HomeMy WebLinkAbout07/05/2016 08 Preliminary Long Plat for CatalyssITEM TITLE:
SUBMITTED BY:
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDASTATEMENT
Item No. 8.
For Meeting of: July 5, 2016
Resolution and public hearing to consider the Hearing Examiner's
Recommendation regarding an application submitted by Catalyss
LLC for a Major Modification to a Master Planned Development and
Preliminary Long Plat located in the vicinity of 4200 Castlevale
Road
Joan Davenport, AICP, Community Development Director
Jeff Peters, Supervising Planner (509) 575-6163
SUMMARY EXPLANATION:
The Master Planned Development and Preliminary Long Plat of Catalyss is a 120 -Lot Single -
Family Residential eleven phase subdivision totaling 28.77 acres with private streets which
is zoned Single and Two -Family Residential, and located in the vicinity of 4200 Castlevale Road.
As submitted this application and development complies with the requirements of the City of
Yakima's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, Development
Standards, and Traffic Concurrency Ordinance. On January 19, 2016 , the Yakima City Council
approved the Development Agreement for this project, which applies to this amended Master
Planned Development Project.
On May 12, 2016, the Hearing Examiner conducted an open record public hearing to consider
this application. On May 26, 2016, the Hearing Examiner issued his written recommendation for
approval of this application subject to conditions.
ITEM BUDGETED:
STRATEGIC PRIORITY: Neighborhood and Community Building
APPROVED FOR SUBMITTAL: Interim City Manager
STAFF RECOMMENDATION:
Adopt resolution.
BOARD/COMMITTEE RECOMMENDATION:
The Hearing Examiner recommended approval of the Master Planned Development and
Preliminary Plat on May 26, 2016.
ATTACHMENTS:
Description Upload Date
O Proposed Resolution_Catalyss 6/21/2016
O Exhibit A_ Catalyss HE Recommendation 6;21/2016
O Preliminary Plat Catalyss 6/9/2016
O Vicinity Map _Catalyss 6/9/2016
Type
Resolution
Exhibit
Backup Material
Backup Material
RESOLUTION NO. R -2016-
A RESOLUTION approving a Master Planned Development and Preliminary Long Plat,
for the Preliminary Plat of Catalyss, a 120 -Lot single-family subdivision,
located in the vicinity of Castlevale and 42nd Avenue Yakima,
Washington.
WHEREAS, on May 12, 2016, the Hearing Examiner held a public hearing to
consider the application for a Major Modification to a Master Planned Development and
Preliminary Long Plat for a 120 -Lot subdivision known as Catalyss, submitted by Catalyss
LLC (PD #001-16 & PLP #001-16); and,
WHEREAS, on May 26, 2016, the Hearing Examiner issued his Recommendation
for approval of the proposed master planned development and plat subject to several
conditions; and,
WHEREAS, the proposed Application conforms with the City of Yakima Zoning
Ordinance, Subdivision Ordinance, and other applicable land use regulations; and,
WHEREAS, at the Closed Record Public Hearing on July 5, 2016, after notice duly
given according to the requirements of the Yakima Municipal Code, the Yakima City
Council adopted the Hearing Examiner's Recommendation, and accompanying resolution
reflecting the same; and,
WHEREAS, the City of Yakima has complied with the substantive, procedural, and
notice requirements associated with SEPA, the Growth Management Act, and the Yakima
Municipal Code for the purpose of reviewing the Application; and,
WHEREAS, the Yakima City Council finds that it is in the best interest of the City
of Yakima to pass the following; now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
Section 1. Incorporation of Recitals. The above recitals are hereby
incorporated into this resolution.
Section 2. Incorporation of Hearing Examiner's Recommendation and
Conditions of Approval. The Hearing Examiner's Recommendation is hereby adopted
and ratified by the Yakima City Council as its conditional decision of approval of the
Application herein. A copy of the Recommendation is attached hereto as Exhibit "A" and
incorporated herein by this reference.
Section 3. Findings. The Yakima City Council adopts the findings of the Hearing
Examiner's Recommendation as its own findings herein, and further finds that the
requirements of RCW 58.17.110 have been met.
Section 4. Severability. If any section, subsection, paragraph, sentence, clause,
or phrase of this resolution is declared invalid or unconstitutional for any reason, such
decision shall not affect the validity of the remaining portions of this resolution.ADOPTED
BY THE CITY COUNCIL at a regular meeting and signed and approved this 5th day of
July, 2016.
ATTEST:
Avina Gutierrez, Mayor
City Clerk
Exhibit "A" — Hearing Examiner's Recommendation to the City Council: May 26, 2016
Lt
U c.ILF OLYAKIMA
n ring
DEPARTMENT OF COMMUNITY DEVELOPMENT
Planning Division
Joan Davenport, AICP, Director
129 North Second Street, 2"d Floor, Yakima, WA 98901
ask. planning@yakimawa.gov • www.yakimawa.gov/services/planning
NOTIFICATION OF HEARING E A MINER'S
RECOMMENDATION TO THE
CITY COUNCIL
May 31, 2016
On May 26, 2016 the City of Yakima Hearing Examiner rendered his recommendation on
PD#001-16 (PLP#001-16 & SEPA#008-16). The application submitted by Catalyss LLC is a
proposal for a Master Planned Development for the construction of 88 single-family residential
lots and 32 common -wall single-family residential lots for a total of 120 lots to be completed in
11 phases in the R -1/R-2 zoning district. This proposal modifies a previously approved planned
development that proposed 66 common -wall single-family residential lots to be completed in 4
phases. The application was reviewed at an open record public hearing held on May 12, 2016.
A copy of the Hearing Examiner's Findings and Recommendation is enclosed.
The Hearing Examiner's Recommendation will be considered by the Yakima City Council in a
public hearing to be scheduled. The City Clerk will notify you of the date, time and place of the
public hearing.
For further information or assistance you may contact Supervising Planner Jeff Peters at (509)
575-6163 at the City of Yakima, Planning Division.
Jeff Peters
Supervising Planner
Date of Mailing: May 31, 2016
Enclosures: Hearing Examiner's Recommendation, Site Plan
Ya ki ma
2015
1994
CITY OF YAKIMA, WASHINGTON
HEARING EXAMINER'S RECOMMENDATION
May 26, 2016
In the Matter of an Application for
Approval of a Major Modification to a
Master Planned Development and for
Approval of a Preliminary Long Plat
Submitted by:
Catalyss LLC
To Allow a Gated Planned Development
In a 120 -Lot Single -Family Residential
Plat Located at 4200 Castlevale Road
PD#001-16
PLP#001-16
SEPA#008-16
A. Introduction. The preliminary findings relative to the hearing process for this
matter are as follows:
(1) The Hearing Examiner conducted an open record public hearing on May 12,
2016.
(2) The Planning Division's thorough staff report presented by Supervising
Planner Jeff Peters recommended approval of this proposed Modification to an approved
Master Planned Development and this proposed Preliminary Long Plat subject to
enumerated conditions.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
1
RECEiVED
MAY 2 (3 ?OW
ary (JF YAKMA
DIV
(3) Testimony was presented by the applicant's project manager, Jim Laidler, in
favor of the proposal. He also answered questions of nearby property owners Ron
Hatfield, Lee Clark and Sonny Cooper who testified at the hearing, as well as points
raised in written comments submitted by Ron Hatfield and Dorothy Broderick, none of
whom were opposed to the development of single-family and common -wall single-family
residences on the property.
