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HomeMy WebLinkAboutR-2015-029 Apple Tree Development No. 3B, Phase 1, Final Plat RESOLUTION NO. R- 2015 -029 A RESOLUTION approving the final plat of Apple Tree Phase 3B (Phase 1) and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Apple Tree Development, is a 5.9 acre subdivision of which Phase 3B (Phase 1) constitutes 11 Lots, which was submitted by Eric Herzog of Huibregtse, Louman Associates, Inc on behalf of Apple Tree Development to the City of Yakima Planning Division (City File Numbers PLP #003 -13, and SEPA #025 -13) while the subject property was in the city; and, WHEREAS, the subject property was annexed into the City of Yakima in 2007; and, WHEREAS, on February 26, 2014, the City of Yakima Planning Commission held a public hearing to consider the preliminary plat; and, WHEREAS, on March 11, 2014, the City of Yakima Planning Commission issued their Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on May 6, 2014, the Yakima City Council considered the plat of Apple Tree Development Phase 3B The City Council adopted the Planning Commission's Recommendation, and accompanying resolution reflecting the same; 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 the applicant has constructed or financially secured all such improvements, and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat of Apple Tree Development Phase 3B (Phase 1), consisting of two sheets depicting a subdivision located in the general vicinity of the south side of Coolidge Road in between South 88 Ave. and South 96 Ave., Parcel No. 18133134490, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Apple Tree Development Phase 3B (Phase 1) 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 17 day of February, 2015 1 44 f i Micah Cawl: , Mayor ATTEST Nal, t tha . - _ Sonya Claar The, City Clerk '- a ,r�N�ti, ; t � + 'J d ..... r' BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 8. For Meeting of: February 17, 2015 ITEM TITLE: Public meeting and resolution for approval of the Final Long Plat of Apple Tree Development No. 3B (Phase 1) located in the vicinity of Coolidge Road & South 88th Avenue SUBMITTED BY: Joan Davenport, AICP, Director of Community Development Trevor Martin, Assistant Planner (509) 575 -6162 SUMMARY EXPLANATION: Eric Herzog, on behalf of Apple Tree Construction Company, submitted the final plat for Apple Tree Development No. 3B (Phase 1), consisting of an 11 lot residential subdivision located in the vicinity of the south side of Coolidge Road, between South 96th Ave. and South 88th Ave. This plat received preliminary plat approval on May 6, 2014 by the Yakima City Council. This subdivision is now ready for Council's consideration and approval. Resolution: X Ordinance: Other (Specify): Contract Contract Term: Start Date: End Date: Item Budgeted: Amount: Funding Source/Fiscal Impact: Strategic Priority: Improve the Built Environment Insurance Required? No Mail to: Phone: APPROVED FOR SUBMITTAL: City Manager RECOMMENDATION: Staff recommends City Council approve the final plat of Apple Tree Development No. 3B (Phase 1) and adopt the accompanying resolution authorizing the Mayor to sign the plat. ATTACHMENTS: Description Upload Date Type ❑ Resolution - Apple Tree Development No.3B Ph 1 2/5/2015 Resolution ❑ Complete Record - Apple Tree Development 2/5/2015 Backup Material No.3B Ph 1 APPLE TREE CONSTRUCTION CO LLC "Apple Tree Development — No. 3B Phase 1" FLP #002 -15 EXHIBIT LIST City Council Public Meeting February 17, 2015 Applicant: Apple Tree Construction Co LLC File Number: FLP #002 -15 Site Address: Vicinity of Coolidge Rd and South 88 Avenue Staff Contact: Trevor Martin, Assistant Planner Table of Contents CHAPTER A Resolution CHAPTER B Staff Report CHAPTER C Yakima Planning Commission's Recommendation CHAPTER D Vicinity Map CHAPTER E Final Plat — Apple Tree Development No. 3B — Phase 1 APPLE TREE CONSTRUCTION CO LLC "Apple Tree Development — No. 3B Phase 1" FLP #002 -15 EXHIBIT LIST CHAPTER A Resolution DOC DOCUMENT DATE `` INDEX # A -1 Agenda Statement: City Council Set Date of Public Meeting — 02/03/2015 Final Plat of Apple Tree Development No. 3B (Phase 1) _ A -2 Proposed Resolution — Apple Tree Development No. 3B 02/17/2015 (Phase 1) RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Apple Tree Phase 3B (Phase 1) and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Apple Tree Development, is a 5.9 acre subdivision of which Phase 3B (Phase 1) constitutes 11 Lots, which was submitted by Eric Herzog of Huibregtse, Louman Associates, Inc. on behalf of Apple Tree Development to the City of Yakima Planning Division (City File Numbers PLP #003 -13, and SEPA #025 -13) while the subject property was in the city; and, WHEREAS, the subject property was annexed into the City of Yakima in 2007; and, WHEREAS, on February 26, 2014, the City of Yakima Planning Commission held a public