HomeMy WebLinkAboutR-1996-134 Final Plat / Emery Lane / Mead Avenue•
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RESOLUTION NO R-967,134,
A RESOLUTION approving the final plat of Emery Lane, a 22 lot zero lot line
subdivision located to the south of Mead Avenue at South 26th
Avenue, and authorizing the Mayor to sign the final plat.
WHEREAS, on June 22 and continued to and concluded on July 7, 1995, the
Hearing Examiner held a public hearing to consider the application for a twenty-two lot
subdivision known as Emery Lane located to the south of Mead Avenue at South 26th
Avenue, submitted by Earl Pratt, City No Preliminary Plat #1-95, Final Plat #3-96, and
WHEREAS, on July 8, 1995, the Hearing Examiner issued his Examiner's
Recommendation (Examiners No 195-4-30), recommending approval of the proposed
plat subject to several conditions, and
WHEREAS, at its public meeting on September 19, 1995 the City Council
determined by motion that the Recommendation of the Hearing Examiner should be
affirmed and adopted, and
WHEREAS, the applicant has completed construction of all public
improvements required as conditions of approval of the preliminary plat, and the City
Engineer has inspected, approved and accepted all such required improvements, and
WHEREAS, as this final plat comes before Council for review each member
declares that he 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 Emery Lane, consisting of one sheet dated
September 26, 1996, showing a twenty-two lot subdivision located to the south of
Mead Avenue at South 26th Avenue, is hereby approved and the mayor is hereby
authorized to sign the final plat. The final plat for Emery Lane shall be filed for record
by the applicant 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 1''5// day of Octlier , 1996
(-/ohn Puccinelli Assistant Mayor
ATTEST
c .v► -i
City Clerk
STAFF REPORT
CITY OF YAKIMA
OFFICE OF ENVIRONMENTAL PLANNING
STAFF REPORT
CITY COUNCIL PUBLIC MEETING
October 15, 1996
SUBJECT: Emery Lane Final Plat
FILE: UAZO Subdivision Final Plat #3-96
PROPONENT: Mr. Earl Pratt
LOCATION: South side of Mead Avenue at South 26th Avenue
STAFF CONTACT: Bruce Benson, Associate Planner (575-6042)
BACKGROUND AND SUMMARY OF REQUEST
Emery Lane is a 22 -lot single-family subdivision that utilizes the zero lot line
development standards found in Chapter 15.09 of the Urban Area Zoning Ordinance.
Each individual dwelling unit within this plat will be constructed on a separate parcel of
land with access provided by a newly constructed offset extension of SoJth 26th
Avenue. The subject property is approximately 3.37 acres in size, located on the south
side Mead Avenue, and zoned R-1, single-family residential. In open Councib session
on September 19, 1995, the Hearing Examiner's recommendation granting
preliminary approval of this long plat was accepted.
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 the final plat and finds it to be in substantial
conformance with the terms and conditions of the preliminary plat . Staff recommends
Council's acceptance of the final plat and passage of the resolution author:zing the
Mayor's signature.
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 July
8, 1995 (see attached). The conditions that must be met before the final plat can be
approved consist of the following:
1. The final plat must substantially conform with the preliminary plat and show
an extension of South 26th Avenue to the south property line.
Status: The final plat does conform to the preliminary and Scuth 26th
does extend to the properties southerly boundary.
2. The public road improvements must be designed and constructed to current
City of Yakima standards for local access streets, as modified to reflect
sidewalks on both sides with the planting strip. Public road right of way must be
dedicated, 50 feet for South 26th, and 35 feet for the hammerhead turnarounds.
Frontage improvements along Mead Avenue shall include 20 foot radii at
intersection with South 26th, barrier curbs, and a total of 33 feet of pavement
width on the property frontage east of South 26th. A traffic barrier to be installed
at the south terminus of South 26th. The location of any proposed and/or
existing road approach to all public roads must be applied for, re,f.ewed and
approved by the City Engineer. Written verification of such approval for the
access approach must be submiitted to the Planning Department prior to final
plat approval.
Status: The City Engineer's office has reviewed and approved the street
improvement plans as being in conformance with preliminary plat review.
Construction of said improvements is completed.
3. Minimum 8 foot wide utility easements adjacent to all public rights-of-way,
and as specified by utility providers.
Status: Utility easements as required are created by the plat.
4. The two short streets going east from South 26th Avenue shall be named
pursuant to direction from City Engineer, most likely Loren Court and King
Court.
Status: Both streets will be named as recommended and residence
addresses are indicated on the face of the plat.
5. All lots shall be served with public sewer and water.
Status: All necessary water and sewer lines are installed and stubbed out
to the to the property lines with water meters installed
6. Where possible all public and private utilities shall be underground.
Status: Approved plans show all utilities to be underground.
7. Street lights and fire hydrants shall be provided and installed by the
developer_ at locations and to the specifications of the City of Yakima Code
Administrator.
Status: The required street lights and fire hydrants are installed in
accordance with the approved engineered utility plan.
8. All public improvements, including storm drainage, wa.ter/sewer main
extensions, and street plans, shall be designed by a licensed civil engineer and
approved by the City Engineers office.
Status: The City Engineer's office has reviewed and approved the public
improvement plans as being in conformance with preliminary plat review.
Construction of said improvements is completed..
9. An extensive note shall be placed on the plat setting forth that this plat is
subject to the provisions of zero lot line development as authorized under YMC
15.09.040.
Status: All required notes appear on the face of the final plat.
SUMMARY
All requirements conditional to the final approval of this plat have been satisfied.
ZONING AND LAND USE
The subject parcel is zoned R-1, Single -Family Residential and is presently
undeveloped. Surrounding properties have the following land use characteristics:
Location Zoning Existing Use
North R-1 Single family homes
South B-1 Undeveloped
East R-1 Two single family homes, otherwise
undeveloped
West R-1 Single family homes
COMPREHENSIVE PLAN
The Optimal Land Use Element of the Comprehensive Plan indicates that one to
seven dwelling units per acre should characterize the R-1 district. This zero lot line
subdivision will permit the construction of 22 single family dwelling units on
approximately 3.37 acres of land providing an average density of 8.8 dwelling units
per acre.
SUBDIVISION ORDINANCE STANDARDS
Criteria for subdivisions are included in YMC 14.25.110 which specify the
requirements for subdivision design. The preliminary plat was found to comply with all
standards and the final plat is in general conformance with the preliminary design.
ENVIRONMENTAL REVIEW (SEPA)
A Determination of Nonsignificance (DNS) was issued by the City of Yakima on
December 21, 1994. This determination was based on SEPA guidelines (WAC 197-
11-340); a fifteen day comment period applied to this proposal with the comment
period ending January 5, 1994. No significant agency comments were received.
On May 24, 1995 an addendum was issued to cover the changes made to the original
application. This addendum did not alter the original Determination of
Nonsignificance and was recirculated for a second 15 day comment period. The
second comment period ended June 8, 1995.