(4) This recommendation has been issued within ten business days of the hearing.
B. Summary of Recommendation. The Hearing Examiner recommends approval of
the proposed Major Modification to an approved Master Planned Development and the
proposed Preliminary Long Plat for the reasons set forth in Jeff Peters' staff report.
C. Basis for Recommendation. Based on a view of the site with no one else present
on May 11, 2016; the staff report, exhibits, testimony and other evidence presented at the
open record public hearing on May 12, 2016; and a consideration of the applicable
planned development criteria, subdivision requirements, development standards and
consistency criteria; the Hearing Examiner makes the following:
FINDINGS
L Applicant/Property Owner. The applicant/property owner is Catalyss LLC, 200
Galloway Drive, Yakima, Washington 98908.
II. Location. The location of the proposal is at 4200 Castlevale Road. It consists of
Yakima County Assessor's Parcel Numbers 181315-31011 which is 22.8 acres and is
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
2
r FO WED
MAY 2 6 2016
thi OF YAKIMA
01V
designated as Parcel A of the development and 181315-34037 which is 5.97 acres and is
designated as Parcel B of the development.
III. Application. This application is to modify an approved Master Planned
Development and a Preliminary Long Plat approved under PD#001-09 so as to allow
development of about 28.77 acres into 88 detached single-family residential lots and 32
zero lot line common -wall single-family lots in 11 phases. The internal streets would be
private with sidewalks on one side. The application was submitted to the City of Yakima
on February 17, 2016. SEPA environmental review resulted in the issuance of a
Determination of Nonsignificance which was not appealed. The history of the Master
Planned Development and Preliminary Long Plat which this application seeks to modify
may be summarized as follows:
(1) On May 11, 2009, a predecessor of Catalyss LLC which was named Toscanna
LLC submitted a proposal for a residential Master Planned Development and a
Preliminary Long Plat to create 66 common -wall lots and a common area tract coupled
with environmental review of the project in its entirety.
(2) On June 12, 2009, the City of Yakima concluded its environmental review of
the project resulting in the issuance of a Mitigated Determination of Nonsignificance
which contained 18 conditions of approval.
(3) On July 9, 2009, the City of Yakima Hearing Examiner held an open record
public hearing regarding the proposed Master Planned Development and Preliminary
Long Plat, and he issued his recommendation for approval on July 22, 2009.
(4) On August 18, 2009, the Yakima City Council held a closed record public
hearing and approved the proposed Master Planned Development and Preliminary Long
Plat by Resolution No. R-2009-109.
(5) On February 27, 2015, the City of Yakima Planning Division issued a SEPA
Addendum to the June 12, 2009, SEPA MDNS which increased the amount of grading
on the property to 150,000 cubic yards of material.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
3
2012VED
YAKIMA
(6) On January 19, 2016, the Yakima City Council held an open record public
hearing and approved the proposed Development Agreement for Catalyss LLC PD#001-
09 by Resolution No. R-2016-011. Approval of the Development Agreement included
approval of a Preliminary Long Plat consisting of 66 single-family residential common -
wall lots on approximately 9.61 acres in the Two -Family Residential (R-2) zoning
district. Including the property required for private access streets to serve the residences
results in an overall project size of 11.05 acres. The remaining 11.75 acres of Parcel A
were reserved for future phases of the planned development and long plat.
IV. Hearing Examiner Jurisdiction. Sections 1.43.080, 15.28.080(C), 15.28.040
and 14.20.100 of the Yakima Municipal Code provide for the Hearing Examiner's
jurisdiction to make recommendations to the Yakima City Council regarding Major
Modifications to approved Master Planned Developments and regarding Preliminary
Long Plats.
V. Notices. Notices of the May 12, 2016, open record public hearing were provided in
accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima
Municipal Code (YMC). They include the following:
Posting of Land Use Action Sign on the Property:
Publishing of Notice of Public Hearing:
Mailing of Notice of Public Hearing:
April 8, 2016
April 11, 2016
April 11, 2016
VI. Zoning and Land Use. The subject property is zoned Single -Family Residential
(R-1) and Two -Family Residential (R-2). The R-1 zoning district is intended in part to
establish new residential neighborhoods for detached single-family dwellings free from
other uses except those that are compatible with the district and serve the residents of the
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPAH008-16
4
lED
MAY 2 2016
cay.. OF YikKiMA
OW_
district, which may include duplexes and zero lot lines if established during the
subdivision process. The R-2 zoning district is intended in part to establish and preserve
residential neighborhoods for detached single-family dwellings, duplexes and other uses
compatible with the intent of this district. The Master Planned Development Overlay
(PD) is intended to provide flexibility in design and building placement, promote
attractive and efficient environments that incorporate a variety of uses, densities and/or
dwelling types, provide for economy of shared services and facilities and economically
utilize the land, resources and amenities. The subject property is not developed.
Adjacent uses have the following characteristics:
Location
North
South
West
East
Zoning
Single -Family Residential (R-1)
and Professional Business (B-1)
Single -Family Residential (R-1)
and Two -Family Residential (R-2)
Single -Family Residential (R-1)
Multi -Family Residential (R-3) and
Single -Family Residential (R-1)
Land Use
Single -Family Homes
and Offices
Single -Family Homes
and Duplexes
Single -Family Housing
Mobile Home Court, Church
and Single -Family Home
VII. Environmental Review. The SEPA Responsible Official issued a Determi-
nation of Nonsignificance (DNS) for the proposed modifications of the Master Planned
Development and Preliminary Long Plat on March 25, 2016, which became final without
an appeal.
VIII. Transportation. Concurrencv Ordinance. Traffic Concurrency has been
analyzed for this site and
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PM/001-16; SEPA#008-16
approved for consistency with the YMC Chapter 12.08
5
RECEIVED
MAY 2 201S
CITY OF YAKIMA
F'LAMV.C1 01‘1,
Transportation Capacity Management Ordinance on July 3, 2008 and May 20, 2009. On
July 3, 2008, a 180 dwelling unit development generating a total of 103 PM Peak Hour
Trips was approved for consistency with the Transportation Capacity Management
Ordinance because it did not exceed the City's PM peak hour capacity of the Arterial
Street system and because there was reserve capacity on all impacted streets. On May
20, 2009, the City of Yakima approved Phase 1 of the proposed development for traffic
concurrency which included 66 common -wall lots and which generated 34 PM Peak
Hour Trips. Since the proposed Master Planned Development and Preliminary Long Plat
do not exceed the total number of dwelling units or number of PM Peak Hour Trips
generated by the July 3, 2008, traffic concurrency application, the City of Yakima
Engineer and Traffic Engineer determined that a new Traffic Concurrency application
was not required.
IX. Development Services Team. The following comments were submitted by the
Development Services Team which met on March 8, 2016, and by other public agencies
with an interest in the proposed development:
(1) Code Administration: Each phase of development must independently meet
the applicable version of the International Fire Code with respect to fire hydrant spacing,
fire flow and fire apparatus access. Average spacing of fire hydrants is a maximum of
500 feet unless specific construction requires additional fire flow or different spacing
between hydrants. Preliminary addressing has been assigned to all of the lots as set forth
in the Subdivision Conditions for the Final Plat in this recommendation.