hearing to consider the preliminary plat; and, WHEREAS, on March 11, 2014, the City of Yakima Planning Commission issued their Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on May 6, 2014, the Yakima City Council considered the plat of Apple Tree Development Phase 3B. The City Council adopted the Planning Commission's Recommendation, and accompanying resolution reflecting the same; 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 the applicant has constructed or financially secured all such improvements; and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat of Apple Tree Development Phase 3B (Phase 1), consisting of two sheets depicting a subdivision located in the general vicinity of the south side of Coolidge Road in between South 88 Ave. and South 96 Ave., Parcel No. 18133134490, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Apple Tree Development Phase 3B (Phase 1) 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 17 day of February, 2015. Micah Cawley, Mayor ATTEST: City Clerk DOC. INDEX # n- ry ! BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 5.C. For Meeting of: February 03, 2015 ITEM TITLE: Set February 17, 2015 as the date for a public meeting before City Council to consider the final plat approval of Apple Tree Development No. 3B (Phase 1) located in the vicinity of Coolidge Road & South 88th Avenue SUBMITTED BY: Joan Davenport, AICP, Community Development Director Trevor Martin, Assistant Planner (509) 575 -6162 SUMMARY EXPLANATION: Eric Herzog, on behalf of Apple Tree Construction Company, submitted the final plat for Apple Tree Development Phase 3B (Phase 1), consisting of a 22 lot residential subdivision located in the vicinity of the south side of Coolidge Road, between South 96th Ave. and South 88th Ave. This plat received preliminary plat approval on May 6, 2014 by Yakima City Council. Resolution: Ordinance: Other (Specify): Set Date Contract: Contract Term: Start Date: End Date: Item Budgeted: Amount: Funding Source /Fiscal Impact: Strategic Priority: Improve the Built Environment Insurance Required? No Mail to: Phone: APPROVED FOR SUBMITTAL: City Manager RECOMMENDATION: Set February 17, 2015 as the date for a public meeting by the City Council for consideration of final plat approval. ATTACHMENTS: Description Upload Date DOC. Type D Final Plat - Apple Tree No 38 Phase 1 1/22/2015 INDEX Backup Material http:// agendaintranet /CoverSheet.aspx ?ItemID= 2954 &... Page 1 of 1 T = 2/3/2015 APPLE TREE CONSTRUCTION CO LLC "Apple Tree Development — No. 3B Phase 1" FLP #002 -15 EXHIBIT LIST CHAPTER B Staff Report - DOC DOCUMENT I DATE INDEX # B -1 Staff Report 02/17/2015 City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting February 17, 2015 Final Plat Application ) FLP #002 -15 For a 11 -Lot subdivision ) Staff Contact: Known as Apple Tree Development ) Trevor Martin, No. 3B Phase 1 ) Assistant Planner ) (509) 575 -6162 BACKGROUND AND SUMMARY OF REQUEST Apple Tree Development is a 5.9 acre subdivision of which Phase 3B (Phase 1) constitutes 11 lots of record that were recommended for approval by the Yakima Planning Commission on March 11, 2014. The subject plat is generally located on the south side of Coolidge Road in between South 88 Ave. and South 96 Ave. Parcel No. 18133233436. The City of Yakima Planning Commission held a public hearing on February 26, 2014, to review the preliminary plat. The plat was approved by the Yakima City Council on May 6, 2014. (City of Yakima File Numbers: PLP #003 -13, and SEPA #025 -13). 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. The Planning Manager has signed the final plat. Staff, therefore, recommends acceptance of the final plat and the adoption of a resolution authorizing the Mayor to sign the final plat. CONDITIONS OF APPROVAL The approved preliminary plat 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 #003 -13. The conditions that must be met before the final plat can be approved consist of the following matters: General 1. 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 air quality violations. Status: Achieved 2. 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. Status: Achieved DOC. 1 INDEX # 7D-1. 3. All addresses shall be as specified in Exhibit "A" of the Preliminary Long Plat of Apple Tree Phase 3B (City of Yakima File Number: PLP #003 -13). All addresses must be clearly shown on the face of the final plat as required by RCW 58.17.280. Status: Achieved 4. Irrigation approval, if any is required, shall be shown on the face of the final plat. Status: Achieved 5. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. Status: Achieved Streets 6. 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. Status: Achieved 7. 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. Status: Achieved Utilities 8. 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 9. 