FINDINGS
1. The final plat is consistent with the goals, objectives and intent of the Urban Area
Comprehensive Plan and the standards of the Urban Area Zoning Ordinance.
2. The final plat meets the standards of the City of Yakima Subdivision Ordinance.
3
3. The final plat is in general conformance with the. preliminary plat and condlticns of
approval.
4. The applicant has completed the construction of the required improvements
necessary for final plat approval.
RECOMMENDATION
The City of Yakima Division of Environmental Planning recommends Council's
acceptance of the final plat and passage of the resolution authorizing the Mayor's
signature.
4
VICINITY MAP
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CITY OF YAKIMA, WASHINGTON
Information Services — GIS
FILE NO: UAZO PREL LONG PLAT#1-95
APPLICANT: TIM MONAHAN
REQUEST: 22 LOT PRELIMINARY
LONG PLAT SUBDIVISION
LOCATION: 2510 W. MEAD AVENUE
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CITY OF YAKIMA, WASHINGTON
Information Services — GIS
FILE NO: UAZO PREL LONG PLAT#1-95
APPLICANT: TIM MONAHAN
REQUEST: 22 LOT PRELIMINARY
LONG PLAT SUBDIVISION
LOCATION: 2510 W. MEAD AVENUE
Scale — 1 1 400
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NOTES:
I. 0 OENOR5 1/2' REHM MM CAP NOD(R 21607 5E1
2 • 04190700 4E048MM CAP 19991400 16690 70190
3BEARINGS SHOWN ARE O4 MANED DANN PE1Al6E 70 THE NORTH
INC 0 THE NONIN6(5) WARIER. a 51(1101 33. TOWAP 13
60114, RANCE IR EAST. WY., BONG NORM 900600' EA51.
4. BOUNDARY PREVIOUSLY Sl6RLETE0 AND RECOR000 N BOCK 95 0
SHORT MATS, PACE 49, RECORDS 0 MADAM (0LN1Y, WA91NG1ON.
SEE SAJD SNRT MAT 701 MOM 56C7ON 990609Oi 017042318104.
S TOTAL LOT 000950 FOL EACH 16519019 107 SNAIL N01 65000 733E
1/096.191 DISTRICT REI1ELENI A3 PR0N0E0 FOR N 11E IMAM AREA
292'180 ORDNANCE.
D. )HERE SHALL BE NO MDOMS, DOERS 8R (OD4110 88` 01815 ER MY
OVER 218E OF OMH)GS IN ME NALL N04G IE ZERO LD11NE.
7, A PERPETUAL 94871664420 CAWS MUNM9 AND DRAINAGE EA2NOT
AT LEAST ME FEET WOE SHALL BE PROMOE0, AS SHOW HEREON.
OR ME 101 ADJACENT 10 THE ZERO 901 UE PROPERTY UNE, *KM
MM 111E FK00PI) 4 0 WAILS NO/0R FENCES, AWL BE AEP( WAR
a 5)0001000 145 EA5ENE187 5 TO 0 INCOVO 41(0 6110 EACH
GEED 1AM5FERR610 211E O4 THE PROPERTY. RE 6191111X1910
UPON THE ZERO LOT 1630 SHALL BE RAMMED NIR OMEN& CCUR
AW 7NEA1YENT IREE55 01111701175E POKED TO N 681W1 BY 71E
TRI AFFE0710 Pi0ER0Y 0103005 EAYE5, BUT NO OTHER PMI 0
RHE 510110190.E NAY PRO19000 ACROSS A SCE LOT INF, AND 5101
690100ACR SHALL NO1 5CEED IB 64005 NAR8 0.1X080 ERIN TME
0951840 PLACED ON ME LOT 5 111810 TO 111E 0428(91 NEA
6 ROAD MPR0A04 PERM15 ME PEOVNEO FOR EACH LOT. All ROM
APPROACHES 051 0 REYE9(D AND ....PROVED 8Y ME CITY 1240HEEA
PRCR TO IS1IANCE 0 1E 81112840 PEAMT.
9. NO DIRECT 80907E ACCESS YET. 0 PERM7IED TO 508 MM AMAX
71604 LOTS 42 THROWN 22.
10 ME MINER MOM HEREON, THEIR CRANES. A.0 AS50EE5 N
641ERC313. HEREBY CMENA N1 MO AGREE 19 607419 NL 51REA0
11A1ER GENERATED 897HN 119E MAT 0 90.. MY NATURAL 0/NAGE
WAYS YUST NOT 0 AE7ERED OR SPEND.
11. SURVEY PEBFONED NMA 106071 CTS 303 (1ECIROMC TOTAL
574104 AND CALIBRATED CHA41 0910 FEND TRAVERSE P401ON45
12. 89414401475 51100 4E1ELN AS FOND 9(0.( 4451ED N AUQI57 199
13. ( 1 DENOTES STREET ADDRESS
YAKIMA COUNTY TREA3IRER'S CERTIFICATE
1 HEREBY CE1I01 THAT A/1 04AN1EA00 OCEAN AND SPECIAL 552SSNOI5
00111010E BY 145 TRICE OUT ARE DIE AW MFG ON THE PROPERTY
DESCRIBED HERON O4 040. a TMS EE8fi1CA00N BASE 001 PAD,
DART 185 DAY 0 19 --
BY
TANMA COUNTY TREASURERS OWE
SE CO401, 0T3
SP 95-49
W E
16731
CITY OF YAKIMA PLAT NO
SCALE BAR
10 0 20
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AND MAT PC904 0101 1, 0 SND 5NCR1 FOA7, CESOBBED AS FOLLOWS
900619/190 Al 14E NORTIIE51 COBER Co SAO 101 I,
THENCE 5401)4 074'27' EAST. REFERENCE 600085. ALONG DE
ME51 L9E OP SA/0 LOT 1. A DISTANCE 0 18)00 FEET.
1109CE NERD) 90000.0' 054 122 PER.
11104E NORTH 00000' BUT, 161,00 FEET,
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00011EAST. NANID A RAMPS OP 2000 FEET, THROUGH A CORRAL
ANGLE a 9000'. AN ARC 051ANLE 0 31 42 FEET. AND 111 0100
Cr MICR BEARS NORM 4596 EAST. A 01M WAKE 0 26.76 FEET
OENCE NORM 909090' 9051, 24550 RFT.
