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07/11/2017 09 Washington Heights Phase 4; Final Plat
BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDASTATEMENT Item No. 9. For Meeting of: July 11, 2017 ITEM TITLE: Public meeting and resolution to consider the final plat approval of Washington Heights Phase 4 located in the vicinity of S 78th Ave & W hatcom Ave SUBMITTED BY: Joan Davenport, AICP, Community Development Director Eric Crowell, Associate Planner (509) 576-6736 SUMMARY EXPLANATION: The plat of Washington Heights — Phase 4 is a Preliminary Long Plat subdividing a portion of the 88 acres of Washington Heights Phases 2 through 11, which is comprised of 20 detached single-family residential lots located in the vicinity of S. 78th Ave. and Whatcom Ave. The subject plat that includes this phase was recommended for approval by the City of Yakima Hearing Examiner on November 1, 2010. The Preliminary Long Plat was approved by the Yakima City Council on December 14, 2010 by Resolution R-2010-154 (City of Yakima File Numbers: P L P#002-10 and S E PA#009-10). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements are installed and inspected or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval and development agreement, and has similarly signed the final plat. Staff, therefore, recommends acceptance of this phase of the final plat and the adoption of the accompanying resolution authorizing the Mayor to sign the final plat. ITEM BUDGETED: NA STRATEGIC PRIORITY: Neighborhood and Community Building APPROVED FORc4h� SUBMITTAL: `City Manager STAFF RECOMMENDATION: Adopt Resolution BOARD/COMMITTEE RECOMMENDATION: ATTACHMENTS: Description Upload Date Proposed ResolutionWAHeights 6/30/2017 Complete RecordWA Heights 6/30/2017 Type Resolution RESOLUTION NO. R -2017- A RESOLUTION approving the final plat of Washington Heights — Phase 4 and authorizing the Mayor to sign the final plat. WHEREAS, the Preliminary Plat of Washington Heights, consisting of ten phases for the subdivision and construction of 88 acres into 240 detached single-family lots in the R-1 zoning district was originally approved by the Yakima City Council on December 14, 2010 by Resolution R-2010-154, (City File Numbers PLP#002-10 and SEPA#009-10); and, WHEREAS, on May 24, 2017, the final plat of "Washington Heights — Phase 4" was submitted, which consists of 20 lots and associated improvements; and, WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat and development agreement, and the applicant has constructed or financially secured all such improvements; WHEREAS, City of Yakima Planning Staff has reviewed the final plat in conjunction with the preliminary plat approval and finds that all necessary conditions of preliminary approval and the requirements in YMC Ch. 14.20 have been satisfied, as outlined in the staff report attached hereto and fully incorporated herein by this reference as "Exhibit A and WHEREAS, as this final plat comes before City Council for review, each member declares that they have had no contact with either the applicant or opponents of the final plat, reviewed the materials, and finds it is in the best interest of the residents and the City, now; therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat of Washington Heights — Phase 4, consisting of two sheets depicting a subdivision located in the general vicinity of S. 78th Ave. and Whatcom Ave., parcel number 181332-33011, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Washington Heights Phase 4 for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 11th day of July, 2017. ATTEST: Kathy Coffey, Mayor Sonya Claar Tee, City Clerk Exhibit "A" City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting July 11, 2017 FILE NO: FLP#002-17 APPLICANT: Hayden Homes LLC PROJECT LOCATION: Vic. of S. 78th Ave. & Whatcom Ave. PROPERTY OWNER: Hayden Homes LLC PARCEL NUMBER: 181332-33011 BACKGROUND AND SUMMARY OF REQUEST The plat of Washington Heights — Phase 4 is a Preliminary Long Plat subdividing a portion of the 88 acres of Washington Heights Phases 2 through 11, which is comprised of 20 detached single-family residential lots located in the vicinity of S. 78th Ave. and Whatcom Ave. The subject plat that includes this phase was recommended for approval by the City of Yakima Hearing Examiner on November 1, 2010. The Preliminary Long Plat was approved by the Yakima City Council on December 14, 2010 by Resolution R- 2010-154 (City of Yakima File Numbers: PLP#002-10 and SEPA#009-10). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements are installed and inspected or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval and development agreement, and has similarly signed the final plat. Staff, therefore, recommends acceptance of this phase of the final plat and the adoption of the accompanying resolution authorizing the Mayor to sign the final plat. CONDITIONS OF APPROVAL The approved preliminary plat and development agreement required the applicant to complete all site improvements listed as conditions in the Findings of Fact, Conclusion, and Recommendation for Request for Preliminary Long Plat #002-10, and SEPA#009- 10. The conditions that must be met before the final plat can be approved consist of the following matters: 1. Prior to final plat approval for any phase the applicable interior streets shall be engineered, constructed and approved or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. Status: Achieved 2. Regardless of phasing, S. 80th Avenue shall be constructed following the development of 80 new lots. When S. 80th Avenue has been constructed, no parking will be permitted along either side of the street and appropriate signage of this restriction shall be installed by the developer. Status: Not Applicable 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. Status: Achieved 4. All lots shall be provided with public sewer service according to YMC Title 12 standards. This will include the installation of a 12 -inch trunk line running through the development as well as any other lines needed for providing service within the plat itself. No individual septic systems or other sewage disposal methods will be allowed. Prior to final plat approval, written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or financially secured. Status: Achieved 5. A minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights-of-way. Status: Achieved 6. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation. Status: Achieved 7. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Not Applicable 8. All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. Status: Not Applicable 9. An additional eight feet of right-of-way shall be dedicated along the north of Lots 10-7 and 10-8 for the placement of a bus shelter. Status: Not Applicable 10. If bus routes are established along Zier Road prior to the development of Phase 10, a 5'x10' bus shelter shall be installed at the developer's expense in the dedicated right-of-way along the north of Lots 10-7 and 10-8. Status: Not Applicable 11. Fire hydrants shall be placed at the locations specified by the Building Codes and Planning Division and the Yakima Fire Department. All lots must be provided with adequate fire flow. Status: Achieved 12. No facilities or construction may be installed within the easement for Drainage Improvement District (DID) #41 without Yakima County's permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed agreement between the developer and Yakima County prior to any modification or relocation to the DID. Any change of alignment will require a right-of-way easement to be granted to the DID prior to the execution of any long plat or other such instrument. This limitation will be included in a note on the face of the plat. Status: Achieved 13. All permits required by the Yakima Regional Clean Air Agency shall be obtained in accordance with applicable laws and rules. The developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. Status: Not Applicable 14. The developer shall contact the State Department of Ecology to determine if a baseline general permit for stormwater discharges will be necessary for this development. Application shall be made at least 30 days prior to the start of construction. Status: Not Applicable 15. A final binding stormwater and drainage control plan for the entire property, including the installation of floor control measures, shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. Status: Not Applicable 16. A grading plan and permit application, meeting the standards of Appendix J of the 2009 International Building Code, shall be submitted and a permit obtained prior to construction of improvements for each phase of the development. Status: Not Applicable 17. Erosion control methods such as temporary ponding, silt fencing, etc. must be in place prior to clearing, grading or construction. Status: Not Applicable 18. All addresses shall be specified in Exhibit "A-1" of the staff report. All addresses must be clearly shown on the face of the final plat as required by RCW 58.17.280. Status: Achieved 19. The plat shall be subject to the following notes, which must be placed on the face of the plat: a. The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. b. The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on-site. c. No direct access is permitted from any of the lots into Zier Road or South 80th Avenue. Status: Achieved 20. Irrigation approval, if any is required, shall be shown on the face of the final plat. Status: Achieved 21. The five requirements of the September 14, 2010 MDNS shall be completed or complied with prior to final plat approval. Status: Achieved 22. