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City of Yakima Planning Commission
SPECIAL MEETING/CONTINUED PUBLIC HEARING
City Hall Council Chambers
Monday November 16, 2015
6:00 p.m. - 7:30 p.m.
YPC Members:
Chairman Dave Fonfara, Vice -Chair Scott Clark, Al Rose,
Bill Cook, Patricia Byers, Ron Anderson, Carmen Mendez
City Planning Staff:
Joan Davenport (Community Development Director/Planning Manager); Jeff Peters
(Supervising Planner); Valerie Smith (Senior Planner); Robbie Aaron and Trevor Martin
(Assistant Planners); Rosalinda Ibarra (Administrative Assistant); and Lisa Maxey
(Department Assistant)
Agenda
I. Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation
V. Continued Public Hearing - What the Hay LLC
Applicant: Hordan Planning Services for What the Hay LLC
File Number(s): CPA#004-15, RZ#004-15 & SEPA#010-15
Site Address: 8603 Wide Hollow Rd
Request: Change the Future Land Use map designation for one parcel from Low-
density Residential to High-density Residential and change the zoning
from Single-family Residential (R-1) to Multi -family Residential (R-3).
*Motion to Consider CPA#004-15 & RZ#004-15 and Direct Planning Staff to Prepare
Appropriate Findings
VI. Other Business
VII. Adjourn
Next Meeting: December 9, 2015
SIGN -IN SHEET
City of Yakima Planning Commission
City Hall Council Chambers
Monday November 16, 2015
Beginning at 6:00 p.m.
Public Hearing
*PLEASE WRITE LEGIBLY'
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YPC Hearing
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November 9, 2015
Mr. Jeff Peters, City Planning and Planning Commission
129 North Second Street
Yakima, WA 98901
Hearing November 16, 2015 City Council Chambers
I found this builder's crew outside my house using my house water faucet, not irrigation and electrical
outlet, without my permission, to build a house next to me. I have no faith in what they say. When I
moved into Cottonwood Grove I was given a verbal understanding, Cottonwood Grove homes would
extend to Wide Hollow Road with a road connecting Nob Hill and to the west next to the grade school.
There were no homes south or west of me at that time.
Try getting onto Wide Hollow when the fog is thick or when the high school students who are driving
home create more traffic on Wide Hollow, 80th and 96th Avenues. Cottonwood Grove parents park cars
south, off Tieton to pick up children from the school bus, not allowed to walk down 88th. Children also
come in off Wide Hollow. That is a reason to prefer family homes and consider the impact on this area.
On Halloween it is common to have 100 or more children in my immediate area. The traffic is dense. In
the winter side streets are not always cleared of snow causing cars to slide toward intersections or
property. Children ride the buses in winter, also. We do not need more traffic on 88th Avenue.
Please consider the safety feature and the nearest law inforcement and hospital when inviting a large
number of people to move into or travel in this residential area.
Irene Moen
8802 Midvale Road
Yakima, WA 98908
ja�'� O?gpx
der
Peters, Jeff
-From: Connie Fisher <yakimafisherfarm@gmail.com>
.Pent: Monday, November 16, 2015 12:07 PM
To: Peters, Jeff
Subject: Flood Video
Dear Jeff Peters:
We have a flood video from Wide Hollow creek covering the floods of 1995, 1996 and 1997.
Would you please have a TV and VCR on hand tonight to show this video. It is documented proof that there is
great concern of flooding the land that is now proposed for development by What the Hay Corporation.
Respectfully,
Colleen & Connie Fisher
Peters, Jeff
From:
Kent Russell <kentnr@gmail.com>
oent:
Monday, November 16, 2015 11:36 AM
To:
Peters, Jeff
Subject:
CPA#004-15
Dear Mr Peters:
My wife and I oppose the changes to our neighborhood that CPA #004-15 would bring.
We moved to Yakima in 2010 after buying a house in the Cottonwood Grove Division. Before
purchasing this house we checked to make sure that it was not in a 100 year flood plane, as we
would never buy a house in 100 year plane (bad karma- I'm a retired fish biologist). Our search
came back negative so we purchased the house. Imagine our surprise when FEMA informed us a
couple of years later that our house was indeed in a 100 year floodplain and we were required
to purchase expensive flood insurance. Imagine our shock when we found out the City knew the
proposed Cottonwood Grove development was in an area prone to sheet flooding, but allowed the
project to proceed anyway with future flood damage/costs to be born by unknowing future
buyers and taxpayers. While we are happy that FEMA and Yakima County are working on the
Shaw and Wide Hollow Creeks Flood Control Project which should remove us from the flood
,)lane. We're not happy that taxpayer money is being used to remove the Cottonwood Grove
community from the 100 year floodplain. We feel this cost should have been borne by the
developer. This problem was knowingly created by the City Planning Commission when the
Cottonwood Grove development was approved. We believe the Planning Commission should have
required the developer solve the flooding issue as a requirement prior to developing the
Cottonwood Grove parcel. To our knowledge the flood control EA has not been signed, so no
decision has been made and no money has been speci f ical ly allocated for this project. If
everything goes smoothly, the flood control project will not be completed for several years. We
believe the Planning Commission should not consider increasing housing density in the flood plain
until the flood control project is completed.
Some West Valley schools are overcrowded and need more and upgraded classrooms. In the
past year the local school district floated a bond measure for money to get our schools up to
standard. The measure failed. We believe it shortsighted to increase the housing density in
this area until we have our schools up to par. Please don't make this problem worse.