TO ME PONT OF 4(ONPANG
DEDICATION AND WAIVER OF CLAIMS
KNOW ALL LEN BY NESE PRESOI5 )NAT EARL E. WATT. YAREIN Y. PRATT, 141E F PRATT
ND 51E1MANE L WAIT ARE ALL PARTIES 114VNG ANY 0M*RS1P N1ERE51 N 114 LAND KAON
DESCRIBED. NAYS MM THEW FREE CONSENT AAO N ACCORDANCE WM 10-8 0905 CAUSED
THE 547E 10 BE 5R4E5E0 AW RAT710 AS 91010 IEIS001: 00
HOOEBY DEDICATE 110SE ROADS 440/CR 80115 -0E -NAT 9100 AS PUBO
DEDICATORS HEREON TO THE USE Cr THE PVANL; DD HEREBY NOSE ON
BENNE 0 1101511SES AND MEN 51O: 0X0.5 94 66108051 All UNK
FOR DAAAAI5 AGANST THE O11 0 WAWA AND AN, ODER
O3RNE40AL AU1134911 MRN OAT 0 0CASOIEO TO 110 ADJACENT
LAID BY ME (5TA10)9E0 004318 0)01. MANAGE, A11D 9411T01840 0
DOR:A7ED RODS AND/OR 80115 -0 -MAY: 490 DO NERER1 GRAM MO
95 HEREON FOB USES NOICARD
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1 004001 THAT I 1O10P CR NATE SATISFACTORY MEN(E THAT EARL F PRATT
HAWN Y POLA11, NNE F P2AT1 NO 51EPHME l PRATT
ARE DE PERSONS 910 APPEARED 60105E YE, ARO '04 PERMS A0010ML-
EDOED 11A1 NET 90E0 145 NSIRWENI 220 00..0110000 11 10 0
1HE89 FREE 810 46414148) ACI FOR 1)40 1505 AND P30500851308901400
N 119E 6451RtMO1. m�p
DATED off: 0.) j04Ji,A
E0,N4.41Al L.(2
NOTARY PLNUC
YY APPCOR11100 EWNRES 'T - IR'
SURVEYOR'S CERTIFICATE
4 DONALD N 9020, A 080(550141 LAW SUMER); CO 40%97 CER00
TAT M PUT OF DOM LANE 5 805E0 3004 M ACTUAL SLIMY 830
9180)8909 Of SECTION 35 TOWS* 13 ROM, RANGE 18 EAST, wit,
1451 RHE 057Aw23 MOSES. 640 ANCLE5 ARE 5120 HEREON CORRECTLY
0.0 MAT N]RNENTS MO LOT CORNERS HALE BEEN SET ON ME (ROUND AS
SHOW 04 THE PUT.
APPROVALS:
APHi03(0 BY 7HE 071 OF TANAIA NORMA
OAR
APPROVED 8Y MEJ((11410* 0 THE 011 0 WAWA DAR
81720/40 81114E (372' OF Y 51984951109104 05)0
`arm. 490. 24. 1999,
FILING CERTIFICATE:
FRED FOR ECORO AT Of REQUEST 0 ____-__ - 115
DAY 0 11 A71BMRS 7451
__Al 540 REC000 N Y3LAE ______ 0 MATS, PILE __-___
AAO 9LUY( ___ 0 01)040 WORDS. PACE __ . REC005 0 PMMA
COUNTY. WA9*D104,
FEE
EMMA COUNTY WARN
Haibregtse, Lonman Associates, inc
CML ENGINEERING • LAND SURVEYING PLANNING
3800 SUrnmHview, 51836 100•Yo450, WA 98902
(509) 966-7010+751 (509) 965-3800
Joe NO.
95)07P
RILE HAMS: 601011/.660
0019:
9-26-96
HEARING
EXAMINER'S
RECOMMENDATION
CITY OF YAKIMA
Cable T'V 575-6092
Code Administration575-6121
Housing 575-6101
Planning 575-6113
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
129 NORTH SECOND STREET
CITY HALL, YAKIMA, WASHINGTON 98901
(509) 575-6113 SCAN 278-6113 FAX 575-6105
NOTIFICATION OF HEARING EXAMINER
RECOMMENDATION TO THE
YAKIMA CITY COUNCIL
On July 8, 1995 the Yakima Hearing Examiner rendered his
recommendation on the application submitted by Tim Monahan, (file
number UAZO Prel Long Plat#1-95 & UAZO CL(2)#2-95). The proposed
project if for a Class (2) Review and Zero Lot Line Subdivision, (E lLy
Lane), in the vicinity of South 26th Avenue and West Mead Avenue. The
application was reviewed at a public hearing held by the Hearing Examiner
on June 22, 1995, and continued by the Hearing Examiner to, and
concluded on July 7, 1995.
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 Meeting to be scheduled. The City Clerk will notify
you of the date, time and place of the public meeting.
For further information or assistance you may contact Bruce Benson,
Associate Planner, City of Yakima Planning Division located on the 2nd
floor of Yakima City Hall, (129 North Second Street), 575-6042.
COV ,A7tz
Don S. Skone
Planning Manager
Date of mailing: 7/11/95
Enclosure
RECEIVED
ISSUED: JULY 8, 1995 JUL 1 01995
CITY OF YAKIMA
PLANNING DIV.
Preliminary Plat and Class ) EXAMINER'S RECOMMENDATION
2 Application for a Zero Lot Line )
Subdivision, Emery Lane, at ) UAZO P.L. Plat 31-95
South 26th and Mead Avenue
by Tin Monahan ) Examiner No. I95-4-30
A public hearing was conducted on June 22 and continued by the
Hearing Examiner to and concluded on July 7, 1995. The Staff
Report presented by Bruce Benson with respect to the first hearing
and proposed preliminary plat recommended approval. The revised
staff report, again presented by Bruce Benson with respect to the
second portion of the hearing, concerning a revised site plan,
recommended denial. Several neighbors in the vicinity of 26th and
Mead Avenue expressed significant opposition. Two issues, rather
than the overall development, were of concern. The first is the
proposed offset for the extension of 26th Avenue to the south, with
the second being opposition to the number of dwelling units
proposed. The Examiner inspected the property prior to the
hearing.
This decision constitutes a recommendation to the City
Council, supported by written Findings and Conclusions, pursuant to
YMC Ch.14.20.
SUMMARY OF RECOMMENDATION. The Examiner recommends approval,
but only of a revised site plan, yet to be submitted, which
demonstrates continuation of 26th Avenue to the south. The
recommendation concerning the preliminary plat as proposed, if it
is not revised, is denial.
From the view of the site, the matters contained in the
official record including the Staff Report, a review of the Yakima
Urban Area Comprehensive Plan, the Yakima Urban Area Zoning
EXAMINER'S RECOMMENDATION - 1
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
Ordinance, and the city's Subdivision Ordinance, and from evidence
received at the hearing, the Examiner makes the following:
FINDINGS
1. Applicant. Tim Monahan, on behalf of the property owner,
Earl Pratt.
2. Location. This parcel is approximately 3.4 acres,
located south of Mead Avenue. The west property line is
approximately in line with 26th Avenue north of Mead. The parcel
comprises one lot of a 3 lot short plat which was recorded in
April, 1995, Short Plat No. 95-49. The assessor's parcel number
181335-21005, submitted with the application, has not been
confirmed by the Examiner. It may be the parcel number for the
parent parcel involving the short plat.
3. Application. Preliminary Plat, for a 22 lot single
family subdivision. This is also a Class 2 application for
lot line development.
4. Legal Description. Lot No.
Records of Yakima County, Washington.