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. Status: Not Applicable 23. Upon preliminary plat approval the applicant has seven years to submit the final plat. Thereafter, 30 days prior to the expiration of said approval the applicant must submit to the City Council a written request asking to extend the approval period for a maximum period of one year. Status: Achieved FINDINGS 1. The Final Plat was reviewed, processed and approved by The City of Yakima. 2. The final plat is in general conformance with the Preliminary Plat and Development Agreement conditions of approval. 3. The applicant has constructed or financially secured the required public infrastructure and improvements necessary for Final Plat approval. RECOMMENDATION The City of Yakima, Department of Community Development's Planning Division, recommends that City Council accept the final plat of Washington Heights — Phase 4, and pass the accompanying resolution authorizing the Mayor to sign the Final Plat. HE HAYDEN HOMES "WASHINGTON HEIGHTS — PHASE 4" FLP#002-17 EXHIBIT LIST City Council Public Meeting July 11, 2017 Applicant: Hayden Homes c/o Brian Thoreson File Number: FLP#002-17 Site Address: Vic. of S 78th Ave hatcorn Ave Staff Contact: Eric Crowell, Associate Planner I MAPTER A Resolution CHAPTER B Staff Report CHAPTER C Hearing Examiner's Recommendatiom APTER E Vicinity Map 'CHAPTER F Final Plat — Washington Heights Phase 4 m HAYDEN HOMES "Washington FLP#002-17 12 RESOLUTION approving the plat of • •Heights. and Preliminaryauthorizing the Mayor to sign the final plat. WHEREAS, the Plat of . • •n Heights, consisting of phases for the subdivision and construction of 88 acres into 240 detached single-family lots in thZ R-1 zoning district was originally approved by the Yakima City Council on December 14, 2010 by Resolution R-2010-154, (City File Numbers PLP#002-10 and SEPA#009-10); n WHEREAS, on May 24, 2017, the final plat of "Washington Heights — Phase 4" was submitted, which consists of 20 lots and associated improvements; and, improvements; "ExhibitWHEREAS, City of Yakima Planning Staff has reviewed the final plat in conjunction with the preliminary plat approval and finds that all necessary conditions of preliminary approval and the requirements in YMC Ch. 14.20 have been satisfied, as :tiutlined in the staff report attached hereto and fully incorporated herein by this reference A and now; - - • - sign the final plat. The applicant shall file the final plat of Washington Heights Phase 4 for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicantI be responsible for all filing ATTEST: Kathy Coffey, Mayor Sonya Claar Tee, City Clerk 13 14 City of Yakima, Washington Planning Division Final Plat Staff Report City Council Public Meeting July 11, 2017 FILE NO: FLP#002-17 APPLICANT: Hayden Homes LLC PROJECT LOCATION: Vic. of S. 78th Ave. & Whatcom Ave. PROPERTY OWNER: Hayden Homes LLC PARCEL NUMBER: 181332-33011 BACKGROUND AND SUMMARY OF REQUEST The plat of Washington Heights — Phase 4 is a Preliminary Long Plat subdividing a portion of the 88 acres of Washington Heights Phases 2 through 11, which is comprised of 20 detached single-family residential lots located in the vicinity of S. 78th Ave. and Whatcom Ave. The subject plat that includes this phase was recommended for approval by the City of Yakima Hearing Examiner on November 1, 2010. The Preliminary Long Plat was approved by the Yakima City Council on December 14, 2010 by Resolution R- 2010-154 (City of Yakima File Numbers: PLP#002-10 and SEPA#009-10). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements are installed and inspected or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval and development agreement, and— has similarly signed the final plat. Staff, therefore, recommends acceptance of this phast of the final plat and the adoption of the accompanying resolution authorizing the Mayor to sign the final plat. CONDITIONS OF APPROVAL The approved preliminary plat and development agreement required the applicant to complete all site improvements listed as conditions in the Findings of Fact, Conclusion, and Recommendation for Request for Preliminary Long Plat #002-10, and SEPA#009- 10. The conditions that must be met before the final plat can be approved consist of the following matters: 1. Prior to final plat approval for any phase the applicable interior streets shall be engineered, constructed and approved or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. 15 2. Regardless of phasing, S. 80th Avenue shall be constructed following the development of 80 new lots. When S. 80th Avenue has been constructed, no parking will be permitted along either side of the street and appropriate signage of this restriction shall be installed by the developer. = NOWILVOTF-ITOTOTTOW Mo - 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior t final plat approval, written verification from Nob Hill Water must be submitted to t Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. I Wn VMWAT JJ7M-Tr*J 4. All lots shall be provided with public sewer service according td-fl&C--TL0--I-2— standards. This will include the installation of a 12 -inch trunk line running through the development as well as any other lines needed for providing service within the plat itself. No individual septic systems or other sewage disposal methods will be allowed. Prior to final plat approval, written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or financially secured. 5. A minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights-of-way. 6. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation. W FORM I T*N ff=-- #A 7. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. W M-PINUINFUMMM 8. All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. 9. An additional eight feet of right-of-way shall be dedicated along the north of Lots 10-7 and 10-8 for the placement of a bus shelter. DOC. INDAXI M y»w.<l±TIVOW :s f bus routes are established alongyerRoad prior to «e development oPhase 10, _» d bus 'shelter shall be installed w «e:ev per' expense in the dedicated right-of-way along S> north of ;:t 10-7 and 10-8. y »w «t *!£©.. 11. Fire hydrants shall be placed at the 4«w4»»<#,««e. by the it »« Codes z:. Planning Div» nand/ -<_?«=y a Department. All lotsmust be with adequate fire flow « « w » 3 y «i<i• 12.N facilities or construction maybe installed within the for Drainage Improvement District (DID) #41with < Yakima County's pe « <sio Any modifications «rrelocations of will request 4«=»«= County and (b) signed agreeent between the developer and Yakima County prior to any modification or relocation i the »I# Any change «:alignment will require = right-of-way ±=<m --n 4 ..granted to the DI prior 4 the execution of a yl w« plat or other -instrument. This limitation«»r!i»uded«_ note o,the face tthe plat. ° All«e«m- required b: the Yakima Regional Clean Air wAgency shall b*obtained « accordance with applicable la « and rules. The developer shall designate during working hours responsible party to sery2<contact for suspected air quality violations. 14 The developer shall contact State Department <ofEcology to determine 2« baseline general ,« w» for » . <»<y « discharges « » be necessary fothis « development. © f, «y « shall be «_., 2 least 20 days prior to he wart of »£<«wd» wg ? o lainit the installation floor controlmeasures, shall b. submitted w i approved by the Engineering Di«« ,,«,< 4 construction oimprovements for any area of »- development. ZMHZ ! .... % } \� 17 16. A grading plan and permit application, meeting the standards of Appendix J of the 2009 International Building Code, shall be submitted and a permit obtained prior to construction of improvements for each phase of the development. WFOOKWOUTEMOTM,• ,. Erosion control methods such as temporaryponding, silt fencing, etc. must • in place prior to clearing, grading or construction. - •::- - •... i - - • • - • - • •. iM � 19. The plat shall be subject to the following notes, which must be placed on the face of the plat: 2. The addresses shown on this plat are accurate as of the date of recording, b may • - subject to change. The City of Building • fDivision is responsible for the confirmation or reassignment of addresses at the time of building permit c. No direct access is permitted from any of the lots into Zier Road or South 80th l . 