(2) Engineering: This project requires Title 12 improvements and other
improvements. Civil engineering plans for public improvements shall be approved prior
to issuance of building permits. All frontage improvements shall be completed prior to
issuance of a Certificate of Occupancy. Required improvements include, but are not
limited to, the following:
RECEIVED
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
6
MAY 23 201F
'CITY OF YAKIiM
PiV
(a) YMC Chapters 8.67 and 12.05 — New sidewalk shall be installed along
Castlevale Road per standard detail R5. Private street sections shall conform to
standard detail R3.
(b) YMC Chapter 8.64 — Driveways are to be constructed per this chapter
and standard detail R4.
(c) YMC Chapter 8.72 — An excavation and street break permit shall be
obtained for all work within public right-of-way.
(d) YMC Chapter 12.02 — Easements to be established per this chapter.
(e) YMC Chapter 12.06 — Street and right-of-way widths shall conform to
this section unless otherwise approved. 50 feet of right-of-way width is required
for new streets. Private streets shall be constructed with curbs, sidewalks and street
lighting, and shall otherwise conform to the applicable street standards. Private
streets shall provide cul-de-sac/hammer head turnarounds to accommodate
emergency and refuse collection vehicles. Phased developments shall provide for
adequate temporary turnarounds between project phases.
(3) Stormwater: For the long plat there are no comments. When the developer
breaks ground or submits civil plans, additional comments will be provided concerning
temporary erosion and sediment control and drainage plans and calculations. There are
existing City of Yakima storm drain lines inside the project limits. If the applicant
wishes to move a storm drain line, an easement shall be provided for the line, and prior
approval from the Surface Water Engineer shall be obtained.
(4) Traffic Engineering: No comments submitted.
(5) Wastewater: In general there are no issues with the plat except that a slight
revision to the sewer alignment in front of lot 90 will be required in order to eliminate the
adverse flow condition. Given the layout, it will require the addition of another manhole,
but that can be addressed during review of the civil drawings. The sanitary sewer
easement geometry is acceptable.
(6) Water: The detailed comments that were submitted may be summarized as
follows:
(a) There is an existing looped 8-inch/12-inch waterline in Castlevale Road
and a dead-end 12 -inch waterline in Kern Road. There are two 8 -inch waterline
stubs to the site off of Castlevale Road.
(b) There is no domestic water service to the site. Static pressure range at
the site is 68 to 75 psi.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
7
(c) There are two existing fire hydrants on Castlevale Road across from the
site off of the 8 -inch waterline.
(d) All new fire hydrant requirements are to be determined by the Codes
and Fire Department.
(e) Maximum available fire flow from the looped 8 -inch waterline is 2,800
gpm and from the dead-end 8 -inch waterline is 1,400 gpm.
(0 The site is currently not within the City of Yakima's irrigation service
area. The site has existing irrigation water shares from the Yakima Valley Canal
Co. which will allow the use of irrigation water for the subdivision's landscape
irrigation. There is existing irrigation infrastructure available to serve the site
(canal diversion and pump station on the east side of Castlevale Road), and it
should be utilized for the site's landscaping irrigation system rather than using the
domestic water system. If irrigation water is not utilized, irrigation assessment
fees for the existing shares associated with the property will still be required to be
paid to Yakima Valley Canal Co. If irrigation water is utilized for the site, the
shares will be transferred to the City of Yakima and individual customers will be
responsible for payment to the City.
(7) Department of Ecology: The Department of Ecology comments may be
summarized as follows:
(a) An NPDES Construction Stormwater General Permit from the Depart-
ment of Ecology is required if there is a potential for stormwater discharge from a
construction site with disturbed ground. This permit requires that the SEPA
checklist fully disclose anticipated activities including building, road construction
and utility placements. Obtaining a permit may take 38 to 60 days. The permit
requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control
Plan) shall be prepared and implemented for all permitted construction sites.
These control measures must be able to prevent soil from being carried into
surface water and storm drains by stormwater runoff. Permit coverage and erosion
control measures must be in place prior to any clearing, grading or construction.
(b) Regarding toxics cleanup, based upon the historical agricultural use of
this land, there is a possibility that the soil contains residual concentrations of
pesticides. Ecology recommends that the soil be sampled and analyzed for lead
and arsenic and for organochloride pesticides. If these contaminants are found at
concentrations above the Model Toxics Control Act cleanup levels, Ecology
recommends that potential buyers be notified of their occurrence.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
8
RECEIVED
MAY 2 ,.1)J 201A
'trill), OF YAKifiliA
PLANn'ATIry
(8) Yakima Regional Clean Air Agency (YRCAA): YRCAA comments may
be summarized as follows:
(a) The proponent/developer must address the air emission impact, in
particular PM 2.5 prior to any SEPA approval. Air emission from such a large
development (120 residences and future additional housing development), if using
solid fuel devices (i.e., fireplaces, woodstoves) during the winter season at one
time, may violate the National Ambient Air Quality Standards (NAAQS) for the
24 hours average.
(b) Contractors doing demolition, excavation, clearing, construction or
landscaping must file and obtain YRCAA approval of a Dust Control Plan prior to
the start of any work.
(c) Since this project is located within Yakima's Urban Area, burning is
prohibited at all times.
X. Planned Development Review Criteria. A Minor Modification to a Master
Planned Development which meets the criteria set forth in YMC §15.28.080 can be
processed through a Type (2) administrative review process. The modification proposed
by this application might be considered a Minor Modification in that it decreases
residential density from 9.6 dwelling units per net residential acre to 6.84 dwelling units
per net residential acre; does not contain nonresidential uses; consists of the type of
residential uses permitted in the R-1 and R-2 zones; does not materially change traffic
circulation within the development or require a new traffic study or Transportation
Concurrency application; does not materially change setbacks, buffers landscaping or
other mitigation measures; does not materially impact the overall design of the approved
Master Planned Development; and does not materially impact the configuration, design,
layout or topography of the approved Master Planned Development. Nevertheless, since
the modification could also be considered in some respects to be a Major Modification of
the approved Master Planned Development, it has been referred to the Hearing Examiner
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
9
to be processed by Type (3) review involving a public hearing as a Major Modification
pursuant to YMC §15.28.080(C) and pursuant to the criteria for approval of a Master
Planned Development set forth in YMC §15.28.040. YMC §15.28.040(D) provides that
the Hearing Examiner shall evaluate a proposed Master Planned Development and other
evidence submitted into the record and issue a recommendation to the Yakima City
Council based upon the following considerations and criteria:
(1) YMC §15.28.040(D)(1) — The Master Planned Development application
demonstrates the economic and efficient use of land and provides for an integrated
and consistent development plan for the site. The approved Master Planned
Development and proposed Major Modification thereto are consistent with the Low and
Medium Density Residential Future Land Use designations and with the R-1 and R-2
zoning districts. All forms of proposed dwelling units are Class (1) permitted uses in the
R-1 and R-2 zoning districts. The proposed lot sizes and lot widths conform to the
minimum standards for the two zoning districts. The density of the subject development
is 6.84 dwelling units per net residential acre, which does not exceed the 7 to 12 dwelling
units per net residential acre density permitted by the underlying zoning districts. Single-
family dwelling unit lots are required to be at least 50 feet wide in the R-1 and R-2
zoning districts. The planned development/subdivision design is efficiently laid out and
consists of private streets, common open space area, and single-family lots.