In our view, both Wide Hollow Road and 5 80th Ave are presently inadequate for the number of
vehicles and any pedestrians that utilize them. We believe both roads should be upgraded with
"ider running surfaces, sidewalks and signs before the Planning Commission consider increasing
the housing density in our area. Please don't make this problem worse.
1
Peters, Jeff
from: Keniston, Tracy L <tkenisto@zagmail.gonzaga.edu>
Sent: Sunday, November 15, 2015 4:05 PM
To: Peters, Jeff
Subject: No to R3 Zoning
To whom it may concern,
I will be unable to attend the city planning open meeting tomorrow evening. However, I am a homeowner in
Cottonwood Grove and I am against the R3 zoning!
Tracy Keniston
Sent from my Whone
Peters, Jeff
-From:
Bradley Arnesen <bcarnesen@icloud.com>
Sent:
Friday, November 13, 2015 2:09 PM
To:
rentals@summitcrestconstruction.com
Cc:
Peters, Jeff
Subject:
Cottonwood Grove R-3 controversy
Rich,
Thank you for four effort to communicate with us via the flyer left at our house. We also appreciate your attempt to
clarify your proposal at the second public hearing meeting.
Here is how things went bad with your initial proposal:
-- The proposal requested that the entire property be zoned R-3.
-- Your proposal used the words "high density," "affordable housing," "multi -family."
Unfortunately, those terms don't go away with a tricky amendment (called "information needed for the hearing") to
include a new R-2 buffer. The community continues its initial concerns about the remaining R-3 portion of your proposal.
Sincerely,
Brad & Cindy Arnesen
8509 Westbrook Ave.
Sent from my iPad
Peters, Jeff
Crom: genevahart@q.com
.sent: Monday, November 16, 2015 12:09 PM
To: Peters, Jeff
Subject: CPA#004-15 and RZ#004-15 "What TheHay" Rich Hochrein
ATTENTION: City of Yakima Planning Commission
Mr. Hochreins comprehensive plan amendment and rezone request are absolutely out of character for the
adjoining neighborhood of Cottonwood Grove. Cottonwood Grove is almost entirely single family upscale
middle income homes and residents. The term "affordable " housing is an ambiguous term suggesting low
income housing.
The amenities noted in Mr. Hochreins narrative accompanying his requested changes are virtually nonexistent.
South 88th Ave is not designed for any additional traffic. Nob Hill Blvd has no easement from 80th Ave.
west. Wide Hollow Rd is already overused, no shoulders, runs thru a fruit packing operation, and is subject to
flooding.
I think Mr.. Hochrein is premature in any requested changes. His property is in a lood zone. FEMA has a time
line for relocating Shaw Creek which includes new bridges for Wide hollow Creek at about 92nd Ave. They
estimate completion of all necessary changes no sooner than 2018. Obtaining easements for all the suggested
changes have been totally unsuccessful to date.
herefore, Mr. Hochreins requests should be denied and at such time as the flooding problem has been resolved
he can attempt a rezone to R-2, but preferably it all remain as now exists.
Respectfully, Geneva Hartoon, 8514 Garden Ave, Yakima, Wa 98908
DENNIS L. FLUEGGE
ROBERT C. TENNEY
MARK D. WATSON*
JEROME R. AIKEN*
JOHN A. MAXWELL, JR.
* Also admitted in Oregon
THE LAW OFFICES OF
MEYER, FLUEGGE & TENNEY, P.S. **PETER M. RITCHIE
230 South Second Street ERIN E. MOORE
P.O. Box 22680 JAMES C. CARMODY
Yakima, Washington 98907-2680 ***GARY E. LOFLAND
JEREMY C. LIEB
LUKE A. EATON
**Also admitted in Virginia
* * * Of Counsel
November 12, 2015
Mark Kunkler
Senior Assistant City Attorney
City of Yakima — Legal Department
200 South Third Street
Yakima, WA 98901-2830
Jeff Peters
Supervising Planner
City of Yakima Planning Division
2"0 Floor, City Hall
129 N. 2"6 Street
Yakima, WA 98901
RE: What the Hay, LLC — Comprehensive Plan Amendment and Rezone
Dear Mark and Jeff:
What the Hay, LLC presented a site plan for development of its property on Wide Hollow Road at the last hearing
before the Yakima Planning Commission. The site plan set forth the future street alignment, perimeter development
areas and area for Multi -Family (R-3) development. We had discussed the inclusion of a development plan reflecting
the development limitations on the perimeter portions of the property.
Upon further thought, we believe that a preferred course would be to simply establish a buffer zone on the perimeter
areas of the property. The buffer areas would be zoned Two Family (R-2) with those areas depicted on the attached
conceptual map. The development within the buffer areas would be consistent with existing development densities
on bordering properties within the Plat of Cottonwood Phase 4. While those adjacent areas were zoned Single
Family (R-1), the actual development was with common wall or zero lot line residences. This density of development
is consistent with R-2 zoning. The proposal would also leave the Foursquare Church property as Single Family (R-
1) zoning.
The only area that would be rezoned to Multi -Family (R-3) would be the area in darker orange on the attached map.
This proposal is consistent with historic practice within the community and utilizes a transitional zoning from R-1
to R-3. We believe that this approach is consistent with the comprehensive plan and rezone standards and more
accurately reflects reasonable future development options for the property.