1 21. The five requirements of the September 14, 2010 MDNS shall be completed or complied with prior to final plat approval. I . � - ...' - �. ! . • 1. - - • _ •. • • _ ! ! • _ s - _ • • _ :101*110111 18 to the City Council a written request asking to extend the approval period for a maximum period of one year. Wf►17'1►C�3 2. The final plat is in general conformancethe Preliminary • Development Agreement conditions of approval. 3. The applicant has constructed or financially secured the required public infrastructure • improvements necessaryfor approval. m "Washington Heights — Phase 4" 00 I; - r i Staff r eporl N9 AWARRaWk DEPARTMENT OF COMMUNITY DEVELOPMENT Joan Davenport, AICP, Director I AdIIM Ik%W PlPlannin- Division CITY OF YAKIMA anning Joseph Calhoun, Manager 129 North Second Street, 2"' Floor, Yakima, WA 98901 ask.planning@yakimawa.gov - www.yakimawa.gov/services/ptanning City of Yakima, Washington Tepartment of Comminity le-velopment Planning Division Final Plat Staff Report City Council Public Meeting July 11, 2017 FILE NO: FLP#002-17 APPLICANT: Hayden Homes LLC PROJECT LOCATION: Vic. of S. 78th Ave. & Whatcorn Ave, PROPERTY OWNER: Hayden Homes LLC PARCEL NUMBER: 181332-33011 BACKGROUND AND SUMMARY OF REQUEST The plat of Washington Heights — Phase 4 is a Preliminary Long Plat subdividing a portion of the 88 acres of Washington Heights Phases 2 through 11, which is comprised of 20 detached single-family residential lots located in the vicinity of S. 78th Ave. and Whatcom Ave. The subject plat that includes this phase was recommended for approval by the City of Yakima Hearing Examiner on November 1, 2010. The Preliminary Long Plat was approved by the Yakima City Council on December 14, 2010 by Resolution R-2010-154 (City of Yakima File Numbers: PLP#002-10 and SEPA#009-10). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements are installed and inspected or that the required financial security is in place to secure their installation. The City Engineer has signed the plat i affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it t I development agreement, and has similarly signed the final plat. Staff, therefore, recommends acceptance of this phase of the final plat and the adoption of the accompanying resolution authorizing the Mayor to sign the final plat. I ANI� I Q 119 Lei � 61101 JTkO71-11111 all site improvements listed as conditions in the Findings of Fact, Conclusion, and Recommendation for Request for Preliminary Long Plat #002-10, and SEPA#009-1 0. The conditions that must be met before the final plat can be approved consist of the following matters: 1. Prior to final plat approval for any phase the applicable interior streets shall be engineered, constructed and approved or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. Yakima DOD. INDEX 2015 b- 1994 M 2. Regardless of phasing, S. 80th Avenue shall be constructed following the development of 80 new lots. When S. 80th Avenue has been constructed, no parking will be permitted along either side of the street and appropriate signage of this restriction shall be installed by the developer. 3. All lots shall be served with public waterfrom - Nob Hill Water Company.No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. 4. All lots shall be provided with public sewer service according to YMC Title 12 standards. This will include the installation of a 12 -inch trunk line running through the development as well as any other lines needed for providing service within the plat itself. No individual septic systems or other sewage disposal methods will be allowed. Prior to final plat approval, written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or '• 5. A minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights-of-way. excavation.6. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned 7. All public and private utilities shall be located underground, with the exception of telepho boxes and sucW, sinilar structures. 8. All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. 9. An additional eight feet of right-of-way shall be dedicated along the north of Lots 10-7 and 10-8 for the placement of a bus shelter. 2 22 10. If bus routes are established along Zier Road prior to the development of Phase 10, a 5'xl 0' bus shelter shall be installed at the developer's expense in the dedicated right-of-way along the north of Lots 10-7 and 10-8. MMEME= =� 12. No facilities or construction may be installed within the easement for Drainage Improvement District (DID) #41 without Yakima County's permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed agreement between the developer and Yakima County prior to any modification or relocation to the DID. Any change of alignment will require a right-of-way easement to be granted to the DID prior to the execution of any long plat or other such instrument. This limitation will be included in a note on the face of the plat. Status: Achieved MMHMK�# =� 14. The developer shall contact the State Department of Ecology to determine if a baseline general permit for stormwater discharges will be necessary for this development. Application shall be made at least 30 days prior to the start of construction. Wr ,TJ71 I'j /f A 16. A grading plan and permit application, meeting the standards of Appendix J of the 2009 International Building Code, shall be submitted and a permit obtained prior to construction of improvements for each phase of the development. MMH3L= =� 17. Erosion control methods such as temporary ponding, silt fencing, etc. must be in place prior to clearing, grading or construction. WFUMMILVITOMMOTOMM DOC. ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . S _A My-� °M IM a I iW I Sol♦K I =<,..<•#«< b. The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on-site. j-1111111111l;i I;lI!!IjjI; l'; I I I ill"Ill 11�11` I!111121i 21. The five requ«--e«»• the September 14, 2010 MDNS shall be completed or complied wiS prior to final plat approval. 22. All other requirements of the zoning and subdivision ordinance, although not specifically set 4«»r shall be complied with in their entirety. 23. Upon preliminary plat approval the applicant has seven years to submit the final plat. Thereafter, 30 days prior to the expiration of said approval the applicant must submit to the City Council a written request asking to extend the approval period fo:_mads « period of one year. T III z7MRS"s =44MMOM �G_ 1 0 �4_ WMMM3©<< saes. 2. «® final plat is in general conformance with the Preliminary Plat and Developme Agreement conditions of approval. I 3. The applicant has constructed or financially secured the required public infrastructure and improvements necessary for Final Plat approval. DOC. 24 DOC. INDEX #-LL� 25 HAYDEN 11 "Washington FLP�` ! ' i Heights Phase I -. 17 CHAPTER C Hearing Examiner's Recommendation City of Yakima, Washington Preliminary Flat Application By Suffivan Rowell Properties, LLC For the 240-Lot"Plat of Washington Heights, Phases 2-11 99 File No. Pre Long and Leah Plat #002-10 Hearing Examiner's Recommendation Sullivan Rowell Properties, LLC has applied to subdivide certain vacant properties located in West Yakima 240 residential lots. City planning staff provided a staff report on the application to the Hearing Examiner on October 7, 2010. The staff report included copies of the preliminary documents, city Design Services Team comments, outside agency comments, and copies of hearing notice documentation. The Hearing Examiner visited the sub ect property on October j 14, 2010, and conducted an open record hearing on the same date. At the hearing, the staff report was presented by Supervising Planner Bruce Benson of the city planning staff. •11 gj�j= JU11141C.01i• �i i■I I I I MIMMUTIM Based on the staff report and exhibits, the viewing of the site and comments received at the open record hearing, and a review of the City of Yakima Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and Development Standards Ordinance, the Hearing Examiner makes the following 1 01 APPLICANT. Sullivan Rowell Properties, LLC 6601 W Deschutes, Suite B Kennewick, WA 99336 LOCATION. This property is located on the south side of Zier Road and west of S 76th Avenue. DOC. IND? # 'I 27 PARCEL N06). 