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. Status: Achieved 10. Minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights -of -way. Status: Achieved DOC. 2 INDEX # ��,_1� 11. 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 12. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Achieved 13. 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: Achieved 14. 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: Approved Plat Notes 15. 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. 16. The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on -site. Status: Achieved: All applicable plat notes are shown Timing 1. All property taxes and special assessments for the entire tax year must be paid, together with any required pre - payment amount prior to final plat approval. 2. Prior to recording the final plat or issuance of building permits, either: a. All required plat improvements, i.e. street, sidewalks, utilities, and drainage facilities must be in place; or, b. An escrow account established or a bond provided in an amount and with conditions acceptable to the County Engineer to assure installation of all remaining required improvements. If the developer elects to escrow or bond for the required roadway improvements, and fails to complete these improvements in the time specified in the escrow or bond agreement, the County Engineer shall have the authority to suspend issuance of building or occupancy permits until the required road and drainage improvements area accepted as satisfactorily completed. The County Engineer may issue building permits on a lot - DOC. 3 INDEX # - -t by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 3. The total project must be completed and the final plat submitted within the maximum five year time period prescribed by the Revised Code of Washington (RCW) 58.17.140. Any extension beyond the five year time period is subject to the provisions of Section 14.24 of the Yakima County Code. Status: Achieved: All applicable timing conditions have been met or are otherwise provided for FINDINGS 1. The preliminary plat was reviewed, processed and approved by The City of Yakima. 2. The final plat is in general conformance with the preliminary plat and conditions of approval. 3. The applicant has built or financially secured the construction of the required 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 Apple Tree Development Phase 3B (Phase 1) and pass a resolution authorizing the Mayor to sign the final plat. DOC. 4 INDEX # -�- APPLE TREE CONSTRUCTION CO LLC "Apple Tree Development — No. 3B Phase 1" FLP #002 -15 EXHIBIT LIST CHAPTER C Planning Commission's Recommendation DOC DOCUMENT DATE INDEX # C -1 Planning Commission's Recommendation 02/26/2014 CITY OF YAKIMA, WASHINGTON PLANNING COMMISSION'S RECOMMENDATION February 26, 2014 In the Matter of a Preliminary Plat ) Application Submitted by: ) PLP #003 -13 Apple Tree Development ) SEPA #025 -13 ) For a 22 -Lot Preliminary Plat in the ) R -1 Zone in the Vicinity of Coolidge Rd. and S. ) 88t Ave. Yakima, WA. ) 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 February 26, 2014. (2) The staff report presented by Supervising Planner Jeff Peters recommended approval of the proposed 22 -lot preliminary plat subject to the conditions stated within the staff report. (3) The applicant's Development Director, Duane Rogers, and engineer testified in favor of the application and joined in Mr. Peters' recommendation for approval of this proposed preliminary plat subject to conditions. (4) No members of the public provided testimony regarding the plat and no 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. 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 February 26, 2014; and a consideration of the applicable subdivision ordinance requirements, zoning Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA DOC. INDEX ordinance requirements, development standards and consistency criteria; the YPC makes the following: FINDINGS I. Applicant. This preliminary plat application was submitted by Duane Rogers / Apple Tree Construction LLC, 2550 Borton Road, Yakima, Washington 98903. II. Location. The location of the proposed preliminary plat is the vicinity Coolidge Rd. & S. 88 Ave., in the City of Yakima; Assessor's Tax Parcel Number: 181331 - 34490. III. Application. This application seeks approval to subdivide a lot which is approximately 5.98 acres in size into 22 residential lots ranging in size from 8,810 to 15,651 s.f. The property is located within the Single - Family Residential (R -1) zoning district. IV. Notices. Notices of the February 26, 2014, 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: February 10, 2014 Publishing of Notice of Hearing in the Yakima Herald- Republic: February 10, 2014 Posting of Land Use Action Sign on the property: December 23, 2013 V. Environmental Review. The SEPA Responsible Official issued a Determination of Nonsignificance (DNS) on January 23, 2014, which became final without an appeal. VI. Transportation Capacity Management Ordinance. This preliminary plat of 22 lots was reviewed under the City of Yakima's Traffic Capacity Analysis Ordinance (YMC 12.08) on November 1, 2013. 