(2) YMC §15.28.040(D)(2) — The applicant has identified development
standards and uses that are consistent with the master plan and designed in a
manner that is compatible with adjacent land uses after consideration of applicable
mitigation and site design. The Hearing Examiner may consider development
standards that are different from currently adopted development standards in order
to provide flexibility in site planning; to implement project design and concepts; to
respond to market conditions; or to otherwise achieve the public benefits contem-
plated by the concept plan. The approved Residential Master Planned Development
and proposed Major Modification thereto are consistent with adjacent residential and
professional office uses surrounding the subject properties, and will not have a negative
impact on their future use since the surrounding properties are primarily developed as
single-family homes. The design of the site is that of a typical residential neighborhood
with lot sizes, setbacks and lot coverage consistent with the City's development
RECEIVED
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
10
MAY 2 (.,-; ?OW
CiTY Y.
standards, and with private streets that meet applicable City standards. The soils will
again be tested as recommended by the Department of Ecology. The internal streets will
have sidewalk on one side of the street which will provide safe passage for children who
walk to and from school. A Development Agreement incorporating all City development
standards was approved by the Yakima City Council on January 19, 2016. The only
modifications to the Development Agreement that have arisen as a result of the 10
additional phases are that (i) the Yakima Refuse division has required that the applicant
sign and record an addendum to the Development Agreement holding the City harmless
for any damage to the private streets as a result of garbage service and (ii) the applicant's
Infrastructure Phasing Plan is required to be recorded as an addendum to the applicant's
Development Agreement. It is also recommended that the Declaration of Covenants,
Conditions, Restrictions and Easements for Catalyss be required to be recorded as an
addendum to the applicant's Development Agreement.
(3) YMC §15.28.040(D)(3) — Consideration shall be given to "low impact
development" concepts. "Low Impact Development" is defined as stormwater manage-
ment and land development strategies that emphasize conservation and use of existing
natural site features integrated with disturbed, small-scale stormwater controls to more
closely mimic natural hydrologic patterns in residential settings (YMC §15.02.020). This
project adheres to the definition of low impact development by utilizing existing
stormwater facilities and by retaining a portion of stormwater onsite. The proposed lot
density, maximum lot coverage and common open space area will ensure that stormwater
facilities will be adequate. Up to 60% impervious area is allowed in the R-1 and R-2
zones, and the proposed development will not exceed this standard for construction upon
the individually created lots.
(4) YMC §15.28.040(D)(4) — There will be adequate infrastructure capacity
available by the time each phase of development is completed. This project is
proposed to be completed in eleven (11) phases. The applicant has submitted an
Infrastructure Phasing Plan which includes temporary turnarounds for roads that are
temporarily dead -ended, and the looping and dead -ending of utilities where the interim
phases have yet to be constructed. Furthermore, the applicant's Infrastructure Phasing
Plan shall be required to be recorded as an addendum to the Development Agreement,
and shall contain language stating: "Prior to construction of each individual phase of
development, the applicant shall submit civil construction plans for each phase of
construction which shall be reviewed and approved by the City of Yakima Engineer and
shall meet the provisions of YMC Title 12."
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
11
(5) YMC §15.28.040(D)(5) — The Master Planned Development contains
design, landscaping, parking/traffic management, and use mixture and location that
limit or mitigate conflicts between the Master Planned Development and adjacent
uses. Consideration shall be given to site planning that supports land use flexibility
through means of appropriate setbacks, landscaping, site screening, buffers, and
other design features or techniques. The project adheres to all applicable development
standards for landscaping, parking, setbacks and sitescreening. No adjustments to zoning
standards are being requested.
(6) YMC §15.28.040(D)(6) — All potential significant off-site impacts including
noise, shading, glare, and traffic have been identified and mitigation incorporated to
the extent reasonable and practical. This requirement has been satisfied by issuance of
a SEPA Determination of Nonsignificance (DNS) on March 25, 2016, for City of Yakima
File Numbers PD#001-16, PLP#001-16 and SEPA#008-16.
(7) YMC §15.28.040(D)(7) — The project is designed and includes appropriate
consideration of open spaces and transportation corridors, designs of street and
public open space amenities, and results in the functional and visual appearance of
one integrated project. The project is for a private/gated Residential Master Planned
Development. Open space for the development is provided by means of the backyards of
the individual lots and seven open space landscape areas ranging in size from 4,081 to
26,114 square feet in size. Sidewalks are provided on one side of the interior private
streets.
(8) YMC §15.28.040(D)(8) — The proposed project is not adverse to the public
health, safety, or welfare. The proposed project, as conditioned, will accomplish the
purposes set forth in YMC §15.28.010(A) to provide a comprehensive development plan
intended to provide flexibility in design and building placement; to promote attractive
and efficient environments that incorporate a variety of uses, densities and/or dwelling
types; to provide for economy of shared services and facilities; and to economically
utilize the land, resources and amenities. It will also accomplish the purposes set forth in
YMC §15.28.020 to use the site primarily for residential uses authorized in the
underlying zone. No known risks to the public health, safety or welfare have been
identified.
(9) YMC §15.28.040(D)(9) — The public benefits of approving the Master
Planned Development outweigh the effect of modification of standards to the
ECEIVED
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
12
iv1AY
CRY OF YAKMA
PLAN!,.!:•7.,,;,3PIV
underlying zoning district. There are no modifications being requested to the
development standards of the R-1 or the R-2 zoning districts.
(10) YMC §15.28.040(D)(10) — The proposed development is designed to be
consistent with the provisions of the Shoreline Master Program and Critical Areas
Ordinance of the City of Yakima. This does not apply to this proposal. The subject
property does not contain any Shorelines or Critical Areas and is not adjacent to any such
areas.
(11) YMC §15.28.030(B)(5) — The following elements set forth in Subsection
15.28.030(B)(5) of the YMC are properly addressed in a Development Agreement:
(a) Narrative description of project and objectives;
(b) Summary of development standards;
(c) Site plan elements;
(d) Development phasing, including times of performance to preserve
vesting;
(e) Public meeting summaries;
(f) Performance standards and conditions addressing the above items;
(g) Criteria for determining Major vs. Minor modifications and
amendments; and
(h) Signature(s) by each owner of property within the Master
Development Plan area acknowledging that all owners will agree to be bound
by conditions of approval, including use, design and layout, and development
standards contained with an approved Plan and Development Agreement.
The approved Development Agreement between the City of Yakima and Catalyss LLC
does not contain a copy of the Infrastructure Phasing Plan submitted with this Major
Modification/Preliminary Long Plat application or the Refuse Hold Harmless agreement.
Prior to the Yakima City Council consideration of this application, the applicant shall
record an addendum to the Development Agreement incorporating the two previously
identified documents/amendments and the Declaration of Covenants, Conditions,
Restrictions and Easements for Castalyss.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
13
Mi:CEIVED
MAY 2 e nir
LitY OF YAMMA
PLAN!!:5,r3 NV
XI. Preliminary Plat Review Criteria. YMC §14.20.100 provides that the Hearing
Examiner shall review a proposed Preliminary Long Plat during an open record public
hearing to inquire into and determine whether or not the following standards are satisfied:
(1) YMC §14.20.100(A)(1) — Consistency with the provisions of the City's
Urban Area Zoning Ordinance. A determination of consistency with the provisions of
the City's Urban Area Zoning Ordinance involves a consideration of the following
provisions of Title 15 of the Yakima Municipal Code (YMC):
(a) Consistency with Intent of Single -Family Residential (R-1) and Two -
Family Residential (R-2) Zoning Districts and the Master Planned Development
Overlay (PD): YMC §15.03.020(B) indicates that the intent of the R-1 zoning
district is in part to establish new residential neighborhoods for detached single-
family dwellings free from other uses except those that are compatible with the
district and serve the residents of the district, which may include duplexes and
zero lot lines if established during the subdivision process. YMC §15.03.020(C)
indicates that the intent of the R-2 zoning district is in part to establish and
preserve residential neighborhoods for detached single-family dwellings, duplexes
and other uses compatible with the intent of this district. YMC §15.28.010
indicates that the intent of the Master Planned Development Overlay (PD) is in
part to provide flexibility in design and building placement, to promote attractive
and efficient environments that incorporate a variety of uses, densities and/or
dwelling types, to provide for economy of shared services and facilities and to
economically utilize the land, resources and amenities. The proposed Preliminary
Long Plat is consistent with the intent of said zoning districts.