181331-13008 & 181332-23007, 23008, 32006. The legal description of the subject property is set forth on the face of Exhibit 13- 1. APPLICATION. Preliminary Long Plat to create 240, Single -Family Residential lots, located on approximately 88 acres. CURRENT SITE CONDITIONS. The subject property comprises four contiguous parcels. The Plat of Washington Heights Phase I is located immediately to the cast. The property slopes moderately downward from north to south, with a higher gradient on the northern third of properly. The phase one plat provides for westward extensions of Fremont Way and West Washington Avenue to the eastern boundary of the proposed plat. The site is hilly. Nevertheless, no portion of the preliminary plat area is designated as a critical area due to over steepened slopes, which are defined as slopes in excess of a 20% grade. The SEPA checklist indicates that portions of the site have up to an 18% grade. The property is located in an area with a history of flooding. In 1996, 72nd Avenue was breached to pass floodwater from this area. The Critical Area maps for this area show a manmade pond designated as a potential wetland. There is also indicated a Type 5 stream which runs from west to east, more or less through the middle of the subdivision. This is probably the result of indicating the lowest elevations on the contour maps as an area wide drainage basin and designating them as Type 5 streams, Analysis of the 2008 aerial photographs does not show any indications of a water course, either intermittent or ephemeral, nor is there any evident presence of riparian plant species which are recognized to be a frequent indicator of even a dry streambed. A utilii nt oituated alon - the western line of the existing dedicated right of waF, was also established through an earlier subdivision. The easement was established to serve the parcels contained in the subject property. An irrigation canal bounds the property on its southeast comer. Electrical and telecommunications services, naturaland public water and sewer services are available in the vicinity, although the existing sewer main in Tieton Drive has not yet been connected to the public sewer collector system. The property is within the Yakima-Tieton Irrigation District service area but is not presently served with irrigation water. The zoning for this property is R-1, single-family residential and it is currently in agricultural use. There are several agricultural buildings and a man of her car and made pond located on ths property and these will all be removed during the course of development. Page 2 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 28 Adjacent properties have the following characteristics: Location Zoning Existina Land Use ............... ..... ................................... North R- I Agriculture East R -I Residential West R-1 Agriculture South R-1 Agriculture COMPREHENSIVF, PLAN. This property has been designated as Low Density Residential. At the time of the hearing on the proposed project, the staff report indicated that the draft of the West Valley Neighborhood Plan as currently written of affect the northerly portions of this property, designating it as medium density residential with the intention of changing the zoning to R-2, Two -Family Residential. This application proposes to subdivide approximately 88 acres of property into 240 new single- family lots that range in size from approximately 9,332 square feet to 30,289 square feet. This proposed development will include sewer, water, public streets with curbs, gutters, sidewalks on both sides of the street, and streetlights. The preliminary plat is designated as Exhibit B -lin the staffreport. Project would be developed inlO phases. The applicant has not requested any administrative adjustments to or variances from development regulations applicable to subdivisions under the Yakima Municipal Code, so all streets, curbs, sidewalks and lighting would comply with applicable street design standards, including right of way dedication. No separate irrigation system has been proposed. Specific and public schools are not included in the ago. lication materials. All lots will have access, be provided with public utilities, exceed 7,000 square feet and provide a minimum lot width of 50 -feet as measured at the rear of the required ftont yard setback. DKVEL_OPKENT,,SERVICES TEAM)ST) REVIEW. The following comments were submitted at the DST meeting held on May 5, 2010, I. City of Yakima Water Division Nob Hill Water Company will provide all domestic water for this subdivision. Page 3 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 N9 2. City of Yakima Wastewater DivisioM d"MU-1 Ile pre' amung .7vision on April 15, 2010, as follows: western edge of Spokane trect, southern edge of 86th Avenue, southern edge of 84th Avenue, southern edge 82nd Avenue and southern edge 78th Avenue. This development will not be allowed to connect directly to the 12 inch public sewer line in Fremont. Connection fees will be assessed. The northern lots in phase 7 and 8 have an existing sewer easement through their back lot line. Public Utility casements for wastewater pipes shall allow for access of wastewater equipment to all sewer manholes and clean -outs. A proper surface to accommodate these vehicles shall be provided and maintained by the property owner. Access shall not be blocked by fences. The property owner should not plant landscaping or construct permanent or temporary structures within the easement. In the event that access or repairs cause the removal of any fences, structures or landscaping, the property owner shall assume the risk and costs associated with the removal and /or replacement. In addition, the owner shall assume all liability for any claims filed in association with property damage caused directly from a sewer back up from the sewer pipes in which the City's access was blocked or hampered by the property owner. 3. Nob Hill Water Association Currently in Phase 1 of Washington Heights there are 8" trunk lines ready to extend into the entire development and the Nob Hill Water Association possesses sufficient water rights to provide this service. The Association can provide fire flow from 3000 to 3500 gallons per minute at 20 psi and will work with City of Yakima Codes Division to determine fire hydrant placement and spacing. Nob Hill Water will coordinate the transferring of irrigation water shares between the parties involved as each phase develops. A Declaration of Covenants will be required to be filed with each Phase as well. Currently Phase I the source water is provided by Yakima Valley Canal; however as the development continues we will utilize Yakima Tieton Irrigation Shares as well. In Phase 10 at the intersection of 80th Avenue & Zier Road, NHW currently has a booster pump in a vault that will need to be modified or relocated at the developer's expense. 4. City of Yakima Surface Water Engineer The application states that runoff will be collected and managed on-site via surface retention areas and infiltration facilities. These will both work if designed and sized correctly. One other area that will require some planning on their part is that the new pbases will be required to pass through the I 00 -year storm from upland flow, as Phase I did. stormwater desiizn are required pursuant to the Eastem Washington Stormwater Manual and City of Yakima staj�dards. These plans and control measures must be completed by a licensed Page 4 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX 9E Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. In accordance with Chapter 2 Section 2.4 of the December 2006 edition of the Department of Ecology's Guidance for UIC Wells that Manage Stormwater Publication Number 05-10-067, Underground Injection Control (UIC) wells constructed on Or after February 3, 2006 are considered new and must be registered with the Department of Ecology (DOE) prior to construction. Therefore, if UIC wells are used in the drainage design, the UIC wells must be registered with DOE and a copy of the DOE UIC Well registration form with a Professional Engineer's stamp and signature for each well shall be delivered to the City of Yakima's Surface Water Engineer before final project approval shall be granted. The Yakima Flood Control Zone District is providing the following comments in regards to the above mentioned development project. I . This development location is in an area with a history of flooding. In 1996, 72nd Avenue was breached to pass floodwater from this area. Any development in this basis should include Amw&-d-Lanw. 4%;" -k4eiii W --iirnmrm extent practicable, mitigate current and future flowing conditions. The Yakima County Surface Water Division is providing the following requirement and comments in regards to the above mentioned development project 2. Yakima County owns, operates, and manages Drainage Improvement District (DID) #41, whose drains pass through the proposed development. The DID is a drainage system for agricultural drainage only and consists of pipes and casements. No facilities or construction may be installed within the easement without Yakima County permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed .T*4;4� etween the d elo(i�er and Yakiwia the DID. Any change of alignment will require a Right -of -Way easement to be granted to the DID prior to the execution of any Long Plat or other such instrument. An engineering study may also be required of the proposed DID relocation to determine negative impacts of the DID relocation. 