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HomeMy WebLinkAbout03/03/2015 08 Meadowview, Phase 2, Final Long PlatITEM TITLE: SUBMITTED BY: SUMMARY EXPLANATION: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 10. For Meeting of: March 03, 2015 Public meeting and resolution for approval of the Final Long Plat of Meadowview Phase 2 located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. Joan Davenport, AICP, Director of Community Development Jeff Peters, Supervising Planner (509) 575-6163 On February 17, 2015, Thomas Durant on behalf of Jessica Hansen submitted the Final Long Plat of Meadowview Phase 2 which is a 21 -lot subdivision located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. The Plat of Meadowview was preliminarily approved by the Board of Yakima County Commissioners on March 8, 2005 while the subject property was still in the county. The applicants are now requesting city council consideration and approval of the final phase of the plat of Meadowview. Resolution: X Other (Specify): Contract: Start Date: Item Budgeted: Funding Source/Fiscal Impact: Strategic Priority: Insurance Required? No Mail to: Phone: APPROVED FOR SUBMITTAL: RECOMMENDATION: Ordinance: Contract Term: End Date: Amount: Improve the Built Environment City Manager The City of Yakima Planning, Legal, and Engineering Division recommend approval of the Plat of Meadowview Phase 2, and the accompanying resolution subject to the applicant finalizing the necessary financial securities to the satisfaction of the City of Yakima Engineer. ATTACHMENTS: Description • Resolution Meadowview Phase 2 U Staff Report Meadowview Phase 2 Upload Date 2/20/2015 2/20/2015 DOC. II�P1DEX 7t Type Resolution Backup Material http://agendaintranet/CoverSheet.aspx?ItemID=3089&... Page 1 of 1 2/20/2015 JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER B Staff Report !%f%%iii%% /; ; i ' " �� , ; ��. � � +,. / „vi B-1 Staff Report %i%/%%! / ,,,/%iii/„', 03/03/2015 Final Plat Application For a 21 -Lot subdivision Known as Meadow View Phase 2 City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting March 3, 2015 Final Long Plat #003-15 Staff Contact: Trevor Martin, Assistant Planner (509) 575-6162 BACKGROUND AND SUMMARY OF REQUEST Meadow View is approximately a 3.77 acre subdivision of which Phase 2 constitutes 21 lots of record that were recommended for approval by the Hearing Examiner on September 17, 2009. The subject plat is located along the north and south side of Westbrook Ave. in between South 83rd and South 85th Ave. Parcel No. 18133014420. The Board of County Commissioners held a public hearing on February 22, 2005 and March 1, 2005, to review the preliminary plat. The plat was approved by the Board of County Commissioners by Resolution (RESO 164-2005) on March 8, 2005. (Yakima County Planning assigned file numbers: SUB 08-40, SEP 08-23, and PRJ 08-503). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements will be installed or financially secured prior to the recording of the plat. 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 Hearing Examiner's Recommendation of September 17, 2009 (see attached). The conditions that must be met before the final plat can be approved consist of the following matters: General 1. A method of dust control for grading or other construction that disturbs soil stability shall be submitted to and approved by the Yakima Regional Clean Air Agency as specified by the YRCAA. A copy of the dust control of other required permits shall be submitted to the Planning Division prior to any construction that requires such permits. Status: Achieved 2. Monuments must be placed at street intersections and curvature points as specified in section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer. Status: Achieved 1 Right -of -Way / Easements 3. Dedicated 30 -foot by 30 -foot clear site triangles must be provided at all intersection corners were two public roads intersect, unless engineering analysis is made to support an alternative that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer. The sight triangles must be dedicated public right-of-way for public roads. Status: Achieved 4. Public road right-of-way must be dedicated on the final plat for the public road named Annalisa Lane. Private access easements must be established for the two interior private shared driveways designated as private roads on the preliminary plat. County standards do not require sidewalks, curbs, or clear sight triangles for private roads. Status: Achieved 5. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. The plans for all road improvements shall be deigned to Yakima County standards, prepared by a licensed professional engineer, and reviewed for approval by Public Services prior to construction. These plans must incorporate provisions for storm water drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design standards specified in the SEPA Final Mitigated Determination of Nonsignificance issues by Yakima County on August 5, 2009. Once constructed, the owner's engineer must certify to the County that the road was built as designed. Status: Achieved Construction 6. The developer shall obtain any required Road Approach Permits required from the County Road Division. Copies of any required permits shall be submitted to the Planning Division prior to final plat approval. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 7. The interior public road, Annalisa Lane, must be constructed to the County standard for an Urban Access roadway. This includes the County RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road, and County standard street lighting (Located at intersections and no more than 330 feet apart). The sight triangles must be dedicated public right-of-way for public roads. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 2 DOC INDEX 8. Mountable rolled curbing is acceptable for dead-end public streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and a minimum 10 -foot -long transition is provided. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 9. Required sidewalks along the public road shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 10. When Nob Hill boulevard is extended to connect with at least one street within the Cottonwood Grove plat or the final phase of the Meadow View plat containing the final two lots in that plat is recorded, whichever occurs first, the gate on Westbrook Avenue on the west side of the meadow View plat must be removed and a paved connection to Westbrook Avenue in the Cottonwood Grove plat which makes Westbrook Avenue a through street must be completed by the owner of the Annalisa plat within a reasonable time to be specified by the Planning Division. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 11. The developer shall submit a road name application for the road(s) within the play. The street names must be reviewed and approved by Public Services. Street signs are required for the development. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. Utilities 12. 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: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 13. Installation of power and phone facilities must be completed, or arranged with the provider to be completed, prior to final plat approval. Status: Achieved 3 OC. 14. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Achieved 15. Public utility easements shall be provided adjacent to interior access easements and public right-of-ways as required by County standards and as specified by utility providers. On street with a fifty (50) foot right-of-way, the utility easement shall be ten (10) feet wide. Status: Achieved Miscellaneous 16. A Type III Barricade shall be installed at the terminus to interior Annalisa Lane. It shall be set back ten (10) feet from the western property line. The land behind the barricade shall be landscaped with trees and plants on the approved landscaping list available at the County Planning Division Status: Achieved 17. Structures along local access roads (along Annalisa Lane and along South 83rd Avenue) shall comply with the following setbacks: a. Front setbacks: 45 feet from local access roads (Annalisa Lane and from South 83rd Avenue) b. Side setbacks: i. 40 feet from a public right-of-way; ii. 5 feet from a side lot lime not bordering a public right-of-way 9except for the west side of Lot 1 which shall be 10 feet from the west lot line); c. Rear setback: 20 feet from the rear lot line; d. Front setback along the private dead-end shared driveways serving Tots 8, 9, 10, 11, 13, 14, 15, and 16: a minimum of 18 feet from the edge of the pavements or, if present, from the sidewalk along said private shared driveways to all structures (including garages); and e. Special west side structural setback for lot 1: a minimum of 10 feet from the west lot line to avoid building too close to properties in the cottonwood Grove subdivision. Status: Achieved 18. A minimum 18 -foot structural setback from the edge of the pavement of private shared driveways or, if present, from the sidewalk along said shared driveways, to all structures (including garages) is required for Lots 8, 9, 10, 11, 12, 13, 14, 15, and 16 to allow room for parking in the driveways on the lots off of the two private dead-end shared driveways in a manner similar to the adjacent Meadow View development. Status: Achieved 19. Fire hydrants hall be placed at locations and to specifications as required by the Yakima County Fire Marshall. The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 4 ESC 40_:- Status: Achieved 20. Final Lot dimensions and areas shall substantially conform to the preliminary plat submitted, except as changed by this decision and/or the public hearing process. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. Status: Achieved Timing 21. 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. 22. 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 - by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 23. Annalisa lane shall be constructed to connect to South 80th Avenue prior to final approval of Phase 2 of the plat. 24. If the developer elects to escrow or bond for the required road improvements and fails to complete the improvements in the time specified in the escrow or bond agreements, the County Engineer shall have the authority to suspend issuance of building or occupancy permits until the required road and drainage improvements are as satisfactory or completed. The county Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 25. 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 Plat Notes 5 fOC. INDEX 26. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All Tots of the subdivision have been provided with public water and public sewer connections. 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. Yakima County has in place an urban and rural addressing system. Street names and numbers for the Tots within this plat are issued by the Yakima County Public Services Transportation Division upon issuance of an approved building permit. d. Yakima County has no responsibility to build, improve, maintain, or otherwise service the private road for this plat. Any road right-of-way dedicated to the public by this plat will not be serviced by the county until such time as it is accepted as a part of the County road system. e. A minimum 10 -foot side structural setback is required on the west side of Lot 1. f. A minimum 18 -foot front structural setback from the pavement of shared private driveways designated as private roads on the plat or, of present, from the sidewalk along said shared private roads, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16. 27. Each lot within this plat is limited to one single-family dwelling unit and customary accessory structures. Status: Achieved: All applicable plat notes are shown 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 will have financially secured the construction of the required improvements prior to recording of the final plat. RECOMMENDATION The City of Yakima, Department of Community Development's, Planning Division, recommends that City Council accept the final plat of Meadow View Phase 2 and pass a resolution authorizing the Mayor to sign the final plat. JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation C-1 Yakima County Hearing Examiner's Recommendation C-2 Yakima County Hearing Examiner's Recommendation Dated 03/18/2005 Dated 09/17/2009 COUNTY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION September 17, 2009 In the Matter of Application for Preliminary Plat Approval Submitted by: Alvin Norman For a 26 -Lot Subdivision to be Named the Plat of "Annalisa" SUB 08-40 SEP 08-23 PRJ 08-503 Introduction. The hearing process conducted for this proposed preliminary plat may be summarized as follows: (1) On September 3, 2009, the Hearing Examiner conducted an open record public hearing regarding this proposed preliminary plat containing 25 residential lots plus a Tract "A". (2) Planning Division Project Planner Keelan McPhee presented a staff report which recommended approval of the preliminary plat subject to enumerated conditions. (3) Testimony in favor of the proposed preliminary plat was presented by the applicant's representatives, Tom Durant of Durant Development Services, Inc. and Doug Gray of Gray Surveying and Engineering, Inc., and by the applicant, Alvin Norman. (4) Testimony regarding the roads within the proposed preliminary plat and the timing of the connection of Westbrook Avenue from the Plat of Meadowview to the Plat of Cottonwood Grove was submitted by Planning Division Planning Official Steve Alvin Norman 1 siVe0 Plat of Annalisa W. of 8Dth Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 FEB 1 2U1 DOC. INDEX # C�- — Erickson, by Public Services Transportation Division Development Review Engineer Joe McWalters and by Cottonwood Partners representatives Bill Hordan of Hordan Planning Services and Lew Miller. Written comments on these and other subjects include correspondence in the record from County Engineer Gary Ekstedt, from the applicant's representative James Berg of the law firm of Larson, Berg and Perkins, PLLC, from Cottonwood Partners' representative Lew Miller and from neighboring resident Brad Kessinger. The points raised in regard to roads are detailed m the section of this recommendation relative to appropriate provisions for public ways. (5) A SEPA appeal relative to the Mitigated Determination of Nonsignificance (MDNS) for this proposal was mooted and withdrawn as a result of the SEPA Responsible Official's decision to rescind and withdraw MDNS Mitigation measures B 1, B2 and B3 relating to the applicant's neighboring Plat of Meadowview to the south of this proposed preliminary plat. (6) This recommendation has been issued within ten business days of the public hearing. Summary of Recommendation. The Hearing Examiner recommends that the Board of Yakima County Commissioners approve this proposed preliminary plat of "Annalisa" subject to conditions. Basis for Recommendation. Based on a view of the site on September 2, 2009, with no one else present; consideration of the application, staff report, exhibits, written comments, testimony and other evidence presented at the open record public hearing on September 3, 2009; and consideration of the applicable subdivision requirements, the applicable comprehensive plan provisions, the applicable zoning ordinance requirements, the applicable development standards and the requisite consistency criteria; the Hearing Examiner makes the following: Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr, SUB 0840; SEP 08-23; PRJ 08-503 2 FINDINGS I. Applicant/Property Owner. The applicant and property owner is Alvin Norman, 624 South 96th Avenue, Yakima, Washington. II. Applicant's Representatives. The applicant's representatives are Thomas Durant of Durant Development Services, Inc., 513 North Front Street, Yakima, Washington, and Douglas Gray of Gray Surveying and Engineering, Inc., 2706 River Road, Yakima, Washington. III. Location. The proposed preliminary plat is located on the west side of South 80th Avenue south of Tieton Drive between the intersections of Midvale Road and Westbrook Avenue with South 80th Avenue. It is located on Assessor's tax parcel numbers 181330- 14002, 14008 and 14009. IV. Proposal. The main aspects of the proposal may be summarized as follows: (1) The proposed preliminary plat consists of 25 residential lots that range in size from 8,244 square feet to 10,772 square feet plus a Tract "A" which is 45,152 square feet. Phase 1 consists of 18 lots in the western portion. Phase 2 is 7 lots in the eastern portion. (2) The preliminary plat application was originally submitted on April 16, 2008, and was deemed complete for processing on September 11, 2008. A Critical Areas process was conducted which resulted in a decision that became final without an appeal. The SEPA review process resulted in a Mitigated Determination of Nonsignificance (MDNS) which was appealed. The appeal was subsequently mooted and withdrawn when Mitigation Measures Bl, B2 and B3 of the MDNS were rescinded. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 3 4 INDEX (3) The lots are proposed to be served with public water from the Nob Hill Water Association and with public sewerage by the Yakima Regional Wastewater System. (4) The proposed preliminary plat is adjacent to the Yakima city limits on both the east and west sides. It is regulated by the Yakima County Urban Area Zoning Ordinance (UAZO), Title 15A of the Yakima County Code (YCC), and by the Yakima County Subdivision Ordinance, Title 14 of the YCC. V. Property Description. The property within the proposed preliminary plat of "Annalisa" may be described as follows: (1) This proposed preliminary plat is approximately 8.12 acres in size in an area that has been developing, particularly with the platting of the Cottonwood Grove subdivision directly west of the proposed preliminary plat. (2) The soil structure consists of Esquatzel Silt Loam on slopes of 0 to 2 percent. The Esquatzel Silt Loam is very deep, well -drained soil on floodplains dissected by intermittent and perennial streams. This soil can be poorly suited for homesite development, mainly because of the hazard of flooding, which may exist in this location. VI. Comprehensive Plan and Zoning. The Comprehensive Plan and zoning characteristics of the project site are as follows: (1) The proposed preliminary plat is within the City of Yakima Urban Growth Area. It is adjacent to the Yakima city limits on the east and west sides. It is within the Comprehensive Plan (Plan 2015) Urban Lands designation. (2) The project site is located in the Single -Family Residential (R-1) zoning district. The primary purpose of the R-1 zoning district is to provide land for establishing and preserving residential neighborhoods for detached single-family dwellings. The zone allows a density of up to seven dwelling units per net residential acre in areas such as this which are served by public water and sewer. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 4 VII. Adjacent Land Use and Zonis The land use and zoning of adjacent properties are as follows: (1) The proposed preliminary plat is located m a neighborhood of single-family residences with some common wall homes to the south in the Meadowview subdivision. The surrounding residential lots range from 0.13 of an acre to 2 acres in size. (2) The surrounding lots are zoned Single -Family Residential (R-1) or are within the city limits of the City of Yakima. VIII. Jurisdiction. A preliminary plat is classified and processed as a Type IV review. The Hearing Examiner conducted an open record public hearing regarding this preliminary plat application pursuant to Title 16B of the Yakima County Code (YCC) and has prepared this preliminary plat recommendation to be considered by the Board of Yakima County Commissioners at a closed record public hearing. Section 14.20.060 of the YCC contains preliminary plat considerations similar to RCW 58.17.110(2) which provides as follows: "A proposed subdivision and dedication shall not be approved unless the city, town, or county legislative body makes written findings that: (a) Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) the public use and interest will be served by the platting of such subdivision and dedication." IX. Notices. Notices for the open record public hearing on September 3, 2009, were given by the following methods: Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SIJB 08-40; SEP 08-23; PRJ 08-503 5 Mailing of notice of public hearing: Publishing of notice of public hearing: Posting of notice of public hearing on the property: August 11, 2009 August 14, 2009 August 14, 2009 X. Environmental Review. The County's environmental review under the State Environmental Policy Act (SEPA) resulted in the imposition of mitigation measures to address environmental concerns pursuant to the following procedure: (1) A combined Notice of Application, Notice of Completenesg and Notice of Environmental Review was mailed to parties of record, property owners and consulted agencies on September 11, 2008. The comment period ended on September 25, 2008. Several comments were received from members of the public and public agencies during this comment period. (2) After review of the preliminary plat, the environmental checklist, the comments received and other information, SEPA Responsible Official Steve Erickson concluded that if identified mitigation measures were incorporated, the proposed preliminary plat posed no probable significant adverse environmental impacts. (3) The SEPA final Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed preliminary plat on August 5, 2009. It was appealed by the applicant on August 19, 2009. The appeal was mooted and withdrawn because the SEPA Responsible Official rescinded the MDNS Mitigation Measures B 1, B2 and B3 relative to the applicant's adjacent Plat of Meadowview to the south. The remaining Mitigation Measures Al and A2 of the MDNS mitigate the proposal's impacts on surface and ground water. XI. A o , r`ate Subdivision Provisions for the Public He General Welfa Sa cd °ou h 7onin' and Land Use Re ri °e ents for the Site and Adjacent Properties. The public health, safety and general welfare will be served by Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 6 oc. EX .