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. Zoning and Land Uses. The zoning of the property within the proposed preliminary plat is Single - Family Residential (R -1). The property is currently vacant. The adjacent properties are also zoned R -1 and are used for single - family homes. VIII. Development Services Team. Comments from the Development Services Team meeting of December 19, 2013, and from public agencies with an interest in the proposed preliminary plat were as follows: a. Codes: 2 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88 Ave., Yakima, WA DOC. INDEX # C�1. i. 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. ii. 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. iii. 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. iv. The final site plan must show approved fire hydrant locations and fire apparatus access roads prior to approval. v. 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. Coolidge Road is classified as a Residential Street, requiring a total of 50 feet of right -of -way to be dedicated. iii. Curb, gutter, and sidewalk in accordance with YMC § 12.05, and 12.06.070. iv. Street lights will need to be installed in accordance with YMC § 12.06.080. v. All driveways will be required to be constructed in accordance with YMC § c. Stormwater i. In regard to the platting portion of the project there are no drainage requirements. ii. However, in regard to the street improvements being made to Coolidge Rd. will require that all runoff from the road and sidewalks be retained and treated in accordance with the Stormwater Management Manual of Eastern Washington. The plans and calculations for the drainage shall be completed by a licensed engineer from the State of Washington. 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. 3 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA Doe. INDEX d. Nob Hill Water i. Nob Hill Water can supply the proposed subdivision with 1,000 gpm available fire flow. Should the development need more gpm, the existing 12 -inch mainline at 96th and Zier would need to be extended to 96th Ave and Coolidge to provide the additional fire flow. e. Wastewater i. An existing public 10" sewer main is available in both S. 96th Ave. and Coolidge Rd. In addition, there is a third 10" main just west of S. 91St Ave. Any one of these mains may be hooked into as needed. f. 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. ii. Presently, Coolidge Road is a long strait roadway with minimal development. The road surface is in poor condition in the area where this development is proposed. This has limited speeding problems to this point. With the addition of the 22 homes plus and improved road surface, speeding traffic will become an issue. Five equally spaced speed humps should be constructed to limit the number of fruit trucks using Coolidge Avenue as an alternative route to Occidental Road. 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 Single - Family Residential (R -1) zoning district set forth in Subsection 15.03.020(B) of the Urban Area Zoning Ordinance (UAZO). The stated intent is to establish new residential neighborhoods for detached single - family dwellings free from other uses except those which are compatible with, and serve the residents of, this district; to preserve existing residential neighborhoods for detached single - family dwellings free from other uses to ensure the preservation of the existing residential character, and serve the residents of, this district; and to locate moderate - density residential development with densities up to seven dwelling units per net residential acre in areas served by public water and sewer service. 4 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA DOC. INDEX # L. The proposed preliminary plat would be consistent with the use and density requirements of the R -1 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 is the maximum area that can be covered with structures and other impervious surfaces. The maximum lot coverage in the R -1 zoning district is 60 percent. This standard is intended to protect the open character of the zoning district according to Subsection 15.05.020(C) and Table 5 -2 of the UAZO. The proposed single - family residences on the proposed lots will meet this standard. (b) Lot Size: The minimum lot size in the R -1 zoning district for single - family residences served by a public water and sewer system is 6,000 square feet according to Chapter 15.05 and Table 5 -2 of the UAZO. The proposed lots range in size from 8,810 to 15,651 s.f. square feet, which will meet this standard. (c) Lot Width: The minimum lot width behind the required front yard setback in the R -1 zoning