3. Due to flood history noted above, we recommend special attention be provided for the passage of upland floodflows and on-site surface runoff per Title 7, Chapter 7.83 of the City of Yakima Municipal Code, which requires passage of all upslope drainage. 6- City of Yakima Development Engineer on all existing street frontages and planned streets throughout this development to City of lakima standards. Enreerin 1 is concerned about the steturiess of 80th Avenue, in this 1 lat. The L .2 Page 5 Plat of Washiiigton Heights, Phases 2-11 Pre P I at 92-10 0.r...:: a " UW L-1-11 01 uILO �VCL' 'fL Miniffial cu 1 are an e M6 require=gracie to comply with City of Yakima standards. 7. City of Yakima Building Codes The City of Yakima Codes, in conjunction with the Fire Department, will work with Nob Hill Water Company for placement of new hydrants. Any structures to be removed will require demolition permits upon receiving a signed form from the Clean Air Authority. Plan review, permits and inspections are required for each parcel prior to occupancy per Section 105 of the 2006 International Building Code. The City of Yakima will adopt the 2009 International Residential Codes on or about July 1, 2010. Any plans submitted after that date will be subject to the new codes. I have several issues that I am providing reconunendations towards and then I will discuss the traffic study issue. P-1031MVIPTIMOMI I would approve 80th Avenue to be constructed at a 12% maximum grade with the following conditions: a. Spokane Street and Perry Street are not to connect to 80th Avenue except by pedestrian pathway. I believe there are some serious safety issues related to turning movements under winter driving conditions where these streets intersect 80th Street. b- The ADA guidelines I talked about at our meeting with the developer's representative were just that, guidelines. In order to allow the 12% grade on 80th Street, I recommend that there be a 5 -foot -by -5 -foot level pad at each comer where the street grade exceeds 5%, c. The 80th Avenue approach should have a storage platform of no more than 4% grade for a distance of 75 feet measured from the edge of travel on Zier Road. This requirement is for all intersections where the approach grade exceeds 4%. MEMINUMMOR if the half width section of 80th Avenue is to be connected through as phases 4 & 5 ars developed, the street section must be built wide enough to handle two-way traffic, 22 feel, minimum. If not, each should be built as paved "harmnetheacP' turnarounds. Permaneni barricades will be required to prevent through traffic. Right-of-way fencing will be necessary to keep vehicles off the aqjacent private property. 3. Street Lighting 111MMI-701111431 1917MMM PRIBUT ME Page 6 Plat of Washington Heights, Phases 2-11 Pre Plat 92-10 .. .. ...... ....... 32 IDIOM M 811103 MwermMe V911103411 -o 9-1- 80th Avenue shall be a two-lane roadway except at the intersection at Zier Road where it will be three lanes. The turn lane shall have storage for 3 passenger vehicles, approximately 75 feet, not including the appropriate transition/taper striping, MIIIIIIIIIIIM�!I identify. A. Requirements a. Install left turn lanes on Zier Road at 80th Avenue with construction done in conjunction with connection of 80th Avenue to Zier Road from the development. New street section to be constructed per City of Yakima's standards for minor arterial roads, b. Pay pro rata share of intersection improvements at 72nd Avenue and Washington Avenue per the traffic concurrency report. C. Work with traffic engineering to develop a pattern of stop sign pattern within the subdivision and along existing sections of Washington Avenue and Fremont Way to minimize speeding. The developer is responsible for purchase and installation of all signs. B. Traffic Impact Study a. Conduct a traffic impact study to determine off-site traffic impacts and mitigation measures related to the development. Intersections to be studied include 80th Avenue & Zier Road and Washington Avenue & 72nd Avenue. b. Traffic analysis will include existing traffic conditions, site only at build out year, and site plus background traffic at build out year. C. Analyze impacts to existing segments of Washington Avenue and Fremont Way for possible traffic calming measures that may be needed to mitigate impacts from the development. Analyze existing conditions, development plus background when the maximum number of units are constructed prior to constructing 80th Avenue to Zier Road, and development build out plus background traffic. 9. City of Yakima Transit Project Planner Yakima Transit does not currently have a route that passes the site, but anticipates starting a route in the next two years that will access Yakima Transit's future West Valley Park & Ride. The #2 & #5 routes will travel down Zier Road in each direction between 72nd and 96th Avenues. We do not anticipate routing buses through the proposed development. There is not an existing bus stop in front of the proposed development. Yakima Transit will have a future stop at the southeast and northwest comers of 80th Avenue and Zier Road. The size of the development will create a traffic impact along the arterial street system, specifically affecting traffic along Zier Road and the intersection at 80th Avenue and Zier Road. Page 7 Plat of Washington Heights, Phases 2-11 Pre Plat #240 DOC. INDEX 33 New bus shelters need to be installed on both sides of S Zier Road at this location. If bus routes are established along Zier Road before Phase 10 of the proposed plat is recorded, Yakima Transit requests that the developer install, at the developer's expense and before Council's approval of the final plat, a 5'x 10' bus shelter on the south side of Zier Road and Yakima Transit will install the bus shelter on the opposite side of Zier Road. If Phase 10 is recorded before Yakima Transit establishes a route alon Zier Road, Yakima Transit will install both shelters at Yakima Transit' expense. A second 5'x 0' shelter will be installed by Yakima Transit, if needed. To accommodate the transit stop, Yakima Transit requests that the required eight -foot public utility easement (YMC 42.02,020) across Lots 10-7 & 10-8 along Zier Road also be reserved for Yakima Transit. The bus shelter will abut the sidewalk on one of the two parcels, as determined by Yakima Transit. Sidewalks should be installed along the roads throughout the site for special population group's accessibility to the bus system. Handicap ramps should also be installed at intersections throughout the development.Bus shelters can be purchased from Yakima Transit or the Developer can choose to construct their own to City of Yakima standards. Specification information can be obtained upon request by contacting Yakima Transit at 509-576-6463. Yakima Transit will provide the appropriate signage. 10. City of Yakima Building Codes (Addressing). 1 qg c a M.117 -Mien -L lea in Wie preliminary plat. 14n 11111 I IF, I . The proponent/developer must address the air emission impact, in particular PM 2.5 prior to any SEPA approval. Air emission from such large development (240 lot subdivision), 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. Proponent must submit the results of the modeling or other calculation to YRCAA showing -that NAAi's will Mvt be violated; 2. Prior to demolishing or renovating any structures an asbestos survey must be done by a certified asbestos building inspector; 3. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition, 4. A Notification of Demolition and Renovation (NODR) application must be filed with YRCAA and the appropriate fee should be paid; IM= - Page 8 Wo of %mldvgtia �— Pre Plat #2- 10 DOC. INDEX #-C-1 34 On August 5, 2010 an amended preliminary plat drawing was submitted in response to many of these comments. Due to the responsiveness of the changes made in the, amended plat a follow-up DST meeting was not held. ITE Land Use: LU #210 Single Family Homes (1.0 1 Trips/Dwelling Unit) 240 * 1.01 = 242.4 PM Peak Hour Trips Expected Net PM Peak Hour Trip Generation: 243 PM Peak Hour trips Summary of Impact: The proposed project is a plat for 240 housing units in the vicinity of 80th Avenue and Zier Road. Traffic from this new development will enter the Arterial Street system on Zier Road and Washington Avenue. City of Yakima Administrative procedures for Concurrency Analysis use the PM Peak hour trip of the adjacent street for the selected land use category, The site -generated traffic is distributed to the Arterial Street sections noted below, based upon the City policy to assess impacts for two Arterial street segments. Estimated distribution of the site -generated trips is shown on the table below. Based upon actual data, City of Yakima Traffic Volumes for PM P e lucies any veracle trips previously assigneo unae"He Uoncuffericy 41ramance. City or I 5KIrna Transportation Concurrency assesses arterial street segment capacity only and does not address intersection capacity. Page 9 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX #_ C -k PM