# C"�.— nommoommaaramonaarloagsvargrnigab appropriate subdivision provisions more specifically described in the zoning development standards and land use requirements discussed in this recommendation. XII. A Genera. ubdivision Provisions for the Public 11eallh, Safety and :hroa; h Develo; ment Standards and Re uiree The lot configuration of the proposed preliminary plat allows for development consistent with the following development standards and requirements that have been established to promote the public health, safety and general welfare: (1) Density/Lot Size: The proposed preliminary plat utilizes lot sizes ranging from 8,244 to 10,772 square feet with two larger lots. This density and these lot sizes comply with the 7000 -square -foot minimum lot size in the R-1 zoning district for lots served with public water and sewer. (2) Setbacks: Table 5-1 in Chapter 15A.05 of the UAZO establishes minimum structural and building setbacks from streets, roads, side yards and rear yards. The UAZO setback requirements are as follows: (a) Front setback: 45 feet from local access roads (Annalisa Lane and South 83rd Avenue). (b) Side setbacks: 40 feet from a public right-of-way; and 5 feet from the side lot line on properties not bordering a public right-of-way. (c) Rear setback: 20 feet from the rear lot line. Here the structures and buildings on the lots will comply with these setback requirements with the following variations: (a) The two short private dead-end driveways depicted on the preliminary plat serving as access for Lots 8, 9, 13, 14, and 10, 11, 15 and 16 will have a setback requirement of at least 18 feet from the structures (including garages) to the pavement or, if present, to any sidewalks along the private driveways. This requirement is needed to allow vehicles to park in the Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 7 Ilj OC. individual driveways off the shared private roads so that fire apparatus can back up those roads. That requirement is consistent with analogous setback requirements in the adjacent Meadowview plat. (b) A resident of the Cottonwood Grove subdivision who lives next to the proposed Lot 1 of this preliminary plat, Brad Kessinger, submitted written comments in part objecting to the fact that a residence or other structure on that lot could be built as close as 5 feet from his back yard because that lot will be accessed from the south off of Annalisa Lane. He asserted that the standard 5 -foot side yard setback would adversely affect the value of his property. The Subdivision Administrator therefore recommended that a 10 - foot side setback rather than a 5 -foot side setback be required for that lot on the west. The recommended 10 -foot side setback would only apply to the west side of Lot 1. Since a 10 -foot west side setback would benefit both the owners of Lot 1 and the owners of the lot to the west of Lot 1, the Examiner also recommends that a 10 -foot west side setback be required on Lot 1 in order for the preliminary plat to make appropriate provisions for the public health, safety and general welfare. The other lots of the proposed preliminary plat that abut the existing Cottonwood Grove subdivision to the west will be required to have the standard 20 -foot setbacks next to that subdivision as required by Table 5-1 of the UAZO for rear setbacks in the R-1 zoning district. (c) Since the front structure setback requirements for Lots 8, 9, 10, 11, 13, 14, 15 and 16 and the west side structure setback requirement for Lot 1 of the proposed preliminary plat explained above are sufficiently unique that they might not otherwise be apparent to the purchasers of those lots, the Examiner recommends a requirement that they be noted on the face of the plat. (3) Lot coverage: Table 5-1 of the UAZO prescribes the maximum lot coverage that buildings and structures may occupy. The maximum lot coverage in the R-1 zoning district is 45%. The proposed lots are of a size and configuration that would accommodate normally -sized residences and accessory buildings without exceeding the maximum allowed lot coverage. Development on the lots will be required to comply with this maximum lot coverage limitation. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 8 (4) Lot Dimensions: The lots will be required to comply with all applicable lot dimension requirements. All proposed lots shown on the proposed preliminary plat comply with the zoning ordinance lot dimension standards. (5) Sitescreening: The UAZO requires sitescreening for certain types of development and/or situations. Mr. Kessinger's written comments asserted that the increased accessibility to his property from Annalisa Lane, which will terminate at the backyard of his and other Cottonwood Grove residences, will decrease the value of his property. Mr. Miller's written comments also contended that the original hammerhead design of the west end of Annalisa Lane would not provide adequate privacy and safety for the neighbors in Cottonwood Grove to the west. In response to these comments, the applicant submitted a detail of the hammerhead which will utilize the private road to the south as one arm of the T -turn and will include a "Type III" barricade at the terminus of Annalisa Lane with a 10 -foot -wide vegetated buffer between the barrier and the property line to the west. This proposed method of sitescreening at the west end of Annalisa Lane will make appropriate provisions for the public health, safety and general welfare of residents in existing homes in the Cottonwood Grove subdivision to the west. (6) Protection of Critical Areas: Department of Ecology comments referred to issues related to the existence of Shaw Creek, a Type 3 stream which flows from north to south along the eastern boundary of the proposed preliminary plat on the west side of South 80th Avenue. Project Planner Byron Gumz of Public Services Environmental Planning approved Critical Areas Permit WET2008-00045 for a culvert crossing of Shaw Creek by means of a 72 -foot -long, 42 -inch -wide, 29 -inch -high culvert to access the subdivision. In that Critical Areas Ordinance decision dated January 6, 2009, Mr. Gumz, stated that "A site visit to the property determined that no wetlands exist on the property. The preliminary subdivision plat allows for a building envelope outside of the 50 -foot buffer associated with Shaw Creek. This decision requires long-term protection of the buffer through a permanent form of demarcation along the western extent of the buffer." XIII. Appropriate Subdivision Provisions for S paces Parks and Recreational Areas. Subdivision provisions in Section 14.28.070 of the Yakima County Code (YCC) provide that the County may require areas in a subdivision to be Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRT 08-503 9 designated for common open space uses. RCW 58.17.110 and related statutes authorize the Board of County Commissioners to require plats to have land area designated as either private or public parks and recreational areas or to require payment of funds for those purposes. The applicant has not designated areas for park or recreational purposes in the proposed preliminary plat. Since West Valley Park is located about one-half mile south of the proposed preliminary plat, it is not recommended that any park or recreational area be required in this proposed preliminary plat. The staff report suggests that the developer may consider contributing to the establishment of a sidewalk or bike path along 80th Avenue for the benefit of those utilizing the park from the subdivision and that the Board of County Commissioners may choose to require the developer to make accommodations for access to parks and open spaces for residents of the subdivision. XIV. Appropriate Subdivision Provisions for Drainage Ways. Section 14.48.100 of the YCC requires an acceptable drainage plan. The proposed method of stormwater management is on-site retention. The applicant will adhere to the County standard for stormwater retention pertaining to subdivision development, and the following Mitigation Measures Al and A2 of the Mitigated Determination of Nonsignificance have been required in order to ensure that the proposed preliminary plat makes appropriate provisions for suitable drainage: "Mitigation Measure Al: Because this development exceeds 1 acre of disturbed land, it is likely that stormwater will cause erosion and other surface water problems during the course of construction. To address such issues, the proponent must submit a Construction Stormwater General Permit application to the Washington Department of Ecology (DOE), obtain appropriate reviews or Alvin Norman Plat ofAnnalisa W. of 801h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 10 DOC. INDEX # C- approvals and provide evidence of DOE's approval to the Building Official prior to construction, unless that agency determines that a permit is not necessary." "Mitigation Measure A2: To adequately control post -construction surface water runoff, a Stormwater Management Plan, meeting the design standards below, shall be submitted for review by Yakima County Public Services prior to grading the property, any road development, or approval of building permits. 1. Full retention of runoff for the 25 year design storm event is required. 2. The stormwater management plan shall describe existing conditions, including drainage facilities, surface water features, soil types, geotechnical conditions, infiltration rates and seasonal high groundwater depth. 3. A professional engineer registered in the State of Washington shall design all drainage facilities and components using best management practices. Plans, drawings and geotechnical information shall be sealed, signed and dated by a professional engineer. 4. All Underground Injection Control (UIC) devices must be designed in accordance with the Department of Ecology UIC guidelines. 5. For public stormwater facilities, allowances and access shall be made for proper long-term inspection and maintenance, to be provided to the County." In addition to Mitigation Measure Al which addresses written comments from the Department of Ecology relative to the need to submit an application for an NPDES Construction General Permit, the Department of Ecology also commented that permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. XV. A ro «nate Subdivision Provisions for Potable Water Su N lies. The Department of Ecology's comment indicated that water usage must be within the limitations of the water rights for the uses. Section 14.52.130 of the YCC requires a plat to be connected to an existing municipal public water system or a large Group A water Alvin Norman Plat of Annalisa W. of 80`h Ave. & S, of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 11 oc. IND E �. purveyor when available. The applicant proposes to provide the lots with domestic water from the Nob Hill Water Association. XVI. Appropriate Subdivision Provisions for Sanitary Wastes. Section 14.48.040 of the YCC requires on-site sewage disposal systems for all new lots unless municipal or public sewer service is available. The development will use the Yakima Regional Wastewater System for sewer service, and must comply with the City of Yakima's standards for sewer development. XVII. Appropriate Subdivision Provisions for Public Ways, for Sidewalks and for other Planning Features for Children who Walk to and from School. Appropriate provisions for public ways, sidewalks and other transportation features of the proposed preliminary plat include the following: (1) Title 10 and Title 14 of the YCC provide minimum street standards and requirements for subdivision development including those for the project site and fire access, interior and frontage improvements, right-of-way standards and such other transportation elements as may be necessary. (2) The interior public road named Annalisa Lane must be constructed to the County standard for an Urban Access roadway. This includes the RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road and County standard street lighting (located at intersections and no more than 330 feet apart). The connection to existing County or City roads must also meet County standards. Mountable rolled curbing is acceptable for dead-end streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and that a minimum 10 -foot - long transition is provided. Required sidewalks shall be constructed to a minimum width of five feet. They must be constructed of cement concrete to a minimum depth of four Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 12 DOC. IN M. inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. Annalisa Lane shall be built to connect to South 80th Avenue before any construction takes place in Phase 2 of the plat. (3) There were written comments and testimony at the hearing relative to the timing for Westbrook Avenue to be connected from the Meadowview plat to the Cottonwood Grove plat to the west so as to become a through street. Mr. Durant noted that this application does not involve the Meadowview plat even though Mr. Norman also owns that subdivision which adjoins the proposed plat of Annalisa on the south. Mr. Hordan and Mr. Miller noted that the proposed plat of Annalisa will utilize Westbrook Avenue as a second fire access and as part of its street network which is connected to Annalisa Lane by way of South 83rd Avenue, and argued that the connection should be required at this time for those purposes. Correspondence from Mr. Erickson and from Mr. Ekstedt, as well as Mr. McWalter's testimony, indicated that a compromise was reached by meeting with Mr. Norman whereby Westbrook Avenue right-of-way would be extended westerly to connect with Westbrook Avenue in Cottonwood Grove, would be graveled and would be equipped with a locking gate approved by the West Valley Fire District for emergency access and whereby the gate would remain in place until a street in Cottonwood Grove is connected to the future extension of Nob Hill Boulevard or the fmal phase 3 of the plat of Meadowview is recorded. Mr. Norman complied with those right-of-way, gravel and gate requirements prior to the hearing and testified that he is willing to adhere to the rest of his agreement with Yakima County as a condition of the approval of the plat of Annalisa. Possible wording for that condition was discussed at the hearing. The understanding with Mr. Norman reasonably accommodated his concern about allowing traffic from Cottonwood Grove to immediately begin traveling through the Meadowview plat before it is developed. That also might not be the preference of the residents of Cottonwood Grove who would be subjected to additional traffic before there is a connection with the future extension of Nob Hill Boulevard. (4) Mr. Kessinger suggested in his written comments that Annalisa Lane is very close to the existing alignment of Arlington Avenue to the west in the Cottonwood Grove plat and that use of that name might facilitate emergency response and nonemergency deliveries to the proposed plat. The Yakima County Transportation Division indicated a preference for the name Olmstead Court which is a street east of South 80th Avenue because it most closely aligns with Amialisa Lane and, unlike Arlington Avenue, could possibly connect with Annalisa Lane in the future. However, the Transportation Division Alvin Norman Plat of Annalisa W. of 80t Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 13 DOC. N %DM)(. did not deem a different name to be necessary and Mr, Norman indicated that he wishes to use a family member's name, Annalisa, for the street name. Street names are subject to review and approval by Public Services. (5) Private access easements must be established for the two shared private driveways designated as private roads on the preliminary plat. Mr. McWalters testified that County standards do not require sidewalks, curbs or sight triangles for private roads. XVIII. u mro iate Subdivision Provisions for Transit Sto s Pia ro ' nds Schools and Schoolgrounds. Under the evidence presented at the hearing, special provisions for these other features required by RCW 58.17.110(2) to be considered such as additional transit stops, playgrounds, schools or schoolgrounds are not required here because of the size, location and nature of the proposed preliminary plat. XIX. A ro riate Subdivision Prov is ons for Other Features of the Proposal. Other features of the proposed preliminary plat that are provided in the interest of the public health, safety and general welfare to serve the public use and interest are: (1) DUST CONTROL: Yakima Regional Clean Air Agency regulations provide that contractors doing demolition, excavation, clearing, construction or landscaping work must file, and get the agency's approval of, a Dust Control Plan prior to the start of any work and that no burning is allowed at any time during land clearing. (2) IRRIGATION: Section 14.48.045 of the YCC requires that provisions be made for irrigation water if it available. The proposed preliminary plat is not within the boundary of an irrigation district. (3) BUILDING AND FIRE SAFETY: Section 13.10.090 of the YCC and the International Fire Code specify fire flow and hydrant requirements for new development. Fire hydrants and fire flows fed by water from the Nob Hill Water System will meet standards as required by the Yakima Fire Marshal. Written comments submitted by the County Building and Fire Safety Division indicated that fire safety requirements for one - Alvin Norman Plat of Annalisa W. of 80t Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 14 DOC. INDEX family or two-family dwelling residential developments are outlined in Section D107 of the Yakima County Fire Flow Policy D107.1. Developments of one -family or two- family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3 except for the following situations: (a) Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1,1, 903.3.1.2 or 903.3.1.3.3, access from two directions shall not be required. (b) The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. The construction of a roadway with a locked gate on Westbrook Avenue at the west edge of the Meadowview plat where that street terminates at the east edge of the Cottonwood Grove subdivision satisfies the requirement for having two accesses for fire response purposes to the Annalisa plat due to the connection between Westbrook Lane and Annalisa Lane by way of South 83`d Avenue. Since the West Valley Fire District will have a key to open the gate in the event of an emergency, the extension of Westbrook Avenue with a "knox box" gate satisfies fire access requirements. (4) ELECTRICAL SERVICE, TELEPHONE SERVICE AND GARBAGE SERVICE: Electrical service, telephone service and garbage service are available m the area. XX. C ! si tency Analysis under Section 16B.06.020 of the Yakima County Code. The following analysis involves the application's consistency 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 County Code. The criteria for making a determination of consistency are properly addressed as follows under the evidence submitted at the hearing: (1) THE TYPE OF LAND USE CONTEMPLATED BY THE PROPOSAL (a single- family residential development) is a specifically permitted use in the R-1 zoning district Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 15 DOC. IN EX # C� where this proposed preliminary plat is located. As mitigated and conditioned, the proposal will satisfy applicable criteria necessary for final plat approval and compliance with the Yakima County Urban Area Zoning Ordinance (Title 15A of the YCC) and the Yakima County Subdivision Ordinance (Title 14 of the YCC). (2) THE LEVEL OF DEVELOPMENT (lot size, contemplated density) will not exceed the allowable population, transportation or other types of density measurements established for the R-1 zoning district. (3) THE AVAILABILITY AND ADEQUACY OF INFRASTRUCTURE AND PUBLIC FACILITIES allow the proposed preliminary plat to be approved. As conditioned, infrastructure and public facilities such as water, electricity, telephone and garbage services are, or will be, available and adequate to serve the subdivision. (4) THE CHARACTER OF THE PROPOSAL, as conditioned, will be consistent with the purpose, intent and development standards of the R-1 zoning district set forth in Subsection 15A.03.030(b) and Chapter 15A.05 of the UAZO. It will also be consistent with the general goal and purpose of the Comprehensive Plan 2015 Urban Lands designation for urban growth areas (Purpose Statement LU -U 1) and will fulfill specific Comprehensive Plan policies including Policy LU -U 1.2 (urban growth should take place only within urban growth boundaries) and Policy LU -U 1.7 (urban growth should be encouraged where services already exist, i.e., infill development). The proposal will for these reasons be consistent with the Future Land Use Concept for urban lands. CONCLUSIONS Based on the above Findings, the Examiner reaches the following Conclusions: (1) The Hearing Examiner has jurisdiction to make recommendations to the Board of Yakima County Commissioners regarding applications for preliminary plat approval after conducting an open record public hearing. (2) A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this proposal on August 5, 2009, which contains Mitigation Measures Al and A2 to mitigate the project's impacts on surface and ground water. The applicant's appeal of the Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 16 MDNS was mooted and withdrawn when the SEPA Responsible Official rescinded Mitigation Measures Bl, B2 and B3. (3) After inquiring into the public use and interest proposed to be served by the establishment of the subdivision, the Hearing Examiner recommends that the Board of Yakima County Commissioners approve the preliminary plat of "Annalisa" with the conditions detailed m this recommendation which make appropriate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets or roads, alleys, public ways, potable water supplies, sanitary wastes, sidewalks and, to the extent necessary, other requisite statutory considerations such as transit stops, parks and recreation, playgrounds, schools and schoolgrounds and other planning features that assure safe walking conditions for students who only walk to and from school, and which conditions also ensure that the public use and interest will be served. RECOMMENDATION The Hearing Examiner recommends to the Board of Yakima County Commissioners that the preliminary plat of "Annalisa" described in the application and related documents assigned file numbers SUB 08-40, SEP 08-23 and PRJ 08-503 be APPROVED, subject to compliance with the following conditions: General 1. A method of dust control for grading or other construction that disturbs soil stability shall be submitted to and approved by the Yakima Regional Clean Air Agency as specified by the YRCAA. A copy of the dust control or other required permits shall be submitted to the Planning Division prior to any construction that requires such permits. 