district is 50 feet according to Chapter 15.05 and Table 5 -2 of the UAZO. All proposed lots meet this standard. (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 -1 zoning district will be provided as set forth in Subsection 15.05.020(D) and Table 5 -1 of the UAZO. (e) Access Required: 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 Low Density Residential development. The Low Density Residential designation is characterized by a residential density of less than 7.0 dwelling units per acre (YUACP page III -14). The following goals and policies apply to this preliminary plat application: (a) Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. (b) Goal 3.3: Preserve existing neighborhoods. (c) Policy 3.3.1: Preserve the character of neighborhoods such as historical character, architecture, natural features and layout. 5 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA DOC. INDEX # C:-.1 .,_ (d) 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 -1 zoning district of 6,000 square feet for single - family residences; and will meet or exceed the minimum lot width of 50 feet 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 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: West Valley Neighborhood Park is located about 1.09 miles northeast 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 via stops on S. 72nd Ave. 6 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA DOC. INDEX (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. (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 Neighborhood Park which is located 1.09 miles to the northeast of this development. (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 Neighborhood Park to the northeast of the development. (13) Subsection 14.20.100(4)(j) -- 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. 7 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 . Coolidge Rd. and S. 88th Ave., Yakima, WA DOC. INDEX (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 Code. 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 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 -1 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 Single - Family Residential (R -1) 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: 8 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA (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 February 26, 2014, was given in accordance with applicable requirements. (3) The SEPA Determination of Nonsignificance (DNS) for this proposed preliminary plat was issued on January 23, 2014, 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 October 18, 2013, 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, 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 22 -lot preliminary plat in accordance with the application and related documents submitted for file numbers PLP #003 -13 and SEPA #025 -13, 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. 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. 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 9 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA DOC. INDEX F � # - , 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. 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. 7. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar 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. 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. 10. 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 air quality violations. 11. 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. 12. 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. 13. This plat shall be subject to the following notes, which must be placed on the face of the plat: 10 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA DOG. INDEX # C -1 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. Buildings within this plat shall be restricted to single - family structures (including attached garages, covered porches, other floors or stories, ect.) within a maximum allowed size of 3,600 square feet. d. Building size restrictions within this plat (including attached garages covered porches, other floors or stories, ect.) may be increased to 6,200 square feet with the installation of an approved fire sprinkler system. e. Accessory structures associated with single - family homes shall be restricted to a maximum size of 3,000 square feet. f. These restrictions shall remain in place until the applicant is able to provide certification from the water purveyor that fire flow provided to the plat will allow larger structures in accordance with Appendix B of the 2012 International Fire Code. 14. Irrigation approval, if any is required, shall be shown on the face of the final plat. 15. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 16. 