Peak eNw 2002- Resulting Segment Seg Total Pk Hr Dev. 2007 Pm Pk LOS # eSent Stret gme ADT Hr Reserve PM Pk Con- Hr /C V(V/C AD'r Cap. Hr currency Capacity Ratio) Iact mprip Ts Washington 207 Ave: 64th to 7,143 621 1,379 75 299 1,304 0.46 A 72ndAve 209 Zier Rd: 72nd 1,060 92 1,508 40 87 1,468 0.11 A to80th Ave 234 Zier Rd: 80th to 3,177 276 1,324 20 20 1,304 0.19 A 96th Ave 212 72nd Ave: Nob 8,710 758 2,442 65 349 2,377 0.35 A all to ZieRd _-Hr 72nd Ave -. Zier - 213 Rd to 8,082 F7O 3 2,497 70 157 2,427 0.27 A WashiVon 231 72nd Ave: 2,081 181 1,419 5 118 1,414 0.19 A Washington to Page 9 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX #_ C -k 35 - 4,912 - 427 - 1,173 - 30 - 30 - 1,143 - --I 0.29 A J 2,667 232 1,368 40 so 1,328 0.18 A 2,408 209 1,391 100 1,386 0.19 A Summary of Impact to City of Yakima Arterial Streets: The application has been reviewed and approved for consistency with YMC. 12.08 Transportation Capacity Management Ordinance. This development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. The review does not address interseCtiOT level of sevice. On September 14, 2010 a Mitigated Determination of Nonsignificance (MDNS) was issued by the City of Yakima. This MDNS was issued under WAC 197-11-340(2). In this deten-nination, mitigation measures were required: A, Contractors doing clearing, grading, paving, construction or landscaping wo must file a dust control plan with Yakima onal Clean Air Authority (YRC Burning is prohibited at all times during land cleRegiaring. I B. Complete ston-nwater design plans, specifications and runoff/storage calculatio, supporting the stormwater design are required pursuant to the Eastern Washingt Stormwater Manual and City of Yakima standards. These plans and control measur must be reviewed and approved by the City of Yakima Surface Water Engineer prio1 r cnsructi. If Underground Injection Control (UIQ wells are used d in the raina design, the UIC wells must be registered with the Department of Ecology oton a C. A NPDES Construction Stormwater General Permit from the Washington Stl Dept. of Ecology is required. The permit requires that Stormwater Pollution Preventi t Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitt construction sites. Permit coverage and erosion control measures must be in place pni to any clearing, grading or construction. D. A Grading Plan, prepared in accordance with the requirements and specificatio set forth in Appendix J of the 2009 International Building Code, shall be submitted approved by the City Building Official prior to any grading or construction. Any chan L9 or deviations from these requirements shall be at the discretion of the City Buildi ] fficial. I O Page W Plat of Washington Heights, Phases 2-11 Pre P [at #2- 10 DOC. INDEX 99 E. This development shall contribute to the planned intersection improvement project at 72nd Avenue and Washington Avenue for a roundabout. The Pro Rata Share contribution is estimated at $13,650 (or $56.88 per lodeveloper wants to pay by the phase). Public notice of this application and hearing was provided in accordance with: YMC Title 14, Subdivision Ordinance; YMC Title 15, Urban Area Zoning Ordinance and YMC Title 16, Development Permit Regulations and include the following actions and dates: Date of Original Application April 19, 2010 Date of Amended Application: August 5, 2010 Date of Developer's Notice of Complete Application: August 9, 2010 Date of Mailing of Notice of Application & Preliminary MDNS: August 12, 2 0 10 Date of Posting of Land Use Action Sign on the Property: August 12, 2010 Date of Mailing and Publication of Notice of Final MDNS: Septemberl 4, 2010 Date of Mailing and Publication of Notice of Public Hearing: Septemberl 4, 20 1 it R12 hN.F61m V.I:UXM =IF& r I$ LtAble) I I" U&IM I RVIVUlkil Is 61014 - - - •- - - - YMC § 14.20. 100 provides that the hearing examiner is to detennine whether or not the following standards are satisfied in reviewing a subdivision: 1. The proposed subdivision must be consistent with the provisions of the urban area zoning ordinance; 2. The proposed subdivision must be consistent with the city of Yakima's comprehensive plan; 3. The proposed subdivision must be consistent with the provisions of the subdivision ordinance, Chapter 14.30 YMC, concerning improvement design, requires compliance with Chapter 12 YMC. required by Chapter 58.17 RCW, the proposed subdivision must make appropriate provisions for: a. Public health, safety, and general welfare, b. Open spaces, c. Drainage ways, d. Streets or roads, alleys, and other public ways, e. Transit stops, f. Potable water supplies, irrigation and other water suppliers, g. Sanitary waste disposal, Page I I Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 37 fi, Parks and recreation, i. Playgrounds, j. Schools and school grounds, k. Sidewalks, 1. Other planning features that assure safe walking conditions for students who walk to and from school; and S. Based upon standards I through 4 of this section, whether the public use and interest will be served by the approval of this subdivision. The property is designated as Low Density Residential on the Future Land Use Map. This designation is characterized as development consisting primarily of detached single-family residences having a density of less than 7 dwelling units per acre exclusive of roads and rights- of-way. MMAUMVP1 permitted per net residential acre contemplated in the comprehensive plan would still not be exceeded. Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. Goal 3.2: Build sustainable new neighborhoods Goal 3.3: Preserve existing neighborhoods Policy 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. The subdivision • the subject property into lots suitable for single family residential development in an area already surrounded by single family-oriented residential development would be consistent with the comprehensive plan. There is no public comment or other evidence that suggests that the proposed development would ■• incompatible in style density or aesthetic quality with the surrounding properties. Page 12 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX 38 'Me Yakima Urban Area Zoning Ordinance (UAZO) § 15.03.030 (2) indicates that the (R-1) Single -Family Residential district is intended to: a. Establish and preserve residential neighborhoods for detached single-family dwellinm free from other uses except those which are compatible with, and serve the residents this district; and b. Locate moderate -density residential development, up to seven dwelling units per n1l residential acre, in areas served by public water and sewer, The proposed preliminary plat would be consistent with the intent of that zone and comply with the following development standards of Chapter 15.05 of the UAZO: a. Lot Coverage: The maximum lot coverage permitted in the R -I zoning district is 45% and all lots will comply with that limitation. b. Lot Size: The preliminary plat indicates lot sizes that range ftom. 9,332 to 30,289 square feet. Table 5-2 of Chapter 15.05 of the UAZO provides that the minimum lot size for a single-family dwelling is 7,000 square feet. c. Lot Width: Table 5-2 of Chapter 15.05 of the IJAZO prescribes a minimum lot width of 50 feet and all proposed lots meet that requirement. d. Density: With a density of about 3.4 dwelling units per net residential acre, the proposed preliminary plat complies with YMC § 15.05.030(B) and Table 4-1 of Chapter 15.04 of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the R -I zone. ... . ....... =I�Mml In addition to procedural requirements contained in the subdivision ordinance, the preliminary plat must conform to lot and block design standards. As submitted, the preliminary plat is consistent with those standards. Further, the ordinance requires submission of various design and engineering plans. Timely submission of such plans can be addressed through appropriate conditions on preliminary plat approval. City planners have identified a set of recommendations that are intended to assure consistency with the subdivision ordinance and other development regulations and pertinent to residential property development, As proposed, and with the recommended conditions, this preliminary plat meets all the design requirements in Chapter 14.30 of the City's subdivision ordinance and the development standards of YMC Title 12. Mmammunp-Man - I 1. Public health, safety, welfare: The construction of new detached single-family dwellings which is consistent with adjacent uses responds to continued regional growth and the concurrent need in this community for single-family dwellings. Page 13 Plat of Washington Heights, Phases 2-11 Pre Plat 42-10 DOC. INDEX CA 99 There is a man made pond with associated vegetation on the property that would be eliminated by the project. Marimade features of this type are not recognized as being critical area wetlands and they may be removed as a regulatory matter. No evidence has been presented indicating that preservation of the man made pond is in the public interest. The city of Yakima is required by the State Growth Management Act, Chapter 36.70A RCW, to ensure that proposed development not be approved unless transportation improvements or strategies to accommodate the impacts of such development are established concurrently with any proposed development that would otherwise reduce the level of service of a transportation facility below the standards adopted in the transportation element of thecity's comprehensive plan. The tTaffic capacity analysis performed for the project indicates that it will not reduce levels of service on arterials to in the vicinity. Based on these considerations, so long as the proposed preliminary plat complies with all applicable City development standards, all mitigation measures in the SEPA MDNS and all specified conditions of approval, it contains adequate provisions for protection of the public health, safety and welfare. 