2. Monuments must be placed at street intersections and curvature points as specified in Section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer. Alvin Norman Plat of Annalisa W. of 80t Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 17 Streets 3. The developer shall obtain any required Road Approach Permits required from the County Road Division. Copies of any required permits shall be submitted to the Planning Division prior to final plat approval. 4. Public road right-of-way must be dedicated on the final plat for the public road named Annalisa Lane. Private access easements must be established for the two interior private shared driveways designated as private roads on the preliminary plat. County standards do not require sidewalks, curbs or clear sight triangles for private roads. 5. Dedicated 30 -foot by 30 -foot clear sight triangles must be provided at all intersection corners where two public roads intersect, unless engineering analysis is made to support an alternative that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer, The sight triangles must be dedicated public right-of-way for public roads. 6. The interior public road, Annalisa Lane, must be constructed to the County standard for an Urban Access roadway. This includes the County RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road, and County standard street lighting (located at intersections and no more than 330 feet apart). The connection to existing County or City roads must also meet County standards. 7. Mountable rolled curbing is acceptable for dead-end public streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and a minimum 10 -foot -long transition is provided. 8. Required sidewalks along the public road shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. 9. When Nob Hill Boulevard is extended to connect with at least one street within the Cottonwood Grove plat or the final phase of the Meadowview plat containing the final two lots in that plat is recorded, whichever occurs first, the gate on Westbrook Alvin Norman Plat of Annalisa W. of 80th Ave, & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 18 INDEX Avenue on the west side of the Meadowview plat must be removed and a paved connection to Westbrook Avenue in the Cottonwood Grove plat which makes Westbrook Avenue a through street must be completed by the owner of the Annalisa plat within a reasonable time to be specified by the Planning Division. 10. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. The plans for all road improvements shall be designed to Yakima County standards, prepared by a licensed professional engineer, and reviewed for approval by Public Services prior to construction. These plans must incorporate provisions for storm water drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design standards specified in the SEPA Final Mitigated Determination of Nonsignificance issued by Yakima County on August 5, 2009. Once constructed, the owner's engineer must certify to the County that the road was built as designed. 11. The developer shall submit a road name application for the road(s) within the plat. The street names must be reviewed and approved by Public Services. Street signs are required for this development. Utilities 12. All lots must be served with public water from the Nob Hill Water System. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification must be provided indicating that all construction necessary to provide the lots and tracts with domestic water has been completed, easements have been provided and all associated fees have been paid. 13. Installation of power and phone facilities must be completed, or arranged with the provider to be completed, prior to fmal plat approval. 14. All public and private utilities must be located underground with the exception of the standard telephone box, transmission box and similar structures. Alvin Norman Plat of Annalisa W. of 80"' Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 19 15. Public utility easements shall be provided adjacent to interior access easements and public right-of-ways as required by County standards and as specified by the utility providers. On streets with a fifty (50) foot right-of-way, the utility easement shall be ten (10) feet wide. Miscellaneous 16. A Type III Barricade shall be installed at the terminus of Annalisa Lane. It shall be set back ten (10) feet from the western property line. The land behind the barricade shall be landscaped with trees and plants on the approved landscaping list available at the County Planning Division. 17. Structures along local access roads (along Annalisa Lane and along South 83`d Avenue) shall comply with the following setbacks: (a) Front setbacks: 45 feet from local access roads (from Annalisa Lane and from South 83rd Avenue); (b) Side setbacks: (i) 40 feet from a public right-of-way; (ii) 5 feet from a side lot line not bordering a public right-of-way (except for the west side of Lot 1 which shall be 10 feet from the west lot line); (c) Rear setback: 20 feet from the rear lot line; (d) Front setback along the private dead-end shared driveways serving Lots 8, 9, 10, 11, 13, 14, 15 and 16: a minimum of 18 feet from the edge of the pavement or, if present, from the sidewalk along said private shared driveways to all structures (including garages); and (e) Special west side structural setback for Lot 1: a minimum of 10 feet from the west lot line to avoid building too close to properties in the Cottonwood Grove subdivision. 18. A minimum 18 -foot structural setback from the edge of the pavement of private shared driveways or, if present, froin the sidewalk along said shared driveways, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16 to allow room for parking inthe driveways on the lots off of the two private dead-end shared driveways in a manner similar to the adjacent Meadowview development. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 20 INDa # (,. 19. Fire hydrants shall be placed at locations and to specifications as required by the Yakima County Fire Marshal. The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 20. Final lot dimensions and areas shall substantially conform to the preliminary plat submitted, except as changed by this decision and/or the public hearing process. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. Timing 21. All property taxes and special assessments for the entire tax year must be paid, together with any required pre -payment amount, prior to fmal plat approval. 22. Prior to recording the final plat or issuance of building permits, either: (a) All required plat improvements, i.e. streets, utilities and drainage facilities, must be in place; or (b) An escrow account must be established or a bond provided in an amount and with conditions acceptable to the County Engineer to assure installation of all remaining required improvements. 23. Annalisa Lane shall be constructed to connect to South 80th Avenue prior to final approval of Phase 2 of the plat. 24. If the developer elects to escrow or bond for the required road improvements and fails to complete the 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 are accepted as satisfactorily completed. The County Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 25. The total project must be completed and the final plat submitted within the maximum five (5) year time period pursuant to Section 58.17.140 of the Revised Code of Washington. Any extension beyond the five (5) year time period is subject to the provisions of Chapter 14.24 of the Yakima County Code. Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr,. SUB 08-40; SEP 08-23; PRT 08-503 21 IN EX Plat Notes 26. The lots shall be subject to the following notes, which must be placed on the face of the plat: (a) All lots of this subdivision have been provided with public water and public sewer connections. (b) The owners shown hereon, their grantees and assignees m interest hereby covenant and agree to retain all surface water generated within the plat on-site. (c) Yakima County has in place an urban and rural addressing system. Street names and numbers for lots within this plat are issued by the Yakima County Public Services Transportation Division upon issuance of an approved Building Permit. (d) Yakima County has no responsibility to build, improve, maintain or otherwise service the private road for this plat. Any road right-of-way dedicated to the public by this plat will not be serviced by the County until such time as it is accepted as a part of the County road system. (e) A minimum 10 -foot side structural setback is required on the west side of Lot 1. (f) A minimum 18 -foot front structural setback from the pavement of shared private driveways designated as private roads on the plat or, if present, from the sidewalk along said shared private roads, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16. 27. Each lot within this plat is limited to one single-family dwelling unit and customary accessory structures. DATED this 17th day of September, 2009, Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRT 08-503 22 Gary M. Cil:i -, Hearing Examiner DOC. IN EX BOARD OF YAKIMA COUNTY COMMISSIONERS IN THE MATTER OF APPROVAL OF ) PRELIMINARY PLAT NO. SUB 04-091 ) Resolution No. 164-2005 KNOWN AS "MEADOW VIEW" ) WHEREAS, according to Yakima County Ordinance No. 10-1974 relating to platting, subdivision and the dedication of land adopted pursuant to RCW 58.17, a closed record public hearing was held on February 22, 2005 and March 1, 2005, 2005 at 10:45 a.m. for the purpose of considering Preliminary Plat No. SUB 04-091, a 56 -lot common -wall residential subdivision known as "Meadow View"; and, WHEREAS, due notice of the hearing was given as required by law, and the necessary inquiry has been made into the public use and interest to be served by such platting; and, WHEREAS, the Board of Yakima County Commissioners has considered the preliminary plat and find that the lot layout is in compliance with applicable provisions of County code; and, WHEREAS, the language of Conditions #1, #4, #5 and #24 of the Hearing Examiner's Recommendation has been amended to clarify options for completion of the proposed phasing, along with applicable development standards for emergency turnarounds, as agreed to by the Planning Division and the applicant, and supported by the Hearing Examiner, as shown below: 1. Compliance with the Conditions of the MDNS dated November 24, 2004 is required, except for the following additional options for lot configuration for the proposed Phasing: A minor modification to Mitigating Conditions Bl and B2 of the MDNS may be allowed that will not increase the number of lots beyond 32 as for development with, only a single access. This can be accomplished using various alternatives for defining Phase I. However, the improvements required differ between the alternatives. One alternative would be to develop Lots 1-16, and Lots 41-56. Another would be if the applicant merges proposed Lots 53, 54, 55 and 56 into a single Lot 53 in order to continue to utilize the existing single family residence and its accessory buildings located on said lots and also the existing driveway or if the applicant substitutes the existing access to South 80th Avenue with access by way of the new interior public street (unless otherwise approved by the City of Yakima that. has jurisdiction over South 80`x' Avenue). By combining the lots with in the DOC. IN EX REcovED Meadow View SUB04-91, Preliminary Plat Resolution Page 3 I. Upon completion of Phase II or if Lot 53 is redeveloped, any second connection to S. 80th Avenue must be removed and access for all lots must be provided from Westbrook Avenue. 5. The interior roadways must be constructed to the County standard for an Urban Access roadway. This includes a 30 -foot pavement width (0.8 -foot of Crushed Surfacing Base Course and 0.2 -foot of Asphalt Concrete Pavement), curb and gutter, sidewalk on at least one side of the road, and County Standard street lighting (located at intersections and no more than 330 feet apart). The connection to South 80th Avenue must also meet city standards. The interior private roadways must be constructed to the Urban Standard "A". The interior private roadway easements 20 feet in width and the interior private paved roadways 18 feet in width within said easements must extend far enough past the driveway to each unit to allow for adequate vehicle maneuvering into and out of the driveways. The temporary turnaround must be improved with asphalt surfacing to the above standard. 24. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All lots shall access (the interior plat road), and not South 80th Avenue. b. The owners shown hereon, their grantees and assignees m interest hereby covenant and agree to retain all surface water generated within the plat on- site. c. Yakima County has in place an urban and rural addressing system. Street names and numbers for lots within this plat are issued by the Yakima County Public Services Department upon issuance of an approved Building Permit. d. No further division of the property is allowed until a total of two approved access roads are provided. WHEREAS, the Board of Yakima County Commissioners has considered elements of public health, safety and general welfare pertaining to the preliminary plat; now, therefore, BE IT HEREBY RESOLVED by the Board of Yakima County Commissioners that the findings and recommendation of the Hearing Examiner for conditional approval of Preliminary Plat No. SUB 04-091, designated as "Meadow View", is adopted in full, together with the amended language for Condition Conditions #1, 4, 5 and 24 as written above. The conditions of approval shall, therefore, be as follows: Meadow View SUB04-91, Preliminary Plat Resolution Page 4 General: 1. Compliance with the Conditions of the MDNS dated November 24, 2004 is required, except for the following additional options for lot configuration for the proposed Phasing: A minor modification to Mitigating Conditions B1 and B2 of the MDNS may be allowed that will not increase the number of lots beyond 32 as for development with only a single access. This can be accomplished using various alternatives for defining Phase I. However, the improvements required differ between the alternatives. One alternative would be to develop Lots 1-16, and Lots 41-56. Another would be if the applicant merges proposed Lots 53, 54, 55 and 56 into a single Lot 53 in order to continue to utilize the existing single family residence and its accessory buildings located on said logs and also the existing driveway or if the applicant substitutes the existing access to South 80th Avenue with access by way of the new interior public street (unless otherwise approved by the City of Yakima that has jurisdiction over South 80th Avenue). By combining the lots with in the existing residence, additional lots west of the S. 83rd Avenue intersection could be included; provided that the limitation of a maximum of 32 lots with a single access is maintained Phase I1, consisting of the remaining lots must be served with a minimum of two access connections; i.e., prior to final plat approval for Phase 11, a second access connection must be provided from a public road constructed to urban standards which is approved by the Yakima County Public Services Department. Redivision of Lot 53 with the existing residence, if it remains, would also require a second' access prior to approval. Plat Notes: 2. A Critical Areas Standard Development permit is required to be approved by Yakima County prior to any road construction or frontage improvements near Shaw Creek unless the stream is relocated off the property. A combined application or separate applications for this work can be pursued. The application(s) must address the stream crossing for the new interior street, Westbrook Avenue, and also the relocation of the stream due to frontage improvements to South 80th Avenue. Streets: 3. Public road right-of-way must be dedicated to the City of Yakima along South 80th Avenue for a total of 40 feet from the centerline, or as otherwise determined and required by the City of Yakima. 4. Public road right-of-way must be dedicated to the County on the plat for the interior public roads. The width of the right-of-way may be reduced to 50 feet, as OC. EX # C-.� Meadow View SUB04-91, Preliminary Plat Resolution Page 5 shown, if the engineer can demonstrate that all road improvements can fit in the reduced width. Otherwise 60 feet is required. Dedicated 30 -foot by 30 -foot clear -sight triangles must be provided at all intersection corners, unless an engineering analysis is submitted to support a reduction that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer. The right-of-way and construction requirements differ for the various alternatives outlined in Condition #1. Alternative #1. Phase I to include Lots 1-16 and 41-56 with existing residence moved or relocated. A temporary turnaround meeting the dimensional and improvements standards of the County Subdivision Ordinance must be constructed at the west end of Phase I. The right-of-way for S. 83rd Avenue must be dedicated as a part of Phase I, but the street improvements to S. 83rd Avenue must be completed prior to final approval of Phase II. Altemative #2. Phase 1 to include Lots 1-16 and 41-53 plus either Lots 17 and 18 or Lots 39 and 40, with the existing residence on Lot 53 combined with proposed Lots 54-56. A maximum of 32 lots are allowed with access via Westbrook Avenue. The existing residence would utilize Westbrook Avenue. This option would require construction of S. 8.3"I Avenue and its intersection with Westbrook Avenue to county standards. This intersection would serve as a turnaround for Phase I. Westbrook Avenue would need to be constructed westerly through the frontages of the small lots that are included in Phase I. Alternative #3. Phase 1 to include Lots 1-16 and 41-53 (with the existing residence on Lot 53) plus up to three additional lots (17, 18, 39 or 40). A maximum of 32 lots are allowed with access onto Westbrook Avenue. The existing residence would utilize the existing diiveway to S. 80th Avenue upon approval by the City of Yakima. This alternative would require construction of S. 83 Avenue and its intersection .with Westbrook Avenue to county standards. This intersection would serve as a turnaround, Westbrook Avenue would need to be constructed westerly through the frontages of the small lots included in Phase 1. Upon completion of Phase II or if Lot 53 is redeveloped, any second connection to S. 80th Avenue must be removed and access for all lots must be provided from Westbrook Avenue. 