HomeMy WebLinkAbout08/01/2022 09. Closed record public hearing and Resolution to consider the Yakima Planning Commission's recommendation regarding the preliminary plat of Spring Creek Heights submitted by PLSA Y�'1114'+
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 9.
For Meeting of:August 1, 2022
ITEM TITLE: Closed record public hearing and Resolution to consider the
Yakima Planning Commission's recommendation regarding the
preliminary plat of Spring Creek Heights submitted by PLSA
Surveying & Engineering located at 7509 Occidental Rd
SUBMITTED BY: Joan Davenport,AI CP, Community Development Director
Joseph Calhoun, Planning Manager
SUMMARY EXPLANATION:
This is a preliminary long plat submitted by PLSA Surveying & Engineering to subdivide
approximately 8.71 acres into 19 single-family lots. This site is located in the Single-Family
Residential (R-1)zoning district.
The Yakima Planning Commission held an open-record public hearing on May 25, 2022 and
submitted a recommendation for approval on June 8, 2022.
The complete hearing record was distributed to City Council in the agenda packet on July 19,
2022 and can be found online at: https://www.yakimawa.gov/council/agendas-and-minutes/
To participate in this public hearing please refer to the Public Comment Guidelines
at:https://www.yakimawa.gov/council/public-comment/
ITEM BUDGETED: NA
STRATEGIC PRIORITY: Neighborhood and Community Building
APPROVED FOR SUBMITTAL BY THE CITY MANAGER
RECOMMENDATION:
Adopt Resolution
ATTACHMENTS:
Description Upload Date Type
D Resolution 7/21/2022 Resolution
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RESOLUTION NO. R-2022-
A RESOLUTION approving the Preliminary Long Plat of Spring Creek Heights, a 19-
lot subdivision, located at 7509 Occidental Road.
WHEREAS, on May 25, 2022, the City of Yakima Planning Commission ("Planning
Commission") held an open-record public hearing to consider the application for a
Preliminary Long Plat known as "Spring Creek Heights," submitted by PLSA Engineering
on behalf of Mike and Kathy Hovenkotter (PLP#001-22, SEPA#002-22); and
WHEREAS, on June 8, 2022, the Planning Commission issued its Written
Recommendation for approval of the proposed plat, subject to conditions; and
WHEREAS, the proposed application conforms to the City of Yakima Zoning
Ordinance, Subdivision Ordinance, Development Standards Ordinance, Traffic
Concurrency Ordinance, and other applicable land use regulations; and
WHEREAS, at a Closed Record Public Hearing on August 1, 2022, after notice
duly given according to the requirements of the Yakima Municipal Code, the Yakima City
Council adopted the Planning Commission's Recommendation; and
WHEREAS, the City of Yakima has complied with the substantive, procedural,
and notice requirements associated with SEPA, the Growth Management Act, and the
Yakima Municipal Code for the purpose of reviewing the application; and
WHEREAS, the Yakima City Council finds that it is in the best interest of the City
of Yakima to pass the following; now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
Section 1. Incorporation of Recitals. The above recitals are hereby incorporated
into this resolution.
Section 2. Incorporation of the Planning Commission's Recommendation
and Conditions of Approval. The Planning Commission's Recommendation is hereby
adopted and ratified by the Yakima City Council as its conditional decision and approval
of the Application herein. A copy of the Recommendation is attached hereto as Exhibit
"A" and fully incorporated herein by this reference.
Section 3. Findings. The Yakima City Council adopts the findings of the
Planning Commission as its own findings herein, and further finds that the requirements
of RCW§ 58.17.110 have been met.
Section 4. Severability. If any section, subsection, paragraph, sentence,
clause, or phrase of this resolution is declared invalid or unconstitutional for any reason,
such decision shall not affect the validity of the remaining portions of this resolution.
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ADOPTED BY THE CITY COUNCIL this 1st day of August, 2022.