(b) Consistency with Development Standards of the Single -Family
Residential (R-1) and Two -Family Residential (R-2) Zoning Districts: YMC
Chapter 15.05 is designed to establish certain basic development requirements.
These are the minimum criteria that must be met to assure land use compatibility
and promote the public health, safety and welfare. The proposed Preliminary
Long Plat meets the development requirements of this YMC Chapter 15.05 in the
following ways:
(i) Maximum Lot Coverage: The maximum lot coverage is the
percentage of net land area of a site that can be covered with structures and
other impervious surfaces. In the R-1 and R-2 zoning districts the standard
is intended to protect the open character of the district and to provide areas
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
P10001-16; PLP#001-16; SEPA#008-16
14
7,1ECEIVED
MAY 2
CMY OF YAK1M,R'h
for landscaping and recreation (YMC §15.05.020(C)). YMC Chapter 15.05
Table 5-1 provides that the maximum lot coverage in the R-1 and R-2
zoning districts is 60%. The applicant indicates that the maximum lot
coverage for proposed lots will be 50%.
(ii) Structure Setbacks: In the residential zoning districts, structure
setbacks are intended to provide privacy, light, air and emergency access.
Setbacks along easements and rights-of-way are intended to minimize the
impacts from traffic on adjoining property owners (YMC §15.05.020(D)).
The proposed Preliminary Long Plat meets all applicable setback standards
for the R-1 and R-2 zoning district, including minimum 5 -foot side
setbacks, 15 -foot rear setbacks and 37.5 -foot front setbacks from the
centerline of private streets.
(iii) Maximum Building Height: The maximum building height in
the R-1 and R-2 zoning districts is 35 feet. The testimony at the hearing
was to the effect that the height of any two-story residences in the
development will be about 24 feet and that the colors and the textures of
roofs will be selected with the intent to prevent glare.
(iv) Sitescreening: The purpose of YMC Chapter 15.07 is to
establish sitescreening standards to provide a visual buffer between uses of
different intensity, streets and structures; to reduce erosion and stormwater
runoff; to protect property values; and to eliminate potential land use
conflicts by mitigating adverse impacts from dust, odor, litter, noise, glare,
lights, signs, buildings or parking areas. Sitescreening is required based
upon the lowest intensity use allowed in a given zoning district. In the R-1
and R-2 zoning districts, the lowest intensity use permitted is a single-
family home. Here YMC Table 7-1 in YMC Chapter 15.07 and YMC
§15.07.060 require that sitescreening Standard A must be provided for any
parcels zoned R-1 or R-2 which abut property in the B-1 zoning district
even though they will be separated from B-1 property by Castlevale Road.
(2) YMC §14.20.100(A)(2) — Consistency with the provisions of the Compre-
hensive Plan. The Future Land Use Map of the Yakima Urban Area Comprehensive Plan
designates the property within the proposed preliminary plat as suitable for Low and
Medium Density Residential development. This proposed preliminary plat is consistent
with those designations. The Low Density Residential designation is intended primarily
for single-family residences at a density of less than 7 dwelling units per acre. The
L. j.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
15
MAY 2 (.1', 7016
ary 0F.YAKagl,
Medium Density Residential designation is characterized by a mixture of single-family
residences, duplexes and other housing types at a density ranging between 7 and 11
dwelling units per acre. The proposed preliminary plat is also consistent with the
following Goals and Policies of the City's Comprehensive Plan:
(a) Goal 3.1 which is to provide for a broad distribution of housing in
Yakima that meets the affordability and neighborhood design needs of the public.
(b) Policy 3.1.2.1 which provides that a Residential PD can be developed if
the size of a development exceeds 20 acres.
(c) Policy 3.1.2.2 which states that a Residential PD allows new develop-
ment to provide a mixture of housing sizes and prices and to provide incentives for
developers to include affordable units in higher cost developments.
(d) Goal 3.2 which is to build sustainable new neighborhoods.
(e) Policy 3.2.1 which is to encourage development through Residential
Planned Development (Residential PD) zone for large-scale residential projects.
(f) Goal 3.3 which is to preserve existing neighborhoods.
(g) Policy 3.3.2 which is to ensure that new development is compatible in
scale, style, density and aesthetic quality to an established neighborhood.
(h) Policy 5.3.2 which is to facilitate small lot sizes, condominiums,
clustering and other options that increase the supply of affordable homeownership
options.
(3) YMC §14.20.100(A)(3) — Consistency with the provisions of this title, Title
14 entitled "Subdivision Ordinance." As proposed and with the recommended
conditions, this preliminary plat will meet all the design requirements in YMC 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) YMC §14.20.100(A)(4)(a) — Appropriate provisions for public health,
safety and general welfare. The construction of new single-family residential units
which will complement uses in the area will promote the public health, safety and general
welfare insofar as there is a need in this community for single-family dwellings and
insofar as this proposed preliminary plat would be required to comply with all applicable
City development standards, and all conditions of approval specified by the City Council.
RECEIVED
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
16
MAY 2 6 2016
...PLAY=1
(5) YMC §14.20.100(A)(4)(b) — Appropriate provisions for open spaces. A
majority of the lots in the proposed preliminary plat are larger than the minimum lot sizes
required in the R-1 and R-2 zoning districts. Lot coverage of the platted lots has been
restricted to 50% or less by the applicant's Development Agreement which is 10% less
than the maximum lot coverage for the R-1 and R-2 zoning districts and which will
provide adequate light and air for future residents. In addition, the applicant has provided
seven open space areas within the plat ranging in size from 4,081 square feet to 26,114
square feet in size and totaling 74,288 square feet.
(6) YMC §14.20.100(A)(4)(c) — Appropriate provisions for drainage ways.
Drainage system facilities will be provided in accordance with State and local regulations
including the Eastern Washington Stormwater Manual, the City of Yakima Municipal
Code requirements and the applicant's approved Development Agreement.
(7) YMC §14.20.100(A)(4)(d) — Appropriate provisions for streets or roads,
alleys and other public ways. The subject property has frontage on Castlevale Road and
Kern Road which are both designated as Local Access streets that require 50 feet of right-
of-way width with 32 feet of pavement width. In accordance with Exhibit H of the
applicant's approved Development Agreement, Kern Road shall be maintained at a
minimum of twenty feet of paved surface, and be considered a fire department access and
local access road. The road shall be gated in compliance with the 2006 IFC with a Knox
Box rapid entry system or Opticom system and marked with permanent NO PARKING —
FIRE LANE signs complying with the IFC. Castlevale Road shall have five -foot -wide
sidewalks installed along its frontage, and internal private street designs shall be
reviewed and approved by the City Engineer.
(8) YMC §14.20.100(A)(4)(e) — Appropriate provisions for transit stops.
Additional transit stops can be provided for this development as needed.