5. The interior roadways must be constructed to the County standard fbr an Urban Access roadway. This includes a 30 -foot pavement width (0.8 -foot of Crushed Surfacing Base Course and 0.2 -foot of Asphalt Concrete Pavement), curb and gutter, sidewalk on at least one side of the road, and County Standard street lighting (located at intersections and no more than 330 feet apart). The connection to South 80th Avenue must also meet city standards. Meadow View SUB04-91, Preliminary Plat Resolution Page 6 The interior private roadways must be constructed to the Urban Standard "A". The interior private roadway easements 20 feet in width and the interior private paved roadways 18 feet in width within said easements must extend far enough past the driveway to each unit to allow for adequate vehicle maneuvering into and out of the driveways. The temporary turnaround must be improved with asphalt surfacing to the above standard. 6. Required sidewalks shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. 7. The plans for all public road improvements under County jurisdiction shall be designed to Yakima County standards, be prepared by a licensed professional engineer and be approved by the County Engineer prior to construction. These plans must incorporate provisions for stormwater drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design requirements specified in the SEPA MDNS. 8. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. An inspector from the County Public Services Department and the City Engineer's office will inspect the actual construction within the public right-of-way under their jurisdiction. 9. The developer shall submit a road name application for the streets within the plat. The street names must be reviewed and approved by the Public Services Department prior to plat approval. Street signs are required for this development. The sign(s) will be Installed by Public Services prior to acceptance of the road and all costs associated with supplying and installing the signs must be reimbursed to Yakima County by the developer. Utilities: 10. All lots must be served with public water from the Nob Hill Water system. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification must be provided indicating that all construction necessary to provide the lots and tracts with domestic water has been completed, all easements have been provided, and all associated fees have been paid. The developer shall comply with standard county policy concerning sizing of utilities, including upsizing of mains in order to serve adjacent properties_ 11. All Iots must be provided with public sewer service from the Yakima Regional Wastewater System prior to final plat approval. No individual septic systems or Meadow View SUB04-91, Preliminary Plat Resolution Page 7 other sewage disposal methods will be allowed for any of these lots. Prior to final plat approval, written verification from the City of Yakima must be submitted to the Planning Division indicating that all easements have been established, all necessary construction has been completed, all associated fees have been paid, the system has been accepted and sewer service is available to each of the lots in the phase. 12. Public utility easements must be provided adjacent to all public road right-of-way, and as specified by the utility providers. If the right-of-way is 50 feet wide, then the easements must be at least 10 feet wide. If the right-of-way is 60 feet wide, then the easements must be at least 8 feet wide. If the public utility easement is combined with the irrigation easement, the required width is usually 15 feet wide. Interior private road and utility easements 20 feet in width must be provided for the interior private streets and for the utilities serving the attached conunon wall residential dwelling units. 13. All public and private utilities must be located underground, with the exception of the standard telephone box, transmission box, and similar structures. 14. All public and private utilities located within public road right-of-way must be constructed prior to commencement of roadway construction. Detailed plans for all proposed utilities to be located within public road right-of-way must be submitted to the Public Services Department and the City of Yakima City Engineer for review and approval prior to utility construction for roadwork within their jurisdiction. The owner's signature on special permits or franchise agreements may be required prior to utility construction. 15. Installation of the power and telephone facilities must be completed, or contracted with the provider to be completed, prior to final plat approval. Miscellaneous: 16. Fire hydrant shall be placed at the locations and to the specifications required by the Yakima County Fire Marshal The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 17. If the lots are to be provided with irrigation water, irrigation easements and distribution facilities must be provided as specified by the Yakima-Tieton Irrigation District in accordance with its requirements. 18. Final lot dimensions and areas shall substantially conform to the revised preliminary plat submitted August 30, 2004. Additional front setbacks (:30 -foot minimum) from the centerline of the interior private roads are required. Prior to construction, a site plan must be approved by Yakirna County. 19. The developer shall contact the State Department of Ecology to determine if a Stormwater Construction Permit, a Stormwater Pollution Prevention Plan or any Meadow View SUB04-91, Preliminary Plat Resolution Page 8 other permit or requirement will be necessary for this development. Application should be made at least 30 days prior to commencement of construction activity. 20. A method of dust control for the construction phases shall be submitted to, and approved by, the Yakima County Clean Air Authority. A written copy of its approval must be submitted to the Public Services Department prior to construction of any work phase. The developer must designate a responsible party for contacts during working hours regarding alleged air quality violations. 21. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. 22. Monuments must be placed at street intersections and curvature points as specified in Section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer_ 23. Immediately prior to final plat approval, all property taxes and special assessments for the entire tax year must be paid, together with any required pre- payment amount. January lst is the approximate cutoff date after which the next year's taxes will have to be paid. Plat Notes: 24. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All lots shall access (the interior plat road), and not South 80th Avenue. 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. Yakima County has in place an urban and rural addressing system. Street names and numbers for lots within this plat are issued by the Yakima County Public Services Department upon issuance of an approved Building Permit. d. No further division of the property is allowed until a total of two approved access roads are provided. Timing: 25. Prior to recording the final plat or issuance of building permits, either: a. All required plat improvements, i.e. streets, sidewalks, utilities and drainage facilities, must be in place; or Meadow View SUB04-91, Preliminary Plat Resolution Page 9 b. An escrow account must be established or a bond must be 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 are accepted as satisfactorily completed. The County Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 26. The total project must be completed and the final plat must be submitted within the maximum 5 -year time period required by RCW 58.17.140. Any extension beyond the 5 -year time period is subject to Section 1424.025 of the Yakima County Code. Done this 8th day of March, 2005. Sandra J. Acosta Deputy Clerk of the Board „x_dte:„..4 Rona F. Gantache. Chairman ty Commissioner Deputy Clerk of the Board Michael D. Leita, C my ion Constituting the Board of County Commissioners for Yakima County, Washington DOC. INDEX JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER D Vicinity Map pr7070 il At* , D-1 ;IfI%/, �rdi h,i//i/ //�rt„%�/l/1�/i,� .���������i/�/�� Vicinity Map f/ / .,r 02/04/2015 Project Vicinity Map FLP#OO1-15 Related Projects: Applicant: HORDAN PLANNING SERVICES Location: VIC. 7602 COOLIDGE ROAD Wednesday - 02/04/2015 - 01:41:11 Contact City of Yakima Planning Division at 509-575-6183 City of Yakima - Geographic Information Sevices rffil Site Sources: Esri, DeLorme, NAVTEQ, TomTom, Intermap, increment P Corp.,, GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METE, Esri China (Hong Kong), swisstopo, and the GIS User Comm,onity,, Proposal: Final Long Plat approval for Crown Point Phase 2, consisting of 33 residential lots in the R-1 zoning district. DOC. INDEX # 1� 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. 00460 E-1 JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER E Final Plat — "Meadow View — Phase 2" JIN o ;SII, �; ///,/ii/�� /7/ia rig ��,// ///r/� Final Plat — Meadow View Phase 2 /';eGl r i/% 02/17/2015 == THE PLAT OF MEADOW VIEW, PHASE 2 I.C6,1.6666 PT OF SE 1/4 NE 1/4 SEC.30, T13N., R18E., W.M. CITY OF YAKIMA, YAHIMA COUNTY, WASHINGTON GRAPHIC SCALE CENTER 95S. 30 I v., r. 1916.14 E I/4 GOR SEG. 90 LC/R.2-40 NE 1/4 SEC 30, T13N., R18E., W.M. —not to scale NB9.55'45"E 1 i (mrimer ) 1 mNl - 50 It - PARENT PARCEL IH1980-14420 LPA7 TRACT 'A of the PLAT OP MEADOW VIEW, PHASE I, es recorded under Auditor's File No: 1533143, records of Yakima Go1.nty, Washington: 4461,0' VICINITY MAP —not to scale— FRP RISK/CAPS (4) L5196909 WE -0 AVE. 200024 ( i11 FND NAILS +- 45&'9/ FNP_ oatc RORY RBR/GAP LS*5051 REPLACED W/ NAIL/0ASHE2 35 6130 50. FT. (414.92) EASEMENT DESCRIPTIONS Q 20'. ACCESS 4 UTIL. EASE. CENTERED ABOUT PARCEL LINE. UTILITY EA55ME%T, GENNT5ED 480 T PARCEL LINE (UNLESS OTHERWISE her®' UTILITY EASEMENT AUDITOR'S CERTIFICATE YqFek. TWS PAY OF 1O_ AT 1 1,W2EA eleen260RLE RiMBER RECORDS OF YAKIMACOUNTY, WASHINSTON AT THE REGIUF T Oe 61X9ITY. `.-sa.•..s. SURVEYOR'S CERTIFICATE .THI5 MAP CORR5GTLY 13IM'RIMEN S SURVEY MADE 05 OR I*IDM MY DIREGTION IN "' "' 0216 LS051351 2' NOF GOR (AFN.1533143) SET R5R/CAP AT CORNER 43 V2 • AL. IN CASE SET 1 6 C6666 MAC, AS NOM 0 5G'Rm4R W/219 05909 SET I NAIL WI111 WASHER SET GNAT Gray Survyfng 693495055 d . 06 Om, 510 • 2700 IOvr Reed /0 We 50002 • (509) 575-0434 S s 1 JESSICAHA E S PTOF 5E1/4 NE1/4 SEC -3O, 11136., R18E., W.M. 59,41' OF M 5?: D.S.G. 6 Irk V VIEW PHASE moi' � `1 _`� 23 5964 5O. FT.FT — 21 19' 17 £' 27 68 8 SO. 8 25 5964 50. FT. 509 28 t..,trl . r7" 3 ' kl 26 $410 5. 9" 5.h0- _--- I"- 1 V 24 WHO 5O. FT 1 ' 22 S}90 5c. Pl`.. f 20 5860 50. FT, t i 18 0062 SQ FT. ". WE -0 AVE. 200024 ( i11 FND NAILS +- 45&'9/ FNP_ oatc RORY RBR/GAP LS*5051 REPLACED W/ NAIL/0ASHE2 35 6130 50. FT. (414.92) EASEMENT DESCRIPTIONS Q 20'. ACCESS 4 UTIL. EASE. CENTERED ABOUT PARCEL LINE. UTILITY EA55ME%T, GENNT5ED 480 T PARCEL LINE (UNLESS OTHERWISE her®' UTILITY EASEMENT AUDITOR'S CERTIFICATE YqFek. TWS PAY OF 1O_ AT 1 1,W2EA eleen260RLE RiMBER RECORDS OF YAKIMACOUNTY, WASHINSTON AT THE REGIUF T Oe 61X9ITY. `.-sa.•..s. SURVEYOR'S CERTIFICATE .THI5 MAP CORR5GTLY 13IM'RIMEN S SURVEY MADE 05 OR I*IDM MY DIREGTION IN "' "' 0216 LS051351 2' NOF GOR (AFN.1533143) SET R5R/CAP AT CORNER 43 V2 • AL. IN CASE SET 1 6 C6666 MAC, AS NOM 0 5G'Rm4R W/219 05909 SET I NAIL WI111 WASHER SET GNAT Gray Survyfng 693495055 d . 06 Om, 510 • 2700 IOvr Reed /0 We 50002 • (509) 575-0434 S s 1 JESSICAHA E S PTOF 5E1/4 NE1/4 SEC -3O, 11136., R18E., W.M. 59,41' OF M 5?: D.S.G. 6 Irk V VIEW PHASE moi' � `1 BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 8. For Meeting of: March 03, 2015 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ITEM TITLE: Public meeting and resolution for approval of the Final Long Plat of Meadowview Phase 2 located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues SUBMITTED BY: Joan Davenport, AICP, Director of Community Development Jeff Peters, Supervising Planner (509) 575-6163 SUMMARY EXPLANATION: On February 17, 2015, Thomas Durant on behalf of Jessica Hansen submitted the Final Long Plat of Meadowview Phase 2 which is a 21 -lot subdivision located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. The Plat of Meadowview was preliminarily approved by the Board of Yakima County Commissioners on March 8, 2005 while the subject property was still in the county. The applicants are now requesting City Council consideration and approval of the final phase of the plat of Meadowview. Resolution: X Other (Specify): Contract: Contract Term: Start Date: End Date: Amount: Ordinance: Item Budgeted: Funding Source/Fiscal Impact: Strategic Priority: Insurance Required? No Mail to: Phone: APPROVED FOR SUBMITTAL: Improve the Built Environment City Manager RECOMMENDATION: The City of Yakima Planning, Legal, and Engineering Division recommend approval of the Plat of Meadowview Phase 2, and the accompanying resolution subject to the applicant finalizing the necessary financial securities to the satisfaction of the City of Yakima Engineer. ATTACHMENTS: Description Resolution Meadowview Phase 2 2/20/2015 Staff Report Meadowview Phase 2 2/20/2015 Complete Record - Meadow View Phase 2 2/23/2015 Type Reso|ution BenkupIMatehe| Backup IMateriall RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Meadow View Phase 2 and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Meadow View Phase 2, is a 21 -lot subdivision which was submitted by Thomas Durant of Durant Development Services on behalf of Jessica Hansen which was preliminary approved by the Board of Yakima County Commissioners (County File Numbers SUB 04-091) while the subject property was in the County; and, WHEREAS, the subject property was annexed into the City of Yakima on February 21, 2010; and, WHEREAS, on December 16, 2004, the Hearing Examiner held a public hearing to consider the preliminary plat; and, WHEREAS, on January 24, 2005, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on February 22, 2005, and March 1, 2005, the Board of Yakima County Commissioners considered the plat of Meadow View, and by resolution on March 8, 2005, approved said plat subject to the conditions set forth within Resolution No. 164- 2005; and WHEREAS, the City Engineer has accepted and approved all plans and designs for the improvements required in the conditions of approval of the preliminary plat; and WHEREAS, the applicant and City Engineering Division are presently, in the process of finalizing all required forms of financial security for all required improvements; and WHEREAS, to avoid exceeding the statutory deadline for approval of the plat of Meadow View thus requiring the developer to undertake a re -platting process, the City of Yakima Planning, and Legal Division are recommending approval of the plat of Meadow View Estates subject to the applicant finalizing the necessary financial securities to the satisfaction of the City of Yakima Engineer; and WHEREAS, upon verification by the City of Yakima Engineer that the applicant has provide the necessary financial securities the City of Yakima Planning Division will release the approved plat for recording with the Yakima County Auditor; 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 Meadow View Phase 2, consisting of two sheets depicting a subdivision located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. Parcel No. 18133014420, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Meadow View Phase 2 for record in the Yakima County Auditor's Office following release by the City of Yakima Planning Division, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 3rd day of March, 2015. ATTEST: Micah Cawley, Mayor City Clerk Final Plat Application For a 21 -Lot subdivision Known as Meadow View Phase 2 City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting March 3, 2015 Final Long Plat #003-15 Staff Contact: Trevor Martin, Assistant Planner (509) 575-6162 BACKGROUND AND SUMMARY OF REQUEST Meadow View is approximately a 3.77 acre subdivision of which Phase 2 constitutes 21 lots of record that were recommended for approval by the Hearing Examiner on September 17, 2009. The subject plat is located along the north and south side of Westbrook Ave. in between South 83rd and South 85th Ave. Parcel No. 18133014420. The Board of County Commissioners held a public hearing on February 22, 2005 and March 1, 2005, to review the preliminary plat. The plat was approved by the Board of County Commissioners by Resolution (RESO 164-2005) on March 8, 2005. (Yakima County Planning assigned file numbers: SUB 08-40, SEP 08-23, and PRJ 08-503). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements will be installed or financially secured prior to the recording of the plat. 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 Hearing Examiner's Recommendation of September 17, 2009 (see attached). The conditions that must be met before the final plat can be approved consist of the following matters: General 1. A method of dust control for grading or other construction that disturbs soil stability shall be submitted to and approved by the Yakima Regional Clean Air Agency as specified by the YRCAA. A copy of the dust control of other required permits shall be submitted to the Planning Division prior to any construction that requires such permits. Status: Achieved 2. Monuments must be placed at street intersections and curvature points as specified in section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer. Status: Achieved 1 Right -of -Way / Easements 3. Dedicated 30 -foot by 30 -foot clear site triangles must be provided at all intersection corners were two public roads intersect, unless engineering analysis is made to support an alternative that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer. The sight triangles must be dedicated public right-of-way for public roads. Status: Achieved 4. Public road right-of-way must be dedicated on the final plat for the public road named Annalisa Lane. Private access easements must be established for the two interior private shared driveways designated as private roads on the preliminary plat. County standards do not require sidewalks, curbs, or clear sight triangles for private roads. Status: Achieved 5. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. The plans for all road improvements shall be deigned to Yakima County standards, prepared by a licensed professional engineer, and reviewed for approval by Public Services prior to construction. These plans must incorporate provisions for storm water drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design standards specified in the SEPA Final Mitigated Determination of Nonsignificance issues by Yakima County on August 5, 2009. Once constructed, the owner's engineer must certify to the County that the road was built as designed. Status: Achieved Construction 6. The developer shall obtain any required Road Approach Permits required from the County Road Division. Copies of any required permits shall be submitted to the Planning Division prior to final plat approval. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 7. The interior public road, Annalisa Lane, must be constructed to the County standard for an Urban Access roadway. This includes the County RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road, and County standard street lighting (Located at intersections and no more than 330 feet apart). The sight triangles must be dedicated public right-of-way for public roads. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 2 8. Mountable rolled curbing is acceptable for dead-end public streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and a minimum 10 -foot -long transition is provided. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 9. Required sidewalks along the public road shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 10. When Nob Hill boulevard is extended to connect with at least one street within the Cottonwood Grove plat or the final phase of the Meadow View plat containing the final two lots in that plat is recorded, whichever occurs first, the gate on Westbrook Avenue on the west side of the meadow View plat must be removed and a paved connection to Westbrook Avenue in the Cottonwood Grove plat which makes Westbrook Avenue a through street must be completed by the owner of the Annalisa plat within a reasonable time to be specified by the Planning Division. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 11. The developer shall submit a road name application for the road(s) within the play. The street names must be reviewed and approved by Public Services. Street signs are required for the development. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. Utilities 12. 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: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 13. Installation of power and phone facilities must be completed, or arranged with the provider to be completed, prior to final plat approval. Status: Achieved 3 14. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Achieved 15. Public utility easements shall be provided adjacent to interior access easements and public right-of-ways as required by County standards and as specified by utility providers. On street with a fifty (50) foot right-of-way, the utility easement shall be ten (10) feet wide. Status: Achieved Miscellaneous 16. A Type III Barricade shall be installed at the terminus to interior Annalisa Lane. It shall be set back ten (10) feet from the western property line. The land behind the barricade shall be landscaped with trees and plants on the approved landscaping list available at the County Planning Division Status: Achieved 17. Structures along local access roads (along Annalisa Lane and along South 83rd Avenue) shall comply with the following setbacks: a. Front setbacks: 45 feet from local access roads (Annalisa Lane and from South 83rd Avenue) b. Side setbacks: i. 40 feet from a public right-of-way; ii. 5 feet from a side lot lime not bordering a public right-of-way 9except for the west side of Lot 1 which shall be 10 feet from the west lot line); c. Rear setback: 20 feet from the rear lot line; d. Front setback along the private dead-end shared driveways serving lots 8, 9, 10, 11, 13, 14, 15, and 16: a minimum of 18 feet from the edge of the pavements or, if present, from the sidewalk along said private shared driveways to all structures (including garages); and e. Special west side structural setback for lot 1: a minimum of 10 feet from the west lot line to avoid building too close to properties in the cottonwood Grove subdivision. Status: Achieved 18. A minimum 18 -foot structural setback from the edge of the pavement of private shared driveways or, if present, from the sidewalk along said shared driveways, to all structures (including garages) is required for Lots 8, 9, 10, 11, 12, 13, 14, 15, and 16 to allow room for parking in the driveways on the lots off of the two private dead-end shared driveways in a manner similar to the adjacent Meadow View development. Status: Achieved 19. Fire hydrants hall be placed at locations and to specifications as required by the Yakima County Fire Marshall. The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 4 Status: Achieved 20. Final Lot dimensions and areas shall substantially conform to the preliminary plat submitted, except as changed by this decision and/or the public hearing process. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. Status: Achieved Timing 21. 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. 22. 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 - by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 23. Annalisa lane shall be constructed to connect to South 80th Avenue prior to final approval of Phase 2 of the plat. 24. If the developer elects to escrow or bond for the required road improvements and fails to complete the improvements in the time specified in the escrow or bond agreements, the County Engineer shall have the authority to suspend issuance of building or occupancy permits until the required road and drainage improvements are as satisfactory or completed. The county Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 25. 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 (RCVV) 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 Plat Notes 5 26. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All lots of the subdivision have been provided with public water and public sewer connections. 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. Yakima County has in place an urban and rural addressing system. Street names and numbers for the lots within this plat are issued by the Yakima County Public Services Transportation Division upon issuance of an approved building permit. d. Yakima County has no responsibility to build, improve, maintain, or otherwise service the private road for this plat. Any road right-of-way dedicated to the public by this plat will not be serviced by the county until such time as it is accepted as a part of the County road system. e. A minimum 10 -foot side structural setback is required on the west side of Lot 1. f. A minimum 18 -foot front structural setback from the pavement of shared private driveways designated as private roads on the plat or, of present, from the sidewalk along said shared private roads, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16. 27. Each lot within this plat is limited to one single-family dwelling unit and customary accessory structures. Status: Achieved: All applicable plat notes are shown 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 will have financially secured the construction of the required improvements prior to recording of the final plat. RECOM MENDATION The City of Yakima, Department of Community Development's, Planning Division, recommends that City Council accept the final plat of Meadow View Phase 2 and pass a resolution authorizing the Mayor to sign the final plat. 6 JESSICA HANSEN "Plat of Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST City Council Public Meeting March 3, 2015 Applicant: Jessica Hansen File Number: FLP#003-15 Site Address: Vicinity of Westbrook Ave between South 83`a and South 85th Ave. Staff Contact: Trevor Martin, Assistant Planner Table of Contents CHAPTER A Resolution CHAPTER B Staff Report CHAPTER C Hearing Examiner's Recommendation CHAPTER D Vicinity Map CHAPTER E Final Plat — Meadow View Phase 2 JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER A Resolution Agenda Statement: City Council Public Meeting — Final Plat of Meadow View Phase 2 Proposed Resolution — Meadow View Phase 2 RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Meadow View Phase 2 and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Meadow View Phase 2, is a 21 -lot subdivision which was submitted by Thomas Durant of Durant Development Services on behalf of Jessica Hansen which was preliminary approved by the Board of Yakima County Commissioners (County File Numbers SUB 04-091) while the subject property was in the County; and, WHEREAS, the subject property was annexed into the City of Yakima on February 21, 2010; and, WHEREAS, on December 16, 2004, the Hearing Examiner held a public hearing to consider the preliminary plat; and, WHEREAS, on January 24, 2005, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on February 22, 2005, and March 1, 2005, the Board of Yakima County Commissioners considered the plat of Meadow View, and by resolution on March 8, 2005, approved said plat subject to the conditions set forth within Resolution No. 164- 2005; and WHEREAS, the City Engineer has accepted and approved all plans and designs for the improvements required in the conditions of approval of the preliminary plat; and WHEREAS, the applicant and City Engineering Division are presently, in the process of finalizing all required forms of financial security for all required improvements; and WHEREAS, to avoid exceeding the statutory deadline for approval of the plat of Meadow View thus requiring the developer to undertake a re -platting process, the City of Yakima Planning, and Legal Division are recommending approval of the plat of Meadow View Estates subject to the applicant finalizing the necessary financial securities to the satisfaction of the City of Yakima Engineer; and WHEREAS, upon verification by the City of Yakima Engineer that the applicant has provide the necessary financial securities the City of Yakima Planning Division will release the DOC. INDEX approved plat for recording with the Yakima County Auditor; 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 Meadow View Phase 2, consisting of two sheets depicting a subdivision located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. Parcel No. 18133014420, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Meadow View Phase 2 for record in the Yakima County Auditor's Office following release by the City of Yakima Planning Division, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 3rd day of March, 2015. ATTEST: Micah Cawley, Mayor City Clerk DOC. INDEX # R-� ITEM TITLE: SUBMITTED BY: SUMMARY EXPLANATION: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 10. For Meeting of: March 03, 2015 Public meeting and resolution for approval of the Final Long Plat of Meadowview Phase 2 located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. Joan Davenport, AICP, Director of Community Development Jeff Peters, Supervising Planner (509) 575-6163 On February 17, 2015, Thomas Durant on behalf of Jessica Hansen submitted the Final Long Plat of Meadowview Phase 2 which is a 21 -lot subdivision located along the north and south side of Westbrook Ave. in between South 83rd and 85th Avenues. The Plat of Meadowview was preliminarily approved by the Board of Yakima County Commissioners on March 8, 2005 while the subject property was still in the county. The applicants are now requesting city council consideration and approval of the final phase of the plat of Meadowview. 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: The City of Yakima Planning, Legal, and Engineering Division recommend approval of the Plat of Meadowview Phase 2, and the accompanying resolution subject to the applicant finalizing the necessary financial securities to the satisfaction of the City of Yakima Engineer. ATTACHMENTS: Description • Resolution Meadowview Phase 2 U Staff Report Meadowview Phase 2 Upload Date 2/20/2015 2/20/2015 DOC. INDEX Ae : L Type Resolution Backup Material http://agendaintranet/CoverSheet.aspx?ItemID=3089&... Page 1 of 1 2/20/2015 JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER B Staff Report DOC INDEX N DOCUMENT DATE B-1 Staff Report 03/03/2015 Final Plat Application For a 21 -Lot subdivision Known as Meadow View Phase 2 City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting March 3, 2015 Final Long Plat #003-15 Staff Contact: Trevor Martin, Assistant Planner (509) 575-6162 BACKGROUND AND SUMMARY OF REQUEST Meadow View is approximately a 3.77 acre subdivision of which Phase 2 constitutes 21 lots of record that were recommended for approval by the Hearing Examiner on September 17, 2009. The subject plat is located along the north and south side of Westbrook Ave. in between South 83rd and South 85th Ave. Parcel No. 18133014420. The Board of County Commissioners held a public hearing on February 22, 2005 and March 1, 2005, to review the preliminary plat. The plat was approved by the Board of County Commissioners by Resolution (RESO 164-2005) on March 8, 2005. (Yakima County Planning assigned file numbers: SUB 08-40, SEP 08-23, and PRJ 08-503). The City Engineer's office has reviewed and approved all necessary designs and engineering and indicates that the required improvements will be installed or financially secured prior to the recording of the plat. 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 Hearing Examiner's Recommendation of September 17, 2009 (see attached). The conditions that must be met before the final plat can be approved consist of the following matters: General 1. A method of dust control for grading or other construction that disturbs soil stability shall be submitted to and approved by the Yakima Regional Clean Air Agency as specified by the YRCAA. A copy of the dust control of other required permits shall be submitted to the Planning Division prior to any construction that requires such permits. Status: Achieved 2. Monuments must be placed at street intersections and curvature points as specified in section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer. Status: Achieved 1 DOC INDEX Cr}di Right -of -Way / Easements 3. Dedicated 30 -foot by 30 -foot clear site triangles must be provided at all intersection corners were two public roads intersect, unless engineering analysis is made to support an alternative that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer. The sight triangles must be dedicated public right-of-way for public roads. Status: Achieved 4. Public road right-of-way must be dedicated on the final plat for the public road named Annalisa Lane. Private access easements must be established for the two interior private shared driveways designated as private roads on the preliminary plat. County standards do not require sidewalks, curbs, or clear sight triangles for private roads. Status: Achieved 5. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. The plans for all road improvements shall be deigned to Yakima County standards, prepared by a licensed professional engineer, and reviewed for approval by Public Services prior to construction. These plans must incorporate provisions for storm water drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design standards specified in the SEPA Final Mitigated Determination of Nonsignificance issues by Yakima County on August 5, 2009. Once constructed, the owner's engineer must certify to the County that the road was built as designed. Status: Achieved Construction 6. The developer shall obtain any required Road Approach Permits required from the County Road Division. Copies of any required permits shall be submitted to the Planning Division prior to final plat approval. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 7. The interior public road, Annalisa Lane, must be constructed to the County standard for an Urban Access roadway. This includes the County RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road, and County standard street lighting (Located at intersections and no more than 330 feet apart). The sight triangles must be dedicated public right-of-way for public roads. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 2 DOC. INDEX #-_1 8. Mountable rolled curbing is acceptable for dead-end public streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and a minimum 10 -foot -long transition is provided. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 9. Required sidewalks along the public road shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 10. When Nob Hill boulevard is extended to connect with at least one street within the Cottonwood Grove plat or the final phase of the Meadow View plat containing the final two lots in that plat is recorded, whichever occurs first, the gate on Westbrook Avenue on the west side of the meadow View plat must be removed and a paved connection to Westbrook Avenue in the Cottonwood Grove plat which makes Westbrook Avenue a through street must be completed by the owner of the Annalisa plat within a reasonable time to be specified by the Planning Division. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 11. The developer shall submit a road name application for the road(s) within the play. The street names must be reviewed and approved by Public Services. Street signs are required for the development. Status: The following improvements have been constructed or will be financially secured prior to recording of the final plat. Utilities 12. 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: The following improvements have been constructed or will be financially secured prior to recording of the final plat. 13. Installation of power and phone facilities must be completed, or arranged with the provider to be completed, prior to final plat approval. Status: Achieved 3 DOC. INDEX #_--t 14. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: Achieved 15. Public utility easements shall be provided adjacent to interior access easements and public right-of-ways as required by County standards and as specified by utility providers. On street with a fifty (50) foot right-of-way, the utility easement shall be ten (10) feet wide. Status: Achieved Miscellaneous 16. A Type III Barricade shall be installed at the terminus to interior Annalisa Lane. It shall be set back ten (10) feet from the western property line. The land behind the barricade shall be landscaped with trees and plants on the approved landscaping list available at the County Planning Division Status: Achieved 17. Structures along local access roads (along Annalisa Lane and along South 83rd Avenue) shall comply with the following setbacks: a. Front setbacks: 45 feet from local access roads (Annalisa Lane and from South 83rd Avenue) b. Side setbacks: i. 40 feet from a public right-of-way; ii. 5 feet from a side lot lime not bordering a public right-of-way 9except for the west side of Lot 1 which shall be 10 feet from the west lot line); c. Rear setback: 20 feet from the rear lot line; d. Front setback along the private dead-end shared driveways serving Tots 8, 9, 10, 11, 13, 14, 15, and 16: a minimum of 18 feet from the edge of the pavements or, if present, from the sidewalk along said private shared driveways to all structures (including garages); and e. Special west side structural setback for lot 1: a minimum of 10 feet from the west lot line to avoid building too close to properties in the cottonwood Grove subdivision. Status: Achieved 18. A minimum 18 -foot structural setback from the edge of the pavement of private shared driveways or, if present, from the sidewalk along said shared driveways, to all structures (including garages) is required for Lots 8, 9, 10, 11, 12, 13, 14, 15, and 16 to allow room for parking in the driveways on the lots off of the two private dead-end shared driveways in a manner similar to the adjacent Meadow View development. Status: Achieved 19. Fire hydrants hall be placed at locations and to specifications as required by the Yakima County Fire Marshall. The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 4 DOC. INDEX Status: Achieved 20. Final Lot dimensions and areas shall substantially conform to the preliminary plat submitted, except as changed by this decision and/or the public hearing process. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. Status: Achieved Timing 21. 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. 22. 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 - by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 23. Annalisa lane shall be constructed to connect to South 80th Avenue prior to final approval of Phase 2 of the plat. 24. If the developer elects to escrow or bond for the required road improvements and fails to complete the improvements in the time specified in the escrow or bond agreements, the County Engineer shall have the authority to suspend issuance of building or occupancy permits until the required road and drainage improvements are as satisfactory or completed. The county Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 25. 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 Plat Notes 5 DOC INDEX # 26. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All Tots of the subdivision have been provided with public water and public sewer connections. 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. Yakima County has in place an urban and rural addressing system. Street names and numbers for the Tots within this plat are issued by the Yakima County Public Services Transportation Division upon issuance of an approved building permit. d. Yakima County has no responsibility to build, improve, maintain, or otherwise service the private road for this plat. Any road right-of-way dedicated to the public by this plat will not be serviced by the county until such time as it is accepted as a part of the County road system. e. A minimum 10 -foot side structural setback is required on the west side of Lot 1. f. A minimum 18 -foot front structural setback from the pavement of shared private driveways designated as private roads on the plat or, of present, from the sidewalk along said shared private roads, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16. 