ATTEST: Janice Deccio, Mayor
Sonya Claar Tee, City Clerk
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Exhibit "A"
DEPARTMENT OF COMMUNITY DEVELOPMENT
man Joan Davenport,AICP,Director
MD f"` Planning Division
"_ Joseph Calhoun,Manager
P1a n nri�nMA 129 North Second Street,2°a Floor,Yakima,WA 98901
�7 ask.planninggyakimawa.gov•www.yakintawa.gov/services/planning
YAKIMA PLANNING COMMISSION
RECOMMENDATION TO THE YAKIMA CITY COUNCIL
FOR
PRELIMINARY LONG PLAT
PLP#001-22&SEPA#002-22
June 8,2022
WHEREAS,On January 28,2022 applications for Preliminary Long Plat were submitted
by PLSA Engineering and Surveying,for the subdivision of two parcels,totaling approximately
8.71 acres into 19 single-family residential lots,in the Single-Family(R-1)zoning district,parcel
numbers 181332-34019&-34020;and
WHEREAS,the applications were considered complete for processing on February 25,
2022,and public notice was provided,in accordance with the provisions of YMC Ch. 16.10,on
March 25,2022;and
WHEREAS,SEPA Environmental Review was completed with a Determination of
Nonsignificance issued on April 29,2022,which was not appealed(City File SEPA#002-22);
and
WHEREAS,the proposed Application conforms with the City of Yakima Zoning
Ordinance,Subdivision Ordinance,and other applicable land use regulations;and
WHEREAS,under the provisions of YMC Ch. 14.20 the Yakima Planning Commission
(YPC)is responsible for the review of a preliminary long plat application and for recommending
the approval,modification or denial of each request;and
WHEREAS, on May 25, 2022, the Yakima Planning Commission held an open record
public hearing,to consider the application for a 19 lot single-family subdivision known as Spring
Creek Heights,(PLP#001-22),to hear testimony from the public and provide a recommendation
to the Yakima City Council;and
WHEREAS,the staff report presented by Senior Planner,Trevor Martin,recommended
approval of the proposed 19-lot preliminary plat,subject to conditions;and
WHEREAS,based on testimony received at the May 25,2022,the Yakima Planning
Commission has recommended approval of the plat,subject to conditions.
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Now therefore,the Yakima City Planning Commission presents the following findings of
fact,conclusions,and recommendation to the Yakima City Council:
APPLICATION# PLP#001-22&SEPA#002-22
APPLICANT: PLSA Engineering and Surveying c/o Tom Durant
APPLICANT ADDRESS: 521 N.20th Ave.#3 Yakima,WA 98902
PROJECT LOCATION: 7509 Occidental Rd.
PARCEL(S): 181332-34019&-34020
I. FINDINGS OF FACT
1. Subsection 14.20.100(A)(1)--Consistency with the provisions of the City's Urban
Area Zoning Ordinance:
The proposed preliminary plat would be consistent with the intent and character of
the Single Family Residential(R-1)zoning district set forth in Subsection
15.03.020(B).The single family residential district is intended to:
1) Establish new residential neighborhoods for detached single-family
dwellings free from other uses except those which are compatible with,
and serve the residents of,this district,which may include duplexes and
zero lot lines if established during the subdivision process;
2) Preserve existing residential neighborhoods for detached single-family
dwellings free from other uses to ensure the preservation of the existing
residential character,and serve the residents of this district;and
3) Locate moderate-density residential development,up to seven dwelling
units per net residential acre,in areas served by public water and sewer
system.
Detached single-family dwellings are the primary use in this district.The district is
characterized by up to sixty percent lot coverage;access to individual lots by
local access streets;required front,rear and side yard setbacks;and one-and
two-story structures.The density in the district is generally seven dwelling units
per net residential acre or less.
This zone is intended to afford single-family neighborhoods the highest level of
protection from encroachment by potentially incompatible nonresidential land
uses or impacts.Nonresidential uses within these zones are not allowed;except
for public or quasi-public uses,which will be required to undergo extensive public
review and will have all necessary performance or design standards assigned to
them as necessary to mitigate potential impacts to adjacent residences.
2. Subsection 14.20.100(A)(2)--Consistency with the provisions of the
Comprehensive Plan:
The Goals and Policies that apply to this designation and proposed land use are as
follows:
Goal 2.3.Residential uses.Preserve and enhance the quality,character and function
of Yakima's residential neighborhoods.
Policy 2.3.1.B. Standard single family.Continue to allow for detached single
family dwellings in residential districts.
Policy 2.3.3 Create walkable residential neighborhoods with safe streets and good
connections to schools,parks,transit,and commercial services.
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Policy 2.3.3.A Construct sidewalks along all new residential streets.
Policy 2.3.3.0 Promote small block sizes to ensure good connectivity and reduced
walking distances between residences and schools,parks,and services.Specifically:
Low density residential:Blocks between 400-800 feet long are appropriate.
Mixed residential:Blocks between 300-660 feet long are appropriate.
Provide for through public through block connections for large residential blocks.
Commercial and mixed-use designations:Configure development to provide
pedestrian connections at 300 to 660 feet intervals.Configure development to
provide vehicular connections at 600 to 1,320 feet intervals.Allow flexibility for
private internal streets to meet connectivity objectives.
Goal 2.6.Community design.Promote compatible high quality development that
enhances the character and identity of Yakima.
Policy 2.62.A.Recognize that the character of public rights-of-way play a role in
determining community character.Wherever feasible,promote complete streets and
incorporate streetscape improvements,such as way-finding signs,lighting,public art,
enhanced landscaping and street furniture,to enhance community character.
Goal 5.2.Preserve and improve existing residential neighborhoods.
Policy 5.2.1.Invest in and improve quality of life in existing neighborhoods.
Goal 5.4.Encourage design,construction,and maintenance of high quality housing.
Policy 5.4.3.Encourage development of well-designed new housing in coordination
with population growth employment growth,and transportation goals.
Policy 5.4.7.Promote complete streets and trails to interconnect Yakima's
neighborhoods and promote walkability.