(9) YMC §14.20.100(A)(4)(f) — Appropriate provisions for potable water
supplies, irrigation and other water supplies. Public water is required to be used for
domestic and fire flow purposes. An adequate water supply for this development is
available from the City of Yakima, and the developer must extend water service to the 11
phases of this Master Planned Development in accordance with the applicant's submitted
Infrastructure Phasing Plan and as approved by the City Engineer.
(10) YMC §14.20.100(A)(4)(g) — Appropriate provisions for sanitary waste
disposal. Public sewer is required to service all lots within the plat and Master Planned
Development. The City of Yakima sanitary sewer is available to be extended to and
:'5ECEIVED
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
17
MAY 2 6 2216
.PTY'VF. YAMIVIA
.0;'T.....:ANN:`:J.C1
through the subject development and is capable of serving the capacity needs of this
development. The developer shall be required to extend sewer service to the 11 phases of
this Master Planned Development in accordance with the applicant's submitted
Infrastructure Phasing Plan and as approved by the City Engineer.
(11) YMC §14.20.100(A)(4)(h) — Appropriate provisions for parks and
recreation. The nearest park is Chesterley Park which is located 0.20 miles to the east of
the proposed plat. The proposed plat is not located within a planned parks and recreation
area. Provisions for parks and recreation areas are not necessary within the proposed plat
due to the size, number and location of the proposed lots, the proposed open spaces and
the proximity of existing playgrounds.
(12) YMC §14.20.100(A)(4)(i) — Appropriate provisions for playgrounds.
Appropriate provisions for playgrounds exist within this proposed plat due to the fact that
playgrounds exist at the schools which the children within the plat would be attending
and the fact that the size of the lots would allow for playground areas as needed or
desired.
(13) YMC §14.20.100(A)(4)(j) — Appropriate provisions for schools and
schoolgrounds. Discovery Lab School is located directly east of the proposed plat
approximately 0.76 miles away. No comments were received from the School District
suggesting the need for additional school facilities.
(14) YMC §14.20.100(A)(4)(k) — Appropriate provisions for sidewalks. The
proposed plat will have sidewalks along its Castlevale Road frontage and will have an
interior sidewalk along one side of the private gated streets.
(15) YMC §14.20.100(A)(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 other planning
features to be provided within this preliminary plat in order to make appropriate
provisions for safe walking conditions for students who walk to and from school.
(16) YMC §14.20.100(A)(5) — Public use and interest. The evidence indicated
that this proposed preliminary plat will be consistent with neighboring land uses and will
help serve the residential needs of this area. With the recommended conditions, it will
comply with the City's zoning ordinance, Comprehensive Plan and subdivision
ordinance. It will also make appropriate provisions for the public health, safety and
general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary
RECFIVE
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
18
MAY 2 6 2016
16100210.F.MAK112
:::PLA122216161 .0271
waste disposal and sidewalks and is in a location where additional provisions for parks,
playgrounds, schools or separate walking paths to school have not been recommended or
deemed necessary.
XII. Consistency Analysis under Subsection 16.06.020(13) of the Yakima
Municipal Code. The following analysis involves the consistency of the planned
development and preliminary plat 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.
(1) The type of land use contemplated by the proposal (a residential
development) is permitted on this site so long as it complies with the conditions imposed
by the Yakima City Council, as well as the regulations of the zoning ordinance,
subdivision ordinance, building codes and other applicable regulations. The proposed
single-family detached residences and single-family common -wall residences are Class
(1) permitted uses in the zoning districts where they will be located.
(2) The level of development as determined by the proposed density of the
development and the proposed size of the lots will not exceed the allowable level of
development in the Single -Family Residential and Two -Family Residential zoning
districts.
(3) The availability and adequacy of infrastructure and public facilities is not
an issue because the additional infrastructure that will be provided at the applicant's
expense will ensure that adequate infrastructure and public facilities are available for the
proposed Master Planned Development and the proposed Preliminary Long Plat.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
19
MAY ?0.16
•ORY:VFMAKilfWA •
PLm,T.:Nlt.
(4) The character of the proposal, such as the proposal's consistency with
applicable development standards of the City's Urban Area Zoning Ordinance,
primarily involves consideration of specific development standards relating to lot size,
access, potable water, sewage disposal and other features of the proposed Master Planned
Development and Preliminary Long Plat as modified, which have been discussed in detail
above. With the recommended conditions, the proposed Master Planned Development
and the Preliminary Long Plat will be consistent with the development standards of
applicable City ordinances.
CONCLUSIONS
Based on the Findings above, the Hearing Examiner reaches the following Conclusions:
(1) The Hearing Examiner has jurisdiction to recommend to the Yakima City
Council the approval of a proposed Major Modification to an approved Master Planned
Development and the approval of a Preliminary Long Plat pursuant to YMC §1.43.080,
YMC §15.28.080(C), YMC §15.28.040 and YMC Chapter 15.15 of the zoning ordinance
and YMC §14.20.100 of the subdivision ordinance.
(2) A SEPA Determination of Nonsignificance (DNS) was issued for this proposed
Modification to an approved Master Planned Development and for this proposed
Preliminary Long Plat on March 25, 2016, that became final without any appeal.
(3) No testimony or written comments were submitted in opposition to the
proposed Major Modification to the approved Master Planned Development or to the
proposed Preliminary Long Plat.
(4) The proposed Major Modification to the approved Master Planned
Development, with the conditions detailed below, is in compliance with the City's
Comprehensive Plan, and Zoning Ordinance and satisfies all of the Type 3 review criteria
for approval of a Major Modification to an approved Master Planned Development set
forth in YMC Chapter 15.15 and all of the review criteria for approval of a Master
Planned Development set forth in YMC 15.28.040(D).
RECEIVED
Catalyss LLC 20 WO 2 3 ?Lip
CC OF YAMittit)
A Major Modification of a
Master Planned Development
PLAY2O3 LIP
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPAH008-16
(5) The proposed Preliminary Long Plat, with the conditions detailed below,
satisfies all of the criteria for approval of a preliminary long plat set forth in the City's
Subdivision Ordinance. Specifically, it makes appropriate 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; and it will serve
the public use and interest.
(6) This proposed Modification to an approved Master Planned Development and
this proposed Preliminary Long Plat are in compliance with all of 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
Major Modification to the Master Planned Development approved under City File No.
PD#001-09 and the proposed Preliminary Long Plat to be developed in 11 phases as
described in the application and related documents which are assigned City File Nos.
PD#001-16, PLP#001-16 and SEPA#008-16 be APPROVED, subject to compliance
with the following conditions:
A. General Conditions:
(1) All proposed construction is subject to plan review, inspections and building
permits.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PDH001-16; PLP#001-16; SEPAH008-16
21
nECEIVED
fvlAY 2 E3 7016
'',."11'Y OF YAK.
B. Planned Development Conditions:
(1) The applicant shall record an addendum to the Development Agreement
incorporating the City of Yakima's Refuse Hold Harmless Agreement, the applicant's
Infrastructure Phasing Plan and the applicant's Declaration of Covenants, Conditions,
Restrictions and Easements for Catalyss prior to the Yakima City Council's consideration
of the Master Planned Development and Preliminary Long Plat.
(2) All decisions and/or documentation granting approval of the Major
Modification to the approved Master Planned Development shall be additionally recorded
as an addendum to the Development Agreement for the Master Planned Development.