5. :Proposed Use. This will be a 22 lot subdivision with 22
single family residences utilizing the zero lot line development
standards in YMC Chapter 15.09. Each individual dwelling unit will
be constructed on its own lot, with access provided by a newly
constructed extension of South 26th Avenue, offset to the east of
the existing South 26th Avenue located north of Mead.
a zero
:3 of Short Plat #95-49,
6. Current Zoning and Land Use, The subject parcelis zoned
R-1, Single Family Residential, and is presently undeveloped.
Surrounding properties have the following land use characteristics:
Location
North
South
East
West
Zoning
R-1
B-1
R-1
R-1
EXAMINER'S RECOMMENDATION - 2
Existing Use
Single family homes
Undeveloped. This property is
also currently owned by Earl
Pratt
Two single family homes, other-
wise undeveloped
Single family homes
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7. Prosect Description. The subject property is 3.37 acres
in size and comprises one lot of a three lot short plat. Road
improvements along the south side of Mead Avenue were conditional
to the recording of this short plat and included barrier curb and
gutter, a four foot sidewalk, and 16 feet of pavement from the
street centerline to face of the curb. These improvements have yet
to be completed. The money to pay for installation has been placed
in escrow and all required improvements stemming from the short
plat are proposed to be completed simultaneously with the
improvements that will be conditional to the approval of this
subdivision.
8. Yakima Urban Area Comprehensive Plan. The Optimal Land
Use Element of the Urban Area Comprehensive Plan provides several
policy guidelines for assuring that new development is compatible
with neighboring land uses, that adequate provision has been made
for public services, and that new development should be directed by
the goals and policies of the Comprehensive Plan. This development
appears to be compatible with neighboring land uses, provisions for
public services are adequate to the proposed land use, and the
project is located in an area designated for single family
residential development.
The Housing Element of the plan encourages the
development of a mixture of housing types and densities throughout
the urban area. This proposed plat provides for single family
dwellings, but in a manner that is both non-traditional for this
community and at densities that are marginally higher than the
community norm for R-1 zoning (albeit adjacent area norms are
somewhat lower than will be found in other R-1 areas throughout the
city).
This plat meets both the intent and the goals of the
comprehensive plan for single family residential development in the
R-1 zone. From a compatibility standpoint, this project will have
somewhat more dwelling units per acre than other residential
development in the neighborhood, but it is a self-contained
development such that the density will have little to no impact on
other residential neighborhoods north and west of Mead. The
EXAMINER'S RECOMMENDATION - 3
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primary impact will be traffic, which is dealt with ]below as part
of the subdivision and zoning ordinance analysis.
9. Proposed Subdivision Specifications.
9.1 Total Area. 3.37 acres.
9.2 Number of Lots/Lot Density. 22 lots, with 8.7
dwelling units per net residential acre. This is based upon 22
lots with a total square footage of 110,361 square feet.
9.3 Lot Size. Most of the lots are 5,000 square
feet. Seven lots are between 5,000 and 5,020 square feet. Two
lots are 5,056 and 5,210 square feet. The latter is the largest
lot.
This preliminary plat complies with the ]Lot
dimensions required by the city. One of the requirements is that
the lot width at the front building setback line be at least 50
feet. As a point of interest, city ordinances conflict on this
point. YMC 14.30.050, contained in the dated subdivision
ordinance, establishes a minimum width of 60 feet. The
subsequently enacted Urban Area Zoning Ordinance in Table 5-1
establishes the minimum lot width in the R-1 zone as 50 feet. This
later adoption is treated as having repealed by implication the 60
foot width established in YMC 14.30.050. [Since it may be
inappropriate for me to express any editorial opinion concerning
the desirability of having consistent development standards located
in one place rather than spread through the Urban Area Zoning
Ordinance, and nine chapters of a dated subdivision ordinance, I
will not do so.]
9.4 Water Supply. Public water.
9.5 Sanitary Sewage Disposal. Public sewer.
9.6 Storm Water Drainage. Retained on site.
9.7 Type of Housing. Individual on-site
construction.
9.8 Streets. Access will come from Mead Avenue
through an offset extension of South. 26th Avenue. This offset is
located approximately 100 feet east of the existing location of
South 26th on the north side of Mead Avenue.
Two short street extensions, terminating in hammerhead
EXAMINER'S RECOMMENDATION - 4
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"T's", are located on the east side of the new street. These
provide access to interior lots which do not front directly upon
South 26th Avenue. Rolled curbs, gutters, and sidewalks have been
proposed by the developer for both sides of South 26th Avenue and
around the perimeter of both "T's". The July 7, 1995 preliminary
plat layout shows the developer's proposed configuration of the
lots. The version considered at the first hearing showed South
26th as extending to the south, so that it could provide a grid
network for traffic when the south property is developed. The
final proposal shows 26th bending to the east, with a hammerhead at
its terminus and an "eyebrow" or "elbow" in the vicinities of lots
9, 10 and 11.
Failure to provide a street which provides for future
connection to Racquet Lane drew a negative response from the
Planning Department. Mr. Benson in his supplemental staff report
submitted on July 7 recommended denial for failure to provide the
through street. This is consistent with the position taken
throughout the analysis of this file by Shelley Wilson. City
Engineer Fred French and Tony Sloan from the Fire Department both
testified at the July 7 hearing that failure to provide a through
street compromised emergency vehicle access and safe traffic flow.
YMC 14.30.070(B)(1) states that street patterns should
provide for continuation or appropriate projection of existing
streets. The purpose of this is to allow economical extension of
municipal services, reducing traffic danger and congestion on roads
and securing economy in local governmental expenditures. See YMC
15.01.030(4, 5, 8, and 11).
Numerous neighborhood comments were received that traffic
on Mead Avenue is rapidly increasing. This is logical, based upon
recent development of several housing subdivisions west of this
project whose only access is Mead. In addition, Kissel Park,
immediately south of Mead Avenue and located west of this project,
when it is developed, will also throw additional traffic into the
area. The purpose of a grid traffic system is to provide alternate
means of traffic access, avoiding congestion at choke points. The
existing development pattern of the Hamilton Park area, although
EXAMINER'S RECOMMENDATION - 5
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attractive in many respects, does not provide many traffic
alternatives. The large land area south of Mead to Racquet Lane
and to the creek south of Racquet Lane suggests the need to
accommodate the potential for significant additional traffic in
this area. In all probability Racquet Lane will be extended west
to 27th, further supplementing the grid. As it currently stands,
27th has right-of-way problems given the location of a house and
lack of right-of-way in the vicinity of 27th and Racquet Lane.
This proposed street (26th) is critical to the future orderly
development of this area.
Accordingly, this plat if approved should be
redesigned to reflect extension of 26th to the south property line,
with the street located in the vicinity of the existing sewer line.
This requires reconfiguration of the lots, and will probably result
in the loss of one lot.