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. Dave Fonfara, Chairman Date Yakima Planning Commission 1344 4- -- 7)" 11 Apple Tree Construction, LLC PLP #003 -13, and SEPA #025 -13 Coolidge Rd. and S. 88th Ave., Yakima, WA APPLE TREE CONSTRUCTION CO LLC "Apple Tree Development — No. 3B Phase 1" FLP #002 -15 EXHIBIT LIST CHAPTER D Vicinity Map DOC DOCUMENT DATE INDEX # D -1 Vicinity Map 02/04/2015 Project Vicinity Map_:....: % Alo Ilk fit F L p#002.1 5 ,� .. _ „! i r Related Projects: � • • • t • Applicant: HUIBREGTSE LOUMAN ASSOC INC � � '.+ ft "• ••• • • -.= " Location: COOLIDGE RD /S 88TH AVE ' 'A h• • . "' .k 'h +.: 0 Wednesday - 02/04/2015 - 02:13:52 `'' Contact City of Yakima Planning Division at 509 - 575 -6183 City of Yakima - Geographic Information Sevices 4 :.I,tr•.11IA..L' ,,, Y• ® .".■41401i Avc ..4,FIr•r∎ 1 'ti. 0 4 ,. .■ 1.,P 1211 Q ^ Sources: Esri, DeLorme, NAVTEQ, TomTom, Intermap, increment P Corp., 1:10,000 GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN; Kadaster NL, J Ordnance Survey, Esri Japan, METI, Esri China (Hang Kong), swisstopo, and the GIS User Community Proposal: Final Long Plat for Apple Tree Development No. 3B (Phase 1) (PLP #003 -13) subdividing a portion of the 5.9 acres of Phase 3B into 11 single - family lots in the R -1 zoning district. DOC. INDEX # 1b L 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. APPLE TREE CONSTRUCTION CO LLC "Apple Tree Development — No. 3B Phase 1" FLP #002 -15 EXHIBIT LIST CHAPTER E Final Plat of Apple Tree Development No. 3B — Phase 1 DOC DOCUMENT DATE INDEX # E -1 Preliminary Plat of Apple Tree Development No. 3B — Phase 1 12/06/2013 (formerly "Apple Tree Development Phase 3B ") E -2 Final Plat of "Apple Tree Development No. 3B — Phase 1" 01/16/2015 PLAT OF "APPLE TREE NO. 3B - PHASE 1" ( PART OF S 1/2 OF SW 1/4 SEC. 31, T. 13 N., R. 18 E_W.M. ) 45444'LY 'AP176II 31588 WOO., 0' LLR.WO@, 8089 DEN. 1/4 COR.. SEC. 31, W 114 .DEL 37 - 5 8971'19 W _ _ _ _ - 0 T. 13 L.L. R. 15 E,W.M. T. 1 3 IL, R. !p GwrL. - - 2788.77• SEE LCR 2M -60 SEE Ifp 90-40 - • ©000.0D2/1 1111953514R ' 1s' 1.157. R/W -RESERVED 6 ' P.1j. MIT. 0,13.20 .75,0 89 Ok18AISO 6OML94 15' DEDrc TED HEDCZN $ Adr',WO. 889 5 - L OLIDGE lOST. R/W B P .U. MD FOR A TOTAL a 30' AFR AFJIO. 7610501 g n _ _ ROAD • u 4 0 -47 < _ _ 2715.40' _ n � _ _ - + _ _ DUST. B' v.u. OBOE. - - TRACT __ ' -- v W >d 6 i �7Q 9 7p "'' PER 'APPLE WEE NO. 1• 18 � 4 73 I L 15 11 10 9 7REE NO. 2 AF.NO. 7286551 FUTURE D I3I. 88 SF ' - S TRACT = 1 H - T 'Ca _ _ � Ymlft Ply. r i9-0g0. �q�a7 1 - I As is 7423088 28 R/W RR k � 131. SF • • . . • .. -• 4 U10 �•' } �- 1{ AFRO. 7231774 • • s 1 • AIeGATIpM ESM T. W I I I • N 7 3o. w • - s,,,-,- W S ant_ W 8'IIRRI A ESMT. J EXIST. e' P.U. ESMT .6 l = V 03 7. 1. . 7 oN [94. r �Iy 1. 4 T }BFI! • •PPtL tAf T +U Apps 1 NO '8 � a p � S O, � PER 'APPLE TREE NO 1 +� A . i .N O. T266551 N FAH. 7p5+iS51 II R RVED r- UNE TAB.) F p� - T, p EW1. u ' � '0 100 200 400 II 11 IL' AIaHZ �PAPPLC T�GZ MO. 1 • '• II MI. TaitIg7 'Ll W • E �� 7X6671] �,L3.WOO. 89 sw COLL. c at. ` � C 'wt ionmi % T 13 R. 0. 16 E_ V Ml $ A.C. row, DI CA 111 N g0 E OCCIDENTAL ROA S 1/4 COR.. SEC. 31. 56 l!X - - _ - - _ 2662.12 THIRD STANDARD PARALLEL FOUND IN CASE SEE SEE LCR • • ~ 16 EXISTING R/W - _ T. w N P U COOT. •^ 13' PROPOSED R/W .• R t, RESERVED HEREON FOR A TOTAL OF 30' RAY COOLIDGE ROAD ` - n ?ti,. I ' ' $ - - -*' ARIA4A T. 1 69.4o•m E - `- .j I0' BR*.W000 rem. e , 1= 1[r BB R.M. HERM - . + . IT 1 7 N 992110' r - •-- Ea m'R• 9 !SOO �`, n a ' Y : � Q 73_23' Y O 02.. D VEZ W' 0 9e.9° O 116.16' . eR -oo � -_ _- ffi�_� -_ - _.1 f . - __ o I- n 9308 COOLIDGE RD. @lp6 CVCUOGE rap w 9]0. Coo1JO4L Mt 92122 W6LroCE Im. 8210 COOIDGE RD. 92ae COOLIDD[ RA 9206 COOLDGE RD. R. 9204 COOUDGE RD. A 0202 COOLS = PD. W 910B - ' .COCI CC RD OI *1@+ ODDLU(Y BIT O W 8 LOT 18 S ° LO 17 LO 16 LOT 15 LOT 14 LOT 13 '^ t- LOT 12 g ; LOT 11 LOT 10 ' " LOT 9 ' LOT 8 , 8 g 8 $ � 0 8,910± SF g. - 8,811± SF 8 ,810± SF r .- . S 9,006± SF 8 9,312± SF 4 ,7372 SF 14,297± SF 15,651± SF F 12,273± SF S = 9,176± SF £= 8,909± SF S x _ -1 �5 89'41'00' W ` • • • _ 9: - • OT41 E 410. B6'' _ SURVEYOR'S CERTIFICATE NOTE: PER PPP. 1RE� RD. 1 1 1 ' 4 � - I1 . 611' I. ERIC T. HERZOG, A PROFESSIONAL LAND SURVEYOR, DO HEREBY SEE SHEET 2 FOR LEGAL DESCRIPTOR AND Ai3JQ 96 76651 � 4 I,. • - AFA%T10.V'L NOSE: IS.- _ ,,,,.g S. CERTIFY THAT 1HE PLAT OF 'APPLE TREE N0. 3B - PHASE 1 LS y � - ! 6 5`1 0- BASED UPON AN ACTUAL SURVEY AND SUBDIVISION OF SECTION 31, 4121:04 Aa. ` - --,: TOWNSHIP 13 NORT WM., H. RANGE 18 EAST. M.; THATFTHE DISTANCES. zR PPDSG 4171EIE Mn OO e 9 ' 13. • COURSES. AND ANGLES ARE SNOWY HEREON CORRECTLY AND THAT �SC - L4.eI�Y".S] a �QC 9 � 1 HEREEDD • MONUMENTS AND LOT CORNERS HAVE BEEN SET Si THE GROUND AS 6 7R1' SHOWN ON THE PLAT. �T'11 1 n J C 10 INA AUDITOR'S CERTIFICATE TREASURER'S CERTIFICATE r._� FILED FOR RECORD THIS _ DAY OF I HEREBY CERTIFY THAT ALL DHARWWAR F REGULAR AND f G-[. 41Eq 20_ AT M. UNDER AUDITO FILE RUBBER SPECIAL ASSE591ENT5 COLLECTIBLE BY 1115 OFFICE THAT d��� = • I PARCEL NUMBER 1 81 331 -34490 RECORDS YAK.. COUNTY. ARE ATE AND OWING ON THE PROPERTY DESCRIBED HEREIN i -14 1 ASSOC. 