C. Subdivision Conditions for the Final Plat:
(1) A current title certificate shall be submitted to the City of Yakima Department
of Community Development consisting of a report listing all parties having an interest in
the "land" to be divided and a legal description of the "land."
(2) A note shall be placed on the face of the Final Plat stating: "The streets within
this plat are private and do not meet the standards for public streets. If the streets are ever
to be made public, they will have to be reconstructed to meet the City Standards at that
time."
(3) The developer shall submit detailed plans for frontage improvements, private
roads and water and sewer connections to the City Engineer for approval, and shall build
or bond said improvements prior to approval of the final plat (YMC Title 12).
(4) Minimum eight -foot -wide utility easements shall be dedicated along the
frontage of each lot in the subdivision (YMC §12.02.020).
(5) The applicant shall comply with all requirements of the January 19, 2016,
Development Agreement and with all of the addenda and amendments thereto.
(6) The Final Plat shall be prepared by a land surveyor registered in the State of
Washington and shall contain all requirements of YMC Chapter 14.20 along with all
applicable conditions.
(7) All addresses shall be as follows or as otherwise specified
must be clearly shown on the face of the final plat:
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
22
by the City and
RECEIVED
MAY VI ?ff
YAKIMA,
'PLANN:N3. DIV
Lo
2
3
4
5
6
58
59
60
Phase 1 Phase 2
Address Lot # Address
4201 Lexington WY
4203 Lexington WY
4205 Lexington WY
4207 Lexington WY
4209 Lexington WY
4211 Lexington WY
4206 Lexington WY
4204 Lexington WY
4202 Lexington WY
Phase 5
Lot # Address
12
14
15
16
49
50
51
52
4401 Lexington WY
4403 Lexington WY
4405 Lexington WY
4407 Lexington WY
4409 Lexington WY
4406 Lexington WY
4404 Lexington WY
4402 Lexington WY
4400 Lexington WY
61
62
63
64
65
66
67
84
85
86
87
of #
68
69
70
71
72
73
80
81
82
83
4211 Catalyss WY
4301 Catalyss WY
4303 Catalyss WY
4305 Catalyss WY
4307 Catalyss WY
4309 Catalyss WY
4401 Catalyss WY
4400 Catalyss WY
4308 Catalyss WY
4306 Catalyss WY
4304 Catalyss WY
Phase 6
Address
4403 Catalyss WY
4405 Catalyss WY
4407 Catalyss WY
4501 Catalyss WY
4503 Catalyss WY
4505 Catalyss WY
4502 Catalyss WY
4500 Catalyss WY
4404 Catalyss WY
4402 Catalyss WY
Lot #
7
8
9
10
11
53
54
55
56
57
Lot #
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
Phase 3
Address Lot #
4301 Lexington WY
4303 Lexington WY
4305 Lexington WY
4307 Lexington WY
4309 Lexington WY
4308 Lexington WY
4306 Lexington WY
4304 Lexington WY
4302 Lexington WY
4300 Lexington WY
Phase 7
Address
4409 Tayhill LP
4411 Tayhill LP
4501 Tayhill LP
4503 Tayhill LP
4505 Tayhill LP
4507 Tayhill LP
4509 Tayhill LP
4511 Tayhill LP
4513 Tayhill LP
4515 Tayhill LP
4508 Tayhill LP
4506 Tayhill LP
4504 Tayhill LP
4502 Tayhill LP
4500 Tayhill LP
4406 Tayhill LP
88
89
90
91
92
93
94
95
96
97
114
115
116
117
118
119
120
Lot #
74
75
41
79
78
77
76
40
39
Phase 4
Address
4301 Tayhill WY
4303 Tayhill WY
4305 Tayhill WY
4307 Tayhill WY
4309 Tayhill WY
4311 Tayhill WY
4401 Tayhill WY
4403 Tayhill WY
4405 Tayhill WY
4407 Tayhill WY
4404 Tayhill WY
4402 Tayhill WY
4400 Tayhill WY
4308 Tayhill WY
4306 Tayhill WY
4304 Tayhill WY
4302 Tayhill WY
Phase 8
Address
4507 Catalyss WY
4509 Catalyss WY
4514 Catalyss WY
4504 Catalyss WY
4506 Catalyss WY
4508 Catalyss WY
4531 Catalyss WY
4529 Catalyss WY
4527 Catalyss WY
Lot #
32
33
34
35
36
37
38
44
43
42
Phase 9
Address
4513 Lexington WY
4515 Lexington WY
4517 Lexington WY
4519 Lexington WY
4521 Lexington WY
4523 Lexington WY
4525 Lexington WY
4508 Lexington WY
4510 Lexington WY
4512 Lexington WY
Lot #_
17
18
19
29
30
31
48
47
46
45
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
Phase 10
Address
4501 Lexington WY
4503 Lexington WY
4505 Lexington WY
4507 Lexington WY
4509 Lexington WY
4511 Lexington WY
4500 Lexington WY
4502 Lexington WY
4504 Lexington WY
4506 Lexington WY
Lot #
20
21
22
23
24
25
26
27
28
23
Phase 11
Address
4600 Preakness WY
4602 Preakness WY
4604 Preakness WY
4606 Preakness WY >.
4608 Preakness WY
4610 Preakness WY'',
4609 Preakness WY
4607 Preakness WY
4605 Preakness WY I'
MAY 2 13 ?Ole
+CV`s"Y OF Yif4if' ',.
PLAR fix:. fl V.
In addition, the following note shall be placed upon the face of the final plat: "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.
DATED this 26th day of May, 2016.
Catalyss LLC
A Major Modification of a
Master Planned Development
And a Preliminary Long Plat
PD#001-16; PLP#001-16; SEPA#008-16
24
Gary M. Cuillier, Hearing Examiner
\\ 12,648
'c66 -
MASTER PLANNED DEVELOPMENT -SINGLE USE
AND
PRELIMINARY PLAT OF
CATALYSS
IN THE SW 1/4 OF SEC. 15, T-13 N, R-18 E,W.M.
................................................................................
LOT 1
10,37
Sim FT.
60
0
60 FEET
1--1 1--1 1--1 1--1
SCALE: 1" = 60'
LEGAL DESCRIPTION
PARCEL A
THAT PORTION OF THE NORTH HALF OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 13 NORTH, RANGE 18 EAST, W.M., LYING
SOUTHERLY AND EASTERLY OF THE RIGHT OF WAY OF THE YAKIMA VALLEY CANAL COMPANY;
AND THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, AND THE SOUTHEAST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER LYING EASTERLY OF THE RIGHT OF WAY OF THE YAKIMA VALLEY CANAL COMPANY AND NORTHERLY OF
A LINE BEGINNING AT A POINT ON THE EAST LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, 659.90 FEET
SOUTH OF THE NORTHEAST CORNER THEREOF; THENCE NORTH 86'40'00" WEST 1,115 FEET, MORE OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF SAID
CANAL;
EXCEPT THAT PORTION LYING NORTHEASTERLY OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SOUTHWEST QUARTER; THENCE SOUTH
89'59'18" EAST ALONG THE SOUTH LINE THEREOF 658.19 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF
THE SOUTHWEST QUARTER OF SAID SECTION 15; THENCE SOUTH 89'58'52" EAST ALONG THE SOUTH LINE OF THE NORTH HALF OF THE NORTH HALF OF THE
SOUTHEAST QUARTER OF SAID SECTION 15 A DISTANCE OF 69.77 FEET TO THE WESTERLY RIGHT OF WAY OF NORTH 40TH AVENUE, SAID POINT BEING ON A
CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 1050.00 FEET; THENCE NORTHERLY ALONG SAID RIGHT OF WAY, CONSUMING A CENTRAL ANGLE OF
0'09'48", AN ARC LENGTH 2.99 FEET, SAID CURVE HAVING A CHORD BEARING OF NORTH 0221'39" EAST TO THE POINT OF BEGINNING OF SAID LINE; THENCE
NORTH 89'58'52" WEST 304.46 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE TO THE NORTHEAST, SAID CURVE HAVING A RADIUS OF 225.00
FEET; THENCE NORTHWESTERLY ALONG SAID CURVE CONSUMING A CENTRAL ANGLE OF 64'37'09" AN ARC LENGTH OF 253.76 FEET; THENCE NORTH 2521'42"
WEST 466.72 FEET TO THE POINT OF CURVATURE OF A CURVE TO THE LEFT HAVING A RADIUS OF 150.00 FEET; THENCE NORTHWESTERLY ALONG SAID
CURVE CONSUMING A CENTRAL ANGLE OF 33'00'26" AN ARC LENGTH OF 86.41 FEET TO THE YAKIMA VALLEY CANAL COMPANY RIGHT OF WAY AND THE
TERMINUS OF SAID LINE.