I'D
Nir`VI'J'7i3'1'V OF
17i!�
Telephone 509-575-8500 # Fax 509-575-4676 * www.mftlaw.com ' a��tbilb s
�+�
Mark Kunkler
Jeff Peters
November 12, 2015
Page 2
Please consider this letter as a request to modify the original application to reflect the transitional and buffer zoning
concepts.
Thank you for your consideration,
Very truly yours,
MEYEP., F,,,UEGGE & TENNEY, P.S.
1a's C. Carmody
JCC:dg
Enclosures
cc: Client (w/o enclosures)
Rl
NOV 2015
RP?W`i F. I
THIS SKETCH IS OFFERED FOR
APPLICILTION PURPOSES ONLY
AND IS NOT INTENDED TO
PORTRAY THE RESULTS OF A
COMPLETE SURVEY.
GRAPHIC SCALE
s im 2w me
I
(TN MT)
1 hnh - 200 &
r
M
a DY -J6 D/- t 1319.53'
WIDE HOLLOW ROAD
R-1 SINGLE FAMILY
R-2 TWO FAMILY
R-3 MULTI -FAMILY
CONCEPTUAL SKETCH
PREPARED FOR
WHAT THE HAY, LLC
4702 9100 SUMMITVIEW AVE.
YAKIMA, WA. 98908
OF
ASSESSOR'S PARCEL 181330-42402
Thomas F. Upton
155B3P01.DN'D DATE 10/29/15
CITY OF YAKIMA, WASHINGTON
PLANNING COMMISSION'S RECOMMENDATION
November 4, 2015
In the Matter of a Preliminary Plat
Application Submitted by:
Rich Hochrein
Summit Crest Construction
For a 44 -Lot Preliminary Plat in the
R-2 Zone in the Vicinity of Summitview Ave.
And N. 88th Ave. Yakima, WA.
PLP #003-15
SEPA #029-15
A. Introduction. The public hearing process for this application may be summarized as
follows:
(1) The Yakima Planning Commission (YPC) conducted an open record public hearing
for this application on November 4, 2015.
(2) The staff report presented by Assistant Planner Trevor Martin recommended
approval of the proposed 44 -lot preliminary plat subject to the conditions stated within the staff
report.
(3) The applicant, Rich Hochrein, testified in favor of the application and joined in Mr.
Martin's recommendation for approval of this proposed preliminary plat subject to conditions.
(4) No members of the public provided testimony regarding the plat and seven written
comments or inquiries from residents or other members of the public were submitted prior to the
public hearing.
(5) This recommendation has been issued within ten business days of the hearing.
B. Summary of Recommendation. The Yakima Planning Commission recommends approval
of this preliminary plat subject to conditions.
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
C. Basis for Recommendation. Based on a view of the site; consideration of the staff report,
exhibits, testimony and other evidence presented at an open record public hearing on
November 4, 2015; and a consideration of the applicable subdivision ordinance requirements,
zoning ordinance requirements, development standards and consistency criteria; the YPC
makes the following:
FINDINGS
I. Applicant. This preliminary plat application was submitted by Rich Hochrein / Summit Crest
Construction, 4702 Summitview Ave. Ste 100, Yakima, WA.
II. Location. The location of the proposed preliminary plat is the vicinity Summitview Ave. & N.
88th Ave., in the City of Yakima; Assessor's Tax Parcel Number: 181319-24019.
III. Application. This application seeks approval to subdivide a lot which is approximately 7.65
acres in size into 42 common -wall residential and two (2) triplex lots ranging in size from 4,100
to 10,400s.f. The property is located within the Two -Family Residential (R-2) zoning district.
IV. Notices. Notices of the November 4, 2015, open record public hearing were provided in
accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal
Code, in the following manner:
Mailing of Notice of Hearing to owners within 300 feet: October 12, 2015
Publishing of Notice of Hearing in the Yakima Herald -Republic: October 12, 2015
Posting of Land Use Action Sign on the property: October 9, 2015
V. Environmental Review. The SEPA Responsible Official issued a Determination of
Nonsignificance (DNS) on October 13, 2015, which became final without an appeal.
VI. Transportation Capacity Management Ordinance. This preliminary plat of 44 lots was
reviewed under the City of Yakima's Traffic Capacity Analysis Ordinance (YMC 12.08) on
August 24, 2015. The development will not exceed the PM peak hour capacity of the City
Arterial street system and reserve capacity exists on all impacted streets.
VII. Zon,ina and Land Uses. The zoning of the property within the proposed preliminary plat is
Two -Family Residential (R-2). The property is currently vacant.
VIII. Development Services Team. Comments from the Development Services Team meeting
of August 25, 2015, and from public agencies with an interest in the proposed preliminary plat
were as follows:
2
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
a. Codes:
i. Preliminary addressing for the Plat can be found in Exhibit "A".
ii. Fire hydrants shall be provided per section 507 of the International Fire Code
(IFC) to within 600 feet of the farthest point of a single or two family structure,
and fire hydrants shall be located on an approved fire apparatus access road.
iii. Per Appendix C of the IFC, if the fire apparatus access road will be continuous
(not a dead end), fire hydrants shall have an average spacing of 500 feet
along the fire apparatus access road.
iv. Per section 503 of the IFC, approved fire apparatus access roads shall be proved
up to and within 150 feet of the farthest part of buildings.
v. The final site plan must show approved fire hydrant locations and fire apparatus
access roads prior to approval.
vi. Fire hydrants and fire apparatus access roads shall be installed prior to building
permit issuance.
b. Engineering:
i. This development is subject to Title 12 development standards which include,
but is not limited to the following sections of the Yakima Municipal Code
(YMC), (see the applicable code portion of this staff report for specific code
language or City of Yakima Website for the complete code):YMC § 12.01,
12.02, 12:03, 12.04, 12.05, 12.06, and 8.64.
ii. Summitview Ave. is classified as a Minor Arterial, requiring a total of 80 feet of
right-of-way to be dedicated.
iii. Curb, gutter, and sidewalk in accordance with YMC § 8.67, 12.05, and
12.06.070.
iv. All driveways will be required to be constructed in accordance with YMC Ch.