10x1. AT LIE REQUEST OF W+MP N MSC LDUMA ON DATE OF THIS CERTE1CATON HAVE N E BEE PAID DATED ASSOC. INC. THIS DAY OF 20_ l y . 2803 RNerRoad JOB NO- 13089 BY: -ki: fsu1 L ♦.,.,,, Inc. A i_ Yakima, F WA M NAlIC ■ YAM PASO..., YAI940 COR TT Al101004 87 DEPUTY YA DEDA CdRITY TREACMROl'S OFFICE j , , - * • RW1F• I Associates, .7� oEC�7ASER 5. 214 1 N.1/ LOD ". IDIOM 5 S HEET CERTIFICATE NO 31/3- (Id Eag"fW1sng• Land Surveying.Planning wwwLlsrivi.mm 1 cc 2 ® yy l yX! • PLAT OF "APPLE TREE NO. 3B - PHASE 1" ( PART OF S 1/2 OF SW 1/4 SEC 31, T. 13 N., R. 18 E.W.M. ) NOTES LEGAL DESCRIPTION IRRIGATION DISTRICT CERTIFICATE 1 ❑ OEDY£8 3/6" WSJ HW11H LAP Ig TRACT "A" OF THE PLAT OF "APPLE TREE NO. 3" ACCORDING � - 1 031 SET TO THE OFFICIAL PLAT THEREOF. RECORDED UNDER AUDITOR'S THE PROPERTY DESCRIBED HEREON IS WHOLLY OR IN PART LOCATED FILE NUMBER ]5553]1. RECORDS OF YAKIMA COUNTY, WITHIN NE BOUNDARIES OF THE YAKIMA -TETON IRRIGATION WASHINGTON. DISTRICT. I HEREBY CERTIFY THAT THE IRRIGATION EASEMENTS AND a • DENOTES PROPERTY CORNER FOUND AS NOTED. RIGHTS -OF -WAY SHOWN ON THIS PLAT, OR CURRENTLY Ms IRRIGATION EASEMENTS OR RIGHTS -OF -WAY. ARE ADEQUATE TO 3. THE SOUTH USE OF THE SOUTHWEST QUARTER OF SECTION SERVE ALL LOTS LOCATED WITHIN THIS PLAT WHICH ARE OTHERWISE 31. T. 13 N.. R. 1B E.. W.M. IS ASSUMED TO HAVE A DEDICATION AND WAIVER OF CLAIMS ENTITLED TO IRRIGATOR WATER UNDER THE OPERATING RULES AND BEARING OF N 90 E. ISOILATONS OF 1112 Q STRICT• ALSO CERTIFY THAT THE MAIM LSS01[NOS AND RWNTS..OF -WAY WH0101 ON THIS PUT, KNOW ALL MEN BY THESE PRESENTS NAT APPLE TREE LAND COMPANY, A CS GSCL'RTLY 015T010 PRKIA11011 £AS UCDATS OR 4. SURVEY PERFORMED WITH A LEICA TER 1103 3" ELECTRONIC WASHINGTON GENERAL PARTNERSHIP, ARE ALL PARTIES HAVING ANY RIGHTS -OF -WAY, ARE ADEQUATE TO TRANSMIT IRRIGATION WATER TOTAL STATION. ELECTRONIC DISTANCE MEASURING UNIT. AND OWNERSHIP INTEREST IN THE LAND HEREON DESCRIBED; HAVE PATH THOR THROUGH THIS PLAT TO OTHER ADJACENT LAND ENTITLES TO CALIBRATED CHAIN USING FIELD TRAVERSE PROCEDURES. FREE CONSENT AND IN ACCORDANCE WIN THEIR DESIRES CAUSED THE IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS SAME TO BE SURVEYED AND PLATTED AS SHOWN HEREON: DO HEREBY OF THE DISTRICT. I FURTHER CERTIFY THAT: S. MONUMENTS SHOWN HEREON AS FOUND WORE VISITED IN DEDICATE THOSE ROADS AND /OR RIGHTS OF WAY SHOWN AS PUBUC JUNE. 2000. DEDICATIONS HEREON TO THE USE OF THE PUBUC: DO HEREBY WAIVE ON _THIS PLAT CONTAINS COMPLETED IRRIGATION DISTRIBUTION BEHALF OF THEMSELVES AND THEIR SUCCESSORS IN INTEREST ALL CLAIMS FACIURES IN ACCORDANCE WITH THIS DISTRICTS STANDARDS, OR B. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS CONTAINED FOR DAMAGES AGAINST YAKIMA COUNTY AND ANY OTHER GOVERNMENTAL RIT IN WAS 3]z- 130 -090- AUTHORITY WHICH MAY BE OCCASIONED TO THE ADJACENT LAND BY THE .PROVISIONS ACCEPTABLE TO THIS DISTRICT HAVE BEEN MADE FOR ESTABLISHED CONSTRUCTION, DRAINAGE, AND MAINTENANCE OF SAID COMPLETED IRRIGATION DISTRIBUTION FAOUTES, OR 7. THE ADDRESSES SHOWN ON THIS PLAT ARE ACCURATE AS OF DEDICATED ROADS AND /OR RIGHTS OF WAY; AND DO HEREBY GRANT AND NE DATE R SSES TO BUT MAY BE SUBJECT G AS RESERVE NE EASEMENTS AS SHOWN HEREON FOR THE USES INDIGATEO. -THE ETUSDNG IRRIGATION DISTRIBUTION FAGUTY IS ADEQUATE TO MEET THIS REQUIREMENT. THE NE YAKIMA BUILDING CODES ELISION IS ABLE E . a A FOR NE co NFIRMATION OR REASSIGNMENT OF ADDRESSES AT I � ' V�(_� SOTS ARE NOT "IRRIGABLE LAND" BY THIS THE TIME OF BUILDING PERMIT ISSUANCE ArE/0R • A A ) 10 MICAlDOr1 nAl3R UNDER TI E B. THE OWNERS SHOWN HEREON. ER GRANTS AND L l ` I� KT REGULATIONS OF NIS QQTISCT ASSIGNEES IN INTEREST HEREBY COVENANT AND AGREE TO BY: T u /-. /T 1E- RETAIN ALL SURFACE WATER GENERATED WITHIN THE PLAT i ACKNOWLEDGMENT - .. , ON -SITE Y ITEM YOOOATrOH OLSTOLT STATE OF WASHINGTON VOMIT a YAORUA ))SS I CERTIFY RAGE I CHOW OR ISAAC SA1IV NCTURr EGRDSRCE THAT AMIN BORTON IS TIC IRRIGATION COVENANT AND AGREEMENT PERSON AGO APPEARED WORM AL ASO SAb PERSON ACKNOIM D THAT THE UNDERSIGNED OWNER AND DEVELOPER OF THE PLAT SHOWN ON NE HONED WS IRaT11UMORT. ON OATH STATED THAT HE WAS AUTHORLRED TO OTEDIITE FACE HEREOF HEREBY OWNER ERVANDNDEAD AGREES FOR THE BENEFIT OF THE OHLTIIMRrBT ALKNOI'AEOW 1Y AS T E MAMAOEI OF APPLE TREE ANY FUTURE OWNER OR OWNERS OF A PARCEL OR PARCELS BENEFIT THIS LARD CCO AIY, WASMNDICIR GENERAT. PARTHEl4MP. TEl BE MRS FREE AND AN THAT POWN OWNER THE N E S OF ANY PARCEL O PARCELS THE PLAT, THE VOLLyMTART ACY MR THE CUSSES NM PrJRPpa1`✓j MdTpw7D RI MY PHFTfI/YERY OWNER AND DEVELOPER SHALL PROVIDE THE YAKIMA -TETON IRRIGATION OMEN i f t * DISTRICT (NE "DISTRICT) AND SHALL RECORD WITH NE YAKIMA COUNTY ..