PARCEL B
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 13 NORTH, RANGE 18 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING 659.9 FEET SOUTH OF THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SAID SECTION 15; THENCE NORTH 86'40' WEST, 1115 FEET, MORE OR LESS, TO THE EASTERLY RIGHT OF WAY LINE OF THE YAKIMA VALLEY CANAL; THENCE
SOUTHEASTERLY, ALONG SAID RIGHT OF WAY LINE, TO THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION; THENCE NORTH, 375 FEET TO THE POINT OF BEGINNING;
EXCEPT BEGINNING 659.9 FEET SOUTH OF THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 15, TOWNSHIP 13 NORTH, RANGE 18 EAST, W.M.; THENCE NORTH 86'40' WEST, 214.40 FEET; THENCE SOUTH 0'00' EAST, 337.6 FEET,
MORE OR LESS, TO THE NORTHEASTERLY RIGHT OF WAY LINE OF THE YAKIMA VALLEY CANAL; THENCE SOUTHEASTERLY, ALONG SAID RIGHT OF WAY LINE, TO
THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE NORTH, 375 FEET TO
THE POINT OF BEGINNING.
...............................
.............................................................
..................................................................
..................................................................
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VICINITY MAP
NOTES
PARCEL NO.
1313395-3100008
1. A PORTION OF THE PROPERTY IS ZONED R-1 AND A PORTION IS ZONED R-2.
2. THE PARCEL CONTAINS 27.9 ACRES. PROJECT CONTAINS 4.3 LIVING UNITS
PER 1.0 ACRES.
3. STREETS WILL BE PRIVATE GATED STREETS (TRACT A).
4. A PORTION OF STORM WATER WILL BE DISCHARGED INTO EXISTING STORM
DRAINAGE SYSTEM PER PREVIOUS AGREEMENT, WITH THE REMAINDER STORM
WATER DRAINAGE BEING MANAGED ON-SITE.
5. SANITARY SEWER WILL BE CONNECTED TO THE CITY OF YAKIMA SEWAGE
COLLECTION SYSTEM.
6. DOMESTIC WATER WILL BE PROVIDED BY CITY OF YAKIMA.
7. THE UNDERGROUND POWER, TELEPHONE, NATURAL GAS AND CABLE
TELEVISION SYSTEMS WILL BE PROVIDED BY THE RESPECTIVE UTILITY.
8. BUILDING SETBACKS FOR R-1 AND R-2 ZONES:
FRONT - 37.5' FROM CENTERLINE OF PRIVATE ROAD
SIDE - 5' FROM LOT LINE; 32.5' FROM CENTERLINE OF PRIVATE ROAD
FRONT - 37.5' FROM CENTERLINE OF PRIVATE ROAD
9. LOTS 1 THRU 88 ARE SINGLE FAMILY RESIDENTIAL LOTS.
LOTS 89 THRU 120 ARE COMMON WALL DUPLEX RESIDENTIAL LOTS.
TRACT "B" IS AN UNDEVELOPED LOT AT THIS TIME.
•
2
OWNE R/DEVELOPE R
DAVE SJULE & JIM LAIDLER
FOR CATALYSS, L.L.C.
200 GALLAWAY ROAD
YAKIMA, WASHINGTON 98908
PH: 509-952-6090, SJULE
PH: 253-405-1916, LAIDLER
R/W
21'
29'
R/W
R/W
12.5'
12.5'
4'
COMPACTED SUB GRADE
.02 FT T
0.17' HMA CL. 1/2" PG 64-28
(COMPACTED DEPTH)
0.50' CSBC (COMPACTED DEPTH)
RESIDENTIAL SECTION - W/O PARKING
NO SCALE
29'
6" MIN. SEE SIDEWALK
DETAIL
21'
R/W
5.5'
4'
8.5'
11'
12.5'
8.5'
R/W
PARKING STALL
COMPACTED SUB GRADE
18.5'
02 FT FT
0.17' HMA CL. 1/2" PG 64-28
(COMPACTED DEPTH)
0.50' CSBC (COMPACTED DEPTH)
RESIDENTIAL SECTION - W/PARKING
NO SCALE
31.5'
R/W
8.5'
10'
8.5'
COMPACTED SUB GRADE
02 FT
8.5'
PARKING STALL
4'
10.5'
z•
MqX
" 6" MIN. SEE SIDEWALK
DETAIL
X0.17' HMA CL. 1/2" PG 64-28
(COMPACTED DEPTH)
0.50' CSBC (COMPACTED DEPTH)
RESIDENTIAL SECTION - ONE WAY W/PARKING
ENGINEE R/SU RVEYO R
PLSA ENGINEERING AND SURVEYING
1120 W. LINCOLN AVENUE
YAKIMA, WASHINGTON 98902
PH: 575-6990
NO SCALE
PLSA
ENGINEERING -SURVEYING -PLANNING
1120 WEST LINCOLN AVENUE
YAKIMA, WASHINGTON 98902
(509) 575-6990
MASTER PLANNED DEVELOPMENT DRAWN BY: RICK
PRELIMINARY PLAT DATE: 2/17/2016
OF PARCEL NO'S. 181315 - 31011 & 34037 JOB NO. 14057
PREPARED FOR
CATALYSS, L.L.C. SHEET NO.
SW 1/4, SEC. 15, T-1 3 N, R-18 E,WM 1 OF 1
VICINITY MAP
ff/i IVVx/
L\_
PIC ri ni ib
g
File Number: PD#001-16, PLP#001-16 & SEPA#008-16
Project Name: CATALYSS LLC
Site Address: 4200 Castlevale Rd
Proposal: Master Planned Development for the construction of 88 single-family residential lots and 32
common -wall single-family residential lots for a total of 120 lots to be completed in 11 phases in the R -
1/R -2 zoning district. This proposal modifies a previously approved planned development that proposed
66 common -wall single-family residential lots to be completed in 4 phases.
Contact the City of Yakima Planning Division at (509) 575-6183
Map Disclaimer: Information shown on this map is for planning and illustration purposes only. The City of
Yakima assumes no liability for any errors, omissions, or inaccuracies in the information provided or for any
action taken, or action not taken by the user in reliance upon any maps or information provided herein.