1 Open spaces: The proposed lots are larger than minimum sizes required in the R-1 zoning district. Lot coverage of 45% or less in the R-1 zoning district will provide adequate light and air for future residents in accordance with the standards in the zoning ordinance without additional open spaces. 3. Drainage systems: The SEPA MDNS requires that drainage system facilities will be provided in accordance with state and local regulations. 4. Streets, afleys, and other public ways: The gradient for some of the new streets proposed by this development has been an engineering and fire department concern during the review of this application. Pursuant to RCW 58.17.020 (4) a preliminary plat is to show "the general layout of streets and alleys, lots, blocks, and other elements of a subdivision consistent with the requirements of this chapter." Street gradients will be reviewed in subsequent engineering and design reviews conducted for the project by city staff However, city staff and the applicant's representative also discussed specific considerations regarding improvements to Zier Road. In those discussions, the parties agreed to proposed road grades from Perry Street to elimin Zier Road,. as de�pdcted on the M f 210 MUMMA— JWJ grade to ferry and a vertical curve transition through the Perry intersection to the allowed 12% gratid down to Fremont. In addition, the parties settled on specific aspects of Zier Road improvements as follows: turn lane requirements for the Zier Road and 80'h Avenue intersection are an I 1 -foot turn pocket for 50 feet and then a 75 -foot taper back to the standard roadway width applicable to Zier Road. Evidence in the record indicates that these provisions are acceptable to city engineering staff During the early stages of development all access to this development will come from either Fremont Way or West Washington Avenue, both of which connect directly with S 72nd Avenue. Neither intersection is curTeritly signalized. The intenection at Washington Avenue and S 72nd is proposed for signalization, or a roundabout, and the intersection at Fremont Way is not. A third Page 14 Wat A Woi DOC. INDEX # C-1 40 point of access, and the major roadway of this development, will be S 80th Avenue. If the proposed phases are developed in numerical sequence then Phases 2, 3 and 4 could bfi accomplished without connecting S 80th Avenue with Zier Road. However, based on DST comments, after the creation of 80 new lots, S 80th Avenue will need to be constructed to provide for another way of accessing this growing development. Then, as the additional phases are developed, the road network will need to be expanded as is indicated on the preliminary plat drawing. Other construction scenarios are certainly possible but in that event the decision as to when street development must occur is left to the discretion of the city engineer. Subject to these considerations and appropriate conditions, the preliminary plat makes adequate provision for areets, alleys and other public ways. 5. Transit Stops: Based on DST comments, if bus routes are established along Zier Road prior to the development Phase 10, a 5'xlO' bus shelter must be installed at the developer's expense on the south side of Zier Road with up to eight feet of additional right-of-way depth dedicated for its construction at the north side of Lots 10-7 and 10-8. 6. Water Suppties: Public water is required to be used for domestic and fire flow purposes. An adequate water supply for this development is available from Nob Hill Water Company. 7. Sanitary waste disposal: Public sewer is required to be available to aM... Sewer mains able of handlini the demands oJt1ris Jig -rJ i -&44-gr Preir ivstallatiw-i il; be im& M IVA""el"em oi 11LI.) num I U13 W. I $)Ali I ru 8. Parks and playgrounds: West Valley Community Park is located about one quarter mile north of the proposed preliminary plat and is the closest city park to the subject property, The proposed preliminary plat is not located in a planned parks and recreation area. Provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the which children within the proposed preliminary plat would be attending, and could also bc individually provided on the lots themselves which are of a size which would allow for playground areas as needed or desired. 4T11F4F1-=-WiJ 0 'S 4 1 - 'V%1ZsC4, p1-C1JJJLJJJ&1�y piaL V 1T=T7TM7,7&7RT1 TMoi is locatea aDom one qua . mile to the west. Wide Hollow Elementary School is the closest grade school and it is located approximately three quarters of a mile to the north and east. No comments were received from the School District suggesting the need for an additional school at this location. 10. Sidewalks: Sidewalks are required and will be provided on both sides of all streets, consistent with the requirements of Title 12 YMC. Page 15 Plat of Washington Heights, Phases 2-11 Pre Plat #2- 10 DOC. INDEX # 41 This proposed 240 lot residential subdivision is consistent with neighboring land uses and better serves the needs of the Urban Growth Area than continued agricultural use of the land. The purpose of DST review is to identify whether the preliminary plat and subdivision makes appropriate provisions for the matters set out in RCW 58.17.110. Based on the analysis of information contained in the application and preliminary plat included in the staff report, particularly considering the results of DST review and identification of additional information requirements, the evidence supports a finding that, so long as the required information is timely provided to the appropriate local and state agencies, the preliminary plat makes appropriate provision for: public health, safety, and general welfare, drainage, streets, sidewalks and other public ways, potable water supplies, irrigation, and sanitary waste disposal. Parks and recreation, open spaces, transit and schools are public amenities that are reviewed by DST, but no particular needs (except with regard to transit stops ) were identified by reviewers. These amenities are addressed broadly in the comprehensive plan and supporting planning documents developed by the City of Yakima or (particularly with regard to open space) through specific development regulations. So long as the preliminary plat is consistent with the plans and applicable development regulations, the objectives of RCW 58.17.110 for assuring appropriate consideration of these value are met. Ingrevalawo I . Subject to conditions identified through Design Services Team review and designed to assure compliance with Title 12 YMC, Title 14 YMC and Title 15 YMC, the preliminary plat of Washington Heights, Phases 2-11 is consistent with the City of Yakima comprehensive plan, the City of Yakima Urban Area Zoning Ordinance, and the City of Yakima Subdivision Ordinance. 2. As required by YMC 16.06.010 and 16.06.020, based on the consideration of foregoing findings pertaining to among other things, (1) the type of land use, (2) the level of development, (3) infrastructure, including public facilities and services needed to serve the development, and (4) the characteristics of the development, the proposed project is consistent with applicable development regulations and the adopted comprehensive plan, 3. Because, as conditioned, the preliminary plat makes appropriate provision for public health, safety, and general welfare, open spaces, drainage, streets, sidewalks, parks and recreation, potable and irrigation water supply and waste disposal, or is consistent with city plans for providing such services or amenities, the preliminary plat will serve the public use and interest and should be recommended for approval. Page 16 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 . . . . . . . . . . . ....... ..... 42 The Preliminary Plat Application by Sullivan Rowell Properties, LLC, for the 240 -Lot "Plat of Washington Heights, Phases 2-11 " (File No. Pre Plat #2-10) should be APPROVED, SUBJECT TO THE FOLLOWING CONDITIONS: I . Prior to final plat approval for any phase the applicable interior streets shall be engineered, constructed and approved or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. 