If a lot must be deleted from this proposal, it
helps mitigate neighborhood concern about the density of this
project. If this were built to normal R-1 subdivision standards,
each lot would be a minimum of 7,000 square feet. It is possible
that 15 or 16 lots could be developed at that lot size, as compared
to the 22 lots proposed here. If only 21 lots result from this
development., the increase in density permitted by taking advantage
of the zero lot line provisions is nevertheless still significant,
and is consistent with the directives of the comprehensive plan,
subdivision, and zoning ordinances in their effort to encourage
flexibility of design while providing for logical provision of
government services.
The primary traffic impact of this project on Mead will
be the volume of traffic generated by this project on Mead, from
26th out to 24th Avenue. Although Mead is not rated as an
arterial, there is a very high probability that a left turn lane on
Mead will be desirable, providing traffic coming west from 24th a
left turn lane to turn south onto 26th from Mead. If Mead is
constructed to allow a future :left turn lane, it will avoid future
congestion on Mead in this area, and will also help to mitigate the
EXAMINER'S RECOMMENDATION - 6
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FOR THE
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impact of traffic on the Dwarshuis residence at the northeast
corner of 26th and Mead.
As part of the prior short plat improvements are required
to Mead Avenue, resulting in 32 feet of pavement, plus curb and
gutter on the south side. Mr. Kevin Callow, from the City
Engineer's Office, has indicated that if the pavement width is
increased to 33 feet, the City at some future time can stripe a
left turn lane. The result will be three 11 foot wide lanes,
together with a prohibition of parking in this vicinity of Mead.
The actual lane striping and parking prohibition can occur at some
future date. It is appropriate at this point, before the short
plat improvements are completed, to require the pavement width
increased by one foot. This can apparently be accommodated within
the existing right of way, again according to Mr. Callow.
The City Engineer is also requiring that the radius of
the intersection of South 26th with Mead be redesigned to show a 20
foot radius of the corners. This is reflected on the July 7
preliminary plat.
9.9 Curb, Gutter, and Streetlights. The proposed
street (26th) will be classified as a local access street,
requiring 50 feet of right-of-way with 32 feet of pavement to face
of curb. The normal standard is to require a vertical or barrier
curb and gutter, with a 4 foot sidewalk on one side of the street.
This proposal is for rolled curb and gutter, a 4 foot
landscaping strip with trees and grass on the inside of the curb,
with a 4 or 5 foot wide sidewalk on the outer edge of the right-of-
way. In other words, a sidewalk, grassy strip, and then curb and
gutter.
The purpose of the rolled curb is to allow flexibility in
locating driveways, thus avoiding the need to rip out significant
amounts of curbing when the lots are built out.
The reason for normally requiring a barrier curb on
through streets is primarily for traffic control. It helps to keep
cars from running up onto the yard, and also helps to control on
street parking. Children are also less likely to roll out into the
street on their tricycles or bicycles if a barrier curb is used.
EXAMINER'S RECOMMENDATION - 7
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in this instance, the presence of a 4 foot wide
landscaping strip between the sidewalk and the curb justifies
allowing rolled curbs. This is a tight development in which there
will be many curb cuts, and not much space on the street for
parking. The landscaped strip will provide the same protective
benefit for pedestrians or children on the sidewalk as a barrier
curb.
Barrier curbs should, however, be required on all street
corners, on the radius. The purpose is to protect czars from
running up over the curb and to provide better control for
drainage. This requirement is similar to that developed by Yakima
County several years ago. The physical appearance of the curb is
acceptable, in that the barrier curb simply tapers down to the
rolled curb. Design formats are undoubtedly available from the
Yakima County Public Works Department.
Street lights will be constructed pursuant to city design
standards.
9.10 Street Offset. Street jogs or offsets of less
than 120 feet should not be allowed, according to the subdivision
ordinance. In this instance the city design review team recommends
allowing the offset because of the location of the sewer line. The
city installed the sewer line in this location to conform with the
grade. City policy typically requires sewers to be located in
public rights of way for ease of access and maintenance.
Furthermore, stringent building rules apply if a sewer line is to
be built over. In this instance, the developer has conformed his
streets to the existing sewer line, did not create the problem, and
is attempting to comply with city policy concerning streets and
sewers while still developing his property. The inevitable
conflict between the offset rule and the sewer rule requires
consideration of the reason for the offset rule.
As established by Mr. French's hearing testimony, if
streets are continuous, it is particularly important to avoid
offsets. In this instance, the Hamilton Park addition is developed
with discontinuous streets which do not serve the outside world.
Thus, the reason for avoiding an offset is less significant in this
EXAMINER'S RECOMMENDATION - 8
HEARING EXAMUIr
FOR THE
CITY AND COUNTY OF N. _ . MIA
POST OFFICE BOX 4
YAKI.4A. WASHINGTON 96907
(509( 248-0706
instance. This offset will nevertheless have a significant adverse
impact upon the house on the northeast corner of 26th and Mead,
owned by Mr. and Mrs. Bryan Dwarshuis. They attended both hearings
and expressed significant concerns about the headlights and traffic
making their house less livable and less safe. Development of this
offset will definitely make their property less attractive.
Nothing in the record supports a finding that their
property will be less safe. One of the risks of owning property in
the proximity of undeveloped property is the difficulty of
predicting how that open land will develop. The proposed street
design is otherwise consistent with city standards, and does not
present significant safety hazards.
9.11 Parks and Playgrounds. This project is within
reasonable proximity to undeveloped Kissel Park, which will provide
adequate playground facilities.
9.12 Provisions for Schools. No comment was
received from the Yakima school district. There is no evidence in
the record suggesting that school capacity is inadequate or that
special provision should be made for schools.
9.13 Sewer. This project will be required to
provide sewer stub outs to serve the two lots of the short plat.
This is agreed by the developer.
The only other sewer controversy deals with the
City recommendation that a side sewer be extended on the south edge
of the property, to the east property line. The purpose of this is
to service
particular
extension.
currently vacant property to the east.
Due to the specific circumstances of this
parcel, it is not appropriate to require the sewer
A manhole in the existing sewer line exists
approximately 20 feet south of the south property line of this
parcel. This manhole was installed to accommodate a bend in the
sewer line and is located on the vacant property to the south also
owned by Mr. Pratt. This manhole provides the most logical and
economical location if a new side sewer is to be extended east from
the line in 26th. That issue can be dealt with at the time the
vacant property is developed. Although it may not be equitable to
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FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
require Mr. Pratt to install the sewer line at his expense at that
time, it may be prudent to require dedication of ari easement, so
that other developers have the ability to connect to the City line
in the future. That issue can be resolved later and does not need
to be dealt with as part of this application.
There is a possibility that in final planning for
this proposal the sewer in the south hammerhead, which will be
required to service at least lots 13, 14, 15, and 16, can be
extended in the building setback area to the east property line.
That is an issue which can be resolved at the engineering level,
with the developer, at the appropriate time. It is not necessary
to deal with that issue at this time. The final plat should
reflect the easement if it is created.
10. Zero Lot Line Class 2 Review. Zero lot line development
is a Class 2 use in the R-1 zone.
