domestic water and public sewer service according to YMC Title 12 standards. No individual wells or other water system will be allowed. No individual septic systems or other sewage disposal methods will be allowed. Larry and Kimberly Loveless 13 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOC PRE . LONG PLAT #2 -06; EC #30 - INDEX 2. Prior to final plat approval written verification from the City of Yakima Engineering Department must be provided to the City of Yakima Planning Department indicating that all water and sewer extensions have been completed or financially secured. 3. The developer must provide an easement 10 feet in width along the street and over the east five feet of Lot 10 and the west five feet of Lot 9, or as otherwise may be required by the Nob Hill Water Association in the future, to connect the existing 12 -inch water main on Scenic Drive and the proposed 8 -inch water main on North 74 Avenue as the Englewood West subdivision develops. Utilities 1. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 2. A minimum 10- foot -wide public utility easement shall be provided adjacent to all public road rights -of -way. 3. Easements for new and/or future City utilities must be a minimum of 16 feet in width, provided that the width of easements for buried utilities is twice the depth of the planned excavation. 4. All public and private utilities located within public road rights -of -way must be constructed prior to the start of road construction. Yakima - Teton Irrigation District 1. Irrigation easements, if required, shall be provided as specified by the Yakima - Tieton Irrigation District. 2. The developer must obtain approval of the Yakima - Tieton Irrigation District. 3. The developer must satisfy the requirements of Article 2 of Yakima - Tieton Irrigation District Resolution 97 -5. Public Infrastructure 1. All lots must be provided with adequate fire flow. 2. Fire hydrants shall be placed between Lots 1 and 2, Lots 4 and 5, and Lots 8 and 9. 3. All frontage improvements must be accomplished in accordance with YMC Title 12 Standards. 4. The developer must dedicate 25 feet of right -of -way parallel to, and north of the south lot line of Lot 12 and 25 feet of right -of -way parallel to, and south of the north lot line of Lot 13 for a potential east -west connector between North 80 Avenue and the proposed cul -de -sac. If the property to the west of this plat is allowed to develop without provision for a connector to North 80 Avenue from this plat, the rights -of -way over Lots 12 and 13 of this plat dedicated for that purpose can be vacated by compliance with street vacation procedures if they will no longer be needed in the future and satisfy the applicable street vacation criteria. Larry and Kimberly Loveless 14 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DO C• PRE LONG PLAT #2 -06; EC #30-06 iNDFY 4 C -1 5. The cul -de -sac will have a 48 -foot radius which will comply with applicable Code requirements. Stormwater Drainage & Retention 1. The 25 -Year, 24 -Hour Storm must be retained or infiltrated on -site. Impervious surface area calculations include road and sidewalks, and 22.5% of the lot areas. 2. Surface water plans must be reviewed and approved by City of Yakima Surface Water Engineer. 3. A construction stormwater general permit is required 4. The developer must provide a Stormwater Pollution Prevention Plan, to be approved by Department of Ecology, that details the Best Management Practices to be used. 5. The developer must implement Erosion and Sediment control measures in accordance with Best Management Practices detailed in the Stormwater Management Manual for Eastern Washington. 6. Appropriately sized and designed retention ponds to handle pass - through drainage must be shown on the plans. Soil Erosion Control 1. All permits required by the Yakima Regional Clean Air Authority must be 411 obtained, including without limitation a Master Construction Dust Control Plan that addresses demolition, site preparation, construction and landscaping phases of the proposed development per Section 3.08 of Yakima Regional Clean Air Authority regulations. 2. The developer must designate a responsible party to serve as a contact person during working hours for suspected air quality violations. 3. The developer must contact the State Department of Ecology to determine what, if any, steps DOE requires to determine or clean up concentrations of pesticides on the property. 4. Erosion control methods such as temporary ponding, silt fencing and similar measures must be in place prior to clearing, grading or construction. Sanitary Sewer 1. The developer must connect to sanitary sewer and pay connection fees. Transportation/Traffic 1. Transportation Concurrency Review is required. 2. All interior streets shall be engineered, constructed and approved according to the standards and requirements of Title 12 of the YMC. 3. The street in the plat may be named Plateau Place and the lots shall have the addresses assigned by the City Building Codes Division. 411 Larry and Kimberly Loveless 15 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" HOC. PRE LONG PLAT #2 - 06; EC #30 -06 INDEX G - I Requirements t Re Final a q 1. The final plat shall substantially conform to the preliminary plat, except as modified by the City Council. 2. Unless required improvements have already been constructed prior to final plat approval, the developer must provide a surety bond or other secure method of financially providing for and securing to the City the actual construction of required improvements after final plat approval. 3. All addresses specified by the City Building Codes Division must be clearly shown on the face of the final plat. 4. The developer must submit a set of plans prepared by a licensed Civil Engineer to the City Engineering Department for review and approval. 5. Each development phase shall be recorded individually at such time as the development phases are completed. 6. Yakima - Tieton Irrigation District irrigation easements must be shown on the face of the plat and be labeled "Public Utility and Irrigation Easement." 7. The lots shall be subject to the following notes, which must be placed on the face of the plat: a) The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. b) The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on -site. DATED this 2nd day of March, 2007. Gary M. Cu llier, Hearing Examiner Larry and Kimberly Loveless 16 410 At & north of 7405 Englewood Ave. 23 -Lot Plat of "Scenic Plateau" DOG PRE LONG PLAT #2 - 06; EC #30 -06 INDEX L--1 Larry & Kimberly Loveless Scenic Plateau Subdivision FINAL LONG PLAT #1 -08 EXHIBIT LIST CHAPTER D Vicinity Map EXHIBIT DOCUMENT w{ DATE D -1 Vicinity Map 10/25/06 • _ U C .. I � U I I .. Sc' • • /-- k. . / • I Y .. my Aoad R/W • 1 • • Graysmne Ct w ) \ L tD ' Z - ----- Englewood Ave Englewood Ave 4 r IJOUGLA S DNIVE O O W (/ P E. G P �yt O P F „<„, • ..,- ! , ,t.„..... . s---/ ,,<,,.. ,,<,,.. hi „ � z Z g.., ,,,,_ , i CITY OF YAKIMA, WASHINGTON , VICINITY MAP ' (� o FILE NO Final Long Plat #2 -06 f A APPLICANT: Larry Loveless ' Subject Property fil . . 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