27. Each lot within this plat is limited to one single-family dwelling unit and customary accessory structures. Status: Achieved: All applicable plat notes are shown 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 will have financially secured the construction of the required improvements prior to recording of the final plat. RECOMMENDATION The City of Yakima, Department of Community Development's, Planning Division, recommends that City Council accept the final plat of Meadow View Phase 2 and pass a resolution authorizing the Mayor to sign the final plat. 6 DOC. INDEX JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation DOC INDEX # DOCUMENT DATE C-1 C-2 Yakima County Hearing Examiner's Recommendation Dated 03/18/2005 Yakima County Hearing Examiner's Recommendation Dated 09/17/2009 COUNTY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION September 17, 2009 In the Matter of Application for Preliminary Plat Approval Submitted by: Alvin Norman For a 26 -Lot Subdivision to be Named the Plat of "Annalisa" SUB 08-40 SEP 08-23 PRJ 08-503 Introduction. The hearing process conducted for this proposed preliminary plat may be summarized as follows: (1) On September 3, 2009, the Hearing Examiner conducted an open record public hearing regarding this proposed preliminary plat containing 25 residential lots plus a Tract "A". (2) Planning Division Project Planner Keelan McPhee presented a staff report which recommended approval of the preliminary plat subject to enumerated conditions. (3) Testimony in favor of the proposed preliminary plat was presented by the applicant's representatives, Tom Durant of Durant Development Services, Inc. and Doug Gray of Gray Surveying and Engineering, Inc., and by the applicant, Alvin Norman. (4) Testimony regarding the roads within the proposed preliminary plat and the timing of the connection of Westbrook Avenue from the Plat of Meadowview to the Plat of Cottonwood Grove was submitted by Planning Division Planning Official Steve Alvin Norman 1 `vr"o Plat of Annalisa '°W. of 8Dth Ave. & S. of Tieton Dr, FEB 1 SUB 08-40; SEP 08-23; PRJ 08-503 WO p p SMG OW. DOC. IND7X Erickson, by Public Services Transportation Division Development Review Engineer Joe McWalters and by Cottonwood Partners representatives Bill Hordan of Hordan Planning Services and Lew Miller. Written comments on these and other subjects include correspondence in the record from County Engineer Gary Ekstedt, from the applicant's representative James Berg of the law firm of Larson, Berg and Perkins, PLLC, from Cottonwood Partners' representative Lew Miller and from neighboring resident Brad Kessinger. The points raised in regard to roads are detailed m the section of this recommendation relative to appropriate provisions for public ways. (5) A SEPA appeal relative to the Mitigated Determination of Nonsignificance (MDNS) for this proposal was mooted and withdrawn as a result of the SEPA Responsible Official's decision to rescind and withdraw MDNS Mitigation measures B 1, B2 and B3 relating to the applicant's neighboring Plat of Meadowview to the south of this proposed preliminary plat. (6) This recommendation has been issued within ten business days of the public hearing. Summary of Recommendation. The Hearing Examiner recommends that the Board of Yakima County Commissioners approve this proposed preliminary plat of "Annalisa" subject to conditions. Basis for Recommendation. Based on a view of the site on September 2, 2009, with no one else present; consideration of the application, staff report, exhibits, written comments, testimony and other evidence presented at the open record public hearing on September 3, 2009; and consideration of the applicable subdivision requirements, the applicable comprehensive plan provisions, the applicable zoning ordinance requirements, the applicable development standards and the requisite consistency criteria; the Hearing Examiner makes the following: Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr. SUB 0840; SEP 08-23; PRJ 08-503 2 DOC. INDEX # C-2 FINDINGS I. Applicant/Property Owner. The applicant and property owner is Alvin Norman, 624 South 96th Avenue, Yakima, Washington. II. Applicant's Representatives. The applicant's representatives are Thomas Durant of Durant Development Services, Inc., 513 North Front Street, Yakima, Washington, and Douglas Gray of Gray Surveying and Engineering, Inc., 2706 River Road, Yakima, Washington. III. Location. The proposed preliminary plat is located on the west side of South 80th Avenue south of Tieton Drive between the intersections of Midvale Road and Westbrook Avenue with South 80th Avenue. It is located on Assessor's tax parcel numbers 181330- 14002, 14008 and 14009. IV. Proposal. The main aspects of the proposal may be summarized as follows: (1) The proposed preliminary plat consists of 25 residential lots that range in size from 8,244 square feet to 10,772 square feet plus a Tract "A" which is 45,152 square feet. Phase 1 consists of 18 lots in the western portion. Phase 2 is 7 lots in the eastern portion. (2) The preliminary plat application was originally submitted on April 16, 2008, and was deemed complete for processing on September 11, 2008. A Critical Areas process was conducted which resulted in a decision that became final without an appeal. The SEPA review process resulted in a Mitigated Determination of Nonsignificance (MDNS) which was appealed. The appeal was subsequently mooted and withdrawn when Mitigation Measures Bl, B2 and B3 of the MDNS were rescinded. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 3 DOC. INDEX # C-,71- (3) The lots are proposed to be served with public water from the Nob Hill Water Association and with public sewerage by the Yakima Regional Wastewater System. (4) The proposed preliminary plat is adjacent to the Yakima city limits on both the east and west sides. It is regulated by the Yakima County Urban Area Zoning Ordinance (UAZO), Title 15A of the Yakima County Code (YCC), and by the Yakima County Subdivision Ordinance, Title 14 of the YCC. V. Property Description. The property within the proposed preliminary plat of "Annalisa" may be described as follows: (1) This proposed preliminary plat is approximately 8.12 acres in size in an area that has been developing, particularly with the platting of the Cottonwood Grove subdivision directly west of the proposed preliminary plat. (2) The soil structure consists of Esquatzel Silt Loam on slopes of 0 to 2 percent. The Esquatzel Silt Loam is very deep, well -drained soil on floodplains dissected by intermittent and perennial streams. This soil can be poorly suited for homesite development, mainly because of the hazard of flooding, which may exist in this location. VI. Comprehensive Plan and Zoning. The Comprehensive Plan and zoning characteristics of the project site are as follows: (1) The proposed preliminary plat is within the City of Yakima Urban Growth Area. It is adjacent to the Yakima city limits on the east and west sides. It is within the Comprehensive Plan (Plan 2015) Urban Lands designation. (2) The project site is located in the Single -Family Residential (R-1) zoning district. The primary purpose of the R-1 zoning district is to provide land for establishing and preserving residential neighborhoods for detached single-family dwellings. The zone allows a density of up to seven dwelling units per net residential acre in areas such as this which are served by public water and sewer. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 4 DOC. INDEX # C (2- VII. Adjacent Land Use and Zoning. The land use and zoning of adjacent properties are as follows: (1) The proposed preliminary plat is located m a neighborhood of single-family residences with some common wall homes to the south in the Meadowview subdivision. The surrounding residential lots range from 0.13 of an acre to 2 acres in size. (2) The surrounding lots are zoned Single -Family Residential (R-1) or are within the city limits of the City of Yakima. VIII. Jurisdiction. A preliminary plat is classified and processed as a Type IV review. The Hearing Examiner conducted an open record public hearing regarding this preliminary plat application pursuant to Title 16B of the Yakima County Code (YCC) and has prepared this preliminary plat recommendation to be considered by the Board of Yakima County Commissioners at a closed record public hearing. Section 14.20.060 of the YCC contains preliminary plat considerations similar to RCW 58.17.110(2) which provides as follows: "A proposed subdivision and dedication shall not be approved unless the city, town, or county legislative body makes written findings that: (a) Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) the public use and interest will be served by the platting of such subdivision and dedication." IX. Notices. Notices for the open record public hearing on September 3, 2009, were given by the following methods: Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SIJB 08-40; SEP 08-23; PRJ 08-503 5 DOC, INDEX # C --L Mailing of notice of public hearing: Publishing of notice of public hearing: Posting of notice of public hearing on the property: August 11, 2009 August 14, 2009 August 14, 2009 X. Environmental Review. The County's environmental review under the State Environmental Policy Act (SEPA) resulted in the imposition of mitigation measures to address environmental concerns pursuant to the following procedure: (1) A combined Notice of Application, Notice of Completenesg and Notice of Environmental Review was mailed to parties of record, property owners and consulted agencies on September 11, 2008. The comment period ended on September 25, 2008. Several comments were received from members of the public and public agencies during this comment period. (2) After review of the preliminary plat, the environmental checklist, the comments received and other information, SEPA Responsible Official Steve Erickson concluded that if identified mitigation measures were incorporated, the proposed preliminary plat posed no probable significant adverse environmental impacts. (3) The SEPA final Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed preliminary plat on August 5, 2009. It was appealed by the applicant on August 19, 2009. The appeal was mooted and withdrawn because the SEPA Responsible Official rescinded the MDNS Mitigation Measures B 1, B2 and B3 relative to the applicant's adjacent Plat of Meadowview to the south. The remaining Mitigation Measures Al and A2 of the MDNS mitigate the proposal's impacts on surface and ground water. XI. Appropriate Subdivision Provisions for the Public Health, Safety and General Welfare through Zoning and Land Use Requirements for the Site and Adjacent Properties. The public health, safety and general welfare will be served by Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 6 DOC. INDEX # C- appropriate subdivision provisions more specifically described in the zoning development standards and land use requirements discussed in this recommendation. XII. Appropriate Subdivision Provisions for the Public Health, Safety and General Welfare through Development Standards and Requirements. The lot configuration of the proposed preliminary plat allows for development consistent with the following development standards and requirements that have been established to promote the public health, safety and general welfare: (1) Density/Lot Size: The proposed preliminary plat utilizes lot sizes ranging from 8,244 to 10,772 square feet with two larger lots. This density and these lot sizes comply with the 7000 -square -foot minimum lot size in the R-1 zoning district for lots served with public water and sewer. (2) Setbacks: Table 5-1 in Chapter 15A.05 of the UAZO establishes minimum structural and building setbacks from streets, roads, side yards and rear yards. The UAZO setback requirements are as follows: (a) Front setback: 45 feet from local access roads (Annalisa Lane and South 83rd Avenue). (b) Side setbacks: 40 feet from a public right-of-way; and 5 feet from the side lot line on properties not bordering a public right-of-way. (c) Rear setback: 20 feet from the rear lot line. Here the structures and buildings on the lots will comply with these setback requirements with the following variations: (a) The two short private dead-end driveways depicted on the preliminary plat serving as access for Lots 8, 9, 13, 14, and 10, 11, 15 and 16 will have a setback requirement of at least 18 feet from the structures (including garages) to the pavement or, if present, to any sidewalks along the private driveways. This requirement is needed to allow vehicles to park in the Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 7 DOC. INDEX # C-�- individual driveways off the shared private roads so that fire apparatus can back up those roads. That requirement is consistent with analogous setback requirements in the adjacent Meadowview plat. (b) A resident of the Cottonwood Grove subdivision who lives next to the proposed Lot 1 of this preliminary plat, Brad Kessinger, submitted written comments in part objecting to the fact that a residence or other structure on that lot could be built as close as 5 feet from his back yard because that lot will be accessed from the south off of Annalisa Lane. He asserted that the standard 5 -foot side yard setback would adversely affect the value of his property. The Subdivision Administrator therefore recommended that a 10 - foot side setback rather than a 5 -foot side setback be required for that lot on the west. The recommended 10 -foot side setback would only apply to the west side of Lot 1. Since a 10 -foot west side setback would benefit both the owners of Lot 1 and the owners of the lot to the west of Lot 1, the Examiner also recommends that a 10 -foot west side setback be required on Lot 1 in order for the preliminary plat to make appropriate provisions for the public health, safety and general welfare. The other lots of the proposed preliminary plat that abut the existing Cottonwood Grove subdivision to the west will be required to have the standard 20 -foot setbacks next to that subdivision as required by Table 5-1 of the UAZO for rear setbacks in the R-1 zoning district. (c) Since the front structure setback requirements for Lots 8, 9, 10, 11, 13, 14, 15 and 16 and the west side structure setback requirement for Lot 1 of the proposed preliminary plat explained above are sufficiently unique that they might not otherwise be apparent to the purchasers of those lots, the Examiner recommends a requirement that they be noted on the face of the plat. (3) Lot coverage: Table 5-1 of the UAZO prescribes the maximum lot coverage that buildings and structures may occupy. The maximum lot coverage in the R-1 zoning district is 45%. The proposed lots are of a size and configuration that would accommodate normally -sized residences and accessory buildings without exceeding the maximum allowed lot coverage. Development on the lots will be required to comply with this maximum lot coverage limitation. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 8 DOC. INDEX (4) Lot Dimensions: The lots will be required to comply with all applicable lot dimension requirements. All proposed lots shown on the proposed preliminary plat comply with the zoning ordinance lot dimension standards. (5) Sitescreening: The UAZO requires sitescreening for certain types of development and/or situations. Mr. Kessinger's written comments asserted that the increased accessibility to his property from Annalisa Lane, which will terminate at the backyard of his and other Cottonwood Grove residences, will decrease the value of his property. Mr. Miller's written comments also contended that the original hammerhead design of the west end of Annalisa Lane would not provide adequate privacy and safety for the neighbors in Cottonwood Grove to the west. In response to these comments, the applicant submitted a detail of the hammerhead which will utilize the private road to the south as one arm of the T -turn and will include a "Type III" barricade at the terminus of Annalisa Lane with a 10 -foot -wide vegetated buffer between the barrier and the property line to the west. This proposed method of sitescreening at the west end of Annalisa Lane will make appropriate provisions for the public health, safety and general welfare of residents in existing homes in the Cottonwood Grove subdivision to the west. (6) Protection of Critical Areas: Department of Ecology comments referred to issues related to the existence of Shaw Creek, a Type 3 stream which flows from north to south along the eastern boundary of the proposed preliminary plat on the west side of South 80th Avenue. Project Planner Byron Gumz of Public Services Environmental Planning approved Critical Areas Permit WET2008-00045 for a culvert crossing of Shaw Creek by means of a 72 -foot -long, 42 -inch -wide, 29 -inch -high culvert to access the subdivision. In that Critical Areas Ordinance decision dated January 6, 2009, Mr. Gumz, stated that "A site visit to the property determined that no wetlands exist on the property. The preliminary subdivision plat allows for a building envelope outside of the 50 -foot buffer associated with Shaw Creek. This decision requires long-term protection of the buffer through a permanent form of demarcation along the western extent of the buffer." XIII. Appropriate Subdivision Provisions for Open Spaces, Parks and Recreational Areas. Subdivision provisions in Section 14.28.070 of the Yakima County Code (YCC) provide that the County may require areas in a subdivision to be Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRT 08-503 9 DOC, INDEX # C� designated for common open space uses. RCW 58.17.110 and related statutes authorize the Board of County Commissioners to require plats to have land area designated as either private or public parks and recreational areas or to require payment of funds for those purposes. The applicant has not designated areas for park or recreational purposes in the proposed preliminary plat. Since West Valley Park is located about one-half mile south of the proposed preliminary plat, it is not recommended that any park or recreational area be required in this proposed preliminary plat. The staff report suggests that the developer may consider contributing to the establishment of a sidewalk or bike path along 80th Avenue for the benefit of those utilizing the park from the subdivision and that the Board of County Commissioners may choose to require the developer to make accommodations for access to parks and open spaces for residents of the subdivision. XIV. Appropriate Subdivision Provisions for Drainage Ways. Section 14.48.100 of the YCC requires an acceptable drainage plan. The proposed method of stormwater management is on-site retention. The applicant will adhere to the County standard for stormwater retention pertaining to subdivision development, and the following Mitigation Measures Al and A2 of the Mitigated Determination of Nonsignificance have been required in order to ensure that the proposed preliminary plat makes appropriate provisions for suitable drainage: "Mitigation Measure Al: Because this development exceeds 1 acre of disturbed land, it is likely that stormwater will cause erosion and other surface water problems during the course of construction. To address such issues, the proponent must submit a Construction Stormwater General Permit application to the Washington Department of Ecology (DOE), obtain appropriate reviews or Alvin Norman Plat ofAnnalisa W. of 801h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 10 DOC. INDEX # Com,_ approvals and provide evidence of DOE's approval to the Building Official prior to construction, unless that agency determines that a permit is not necessary." "Mitigation Measure A2: To adequately control post -construction surface water runoff, a Stormwater Management Plan, meeting the design standards below, shall be submitted for review by Yakima County Public Services prior to grading the property, any road development, or approval of building permits. 1. Full retention of runoff for the 25 year design storm event is required. 2. The stormwater management plan shall describe existing conditions, including drainage facilities, surface water features, soil types, geotechnical conditions, infiltration rates and seasonal high groundwater depth. 3. A professional engineer registered in the State of Washington shall design all drainage facilities and components using best management practices. Plans, drawings and geotechnical information shall be sealed, signed and dated by a professional engineer. 4. All Underground Injection Control (UIC) devices must be designed in accordance with the Department of Ecology UIC guidelines. 