2. Regardless of phasing, S 80th Avenue shall be constructed following the development of 80 new lots. When south 800' avenue has been constructed, no parking will be permitted along either side of the street and appropriate signage of this restriction shall be installed by the developer. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. 4. All lots shall be provided with public sewer service according to YMC Title 12 standards. This will include the installation of a 12 inch trunk line running through the development as well as any other lines needed for providing service within the plat itself. No individual septic systems or other sewage disposal methods will be allowed. Prior to final plat approval, written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or financially secured. 5. A minimurn 8 -foot wide public utility casement must be provided adjacent to all public road rights-of-way. 6. Easements for new and/or future utilities shall be a minimum of 16 feet in width, 1,#rovided that the width of easements for buried utilities will be twice the depth of the planned cxcavation. 7. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. & All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. 9. An additional eight feet of right-of-way shall be dedicated along the north of Lots 10-7 and 10-8 for the placement of a bus shelter. Page 17 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX 43 10. If bus routes are established along Zier Road prior to the development of Phas,; 10, a 5'xlO' bus shelter shall be installed at the developer's expense in the dedicated right -of- way along the north of Lots 10-7 and 10-8. 11. Fire hydrants shall be placed at the locations specified by the Building Codes and Planning Division and the Yakima Fire Department, All lots must be provided with adequate fire flow. 12. No facilities or construction may be installed within the easement for Drainage Improvement District (DID) #41 without Yakima County's permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed agreement between the developer and Yakima County prior to any modification or relocation to the DID, Any change of alignment will require a right-of-way easement to be granted to the DID prior to the execution of any long plat or other such instrument. This limitation will be included in a note on the face of the plat. 13. All permits required by the Yakima Regional Clean Air Agency shall be obtained in accordance with applicable laws and rules. 'Me developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. 14. The developer shall contact the State Department of Ecologry to determine if a baseline general permit for stormwater discharges will be necessary for this development. Application shall be made at least 3 0 days prior to the start of construction. 15- A final binding stormwater and drainage control plan for the entire property, including the installation of flood control measures, shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. "MUM of improvements for each phase of the development. 17. Erosion control methods such as temporary ponding, silt fencing, etc. must be in place prior to clearing, grading or construction. 19. This It shall be subject tot following notes, is must be placed on the face of the plat: z, The addresses shown on this plat are accurate as of the date of recording, btz 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. Page 18 Plat of Washington Heights, Phases 2-11 Pre Plat N2-1 0 DOC. INDEX # C-1 44 . Ao direct access is permitted from any of the lots onto Zier Road or South 80th 21. The five requirements of the September 14, 2010 MDNS shall be completed or complied with prior to final plat approval. 22. All other requirements of the zoning and subdivision ordinance, although not opecifically set forth herein, shall be complied with in their entirety. .177 4 N , 4, Uff"nor to -tic cApiratTon ol M. -Flu Uppirovdi it; appticant must suormt to Council a written request asking to extend the approval period for a maximum period of one 45 "WashingtonHAYDEN HOMES 46 LAND USE APPLICATION CITY OF YAKIMA, DEPARTMENT OF COMMUNITY DEVELOPMENT CITY C?F 1`AKIMA 129 NORTH SECOND STREET, 2ND FLOOR, YAKIMA, `VA 98901 VOICE: (509) 575-6183 FAX: (509) 575-6105 INST'RUCI'IONS -PLEASE READ FIRST Please t ear rint our answers -clear) . Answer all questions completely. If you have any questions about this form or the application process, please ask a Planner. Remember to bring all necessary attachments and the required filing fee when the application is submitted. The Planning Division cannot accept an application unless it is complete and the filing fee paid. Filing fees are not refundable. This application consists of four parts. PART I - GENERAL INFORMATION AND PART IV – CERTIFICATION are on this page. PART II and III contain additional informations ccific to,- our proRosal and MUST be attached to this a e to-com lete-thea lication_ PART I - GENERAL INFORMATION 1. Applicant's !V ame: Mailing Address: Information: City: E -Mail. 2. Applicant's Check One Interest in Pro ert Name - 3. Property Owner's Marling Address: Information (If other than Applicant): :City: _ 4. Sulliect Property's Assessor's Parcel N 5. Legal Description ofPronerty. Cif lenat 6. Property Brian Thoreson, Land Development Manager, Hayden Homes LLC t464 SW GlacierPlace, Suite 110 'ithorson@hayden-homes.com m°181332-33011 ,e attach it on a separate document) Em Ej Other Phone ( } 7. Property's Existing Zoning: SR It R -I F1 R-2 ❑ R-3 F1 B-1 El B-2 El 1113 ❑SCC. ❑LCC CBD GC AS RD M-1 M-2 .......... ... ................... 8. Type Of App] ication: (Check All That Apply) ✓ Final Long Plat El Environmental Checklist (SEPA Review) Other: ❑ Other: ❑ Other: ® Other: 9. SEE ATTACHED SHEETS PART IV – CERTIFICATION 10. I certify that the information on this application and the required attachments are true and correct to the best of my knowledge. Property Owner's Sib-tur Date Applicant's Signature Revised 0112017 Date �MECEIVED MAY � CITY OF YAKIW4 Page 13 47 Supplemental Application For: Arolff a FINAL LONG PLAT JMr oirE}A CITY OF YAKIMA, SUBDIVISION ORDINANCE, TITLE 14 PART II - APPLICATION INFORMATION 1. PROPER'T'Y OWNERS (attach if long): List all parties and financial institutions having an interest in the property: Hayden Homes LLC, an Oregon Limited Liability Company 2. SURVEYOR AND/OR CONTACT PERSON WITH THEIR CONTACT INFORMATION: Alex Matarazzo, PLS / 509.416.5456 PBS Engineering and Environmental / 6115 Burden Blvd,, Suite E / Pasco, WA 99301 3. NAME OF SUBDIVISION: Washington Heights Phase 4 4. NUMBER OTa LOTS AND THE RANGE OF I,OT SIZES: 20 Lots, 10,840 SF - 16,669 SF 5. SITE FEA'T'URES: A. General Description: Flat El Gentle Slopes N Steepened Slopes B. Describe any indication of hazards associated with unstable soils in the area, i.e. slides or slipping? C. Is the property in a 100 -Year Floodplain or other critical area as mapped by any local, state, or national maps or as defined by the Washington State Growth Management Act or the Yakima Municipal Code? Located in Zone X, not in Flood Plain 6. UTILITY AND SERVICES: (Check all that are available) Electricity M Telephone Natural Gas N Sewer Cable TV N Water Irrigation 7. OTHER INFORMATION: A. Distance to Closest Fire Hydrant: Will not exceed 500 feet once construction is complete. B. Distance to Nearest School (and name of school): 1.0 miles to West Valley Junior High School. C. Distance to Nearest Park (and name of park): 1.6 miles to West Valley Community Park D. Method of ITandling Stormwater Drainage: Onsite Infiltration trenches E. Type of Potential Uses: (check all that apply) Single -Family Dwellings ❑ Two -Family Dwellings ❑ Multi -Family Dwellings ❑ Commercial ❑ Industrial PART III -RE UIRED ATTACHMENTS 8. FINAL PLAT REQUIRED: (Please use the attached City of Yakima Final Plat Checklist) I hereby authorize the submittal of the final plat application to the City of Yakima for review, TLI Property Owner Signature (required) Date Note: if you have any questions about this process, please contact us City of Yakima, Planning Division, 129 N. 2nd St., Yakima, WA or 509-575-6183 �` i *K. MAY Revised 01/2017 'SAY 9, 017 Page 14 CITY OF DOC. 48 HAYDEN HOMES "Washington Heights FLP#002-17 VICINITY MAP 49 .—■ Ma %'%% "i ■ ...x �Ilkw Planning File Number: FLP#002-17 Project Name: Hayden Homes — "Washington Heights — Phase 4" Site Address: Vic. of S 78th Ave & Whatcom Ave Proposal: Final Long Plat approval for "Washington Heights - Phase 4" (PLP#002-10), subdividing a portion of the 88 acres of Washington Heights Phases 2 through 11 into 20 single-family residential lots in the R-1 zoning district. 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. Date Created: 6/21/2017 DOC. 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