8.64.
v. An excavation and street break permit shall be obtained for all work within the
public right of way: YMC Ch. 8.72.
vi. N. 88th Ave., between Summitview Ave. and Juanita Dr., shall be constructed to
a minimum standard residential street section per standard detail R3, with a
minimum 20' wide pavement width (excluding curb/gutter and sidewalk). The
connection of N. 88th Ave. to Summitview Ave. shall be modified from the
existing residential driveway to a typical street intersection connection with curb
radiuses as approved.
c. Planning
i. In the event that N. 88' Ave. remains unimproved, there shall be no access from
the new development onto Juanita Dr. An emergency access gate shall be
installed and through access shall only be permitted in the event of an
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
emergency. N. 88th Ave. does not possess the structural integrity to
accommodate an increased traffic flow.
ii. If the proposed development would like to have a through access onto N. 88th
Ave. and Juanita Dr. The developer shall improve the necessary right-of-way on
N. 88th Ave. to Summitview Ave.
iii. If the developer does not agree to approving N. 88th Ave. and installing the
necessary improvement to bring the road up to an acceptable standard, a locking
gate shall be installed, in between the new development and Juanita Dr. that may
only be accessed by emergency vehicles.
d. Stormwater
i. In regard to the platting portion of the project there are no drainage requirements.
ii. However, if any utility or street work is done in advance of Civil drawings being
submitted, there may be some requirements. ;
iii. As the development of this project will involve clearing of more than one acre, a
Stormwater Site Plan shall be required. The major components of a Stormwater
Site Plan are:
a. Drainage plans and calculations to be completed by a licensed engineer
from the State of Washington;
b. A copy of the SWPPP or erosivity waiver; and
c. A stormwater maintenance agreement.
e. Wastewater
i. The developer will need to make minor adjustments on the civil drawings to
better serve lots 25 through 29.
Transit
i. The proposed subdivision is within Transit's service area and near facilities for
school -aged children, sidewalks should be installed along all the roads
throughout the proposed subdivision to accommodate special population group's
accessibility to the bus system.
ii. For Yakima Transit, the proposed development has a relatively low impact on
transit services even with common -wall, duplex, or triplex units. No additional
transit -related improvements are needed for the proposed development.
g. Streets and Traffic
i. Streetlights in accordance with YMC § 12.06.080 are required to be installed
starting at the intersection of 96th Ave. and extending eastward at approximately
250 foot spacing.
h. Nob Hill Water:
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88' Ave.,
Yakima, WA
"... Nob Hill Water currently is able to serve domestic water to this development."
IX. ,Jurisdiction. Sections 1.42.030, 14.05.050 and 14.20.100 of the Yakima Municipal Code
(YMC) provide that the YPC shall hold a public hearing and submit a recommendation to the
City Council relative to the subdivision criteria listed in Section 14.20.100 of the YMC and in
Chapter 58.17 of the Revised Code of Washington.
X. Preliminary Plat Review Criteria. Section 14.20.100 of the YMC provides that the YPC
shall review a proposed preliminary plat during an open record public hearing to determine
whether the following standards are satisfied:
(1) Subsection 14.20.100(1) -- Consistency with the provisions of the City's Urban Area
Zoning Ordinance: The proposed preliminary plat would be consistent with the intent and
character of the Two -Family Residential (R-2) zoning district set forth in Subsection
15.03.020(C) of the Urban Area Zoning Ordinance (UAZO). The stated intent is to establish and
preserve residential neighborhoods for detached single-family dwellings, duplexes and other
uses compatible with the intent of this district; and locate residential development with densities
up to twelve dwelling units per net residential acre in areas receiving a full range of public
services including public water and sewer service, and police and fire protection.
The proposed preliminary plat would be consistent with the use and density requirements of the
R-2 zoning district. It would also be consistent with the following minimum development
requirements set forth in Chapter 15.05 of the UAZO which must be met in order to assure land
use compatibility and promote the public health, safety and welfare:
(a) Lot Coverage: The maximum lot coverage permitted in the R-2 zoning district is 60%
and all lots will comply with that limitation.
(b) Lot Size: The preliminary plat indicates lot sizes that range from 4,100 square feet
to 10,400 square feet. Table 5-2 of Ch. 15.05 of the UAZO provides that the minimum lot
size for a Common -wall dwelling is 3,500 square feet and may not exceed the maximum
number of dwelling units permitted per net residential acre.
(c) Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width
of 35 feet for common wall and 50 feet for multi -family. All proposed lots meet that
requirement.
(d) Structure Setbacks- The minimum structure setbacks permitted in residential zoning
districts are intended to provide privacy, light, air and emergency access. Setbacks
along easements and rights-of-way are intended to minimize the impacts from traffic on
adjoining property owners. The applicable minimum setbacks in the R-2 zoning district
will be provided as set forth in Subsection 15.05.020(D) and Table 5-1 of the UAZO.