------- �: R AUDITOR A CERTIFICATE OF NE OWNER. DEVELOPER AND A REGISTERED ��_ PROFESSIONAL ENGINEER OR A REGISTERED CONTRACTOR FOR A • COMMERCIAL/RESIDENTIAL IRRIGATION SYSTEM, JOINTLY AND SEVERALLY • NOTARY } y � cy�� a ,• f� RIBUTI UNDER OATH THAT IRRIGATION WATER O 2 I CERTIFYING FACILITIES. INCLUCLU DING LNG INDIVIDUAL DELIVERIES S FOR EACH MY APPOINTMENT EXPIRES: - Y j LL PARCEL, HAVE OTHER BEEN INSTALLED FOR A LANDS OR APPROPRIATE PROVISION FOR INSTALLATION HAS BEEN MADE WITHIN THE PLAT TO .. WHICH WATER SHARES OF THE DISTRICT ARE APPURTENANT, ANO ;{ HM FURTHER CERTIFYING THAT SUCH FAOUTES PROVIDE FOR THE FULL AND EQUITABLE DISTRIBUTION OF WATER OF THE DISTRICT TO EACH PARCEL APPROVALS: N • • • L AG s RUN WITH THE AND A SHALL BE ENFORCEABLE BY A COURT OF COMPETENT JURISDICTION BY SPECIFIC PERFORMANCE. APPROVED BY THE MAYOR OF NE GTY OF YAKIMA RESTRAINING ORDER. INJUNCTON OR ANY OTHER APPROPRIATE REMEDY SOUGHT BY ANY FUTURE OWNER OR OWNERS OF A PARCEL OR PARCELS GATE WITHIN THE PLAT. AND THAT NE PREVAILING PARTY IN ANY SUCH ACTION SHALL BE ENTITLED TO RECOVERY OF ITS REASONABLE ATTORNEYS FEES AND COSTS. NETHER THE DISTRICT NOR ITS DIRECTORS. OFFICERS OR EMPLOYEES SHALL HAVE ANY RESPONSIBIUTY WHATSOEVER WITH RESPECT TO THE ENFORCEMENT OF THIS COVENANT APPRWy BT THE On' OF YAIGMA ADWMSTILVFOR AND A ENT �F THE UNDERSIGNED OWN AND DEVELOPEi RATE • I APPROVER BY THE CITY OF YAKIMA ENGINEER TAIT RECEN 015 zr C. Sg S �a� .. PARCEL NUMBER 181331 -34490 1 r � � HLA z9ai River Road NA 13688 Y8I®8� WA9R90z T•Ttr xARl13LYW PHSAa.. RA r DAM set l- 7- i 5 .S Civil r.,.�.. H➢1�LH: I � A1 �+ 1 , � 211:LSSOCL I I N 3C �� S �� . �� � �� C. F G05D996538DD y � T DECEMBER 5, 2014 Nr0 *Landr lng.TILLMISYRg {VWw315IivRI.0m 2 OF 2 . U g • PRELIMINARY PLAT OF "APPLE TREE NO. 3B" (PART OF THE S. 112 OF THE SW 1/4 OF SEC. 31, T.13N., R.18E., W.M. ) PROJECT LOCATION RECEIVED • CP7LmG6kim Legend • q a DEC 0 6 2013 -. 4 - EXISTING NEW DEVELOPER ENGINEER/SURVEYOR CITY YAKIMA y PENCE • • • • •^^- NEW CURD AND GUTTER x1 APPLE TREE RESORT HOIBREGTSE, LOUMAN AS00CIATES. INC • SANITARY SEWER • ^- NF.'I/ C EMENT r gf6 00 0R10M ROW 801 N ORTH 39TH AVENUE PLANNING DIY OCGTO4MTALAT.E. - DOMESTIC WATER -• -- CONCRETE SIDEWALK L 1 YAKIMA, WASHINGTON 98903 YAKIMA, WASHINGTON 99902 _ . TREK - • .1..4.4....04 --- •--- ----..• JPNY..OEETOM EW99 9.54+l9 MICHAEL R HER, PE WE4 4win V - ......--- . ..w._. PMANERR fl TB1. R 6 ERIC T. HERZOG, PLS 1.1 UTILITY A110.•p{11 (LOi]!K]1T2 (5OR)9fi0 -1000 .HOLF E (2 •4' THERM WTI OW s • . • - C C BASIN NEW MANHOLE • ,RE HYDRANT c WA TER VALVE • _ _ WATER BLOWOFF •• I. • I WATER METER '• • -. -' ' • / 1 STREET I ICOT �+ -- [ RN R/W — VICINITY MAP I .. ss •1 NOT TO SCALE I ]1' I NOTES: _ THr _ 1 SUBJECT PROPERTY AND ADJACENT PROPERTIES ARE ZONED R -I, SINGLE FAMILY ZUNL LEGAL PESO R I E P LUT I' _ APPLE 1RCf I THE 2 STREET IMPROVEMENTS SHALL CONFORM TO VEY OF YAKIMA STANDARDS NO O' RECORDED UNDER AUDITOR'S FILE 1 1 1 N O . 75553.1, RECORDS OF YAKIMA L.L ] SEWER IS PROVIDED BY CITY OF YAKIMA COUNTY. WASHINGTON ➢ WE yp•■ A ALL STORM WATER GENERATED BY NEW IMPERVIOUS SURFACES TO BE RETAINED AND 9 YOK r - -- •LORE 4W !TM DISPOSEn IF ON SITE IN ACCORDANCE IT CITY OF YAKIMA STORMWATER .. . ENGINEERING DIVISION REOUIPIVIENTS. • w. : • •• SIDEWALK AT THICK AT 5 WATER I PROPOSED TO SE PROVIDED BY NOB HILL WATER. WATER SYSTEM, INCLUDING QS➢' COMPACTED OEP1H ASPHALT CONCRETE 0.ASS n DRIVEWAYS EwnvS VAI nHS, n N - HYDRANT LOCATIONS, TO BE DE ,I ANO STRUCTEC TC BY NOB F HILL WATER C FI O PRE HYDRANT LOCATIONS NUT YET DETERMINED AND NOT pall COMPACTED DEPTH ETSU9.m SURFACING NC BA COURSE VV. a•M C1. nWS n 0ATU MS _ELeVATION POWER TV CABLES TELEPHONE CARIES AND NATURAL GAS MAINS ARE NOT SHOWN ON ESE PLANS BUT ARE OBE LOCATED WITHIN AS THE PUBHG UTILITY EEMENO- !W m1G.P' ' . Na 14.1_ COOLIDGE ROAD TYPICAL ROADWAY SECTION N THEIR DEVELOPER COORDINATE WITH TIE SERVING UTILITY COMPANY FOR DESIGN AN M0[M r4X AT 010140 CM 1 ST.LLLADON OF F IUTIES 964 V PililtSetX4 vs. um A1.1:44 MOTTO 004E AND TA APPROXIMATELY 75' EAST i TYPICAL BUII DINH SETBACKS - 20' FRONT SETBACK. FROM PROPER,' LINE 5' SIRE 4 OF ENTRANCE TRANCE TO APPLE TREE GOLF COLIRSE, 2D' REAR SETEACKS ON STANDARD LOTS ELEVATION: 151529 MVO 29) _.1 IA W NY0 I - I� I ./ = I a w oHOVE r.�m,ns.^r.I vamp`.. r 1 1 1 I . I C PA . A_ p1.LHRM K/w ,. ) t ).! y � -- .a s ,m — ® e LwSIIKU�H - ® — 1.R w+ — — — 1..1 ..4 .4 ..l — +ir mm Rm. mt. _ / T _ - - - - -F F E!_ .- • e e 1Tr - 6 1 I i PHASE 1 NHM RR.I 1 • 1 u .1 r M _ I Alms - - _ - • - _ ` _' _ - - - - - - - - - _ _ ' - - `- _ E• � - - ' _ _ _ - �_ _ _ _ - - - - - - - - - Valli T H rn lslT ♦+ HLA -� JOB NWUeER DATE APPLE TREE PARTNERSHIP SHEET 801 H{I11 y> ,w A.1:1i0! ``[ :�_�, 1 NUm ,o_.,_,3 Ya..39A999x] r l' FILE NAMES. 1 j 1� t.r /�'� ' I D RAWING: 13089 Ph4.dwg PLAT OF "APPLE TREE NO. 3B" 509,y16,7000 PLAN: XXXX.dwq Higreglse, LAM A ales, hr. • 4gn � g IaN eee, � v4 PROFILE: XXXXdwq YAKIMA COUNTY, WASHINGTON OF CivilEesee. 4[ardSu Magic w,s.r.b1 , DESIGNED BY: MRH PRELIMINARY PLAT 1 •/yaw•'• • 6 REVMON ER, ENTERED BY: RAH v� v 1