(YMC Chapter 15.04, Table 4-1).
The standard of review for a Class 2 use is that it is
generally permitted in the zone, but the compatibility between a
Class 2 use and the surrounding area cannot be determined in
advance. Occasionally a Class 2 use may be incompatible at a
particular location. Class 2 review is required in order to
promote compatibility with the intent and character of the zone and
the objectives and development criteria of the comprehensive plan.
Conditions of approval may ]be imposed on the approval. (YMC
15.04.020(2)).
The development standards for zero lot line projects are
at YMC 15.09.040. This application is the first time the zero lot
line provisions have been utilized since the adoptions of the Urban
Area Zoning Ordinance in 1986. As a consequence, the developer,
City staff, and certainly this Examiner, are working through how
the provisions work and should be applied. A copy of YMC
15.09.040, concerning zero lot line development, is attached as
Exhibit "A" for reference convenience.
In order to take advantage of the 5,000 square foot
minimum lot size, the provisions of this section must be followed.
In addition to lot size reduction, the primary changes are in
building setbacks. Because the house can be built on one property
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line, the building setback from the other side property line must
be 10 feet rather than the normal 5 feet. The rear yard setback
is 10 feet, rather than the customary 20 feet. The front and
street side setback standards are the same as for other projects,
as shown on Table 5-1. In this instance, the front yard setback is
20 feet from the property line, which is equivalent to 45 feet from
the centerline of a local access road with 50 feet of right of way.
The preliminary plat layout dated July 7, 1995 shows the
zero lot lines as being the ones with the blue dots. The zero lot
line scheme is closed between lots 11 and 12. It is inevitable
that the final lot must have a freestanding building not located on
any property line, so that the side setbacks can conform with the
normal rules for adjacent development. This also means that the
last lot or lots in a zero lot line development have non -zero lot
line houses on small lots, even though normal development cannot
have such small lots. In other words, normally the smallest lot
for a house with building setbacks on all sides would be 7,000
square feet. In this instance, two lots, 11 and 12, will have
freestanding houses, not located on any lot line, on approximately
5,000 square foot lots. This is an irevitable result and should be
permitted.
Because houses are located on the lot line, the adjacent
lot must be burdened with a maintenance and drainage easement as
reflected in YMC 15.09.40(6). This is a perpetual maintenance,
eaves overhang, and drainage easement at least 5 feet wide which
must be provided on the lot adjacent to the zero lot line property
line. This area, with the exception of walls or fences, is to be
kept clear of structures. The easement is to be shown on the plat
and incorporated into each deed transferring title. In addition,
the wall is to be maintained in its original color and treatment
unless otherwise agreed to in writing by the two affected lot
owners. Eaves, but only eaves, may protrude across a side lot line
up to 18 inches. Water runoff from the dwelling placed on the lot
line is limited to the easement area. This easement must be shown
on the preliminary plat, and is not currently shown.
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YAKMA. WASHINGTON 98907
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The building envelopes, however, do comply with the zero
lot line setback rules, except for lot 18, which must be revised so
that its front yard is served by the hammerhead. As currently
configured, lot 18 has its front yard on 26th Avenue. Standard
city policy requires all driveway frontages to be ori side streets
to the extent reasonably possible. In this instance, the north
hammerhead should service lots 18, 19, 20, 21, and 22.
This section also requires that the wall in the zero lot
line must not have any openings. The language of YMC 15.09.040(5)
should also be reflected in a note on the plat.
Maximum lot coverage in the R -.l zone is 45%. The zero
lot line section deals with maximum lot coverage and picks up this
requirement by stating: "The total lot coverage on a lot shall not
exceed the district requirements established in Table 5-1." (YMC
15.09.040(3)).
Mr. Monahan has raised the question, and will present for
council consideration, the issue of whether administrative
adjustments are permitted for zero lot line developments. If they
are, he is interested in increasing the amount of permissible lot
coverage, and in having openings on the zero lot line wall. He is
also curious to know whether or not the zero lot line wall must be
entirely located on the zero lot line, or can be jogged off the lot
line.
Administrative adjustments are authorized by YMC Chapter
15.10. The chapter specifically states that the purpose is to
provide flexibility "...by allowing certain development standards
in Chapters 15.05 through 15.08 to be administratively adjusted."
(YMC 15.10.020, emphasis added). Chapter 15.09, dealing with zero
lot line development, is not included in the specific list of
chapters whose development standards may be adjusted.
Zero lot line development allows more intense utilization
of property, without requiring a rezone. It is reasonable to
expect that the clear standards of that chapter be followed, and
not be modified. This view is consistent with the specific
language quoted above, which does not authorize adjustment
concerning zero lot line projects. This also means that standards
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CITY ANC) COUNTY OF YAKIMA
PEST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-070Ei
applicable to subdivisions which can otherwise be adjusted, such as
lot coverage, cannot be adjusted when they apply to zero lot line
projects. For instance, lot coverage is dealt with in chapter
15.05, which can normally be adjusted. As applied to zero lot line
projects, however, the clear language of 'MC 15.10.020, coupled
with the clear language of Chapter 15.09, supports concluding that
otherwise adjustable standards can not be adjusted in this
instance.
With respect to location of a wall on the zero lot line,
it is not required that the wall be located on the property line.
However, the setback rules continue to apply and should not be
adjusted. Furthermore, whether or not the wall is located on the
line or not, no openings are permitted in the wall. The
prohibition on openings is mandatory, and leaves no room for
discretion. (See YMC 15.09.040(5)). The only time openings are
permitted is when a zero lot line wall abuts permanent open spaces
or a public or private right of way. No permanent open spaces or
public or private rights of way are provided in this plat. Simply
having a building setback and imposing some type of easement
purporting to create open space or priv'te right of way is deemed
insufficient to circumvent this prohibition of openings.
This project clearly complies with the Class 2 standard
of review and is compatible with the area. The only real issue is
the amount of traffic thrown onto Mead Avenue by increasing the
number of dwelling units. Although precise information is not
available, compared to the existing traffic on Mead Avenue, the
increased traffic resulting from several additional units allowed
by zero lot line development is relatively insignificant.
This is an innovative utilization of existing ordinance
provisions which have been in place for 9 years, have been designed
to encourage provision of affordable housing, and yet have not
until this time been taken advantage of by the development
community.
11. Environmental Review. A Determination of Non-
significance was issued by the City on December 21, 1994. No
significant agency comments were received. On May 24, 1995 an
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YAKMA. WASHINGTO'. 98907
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addendum was issued to cover changes made to the original
application. The addendum did not alter the original DNS but was
recirculated for a second comment period. Both comment periods
have ended, and no appeals have been filed.
12. Notice. Public notice of the hearing was provided in
accordance with the ordinance.
From the foregoing Findings, the Examiner makes the following:
CONCLUSIONS
1. The Examiner has jurisdiction.
2. The proposed subdivision and zero lot line development
(as modified herein) conform with the goals and policies of the
Yakima Urban Area Comprehensive Plan, the intent of the Yakima
Urban Area Zoning Ordinance, the provisions of the Subdivision
Ordinance, Title 14, and will serve the public use and interest,
subject to the conditions set forth in the ;Recommendation below.