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
(e) Access Reguired: All new development shall have a minimum of 20 feet of lot
frontage upon a public road or be served by an access easement at least 20 feet in
width. All lots within this preliminary plat have the required frontage or will be served by
an easement that is 20 feet wide in accordance with Subsection 15.05.020(H) of the
UAZO.
(2) Subsection 14.20.100(2) -- Consistency with the provisions of the Comprehensive
Plan: The Urban Area Comprehensive Plan Future Land Use Map III -3 designates the subject
property as suitable for Medium Density Residential development. The Medium Density
Residential designation is characterized by a mixture of single-family detached residences and
duplexes, with a variety of other housing types at a residential density ranging between 7.0 and
11.0 dwelling units per acre. The following goals and policies apply to this preliminary plat
application:
Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the
affordability and neighborhood design needs of the public.
Policy 3.1.1.4: Development shall be located along Arterials or Collector streets and
should have good access to public transit.
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.
(3) Subsection 14.20.100(3) -- Consistency with the provisions of this title, Title 14
entitled "Subdivision Ordinance": All lots in this preliminary plat will have access upon a
public street; will be provided with all necessary public utilities; will exceed the minimum lot size
for the R-2 zoning district of 3,500 square feet for common -wall residences, and 7,000 square
feet for triplex residences; and will meet or exceed the minimum lot width of 35 feet for common -
wall, or 50 feet for triplex let, as measured at the rear of the required front yard setback. This
review and the recommended conditions are intended to ensure consistency with the provisions
of the City's subdivision ordinance which are more specifically addressed in the following
sections.
(4) Subsection 14.20.100(4)(a) -- Appropriate provisions for public health, safety and
general welfare: The construction of new residential units which will complement adjacent
uses will make appropriate provisions for the public health, safety and general welfare insofar as
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
there is a need in this community for residences and insofar as this proposed preliminary plat
would be required to comply with all applicable City development standards and all conditions of
approval specified by the City Council.
(5) Subsection 14.20.100(4)(b) -- Appropriate provisions for open spaces: The nearest
park is West Valley Park located 1.9 miles to the southeast of the proposed preliminary plat.
That facility, together with lot coverage of 60 percent or less on the lots proposed for this
preliminary plat, will satisfy this plat standard.
(6) Subsection 14.20.100(4)(c) -- Appropriate provisions for drainage ways: Complete
stormwater management and drainage design plans, specifications and calculations must be
submitted pursuant to the Eastern Washington Stormwater Manual and the City of Yakima
Stormwater Management Guide. Any underground injection wells shall be registered with the
Department of Ecology. On-site drainage will be permitted by methods to be reviewed and
approved by the City. The proposed preliminary plat in these ways makes appropriate
provisions for drainage ways.
(7) Subsection 14.20.100(4)(d) -- Appropriate provisions for streets or roads, alleys and
other public ways: The preliminary site plan shows adequate dimensions for street
improvements that comply with City of Yakima Title 12 Development Standards. Sewer and
storm drainage will need to be provided in accordance with City of Yakima standards. These
conditions will make appropriate provisions for streets and other public ways.
(8) Subsection 14.20.100(4)(e) -- Appropriate provisions for transit stops: Yakima Transit
provides service to the general area via stops on Summitview Ave.
(9) Subsection 14.20.100(4)(f) -- Appropriate provisions for potable water supplies,
irrigation and other water suppliers: All lots will be served with public domestic water and
water for fire protection purposes by the Nob Hill Water Association.
(10) Subsection 14.20.100(4)(g) -- Appropriate provisions for sanitary waste disposal:
There will be appropriate provisions for sanitary waste disposal for the proposed preliminary plat
in the form of public sewer service provided in accordance with the City of Yakima's Title 12
standards. Wastewater connection charges shall apply. Each lot shall be served by sanitary
sewer through an individual side sewer connection to the main which shall be installed or shall
have an approved bond in place to secure its installation prior to the recording of the final plat,
and civil engineer design plans shall be submitted and approved by the City of Yakima Engineer
in accordance with YMC Chapter 12.03. The utility easement in which the public pipe is to be
located must be a minimum 16-foot-wide easement, or greater depending on the depth of the
pipe. No septic systems or other method of sewage disposal will be allowed in the proposed
preliminary plat.
7
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
(11) Subsection 14.20.100(4)(h) -- Appropriate provisions for parks and recreation:
Appropriate provisions for parks and recreation areas for residents of this proposed preliminary
plat include West Valley Park which is located approximately 1.9 miles from this development
and is the closest city park.
(12) Subsection 14.20.100(4)(i) -- Appropriate provisions for playgrounds: Appropriate
provisions for playgrounds exist for this proposed preliminary plat due to the size of the
proposed lots and the presence of West Valley Park is located approximately 1.9 miles from this
development and is the closest city park.
(13) Subsection 14.20.100(4)0) -- Appropriate provisions for schools and schoolgrounds.
The nature of this development and the absence of comments from the School District suggest
that this preliminary plat will not lack appropriate provisions for schools and school grounds.
(14) Subsection 14.20.100(4)(k) -- Appropriate provisions for sidewalks: Since the
proposed plat would have sidewalks along its frontage on public streets in accordance with the
City's Title 12 requirements, the proposed preliminary plat will make appropriate provisions for
sidewalks.