5. For public stormwater facilities, allowances and access shall be made for proper long-term inspection and maintenance, to be provided to the County." In addition to Mitigation Measure Al which addresses written comments from the Department of Ecology relative to the need to submit an application for an NPDES Construction General Permit, the Department of Ecology also commented that permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. XV. Appropriate Subdivision Provisions for Potable Water Supplies. The Department of Ecology's comment indicated that water usage must be within the limitations of the water rights for the uses. Section 14.52.130 of the YCC requires a plat to be connected to an existing municipal public water system or a large Group A water Alvin Norman Plat of Annalisa W. of 80`h Ave. & S, of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 11 DOC. INDEX # purveyor when available. The applicant proposes to provide the lots with domestic water from the Nob Hill Water Association. XVI. Appropriate Subdivision Provisions for Sanitary Wastes. Section 14.48.040 of the YCC requires on-site sewage disposal systems for all new lots unless municipal or public sewer service is available. The development will use the Yakima Regional Wastewater System for sewer service, and must comply with the City of Yakima's standards for sewer development. XVII. Appropriate Subdivision Provisions for Public Ways, for Sidewalks and for other Planning Features for Children who Walk to and from School. Appropriate provisions for public ways, sidewalks and other transportation features of the proposed preliminary plat include the following: (1) Title 10 and Title 14 of the YCC provide minimum street standards and requirements for subdivision development including those for the project site and fire access, interior and frontage improvements, right-of-way standards and such other transportation elements as may be necessary. (2) The interior public road named Annalisa Lane must be constructed to the County standard for an Urban Access roadway. This includes the RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road and County standard street lighting (located at intersections and no more than 330 feet apart). The connection to existing County or City roads must also meet County standards. Mountable rolled curbing is acceptable for dead-end streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and that a minimum 10 -foot - long transition is provided. Required sidewalks shall be constructed to a minimum width of five feet. They must be constructed of cement concrete to a minimum depth of four Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 12 DOC. INDEX # C- inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. Annalisa Lane shall be built to connect to South 80th Avenue before any construction takes place in Phase 2 of the plat. (3) There were written comments and testimony at the hearing relative to the timing for Westbrook Avenue to be connected from the Meadowview plat to the Cottonwood Grove plat to the west so as to become a through street. Mr. Durant noted that this application does not involve the Meadowview plat even though Mr. Norman also owns that subdivision which adjoins the proposed plat of Annalisa on the south. Mr. Hordan and Mr. Miller noted that the proposed plat of Annalisa will utilize Westbrook Avenue as a second fire access and as part of its street network which is connected to Annalisa Lane by way of South 83rd Avenue, and argued that the connection should be required at this time for those purposes. Correspondence from Mr. Erickson and from Mr. Ekstedt, as well as Mr. McWalter's testimony, indicated that a compromise was reached by meeting with Mr. Norman whereby Westbrook Avenue right-of-way would be extended westerly to connect with Westbrook Avenue in Cottonwood Grove, would be graveled and would be equipped with a locking gate approved by the West Valley Fire District for emergency access and whereby the gate would remain in place until a street in Cottonwood Grove is connected to the future extension of Nob Hill Boulevard or the fmal phase 3 of the plat of Meadowview is recorded. Mr. Norman complied with those right-of-way, gravel and gate requirements prior to the hearing and testified that he is willing to adhere to the rest of his agreement with Yakima County as a condition of the approval of the plat of Annalisa. Possible wording for that condition was discussed at the hearing. The understanding with Mr. Norman reasonably accommodated his concern about allowing traffic from Cottonwood Grove to immediately begin traveling through the Meadowview plat before it is developed. That also might not be the preference of the residents of Cottonwood Grove who would be subjected to additional traffic before there is a connection with the future extension of Nob Hill Boulevard. (4) Mr. Kessinger suggested in his written comments that Annalisa Lane is very close to the existing alignment of Arlington Avenue to the west in the Cottonwood Grove plat and that use of that name might facilitate emergency response and nonemergency deliveries to the proposed plat. The Yakima County Transportation Division indicated a preference for the name Olmstead Court which is a street east of South 80th Avenue because it most closely aligns with Amialisa Lane and, unlike Arlington Avenue, could possibly connect with Annalisa Lane in the future. However, the Transportation Division Alvin Norman Plat of Annalisa W. of 80t Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 13 DOC. INDEX # did not deem a different name to be necessary and Mr, Norman indicated that he wishes to use a family member's name, Annalisa, for the street name. Street names are subject to review and approval by Public Services. (5) Private access easements must be established for the two shared private driveways designated as private roads on the preliminary plat. Mr. McWalters testified that County standards do not require sidewalks, curbs or sight triangles for private roads. XVIII. Appropriate Subdivision Provisions for Transit Stops, Playgrounds, Schools and Schoolgrounds. Under the evidence presented at the hearing, special provisions for these other features required by RCW 58.17.110(2) to be considered such as additional transit stops, playgrounds, schools or schoolgrounds are not required here because of the size, location and nature of the proposed preliminary plat. XIX. Appropriate Subdivision Provisions for Other Features of the Proposal. Other features of the proposed preliminary plat that are provided in the interest of the public health, safety and general welfare to serve the public use and interest are: (1) DUST CONTROL: Yakima Regional Clean Air Agency regulations provide that contractors doing demolition, excavation, clearing, construction or landscaping work must file, and get the agency's approval of, a Dust Control Plan prior to the start of any work and that no burning is allowed at any time during land clearing. (2) IRRIGATION: Section 14.48.045 of the YCC requires that provisions be made for irrigation water if it available. The proposed preliminary plat is not within the boundary of an irrigation district. (3) BUILDING AND FIRE SAFETY: Section 13.10.090 of the YCC and the International Fire Code specify fire flow and hydrant requirements for new development. Fire hydrants and fire flows fed by water from the Nob Hill Water System will meet standards as required by the Yakima Fire Marshal. Written comments submitted by the County Building and Fire Safety Division indicated that fire safety requirements for one - Alvin Norman Plat of Annalisa W. of 80t Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 14 DOC. INDEX family or two-family dwelling residential developments are outlined in Section D107 of the Yakima County Fire Flow Policy D107.1. Developments of one -family or two- family dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3 except for the following situations: (a) Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1,1, 903.3.1.2 or 903.3.1.3.3, access from two directions shall not be required. (b) The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. The construction of a roadway with a locked gate on Westbrook Avenue at the west edge of the Meadowview plat where that street terminates at the east edge of the Cottonwood Grove subdivision satisfies the requirement for having two accesses for fire response purposes to the Annalisa plat due to the connection between Westbrook Lane and Annalisa Lane by way of South 83`d Avenue. Since the West Valley Fire District will have a key to open the gate in the event of an emergency, the extension of Westbrook Avenue with a "knox box" gate satisfies fire access requirements. (4) ELECTRICAL SERVICE, TELEPHONE SERVICE AND GARBAGE SERVICE: Electrical service, telephone service and garbage service are available m the area. XX. Consistency Analysis under Section 1.6B.06.020 of the Yakima County Code. The following analysis involves the application's consistency 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 County Code. The criteria for making a determination of consistency are properly addressed as follows under the evidence submitted at the hearing: (1) THE TYPE OF LAND USE CONTEMPLATED BY THE PROPOSAL (a single- family residential development) is a specifically permitted use in the R-1 zoning district Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 15 DOC, INDEX where this proposed preliminary plat is located. As mitigated and conditioned, the proposal will satisfy applicable criteria necessary for final plat approval and compliance with the Yakima County Urban Area Zoning Ordinance (Title 15A of the YCC) and the Yakima County Subdivision Ordinance (Title 14 of the YCC). (2) THE LEVEL OF DEVELOPMENT (lot size, contemplated density) will not exceed the allowable population, transportation or other types of density measurements established for the R-1 zoning district. (3) THE AVAILABILITY AND ADEQUACY OF INFRASTRUCTURE AND PUBLIC FACILITIES allow the proposed preliminary plat to be approved. As conditioned, infrastructure and public facilities such as water, electricity, telephone and garbage services are, or will be, available and adequate to serve the subdivision. (4) THE CHARACTER OF THE PROPOSAL, as conditioned, will be consistent with the purpose, intent and development standards of the R-1 zoning district set forth in Subsection 15A.03.030(b) and Chapter 15A.05 of the UAZO. It will also be consistent with the general goal and purpose of the Comprehensive Plan 2015 Urban Lands designation for urban growth areas (Purpose Statement LU -U 1) and will fulfill specific Comprehensive Plan policies including Policy LU -U 1.2 (urban growth should take place only within urban growth boundaries) and Policy LU -U 1.7 (urban growth should be encouraged where services already exist, i.e., infill development). The proposal will for these reasons be consistent with the Future Land Use Concept for urban lands. CONCLUSIONS Based on the above Findings, the Examiner reaches the following Conclusions: (1) The Hearing Examiner has jurisdiction to make recommendations to the Board of Yakima County Commissioners regarding applications for preliminary plat approval after conducting an open record public hearing. (2) A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this proposal on August 5, 2009, which contains Mitigation Measures Al and A2 to mitigate the project's impacts on surface and ground water. The applicant's appeal of the Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 16 DOC. INDEX # C-� MDNS was mooted and withdrawn when the SEPA Responsible Official rescinded Mitigation Measures Bl, B2 and B3. (3) After inquiring into the public use and interest proposed to be served by the establishment of the subdivision, the Hearing Examiner recommends that the Board of Yakima County Commissioners approve the preliminary plat of "Annalisa" with the conditions detailed m this recommendation which make appropriate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets or roads, alleys, public ways, potable water supplies, sanitary wastes, sidewalks and, to the extent necessary, other requisite statutory considerations such as transit stops, parks and recreation, playgrounds, schools and schoolgrounds and other planning features that assure safe walking conditions for students who only walk to and from school, and which conditions also ensure that the public use and interest will be served. RECOMMENDATION The Hearing Examiner recommends to the Board of Yakima County Commissioners that the preliminary plat of "Annalisa" described in the application and related documents assigned file numbers SUB 08-40, SEP 08-23 and PRJ 08-503 be APPROVED, subject to compliance with the following conditions: General 1. A method of dust control for grading or other construction that disturbs soil stability shall be submitted to and approved by the Yakima Regional Clean Air Agency as specified by the YRCAA. A copy of the dust control or other required permits shall be submitted to the Planning Division prior to any construction that requires such permits. 2. Monuments must be placed at street intersections and curvature points as specified in Section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer. Alvin Norman Plat of Annalisa W. of 80t Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 17 DOC. INDEX #C- Streets 3. The developer shall obtain any required Road Approach Permits required from the County Road Division. Copies of any required permits shall be submitted to the Planning Division prior to final plat approval. 4. Public road right-of-way must be dedicated on the final plat for the public road named Annalisa Lane. Private access easements must be established for the two interior private shared driveways designated as private roads on the preliminary plat. County standards do not require sidewalks, curbs or clear sight triangles for private roads. 5. Dedicated 30 -foot by 30 -foot clear sight triangles must be provided at all intersection corners where two public roads intersect, unless engineering analysis is made to support an alternative that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer, The sight triangles must be dedicated public right-of-way for public roads. 6. The interior public road, Annalisa Lane, must be constructed to the County standard for an Urban Access roadway. This includes the County RS -4 standard, rolled or barrier curbs and gutters, sidewalk on at least one side of the road, and County standard street lighting (located at intersections and no more than 330 feet apart). The connection to existing County or City roads must also meet County standards. 7. Mountable rolled curbing is acceptable for dead-end public streets provided that barrier curbing is at least installed around the radii of all intersections to the far end of the radii and a minimum 10 -foot -long transition is provided. 8. Required sidewalks along the public road shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. 9. When Nob Hill Boulevard is extended to connect with at least one street within the Cottonwood Grove plat or the final phase of the Meadowview plat containing the final two lots in that plat is recorded, whichever occurs first, the gate on Westbrook Alvin Norman Plat of Annalisa W. of 80th Ave, & S. of Tieton Dr, SUB 08-40; SEP 08-23; PRJ 08-503 18 DOC. INDEX Avenue on the west side of the Meadowview plat must be removed and a paved connection to Westbrook Avenue in the Cottonwood Grove plat which makes Westbrook Avenue a through street must be completed by the owner of the Annalisa plat within a reasonable time to be specified by the Planning Division. 10. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. The plans for all road improvements shall be designed to Yakima County standards, prepared by a licensed professional engineer, and reviewed for approval by Public Services prior to construction. These plans must incorporate provisions for storm water drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design standards specified in the SEPA Final Mitigated Determination of Nonsignificance issued by Yakima County on August 5, 2009. Once constructed, the owner's engineer must certify to the County that the road was built as designed. 11. The developer shall submit a road name application for the road(s) within the plat. The street names must be reviewed and approved by Public Services. Street signs are required for this development. Utilities 12. All lots must be served with public water from the Nob Hill Water System. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification must be provided indicating that all construction necessary to provide the lots and tracts with domestic water has been completed, easements have been provided and all associated fees have been paid. 13. Installation of power and phone facilities must be completed, or arranged with the provider to be completed, prior to fmal plat approval. 14. All public and private utilities must be located underground with the exception of the standard telephone box, transmission box and similar structures. Alvin Norman Plat of Annalisa W. of 80"' Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 19 DOC. INDEX #'_ �,. 15. Public utility easements shall be provided adjacent to interior access easements and public right-of-ways as required by County standards and as specified by the utility providers. On streets with a fifty (50) foot right-of-way, the utility easement shall be ten (10) feet wide. Miscellaneous 16. A Type III Barricade shall be installed at the terminus of Annalisa Lane. It shall be set back ten (10) feet from the western property line. The land behind the barricade shall be landscaped with trees and plants on the approved landscaping list available at the County Planning Division. 17. Structures along local access roads (along Annalisa Lane and along South 83`d Avenue) shall comply with the following setbacks: (a) Front setbacks: 45 feet from local access roads (from Annalisa Lane and from South 83rd Avenue); (b) Side setbacks: (i) 40 feet from a public right-of-way; (ii) 5 feet from a side lot line not bordering a public right-of-way (except for the west side of Lot 1 which shall be 10 feet from the west lot line); (c) Rear setback: 20 feet from the rear lot line; (d) Front setback along the private dead-end shared driveways serving Lots 8, 9, 10, 11, 13, 14, 15 and 16: a minimum of 18 feet from the edge of the pavement or, if present, from the sidewalk along said private shared driveways to all structures (including garages); and (e) Special west side structural setback for Lot 1: a minimum of 10 feet from the west lot line to avoid building too close to properties in the Cottonwood Grove subdivision. 18. A minimum 18 -foot structural setback from the edge of the pavement of private shared driveways or, if present, from the sidewalk along said shared driveways, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16 to allow room for parking in the driveways on the lots off of the two private dead-end shared driveways in a manner similar to the adjacent Meadowview development. Alvin Norman Plat of Annalisa W. of 80`h Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRJ 08-503 20 INDEX # C-� 19. Fire hydrants shall be placed at locations and to specifications as required by the Yakima County Fire Marshal. The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 20. Final lot dimensions and areas shall substantially conform to the preliminary plat submitted, except as changed by this decision and/or the public hearing process. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. Timing 21. All property taxes and special assessments for the entire tax year must be paid, together with any required pre -payment amount, prior to fmal plat approval. 22. Prior to recording the final plat or issuance of building permits, either: (a) All required plat improvements, i.e. streets, utilities and drainage facilities, must be in place; or (b) An escrow account must be established or a bond provided in an amount and with conditions acceptable to the County Engineer to assure installation of all remaining required improvements. 23. Annalisa Lane shall be constructed to connect to South 80th Avenue prior to final approval of Phase 2 of the plat. 24. If the developer elects to escrow or bond for the required road improvements and fails to complete the 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 are accepted as satisfactorily completed. The County Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 25. The total project must be completed and the final plat submitted within the maximum five (5) year time period pursuant to Section 58.17.140 of the Revised Code of Washington. Any extension beyond the five (5) year time period is subject to the provisions of Chapter 14.24 of the Yakima County Code. Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRT 08-503 21 DOC. INDEX # C-�- Plat Notes 26. The lots shall be subject to the following notes, which must be placed on the face of the plat: (a) All lots of this subdivision have been provided with public water and public sewer connections. (b) The owners shown hereon, their grantees and assignees m interest hereby covenant and agree to retain all surface water generated within the plat on-site. (c) Yakima County has in place an urban and rural addressing system. Street names and numbers for lots within this plat are issued by the Yakima County Public Services Transportation Division upon issuance of an approved Building Permit. (d) Yakima County has no responsibility to build, improve, maintain or otherwise service the private road for this plat. Any road right-of-way dedicated to the public by this plat will not be serviced by the County until such time as it is accepted as a part of the County road system. (e) A minimum 10 -foot side structural setback is required on the west side of Lot 1. (f) A minimum 18 -foot front structural setback from the pavement of shared private driveways designated as private roads on the plat or, if present, from the sidewalk along said shared private roads, to all structures (including garages) is required for Lots 8, 9, 10, 11, 13, 14, 15 and 16. 27. Each lot within this plat is limited to one single-family dwelling unit and customary accessory structures. DATED this 17th day of September, 2009. Alvin Norman Plat of Annalisa W. of 80th Ave. & S. of Tieton Dr. SUB 08-40; SEP 08-23; PRT 08-503 22 Gary M. Cuillier, Hearing Examiner DOC INDEX ... BOARD OF YAKIMA COUNTY COMMISSIONERS IN THE MATTER OF APPROVAL OF ) PRELIMINARY PLAT NO. SUB 04-091 ) Resolution No. 164-2005 KNOWN AS "MEADOW VIEW" ) WHEREAS, according to Yakima County Ordinance No. 10-1974 relating to platting, subdivision and the dedication of land adopted pursuant to RCW 58.17, a closed record public hearing was held on February 22, 2005 and March 1, 2005, 2005 at 10:45 a.m. for the purpose of considering Preliminary Plat No. SUB 04-091, a 56 -lot common -wall residential subdivision known as "Meadow View"; and, WHEREAS, due notice of the hearing was given as required by law, and the necessary inquiry has been made into the public use and interest to be served by such platting; and, WHEREAS, the Board of Yakima County Commissioners has considered the preliminary plat and find that the lot layout is in compliance with applicable provisions of County code; and, WHEREAS, the language of Conditions #1, #4, #5 and #24 of the Hearing Examiner's Recommendation has been amended to clarify options for completion of the proposed phasing, along with applicable development standards for emergency turnarounds, as agreed to by the Planning Division and the applicant, and supported by the Hearing Examiner, as shown below: 1. Compliance with the Conditions of the MDNS dated November 24, 2004 is required, except for the following additional options for lot configuration for the proposed Phasing: A minor modification to Mitigating Conditions B 2 and B2 of the MDNS may be allowed that will not increase the number of lots beyond 32 as for development with only a single access. This can be accomplished using various alternatives for defining Phase I. However, the improvements required differ between the alternatives. One alternative would be to develop Lots 1-16, and Lots 41-56. Another would be if the applicant merges proposed Lots 53, 54, 55 and 56 into a single Lot 53 in order to continue to utilize the existing single family residence and its accessory buildings located on said lots and also the existing driveway or if the applicant substitutes the existing access to South 80`h Avenue with access by way of the new interior public street (unless otherwise approved by the City of Yakima that has jurisdiction over South 80`x' Avenue). By combining the lots with in the DOC. INDEX # C 1- REcomp FEB 172015 IV Of 'IWO 'cISLP► Meadow View SUB04-91, Preliminary Plat Resolution Page 3 I. Upon completion of Phase II or if Lot 53 is redeveloped, any second connection to S. 80th Avenue must be removed and access for all lots must be provided from Westbrook Avenue. 