3. All notice provisions of the ordinance have been complied
with.
Based upon the f'regoing Findings and Conclusions, the
Examiner submits to the Yakima City Council the following:
RECOMMENDATION
1. If this plat is not revised consistent with the findings,
conclusions and recommendations set forth below, then my
recommendation is denial.
2. If this preliminary plat is revised consistent with this
recommendation, subject to the following conditions, then my
recommendation is approval.
A. The revised preliminary plat, and final plat, must
substantially conform with the preliminary plat layout dated July
7, 1995, in regard to lot sizes and layout, except that road
alignment shall show an extension of South 26th Avenue to the south
property line, and probably elimination of one lot to accomplish
this realignment. The realignment shall be in the vicinity of the
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existing public sewer. Lot 18 shall be revised to reflect a
building envelope showing the cul-de-sac to the north as the front
yard, with appropriate setbacks. Building footprints and zero lot
line easements shall also be indicated.
B. The public road improvements must be designed and
constructed to current City of Yakima standards for local access
streets, as modified to reflect sidewalks on both sides with the
.planting strip. Street plans must be prepared by a licensed
professional engineer and reviewed and approved by the City
Engineer prior to construction.
C. Public road right of way must be dedicated as
follows:
(1) 50 feet of right of way for South 26th, from
Mead to the south property line, generally centered over the
existing sewer main.
(2). The side streets with the hammerhead
turnarounds shall have 35 feet of right of way, with 20 foot and 30
foot legs on each hammerhead, measured from the right of way line,
designed pursuant to minor local access street standards.
D. Frontage improvements along Mead Avenue required as
part of the short plat referenced in the findings shall be
completed in conjunction with this project, together with 20 foot
radii on the intersection of South 26th with Mead, barrier curbs on
the radii and on Mead Avenue, together with the one extra foot of
pavement, for a total of 33 feet of pavement width on the property
frontage east of 26th. A traffic barrier acceptable to the City
Engineer shall be installed at the south terminus of 26th Avenue,
on the south property line.
E. A minimum of 8 foot wide utility easements must be
provided adjacent to all public rights of way, and as specified by
the utility providers.
F. The location of any proposed and/or existing road
approach to all public roads must be applied for, reviewed and
approved by the City Engineer. Written verification of such
approval for the access approach must be submitted to the Planning
Department prior to final plat approval. No approaches to 26th
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Avenue will '?e permitted for lots 13, 14, 15, 16, 17, 18, 19, 20,
21, and 22. The City Engineer will determine if any road signs are
required for this development. If so, they will be installed by
the City prior to acceptance of the road and all costs associated
with supplying and installing the signs must be reimbursed to the
City by the developer.
G. A preconstruction conference must be arranged by the
developer prior to any road or utility construction within the
proposed or existing road rights of way, and an inspector from the
City must inspect actual road construction.
H. The two short streets going east from the extension
of South 26th Avenue shall be named pursuant to direction from the
City Engineer, most likely Loren Court and King Court, consistent
with similar alignments found in the plat of Suncrest, located to
the west.
I. All mail delivery shall be centralized, with site
placement to be determined by the postal service.
J. All lots shall be served with domestic water and
public sewer. Water and sewer plans must be prepared by a licensed
professional engineer and reviewed and approved by the City
Engineer prior to construction.
K. Utility and access easements shall be reflectedon
the plat and where reasonably possible shall be placed underground.
L. Street lights and fire hydrants shall be provided
and installed by the developer at locations and to the
specifications of the City of Yakima Code Administrator.
M. An extensive note shall be placed on the plat
setting forth that this plat is subject to the provisions of zero
lot line development as authorized by YMC 15.09.040. The note
shall reflect the prohibition on openings and maintenance and
drainage easements as reflected in that section. The note shall
also reflect that the design standards which are otherwise
administratively adjustable under the Urban Area Zoning Ordinance
are not administratively adjustable with respect to this proposal.
The note shall also reflect the unique dwelling unit setbacks
required in a zero lot line development. The purpose of such an
EXAMINER'S RECOMMENDATION - 16
HE6RWG EXAMIN F
FOR THE
CITY AN COUNTY OF YAKIMA
FOST OFFICE BOSfc 4
YAKMA. WASHINGTON, 98907
(509) 248-0705
extensive note is to put future owners, lenders, and plan review
officials on notice of the unique characteristics of this project.
N. Rolled curbs and gutters shall be permitted along
both sides of South 26th Avenue. Barrier curbs shall be required
around on the radius of all street corners. Sidewalks shall be
provided on both sides of all streets, together with planting
strips on 26th, as indicated in the July 7 preliminary plat layout.
All sidewalks shall be located on public right of way.
O. Storm water drainage facilities to accommodate
runoff generated within the plat must comply with a drainage
facilities plan prepared by a licensed professional engineer and
approved by the City Engineer.
P. Detailed plans for all proposed utilities within
rights of way must be submitted for review and approval prior to
construction of the utilities.
Q. The following notes must be placed on the face of
the plat:
(1) -Road approach permits are required for each
lots. All road approaches must be reviewed and approved by the
City Engineer prior to issuance of the building permit.
(2) No direct vehicle access will be permitted to
South 26th Avenue from lots 13 through 22.
(3) The owner shown hereon, their grantees, and
assignees in interests, hereby covenant and agree to retain all
surface water generated within the plat on site. Any natural
drainageways must not be altered or impeded.
R. A method of dust control during the construction
phases shall be submitted to, and approved by, the Yakima Clean Air
Authority. A written copy of their approval shall be submitted to
the Planning Department prior to construction of any work phase.
The developer shall designate, during working hours, a responsible
party to serve as a contact person alleged air quality violations.
S. Prior to recording the final plat or issuance of
building permits, all required plat improvements must be installed;
alternatively, an escrow account shall be established or a bond
provided in an amount and with conditions acceptable to the City
EXAMINER'S RECOMMENDATION - 17
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
Engineer to assure installation of all required improvements.
Building permits my be issued on a lot by lot basis by the City
Engineer when determined that building construction will not
interfere with utility and roadway construction.
T. If the developer elects to escrow or bond for the
required plat improvements, and fails to complete them in the time
specified in the escrow or bond agreement, the City shall have the
authority to suspend issuance of building permits or occupancy
permits until the required improvements are accepted as
satisfactorily completed.
U. The final plat shall be prepared by a licensed
surveyor, shall conform with the conditions of preliminary plat
approval, and shall meet the requirements of YMC 14.25.200.
V. The totalproject must be finalized and the final
plat submitted within the maximum time period set forth in RCW
58.17.140 as follows: Three years from the date of the City
Council resolution approving the preliminary plat, with a possible
one time, one year extension, provided the :request for an extension
is submitted to the City Council at least 30 days prior to the 3
year expiration. [This time frame is set forth in YMC 14.25.160.