(15) Subsection 14.20.100(4)(1) --Appropriate provisions for other planning features that
assure safe walking conditions for students who walk to and from school: There was no
evidence presented at the hearing of a need for other planning features to be provided within
this preliminary plat in order to make appropriate provisions for safe walking conditions for
students who walk to and from school as the site provides for sidewalk to allow children safe
passage to school or to a school bus stop.
(16) Subsection 14.20.100(5) -- Public use and interest: The evidence indicated that this
proposed preliminary plat, as conditioned, would be consistent with neighboring land uses and
would help serve the residential needs of this area. With the recommended conditions, it will
comply with the City's zoning ordinance, subdivision ordinance and comprehensive plan. It will
also make appropriate and adequate provisions for the public health, safety and general
welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste
disposal, parks and recreation, playgrounds and sidewalks, and is in a location where additional
provisions for schools or for additional planning features for students who walk to and from
school have not been recommended or deemed necessary.
XI. Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal Co'e.
The following analysis involves the consistency of the preliminary plat with applicable
development regulations, or in the absence of applicable regulations, the adopted
Comprehensive Plan as mandated by the State Growth Management Act and the Yakima
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
Municipal Code. During project review, neither the City nor any subsequent reviewing body
may re-examine alternatives to, or hear appeals on, the following items identified in these
conclusions except for issues of code interpretation:
(1) The type of land use contemplated by the proposal (a residential development in an R-2
zoning district) is permitted on this site so long as it complies with the conditions imposed by the
Yakima City Council, as well as the regulations of the zoning ordinance, subdivision ordinance,
building codes and other applicable regulations.
(2) The level of development (lot size, contemplated density) would not exceed the allowable
level of development in the Two -Family Residential (R-2) zoning district since the proposed lot
sizes satisfy the zoning ordinance requirements.
(3) The availability and adequacy of infrastructure and public facilities is not an issue
because the additional infrastructure that would be provided at the applicant's expense would
ensure that adequate infrastructure and public facilities are available for the proposed
preliminary plat.
(4) The character of the proposal, such as the proposal's consistency with applicable
development standards of the City's Urban Area Zoning Ordinance, primarily involves
consideration of specific development standards relating to lot size, access, potable water,
sewage disposal and other features of the proposed preliminary plat which have been
discussed in detail above. With the recommended conditions, the proposed preliminary plat
would be consistent with the development standards of applicable City ordinances.
CONCLUSIONS
Based on the foregoing Findings, the YPC reaches the following Conclusions
(1) The YPC has jurisdiction to recommend to the Yakima City Council the approval of a
proposed preliminary plat pursuant to Section 14.20. 100 of the subdivision ordinance.
(2) Notice of the public hearing of October 13, 2015, was given in accordance with applicable
requirements.
(3) The SEPA Determination of Nonsignificance (DNS) for this proposed preliminary plat was
issued on October 13, 2015, and became final without any appeal.
(4) The proposed preliminary plat was reviewed for traffic concurrency under the Transportation
Capacity Management Ordinance.
(6) This preliminary plat is in compliance with the consistency requirements of Subsection
16.06.020(B) of the Yakima Municipal Code.
(7) With the recommended conditions, the proposed preliminary plat as described in the
application narrative and site plan received July 31, 2015, is in compliance with the City's Urban
Area Comprehensive Plan, subdivision ordinance and zoning ordinance; makes appropriate and
adequate provisions for the public health, safety and general welfare and for open spaces,
9
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds and sidewalks; and, according to the weight of the evidence presented
at the hearing, does not require that specific provisions be made for the other requisite plat
considerations such as additional schools, additional schoolgrounds or additional planning
features that assure safe walking conditions for students who walk to and from school; and
serves the public use and interest.
RECOMMENDATION
Based upon the findings outlined above, it was moved and seconded that the City of Yakima
Planning Commission recommends APPROVAL of this proposed 44 -lot preliminary plat in
accordance with the application and related documents submitted for file numbers PLP #003-15
and SEPA #029-15, and subject to the following conditions:
1. In accordance with YMC Ch. 12.01 and the applicant's preliminary plat, the applicant
shall submit and gain approval of civil engineered plans which provide for design of all
Title 12 development standards, including but not limited to curb, gutter, sidewalk, street
lighting, stormwater; and street design.
2. No through street, but instead an emergency access gate shall be installed across the
property connecting the new development with Juanita Dr. unless the developer
improves the right-of-way in N. 88th Ave. connecting to Summitview Ave.
3. Prior to approval of the final plat all approved improvements shall be constructed or
financially secured according to the standards and requirements of the City Engineer
and YMC Title 12.
4. 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.
5. All lots shall be provided with public sewer service according to YMC Title 12 standards.
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.
io
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
6. A minimum 8 -foot wide public utility easement must be provided adjacent to all public
road rights-of-way.
7. 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.
8. All public and private utilities shall be located underground, with the exception of
telephone boxes and such similar structures.
9. All public and private utilities to be located within public road rights-of-way must be
constructed prior to the start of road construction.
10. 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.
11. All permits required by the Yakima Regional Clean Air Authority shall be obtained. The
developer shall designate during working hours a responsible party to serve as contact
for suspected airquality violations.
12. A final binding stormwater and drainage control plan for the entire property shall be
submitted and approved by the City's Engineering Division prior to construction of
improvements for any area of the development.
13. All addresses shall be as specified in Exhibit "A" of this report. All addresses must be
clearly shown on the face of the final plat as required by RCW 58.17.280.