5. The interior roadways must be constructed to the County standard for an Urban Access roadway. This includes a 30 -foot pavement width (0.8 -foot of Crushed Surfacing Base Course and 0.2 -foot of Asphalt Concrete Pavement), curb and gutter, sidewalk on at least one side of the road, and County Standard street lighting (located at intersections and no more than 330 feet apart). The connection to South 80th Avenue must also meet city standards. The interior private roadways must be constructed to the Urban Standard "A". The interior private roadway easements 20 feet in width and the interior private paved roadways 18 feet in width within said easements must extend far enough past the driveway to each unit to allow for adequate vehicle maneuvering into and out of the driveways. The temporary turnaround must be improved with asphalt surfacing to the above standard. 24. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All lots shall access (the interior plat road), and not South 80th Avenue. b. The owners shown hereon, their grantees and assignees m interest hereby covenant and agree to retain all surface water generated within the plat on- site. c. Yakima County has in place an urban and rural addressing system. Street names and numbers for lots within this plat are issued by the Yakima County Public Services Department upon issuance of an approved Building Permit. d. No further division of the property is allowed until a total of two approved access roads are provided. WHEREAS, the Board of Yakima County Commissioners has considered elements of public health, safety and general welfare pertaining to the preliminary plat; now, therefore, BE IT HEREBY RESOLVED by the Board of Yakima County Commissioners that the findings and recommendation of the Hearing Examiner for conditional approval of Preliminary Plat No. SUB 04-091, designated as "Meadow View", is adopted in full, together with the amended language for Condition Conditions #1, 4, 5 and 24 as written above. The conditions of approval shall, therefore, be as follows: DOC, INC # C. -.L Meadow View SUB04-91, Preliminary Plat Resolution Page 4 General: 1. Compliance with the Conditions of the MDNS dated November 24, 2004 is required, except for the following additional options for lot configuration for the proposed Phasing: A minor modification to Mitigating Conditions B1 and B2 of the MDNS may be allowed that will not increase the number of lots beyond 32 as for development with only a single access. This can be accomplished using various alternatives for defining Phase I. However, the improvements required differ between the alternatives. One alternative would be to develop Lots 1-16, and Lots 41-56. Another would be if the applicant merges proposed Lots 53, 54, 55 and 56 into a single Lot 53 in order to continue to utilize the existing single family residence and its accessory buildings located on said lots and also the existing driveway or if the applicant substitutes the existing access to South 80th Avenue with access by way of the new interior public street (unless otherwise approved by the City of Yakima that has jurisdiction over South 80th Avenue). By combining the lots with in the existing residence, additional lots west of the S. 83rd Avenue intersection could be included; provided that the limitation of a maximum of 32 lots with a single access is maintained Phase I1, consisting of the remaining lots must be served with a minimum of two access connections; i.e., prior to final plat approval for Phase 11, a second access connection must be provided from a public road constructed to urban standards which is approved by the Yakima County Public Services Department. Redivision of Lot 53 with the existing residence, if it remains, would also require a second access prior to approval. Plat Notes: 2. A Critical Areas Standard Development permit is required to be approved by Yakima County prior to any road construction or frontage improvements near Shaw Creek unless the stream is relocated off the property. A combined application or separate applications for this work can be pursued. The application(s) must address the stream crossing for the new interior street, Westbrook Avenue, and also the relocation of the stream due to frontage improvements to South 80th Avenue. Streets: 3. Public road right-of-way must be dedicated to the City of Yakima along South 80th Avenue for a total of 40 feet from the centerline, or as otherwise determined and required by the City of Yakima. 4.. Public road right-of-way must be dedicated to the County on the plat for the interior public roads. The width of the right-of-way may be reduced to 50 feet, as DOC. INDEX # C-.1 Meadow View SUB04-91, Preliminary Plat Resolution Page 5 shown, if the engineer can demonstrate that all road improvements can fit in the reduced width. Otherwise 60 feet is required. Dedicated 30 -foot by 30 -foot clear -sight triangles must be provided at all intersection corners, unless an engineering analysis is submitted to support a reduction that still maintains the minimum sight distance standards. Such analysis must be submitted to and approved by the County Engineer. The right-of-way and construction requirements differ for the various alternatives outlined in Condition #1. Alternative #1. Phase I to include Lots 1-16 and 41-56 with existing residence moved or relocated. A temporary turnaround meeting the dimensional and improvements standards of the County Subdivision Ordinance must be constructed at the west end of Phase I. The right-of-way for S. 83rd Avenue must be dedicated as a part of Phase I, but the street improvements to S. 83rd Avenue must be completed prior to final approval of Phase II. Alternative #2. Phase I to include Lots 1-16 and 41-53 plus either Lots 17 and 18 or Lots 39 and 40, with the existing residence on Lot 53 combined with proposed Lots 54-56. A maximum of 32 lots are allowed with access via Westbrook Avenue. The existing residence would utilize Westbrook Avenue. This option would require construction of S. 83rd Avenue and its intersection with Westbrook Avenue to county standards. This intersection would serve as a turnaround for Phase I. Westbrook Avenue would need to be constructed westerly through the frontages of the small lots that are included in Phase 1. Alternative #3. Phase i to include Lots 1-16 and 41-53 (with the existing residence on Lot 53) plus up to three additional lots (17, 18, 39 or 40). A maximum of 32 lots are allowed with access onto Westbrook Avenue. The existing residence would utilize the existing driveway to S. 80th Avenue upon approval by the City of Yakima. This alternative would require construction of S. 83rd Avenue and its intersection _with Westbrook Avenue to county standards. This intersection would serve as a turnaround, Westbrook Avenue would need to be constructed westerly through the frontages of the small lots included in Phase I. Upon completion of Phase II or if Lot 53 is redeveloped, any second connection to S. 80th Avenue must be removed and access for all lots must be provided from Westbrook Avenue. 5. The interior roadways must be constructed to the County standard for an Urban Access roadway. This includes a 30 -foot pavement width (0.8 -foot of Crushed Surfacing Base Course and 0.2 -foot of Asphalt Concrete Pavement), curb and gutter, sidewalk on at least one side of the road, and County Standard street lighting (located at intersections and no more than 330 feet apart). The connection to South 80th Avenue must also meet city standards. DOC N®E X Meadow View SUB04-91, Preliminary Plat Resolution Page 6 The interior private roadways must be constructed to the Urban Standard "A". The interior private roadway easements 20 feet in width and the interior private paved roadways 18 feet in width within said easements must extend far enough past the driveway to each unit to allow for adequate vehicle maneuvering into and out of the driveways. The temporary turnaround must be improved with asphalt surfacing to the above standard. 6. Required sidewalks shall be constructed to a minimum width of five feet. They shall be constructed of cement concrete to a minimum depth of four inches adjacent to barrier curbing. They shall be constructed to a minimum depth of six inches adjacent to rolled curbing and driveways. 7. The plans for all public road improvements under County jurisdiction shall be designed to Yakima County standards, be prepared by a licensed professional engineer and be approved by the County Engineer prior to construction. These plans must incorporate provisions for stormwater drainage facilities to accommodate runoff generated within the plat, from both road improvements and the lots themselves, consistent with the design requirements specified in the SEPA MDNS. 8. The developer must arrange a pre -construction conference prior to any road or utility construction within the existing and proposed right-of-way. An inspector from the County Public Services Department and the City Engineer's office will inspect the actual construction within the public right-of-way under their jurisdiction. 9. The developer shall submit a road name application for the streets within the plat. The street names must be reviewed and approved by the Public Services Department prior to plat approval. Street signs are required for this development. The sign(s) will be Installed by Public Services prior to acceptance of the road and all costs associated with supplying and installing the signs must be reimbursed to Yakima County by the developer. Utilities: 10. All lots must be served with public water from the Nob Hill Water system. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification must be provided indicating that all construction necessary to provide the lots and tracts with domestic water has been completed, all easements have been provided, and all associated fees have been paid. The developer shall comply with standard county policy concerning sizing of utilities, including upsizing of mains in order to serve adjacent properties_ 11. All Iots must be provided with public sewer service from the Yakima Regional Wastewater System prior to final plat approval. No individual septic systems or DOC. INDEX # C..1 Meadow View SUB04-91, Preliminary Plat Resolution Page 7 other sewage disposal methods will be allowed for any of these lots. Prior to final plat approval, written verification from the City of Yakima must be submitted to the Planning Division indicating that all easements have been established, all necessary construction has been completed, all associated fees have been paid, the system has been accepted and sewer service is available to each of the lots in the phase. 12. Public utility easements must be provided adjacent to all public road right-of-way, and as specified by the utility providers. If the right-of-way is 50 feet wide, then the easements must be at least 10 feet wide. If the right-of-way is 60 feet wide, then the easements must be at least 8 feet wide. If the public utility easement is combined with the irrigation easement, the required width is usually 15 feet wide. Interior private road and utility easements 20 feet in width must be provided for the interior private streets and for the utilities serving the attached conunon wall residential dwelling units. 13. All public and private utilities must be located underground, with the exception of the standard telephone box, transmission box, and similar structures. 14. All public and private utilities located within public road right-of-way must be constructed prior to commencement of roadway construction. Detailed plans for all proposed utilities to be located within public road right-of-way must be submitted to the Public Services Department and the City of Yakima City Engineer for review and approval prior to utility construction for roadwork within their jurisdiction. The owner's signature on special permits or franchise agreements may be required prior to utility construction. 15. Installation of the power and telephone facilities must be completed, or contracted with the provider to be completed, prior to final plat approval. Miscellaneous: 16. Fire hydrants shall be placed at the locations and to the specifications required by the Yakima County Fire Marshal, The lots must be provided with adequate fire flow, in accordance with the adopted fire code, prior to final plat approval. 17. If the lots are to be provided with irrigation water, irrigation easements and distribution facilities must be provided as specified by the Yakima-Tieton Irrigation District in accordance with its requirements. 18. Final lot dimensions and areas shall substantially conform to the revised preliminary plat submitted August 30, 2004. Additional front setbacks (30 -foot minimum) from the centerline of the interior private roads are required_ Prior to construction, a site plan must be approved by Yakima County. 19. The developer shall contact the State Department of Ecology to determine if a Stormwater Construction Permit, a Stormwater Pollution Prevention Plan or any DOG. INDEX # C-�- Meadow View SUB04-91, Preliminary Plat Resolution Page 8 other permit or requirement will be necessary for this development. Application should be made at least 30 days prior to commencement of construction activity. 20. A method of dust control for the construction phases shall be submitted to, and approved by, the Yakima County Clean Air Authority. A written copy of its approval must be submitted to the Public Services Department prior to construction of any work phase. The developer must designate a responsible party for contacts during working hours regarding alleged air quality violations. 21. Measures such as temporary ponding, silt fencing and the like shall be used as necessary during construction to prevent erosion. 22. Monuments must be placed at street intersections and curvature points as specified in Section 14.32.020 of the Yakima County Code. The monuments must be protected by cases and covers as approved by the County Engineer_ 23. Immediately prior to final plat approval, all property taxes and special assessments for the entire tax year must be paid, together with any required pre- payment amount. January lst is the approximate cutoff date after which the next year's taxes will have to be paid. Plat Notes: 24. The lots shall be subject to the following notes, which must be placed on the face of the plat: a. All lots shall access (the interior plat road), and not South 80th Avenue. 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. Yakima County has in place an urban and rural addressing system. Street names and numbers for lots within this plat are issued by the Yakima County Public Services Department upon issuance of an approved Building Permit. d. No further division of the property is allowed until a total of two approved access roads are provided. Timing: 25. Prior to recording the final plat or issuance of building permits, either: a. All required plat improvements, i.e. streets, sidewalks, utilities and drainage facilities, must be in place; or DOC. INDEX #� C Meadow View SUB04-91, Preliminary Plat Resolution Page 9 b. An escrow account must be established or a bond must be 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 are accepted as satisfactorily completed. The County Engineer may issue building permits on a lot -by -lot basis when it is determined that building construction will not interfere with utility and roadway construction. 26. The total project must be completed and the final plat must be submitted within the maximum 5 -year time period required by RCW 58.17.140. Any extension beyond the 5 -year time period is subject to Section 1424.025 of the Yakima County Code. Done this 8th day of March, 2005. Sandra J. Acosta Deputy Clerk of the Board ATTEST: At op MA ov sc. c. p, yiwttir _o sio fir -aitutit4 611 111-1 r Aga Ronald F. Garnache, Chairman Jl esse S. PaIacios, County Commissioner Deputy Clerk of the Board Michael D. Leita, County Commissioner Constituting the Board of County Commissioners for Yakima County, Washington DOC. INDEX # C- '�_ JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER D Vicinity Map DOC INDEX # DOCUMENT DATE D-1 Vicinity Map 02/04/2015 Project Vicinity Map FLP#OO1-15 Related Projects: Applicant: HORDAN PLANNING SERVICES Location: VIC. 7602 COOLIDGE ROAD Wednesday - 02/04/2015 - 01:41:11 Contact City of Yakima Planning Division at 509-575-6183 City of Yakima - Geographic Information Sevices S,11RJ 1 f J C. -IH 4F Sources: Esri, DeLorme, NAVTEQ, TomTom, Intermap, increment P Corp.. GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, MET. Esri China (Hong Kong). swisstopo, and the GIS User Community Proposal: Final Long Plat approval for Crown Point Phase 2, consisting of 33 residential lots in the R-1 zoning district. DOC. INDEX # 1� 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. JESSICA HANSEN "Meadow View — Phase 2" FLP#003-15 EXHIBIT LIST CHAPTER E Final Plat — "Meadow View — Phase 2" DOC INDEX # DOCUMENT DATE E-1 Final Plat — Meadow View Phase 2 02/17/2015 mum Erma maim ■■■■ 5- 1334.96.40-„ w V4 CCM3.05fY^.>o 2 �-1.0441.4334 16w41 N99•s1r'a 00013‘ 9E0. 90 34. 03.1.. 1916.14 50.1.0 3636.26 36.1361 /178 ,.71p7 - THE PLAT OF MEADOW VIEW, PHASE 2 F giR N J I26.14 E 1/4 coR 500.90 11157.6 �.2-ao 2�0 NE 1/4 SEC.30, T13N., R18E., W.M. -not to scale' 44 P *i I 446.60' 27 6818 30. FT 1191111 6a. Fr. PT OF SE 1/4 NE 1/4 SEC.30, T13N-, R18E-, W.M. CITY OF YAKIMA, YAICIMA COUNTY, WASHINGTON 1469'55'45'E I in 1 r 1 i 06.00 25 9984 52. FT. 10''-•1 6416 90. PT. 9.10-__ GRAPHIC SCALE MO ( IN PREP ) 1 mn - 50 St- PARENT 5. PARENT PARG81 . 161950-14420 LE6AL 0EXRIP110N TRACT A' of the PLOT OP MEADOW' VIEW, PHASE 1, as recorded under Auditor's. PII6 No: 1533143; records oP Yakima County, noeh6gton: 88/00_ 8600' O 23 F 5.2.2 4 fl 44 N69'.a9..49 21 3464 90. FrFr. 44660' 86.00' 19 9964 80. FT. r' II' .-1a'24 1 22 20 0 9880 I 5880 5060 P- 50. FT. I 90. PT. 50. FT. J 89.00' 0 .----33.6d z : * 1-.....-............ "r- ... ...1„,.-. - _..,,�{,d. /nye: r+w fteoeie,w IcT, 1 1.150. 05'44,E 451' ' 0t0IPME4?T AND PROCEDURES USED: a: 5 SEC. EDM TOTAL STATION b. FIELD TRAVERSE • MONS VISITED DATE OF SURVEY, DATE REVISIONS 1 r 8ET /M - NAIL/IIP �1 R91GuRA. iGL 29 rl CONDUIT 11448 OI 83-011) S0. PT FND MDR/CAPS (4) 1.'5916909 • 25'1 I 1 I WESTBROOK AVE. 26004 ----- SD91•84/ D'ri 915.02 _FTMr�?4r%'Q'__ --"' ..--r-T.40"i /+r+1i.A0' 6611 1 3 6130 g 1 6130 90. FT. f 1 SQ. FT. 1 1 30. Fi 67.39' 1 _1P 1 304'9476'71 i _ 1 > 31 9631 ' 50. FT: 13906' O 33 6130 30. PT, I 0 r pF 6U`O 5 S0. Or. IP 35 6130 SO. FT. 0 37 6130 90. FT. I 1PIr f -42 eg?IP n fain 2 16 Ig cl)1 6062 .1 ' IR SO. FT. 62.90. wgr 6 IND NAIL NASHER 4,411. 1138.41 L545831 jV PaPNOJ RBR/GAP xfr CJ.i1 6' 1° PO RE'L.AGED 1 'GF NAIL/WASHER ot.?- - 44. I �-L 17 6649 50 fry'. 93-46' 4=P At 504'54 - 71 O 474..21 (414.92) O D EASEMENT Dr0CRIP1ON3 Q 20'. AG0F58 4 UTIL. EA9S. CENTERED ABOUT PARCEL LINE. © 20' UTILITY EASEMENT, CENTERED ABOUT PARCEL LINE NNLESS OTHERWISE 1E7) 10' UTILITY EASEMENT AUDITOR'S CERTIFICATE PILO FOR REL0ND T14D____OAY AT K UNDER 04AITC85 FILE NUMBER RECORDS OF YN(IMA000NTT, WASHINGTON AT THE REOIEST OP C1x1RY A4OTTLR DY OR RRY FND 12812/CAP L595851 2' NOF COR: (AEN. 1533143) SET /213R/DAP AT CORNER 4Z.2 32 ' AL. IN 092 ser VICINITY MAP -not to scale - LOT ADOT®D TAMA LOT. 6T1R=T 300RE38 11 8808 WESTBROOK AVG ID 8901 WESTLRROOI- AVL' 12 20 8301 P4MTDROO1K AVE. 6905 PIESTBROOK AVE 21 8911 PE TBROOK AVE. 22 8909 WESTBROOK AVE. 28 8405 WESTBROOK AVE. 24 8405 rIE5173ROOK AVG 25 8409 WESTBROOK AVE 26 6.109 $L'4TBROOK AVG 27 84419 4 TEROOK AVG 26 29 6441 W25TBROOK AVE 8440 74087 80016 AVE 50 8.406 WESTBROOK. AVE 31 8406 lESTBROOK AVE 32 6402 Y3IS1T9ROOK AVG 33 6404 WeSTBROOK AVG 94 8910 WESTBROOK AVE. 39 8512 riE5TBRO0K AVG 36 6306 VII THR00K AVE. 31 6906 WESTBROOK AVE. <DI y r gl SURVEYOR'S CERTIFICATE.‘'.9- .'PHIS MAP GOR6CGTLY icE Rf5ENT5 A 9uRVET MADE T1Y YE OR UNDER MY DIRFLTION IN 602r0 WANGE r4TH M R60/I d M 9URV3r RPCORDINS `9' 04218.6+7 OP 226 D3 1N Gray Surveying & Eng01ran3 Inc. .0. 90 510 • 2708 95., 9.6 Taw.n. Wa 98402 • (509) 57S-6434 r JESSICA HANSEN 1003 S. 6183 AYR., Y& a. T& 06006 PT OF SE1/4 NE1/4 SEC.30, T13N., R18E., W.M. 01311663 1+v5 PLAT OF MEAOOW VIEW. PHASE 2 nrr2 1'.600 Maw Rh A OEC® 2r: D.S.G. WE 11/11/14 P960 ML 14493 1 ,033)1 6 �V.NrtL 18 161950-144220 i