The conflicting provisions of YMC 14.25.170, which indicate that
the final plat must be filed within one year from the date of
approval of the preliminary plat, are not unreconci:Lable with the
prior section, and far more restrictive than permitted by st:ate
law. It appears that YMC 14.25.160 was adopted in 1982, after
adoption of the original subdivision ordinance :in 1978. It
therefore is treated as repealing by implication YMC 14.25.170(A).]
DATED this d day of July, 1995.
PHILIP A. LAM
Hearing Examiner
EXAMINER'S RECOMMENDATION -- 18
HEARING EXAM Pe
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
15.09.040 Zero lot Ling Development,
A. Purpose. Zero lot line development for single-family dwellings may be
permitted in order to: promote efficient land use, permit a more energ}
efficient arrangement of structures, protect environmentally sensitive area.
or provide more usable private or community open space.
D. Review Required. Zero lot line development in subdivisions and short
subdivisions approved after the effective date of this ordinance may be
approved by Class (2) review. Zero lot line development may also be approved
on lots created before the effective date of this title by Class (3) review. A site
plan meeting the requirements of Section 15.11.040 or, as applicable, Section
15.11.050 shall be prepared for all zero lot line development.
pevelurnent S1aTSd.g.Ei1.,. All zero lot line developments f comply with
the standards of Table 5-1 and 5-2, the provisions of this title and the following
requirements: provided, that where the standards included herein conflict
with the standards established in other sections of this title, the standards
herein shall apply:
1 . Dwelling Unit Setbacks:
a. Interior Side Yard Setback Standard. The dwelling uni be
placed on one interior side property line (a zero setb . The
setback standard from the other side property line shall be ten
feet. No structures except for patios, pools, fences, wa s and other
similar elements are permitted within the required setback area.
b. Rear Yard Setback Standard. The rear yard setback standard is ten
feet.
c. Front and Streetside Setback Standards. Front and streetside
setback standards shall be those shown on Table 5-1.
2. Accessory Building Setback. Accessory buildings and structures shall
observe the setback requirements for the main dwellin unit.
3. Maximum Lot Coverage. The total _ lot__coverage_ on_ a_lot_1sha11 of exceed_ the _
dis 'ct_.requirements established in _ Table_ 5-1.
4. Platting Requirements. Each dwelling shall be located on its own
individual platted lot. The plat shall show the zero lot lines and the related
easements.
5. Openings Prohibited on the Zero Lot Line Side. In order to maintain
privacy, there shall be no windows, doors, air conditioning units, or any
other type of openings in the wall along the zero lot line, except when
such a wall abuts permanent open spaces or a public or private right-of-
way.
6. Maintenance and Drainage Easements. A perpetual maintenance, eaves
overhang, and drainage easement at least five feet wide shall be provided
on the lot adjacent to the zero lot line property line, which, with the
exception of walls and/or fences, shall be kept clear of structures. This
easement shall be shown on the plat and incorporated into each deed
transferring title on the property. The wall shall be maintained in its
original color and treatment unless otherwise agreed to in writing by the
two affected lot owners. Eaves, but no other part of any structure, may
protrude across a side lot line, and such protrusion shall not exceed 18".
UAZO (Revised 10/1/93) 9 2
Water runoff from the dwelling placed on the lot is limited to the
easement area.
7. Common Open Space and Maintenance ;Facilities. Any common open space
provided shall comply with the provisions of Section 15.09.030. (C)rd. 2947
§1 (part), 1986).
.15.09.050 Performanceandards— Emissions.
&.Purtlose apd A2plication. The purpose of this section is to provide
guidelines and generall standards governing emissions and miscellaneous
items covered herein for use in evaluating the impact of proposed
developments and uses, or changes or alterations thereto, being considered
under the terms of this title. A reviewing official, including those engaged in
Class (1) review or administrative modification review may impose reasonable
conditions, or in appropriate instances deny proposed developments based on
the standards and guidelines set forth in this section in order to assure that
permitted uses do not generate gases, fumes, heat, glare, vibrations, or store
solid waste in a manner inconsistent with the intent of the district and/or
incompatible with surrounding uses.
$. CJases. Fumes and Vapors. The emission of any gases, fumes or vapors
dangerous to human health, animal life, vegetation or property, are
prohibited.
C. Heat. No use shall produce heat significantly perceptible beyond its lot
lines.
P. (31 a re. No use shall produce a strong dazzling light, or a reflection of a
strong dazzling light, beyond its int lines.
E. Vibrations. No use shall cause vibrations or concussions detectable
beyond its lot lines without the aid of instruments, with the exception of
vibration resulting from construction activity.
F. Storage and Waste Disposal. All materials and waste which might cause
fumes or dust, constitute a fire hazard, produce offensive odors, or which may
be edible or otherwise attractive to rodents or insects shall be stored in closed
containers and in a manner to eliminate or prevent such hazards. (Ord. 2947 §1
(part), 1986).
15.09.070 Special Development Standards _for Service ,Stations a;tjj Other
Retail Uses Selling Mote Fu 1.
A. Purpose. The purpose of this section is to establish special site design
standards for new service stations and other retail uses supplying motor fuel.
These standards are intended to assure that these uses are compatible with
adjoining residential districts and the character of the district in which they
are located.
B. Fifty -foot Setback from Residential Districts Required Each pump island
shall be setback at least 50 feet from the zoning district boundary of all
L'AZO (Revised 11)/1/93) 9 3
ITEM TITLE:
by Earl Pratt.
SUBMITTED BY:
Development
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 10
For Meeting of October 15. 199Q
Public Meeting to consider the final plat of Emery Lane submitted
Glenn J. Valenzuela, Director of Community & Econ.
CONTACT PERSON/TELEPHONE: Bruce Benson, Associate Planner, 575-6042
SUMMARY EXPLANATION:
Emery Lane is a 22 -lot single-family subdivision that utilizes the zero lot line
development standards found in Chapter 15.09 of the Urban Area Zoning Ordinance.
Each individual dwelling unit within this plat will be constructed on a separate parcel of
land with access provided by a newly constructed offset extension of South 26th
Avenue. The subject property is approximately 3.37 acres in size, located on the south
side Mead Avenue, and zoned R-1, single-family residential. In open Council session
on September 19, 1995, the Hearing Examiner's recommendation granting
preliminary approval of this long plat was accepted.
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 the final plat and finds it to be in substantial
conformances with the terms and conditions of the preliminary plat . Staff recommends
Council's acceptance of the final plat and passage of the resolution authorizing the
Mayor's signature.
Resolution X Ordinance_ Contract _ Other (Specify)Staff Report, Hearing
Examiners Decision, Final Plat diagram
Funding Source
APPROVAL FOR SUBMITTAL:
City Manager
STAFF RECOMMENDATION: Approve resolution authorizing the Mayor to sign final
plat.
BOARD RECOMMENDATION:
COUNCIL ACTION:
The Resolution was adopted. Resolution No. R-96-134