14. This 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.
15. Irrigation approval, if any is required, shall be shown on the face of the final plat.
11
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
16. All other requirements of the zoning and subdivision ordinance, although not specifically
set forth herein, shall be complied with in their entirety.
17. Upon preliminary plat approval the applicant has five years to submit the final plat.
Thereafter, 30 days prior to the of said approval llllw'! applicant iu ut.ist submit to
the City Council a written iiia(lti� st a 111 iuiu�g to te�°�,ii!d the p ui°a alll period °III' ui a maximum
period of one year.
Dave Fonfara, Chairman [,)at
Yakima Planning Commission
12
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
Exhibit "A"
Addressing is suggested as the following, but is subject to change:
Lot 1: Existing lot to be readdressed from
8805 Summitview Ave. to 8812 Juanita
Dr. *
Lot 2: 8810 Juanita Dr.
Lot 3: 8814 Juanita Dr. / 209 N 89th Ave.
Lot 4: 207 N 89th Ave.
Lot 5: 205 N 89th Ave.
Lot 6: 203 N 89th Ave.
Lot 7: 202 N 89th Ave.
Lot 8: 204 N 89th Ave.
Lot 9: 206 N 89th Ave.
Lot 10: 208 N 89th Ave.
Lot 11: 210 N 89th Ave.
Lot 12: 212 N 89th Ave.
Lot 13: 214 N 89th Ave.
Lot 14:216 N 89th Ave.
Lot 15: 218 N 89th Ave.
Lot 16: 220 N 89th Ave.
Lot 17: 222 N 89th Ave.
Lot 18:224 N 891 Ave.
Lot 19: 221 N 89th Ave. 18819 Kail Dr.
Lot 20; 8817 Kail Dr.
Lot 21: 8815 Kail Dr.
Lot 22: 8813 Kail Dr.
Summit Crest Construction
PLP #003-15, and SEPA #029-15
Summitview Ave. and N. 88th Ave.,
Yakima, WA
Lot 23: 8811 Kail Dr.
Lot 24: 8809 Kail Dr.
Lot 25: 8807 Kail Dr.
Lot 26: 8805 Kail Dr.
Lot 27: 221 Summit Crest Wy
Lot 28:219 Summit Crest Wy
Lot 29: 217 Summit Crest Wy
Lot 30: 215 Summit Crest Wy
Lot 31: 8801 Juanita Dr.
Lot 32: 8803 Juanita Dr. / 213 Summit Crest
Wy
Lot 33:216 Summit Crest Wy/ 8806 Kail Dr.
Lot 34: 8808 Kail Dr.
Lot 35: 8810 Kail Dr.
Lot 36:8812 Kail Dr.
Lot 37: 8814 Kail Dr.
Lot 38: 8816 Kail Dr. / 215 N 89th Ave.
Lot 39: 8815 Juanita Dr. / 213 N 89th Ave.
Lot 40; 8813 Juanita Dr.
Lot 41: 8811 Juanita Dr.
Lot 42: 8809 Juanita Dr.
Lot 43: 8807 Juanita Dr.
Lot 44: 8805 Juanita Dr. / 214 Summit Crest
Wy
Triplex lots =
13
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Phone (509) ,575-6183 - Fax (509),575-6105
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YAKIMA PLANNING COMMISSION
RECOMMENDATIONS TO THE YAKIMA CITY COUNCIL
FOR THE
WHAT THE HAY COMPREHENSIVE PLAN MAP AMENDMENT AND REZONE
November 16, 2015
WHEREAS
The City of Yakima adopted the Yakima Urban Area Comprehensive Plan in December 2006
and the Yakima Urban Area Zoning Ordinance in March 2015; and
WHEREAS
The Washington Growth Management Act and local ordinances provide a process for the
annual review of amendments to the Plan as requested by citizens, property owners and/or
local government; and
WHEREAS
For the 2015 amendment review process, the Department of Community Development received
nine applications for consideration for amendments to the Comprehensive Plan's Future Land
Use Map, nine concurrent rezones, to the YMC Title 15 Yakima Urban Area Zoning Ordinance;
and
WHEREAS
Under the provisions of YMC 1.42 the Yakima Planning Commission is responsible for the
review of these applications and for recommending the approval, modification or denial of each
request; and
WHEREAS
The Yakima Planning Commission held study sessions to review the Comprehensive Plan,
Zoning map amendments on July 27, 2015, August 3, 2015, and August 17, 2015 and the open
record public hearings were held on October 27, 28, 29, and November 16, 2015.
WHEREAS
All required public notice of these applications was provided in accordance with the provisions
of YMC 15.11.090, YMC 16.05.010 — 050 and YMC 16.10.070; and
WHEREAS
Each CPA was considered for Environmental Review (SEPA), with a DNS issued for four
proposals on June 30, 2015, and for the remaining five proposals on July 1, 2015, with the
respective 14 -day appeal periods ending on either July 14, 2015 or July 15, 2015. No appeals
were received; and
WHEREAS
M
Code Administration (509) 575-6126 • Planning (509) 575-6183 • Ojjke of Neighborhood & Development .Services (509) 575-6101
The recommendation for this Future Land Use Map amendments, and text amendment are
based upon the criteria specified in YMC § 16.10.040; and
WHEREAS
The recommendations for the concurrent rezone is based upon the criteria specified in YMC
Subsection 15.23.030(E); and
WHEREAS
The Yakima Planning Commission concluded its consideration of these two applications on
November 16, 2015.
Now therefore, the Yakima City Planning Commission presents the following findings
and recommendations to the Yakima City Council:
FILE NUMBER: CPA # 004-15, & RZ#004-15
CPA # 004-15
APPLICANT: What the Hay, LLC
LOCATION: Vicinity of South 801 Wide Hollow Road
PARCEL NO: 181330-42402
Based upon a view of the site, the information contained in the application, staff report, exhibits,
testimony and other evidence presented at an open record public hearing held on October 29th
thru November 16, 2015; and a review of the Yakima Urban Area Comprehensive Plan; Yakima
Urban Area Transportation Plan Update, 2025; West Valley Neighborhood Plan; Yakima Urban
Area Zoning Ordinance; City of Yakima Title 12 Development Standards; Critical Area
Ordinance; City of Yakima Wastewater Collection System Master Plan; and the Ahtanum Wide
Hollow Comprehensive Flood Hazard Management Plan; the Planning Commission makes the
following:
FINDINGS
The applicant is requesting to change the Future Land Use Map designation for one tax parcel
from Low Density Residential to High Density Residential, and the zoning district from Single -
Family Residential (R-1) to Multi -Family Residential (R-3). The subject property is currently
vacant, with 15.82 acres of the 27.91 acres of property encumbered with a FEMA 100 -year
floodplain designation/Critical Area, and is located at 8603 Wide Hollow Rd., Yakima, WA.
City Staff provided a report which identified that the subject applications meet all eight criteria
for approval for both a Comprehensive Plan Amendment Application, and concurrent Rezone
including but not limited to:
Comprehensive Plan Approval Criteria:
1. Address circumstances that have changed since the last time the relevant
Comprehensive Plan Map or text was considered:
2. Better implement applicable Comprehensive Plan policies than the current relevant
2015 Yakima Planning Commission 2
Comprehensive Plan Amendment
Findings and Recommendations
Comprehensive Plan map or text.
3. Address an identified deficiency in the Comprehensive Plan.
4. Correct an obvious mapping error.
5. The proposed CPAs must be consistent with the Growth Management Act (GMA), Ch.
36.70A. RCW, and the Yakima County Wide Planning Policies (CWPP).
6. The cumulative impacts of all CPAs, including those approved since the original
adoption of the Comprehensive Plan, shall be considered in the evaluation of any
proposed amendments.
7. The proposed CPA is coordinated with, and take into consideration, the Comprehensive
Plans adopted by Yakima County or cities with which the City of Yakima has, in part,
common borders or related regional issues as may be required by RCW 36.70A.100?
8. The amendment must provide descriptive information regarding the property, including
the status of existing land use, access to sewer and water, as well as the availability of
public facilities such as schools, fire and police services.
Rezone Approval Criteria:
1. Testimony at public hearing,
2. The suitability of property in question for uses permitted under the proposed zoning.
3. The recommendations from interested agencies and departments.
4. Compliance with the Comprehensive Plan,
5. The adequacy of public facilities, such as roads, sewer, water, and other required public
services.
6. The compatibility of the proposed zone change and associated uses with neighboring
land uses.
7. What mitigating measures are planned to address incompatibility, such as sitescreening,
buffering building design, open space, traffic flow alteration, etc.?
8. The public need for the proposed change.
On October 29, 2015, prior to the Planning Commission's deliberation on CPA#004-15 and
RZ#004-15, the applicant requested that the Planning Commission reopen the public testimony
portion of the public hearing to receive a modified proposal, possibly addressing some of the
public's concerns. As requested the Planning Commission reopened the public testimony
portion of the public hearing.
The applicant presented a revised proposal showing the proposed street alignments, and
development along the east and west property lines of common wall dwellings. Due to the
2015 Yakima Planning Commission 3
Comprehensive Plan Amendment
Findings and Recommendations
submittal of the new proposal the Planning Commission continued the public hearing to
November 16, 2015.
On November 12, 2015, the applicant submitted a second modified proposal to the City of
Yakima Planning Division requesting a buffer of R-2 property along the east and west property
lines and a proposed road running east and west along the Foursquare church property.
After reviewing the revised proposal, receiving substantial written comments, and taking public
testimony during their October 27, 29th, and November 16, 2015 public hearing, the Yakima
Planning Commission determined that the revised proposal the criteria of YMC
16.10.040, but the criteria of YMC 15.23.030 required to support the alteration of the
zoning map of the City of Yakima for the following reasons:
YAKIMA PLANNING COMMISSION'S CONCLUSIONS
MOTION
Based upon the analysis, findings and conclusions outlined above, it was moved and seconded
that the Yakima Planning Commission recommend of the Comprehensive Plan
Amendment request from Low Density Residential to High Density Residential and of
the Rezone request from Single -Family (R-1) to Multi -Family Residential (R-3). The motion
carried by a vote of to
Having made the above Findings of Fact and Conclusions, the Planning Commission hereby
renders its
RECOMMENDATION TO CITY COUNCIL
The Planning Commission of the City of Yakima, having received and considered all evidence
and testimony presented at the public hearings, and having received and reviewed the record
herein, hereby recommends that the City Council of the City of Yakima the
Comprehensive Plan Amendment (CPA#004-15,) and the concurrent rezone
(RZ#004-15).
RECOMMENDED this 16th day of November, 2015,
IS
Dave Fonfara, Chairman for
the Yakima Planning Commission
2015 Yakima Planning Commission 4
Comprehensive Plan Amendment
Findings and Recommendations