3. Subsection 14.20.100(A)(3)--Consistency with the provisions of this title,Title 14
entitled"Subdivision Ordinance":
All lots in this preliminary plat will have access upon a public street;will be provided
with all necessary public utilities;will exceed the minimum lot size for the R-1 zoning
district of 6,000 square feet for single-family residences,and will meet or exceed the
minimum lot width of 50 feet as measured at the rear of the required front-yard
setback.
4. Subsection 14.20.100(A)(4)(a)--Appropriate provisions for public health,safety
and general welfare:
The construction of new single-family dwellings will complement adjacent uses and
will promote the public health,safety and general welfare as there is a need in the
community for additional housing and the proposed preliminary plat would be
required to comply with all applicable City development standards,and all conditions
of approval specified by the City of Yakima Planning Commission.
5. Subsection 14.20.100(A)(4)(b)--Appropriate provisions for open spaces:
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The proposed lots are larger than the minimum lot size required in the R-1 zoning
district. Lot coverage of 60%or less in the R-1 zoning district will provide adequate
light and air for future residents in accordance with the standards in the zoning
ordinance without additional open spaces.
6. Subsection 14.20.100(A)(4)(c)--Appropriate provisions for drainage ways:
Drainage system facilities will be provided in accordance with state and local
regulations including the City of Yakima Municipal Code and the Eastern Washington
Storm Water Manual.
7. Subsection 14.20.100(A)(4)(d)--Appropriate provisions for streets or roads,alleys
and other public ways:
The subject property has frontage upon Occidental Rd.,and proposes new public
streets to provide adequate access to all internal lots.
8. Subsection 14.20.100(A)(4)(e)--Appropriate provisions for transit stops:
There are no transit stops along directly adjacent the proposed plat.The nearest
transit stop is located on Washington Ave.,approximately'/miles to the northeast.
9. Subsection 14.20.100(A)(4)(f)--Appropriate provisions for potable water supplies,
irrigation and other water suppliers:
Public water is required to be used for domestic and fire flow purposes. An adequate
water supply for this development is available from Nob Hill Water Company.
10.Subsection 14.20.100(A)(4)(g)--Appropriate provisions for sanitary waste
disposal:
Public sewer is not available to this site.The applicant has proposed to utilize an
individual sewer system,found under 15.05.030(C).
11.Subsection 14.20.100(A)(4)(h)(i)--Appropriate provisions for parks and recreation
and playgrounds:
Open space,parks,recreation,and playgrounds are located approximately within 1.9
miles of this subdivision due to the proximity of West Valley Park.The proposed
preliminary plat is not located in a planned parks and recreation area. Provisions for
parks and recreation areas are not necessary within the proposed preliminary plat
due to the size,number and location of the proposed lots and provisions for
playgrounds exist at the schools which children within the proposed preliminary plat
would be attending,and could also be individually provided on the lots themselves
which are of a size which would allow for playground areas as needed or desired.
12.Subsection 14.20.100(A)(4)(j)--Appropriate provisions for schools and school
grounds:
West Valley Middle and West Valley Jr High Schools are located approximately
within 1.4 miles,and West Valley High School is located approximately within 2.4
miles of this subdivision.
13.Subsection 14.20.100(A)(4)(k)--Appropriate provisions for sidewalks:
Sidewalks are required and will be provided along this developments frontage.
Based upon standards above,a finding that the public use and interest will be served
by the approval of this subdivision:This proposed 19-lot residential subdivision is
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consistent with neighboring land uses and better serves the needs of the City of
Yakima than the undeveloped status of the property.
14.Subsection 14.20.100(A)(4)(I)--Appropriate provisions for other planning features
that assure safe walking conditions for students who walk to and from school:
There are no safe walks to school routes along this area.
15.Subsection 14.20.100(A)(5)--Public use and interest:
The evidence indicated that this proposed preliminary plat,as conditioned,would be
consistent with neighboring land uses and would help serve the residential needs of
this area. With the recommended conditions,it will comply with the City's zoning
ordinance,subdivision ordinance and comprehensive plan. It will also make
appropriate and adequate provisions for the public health,safety and general
welfare,open spaces,drainage ways,streets,transit stops,potable water,sanitary
waste disposal,parks and recreation,playgrounds and sidewalks,and is in a location
where additional provisions for schools or for additional planning features for
students who walk to and from school have not been recommended or deemed
necessary.
II. Consistency Analysis YMC§16.06.020(B).
The following analysis involves the consistency of the preliminary plat with applicable
development regulations,or in the absence of applicable regulations,the adopted
Comprehensive Plan as mandated by the State Growth Management Act and the Yakima
Municipal Code. During project review,neither the City nor any subsequent reviewing body
may re-examine alternatives to,or hear appeals on,the following items identified in these
conclusions except for issues of code interpretation:
(1)The type of land use contemplated by the proposal(a residential development in an
R-1 zoning district)is permitted on this site so long as it complies with the conditions
imposed by the Yakima City Council,as well as the regulations of the zoning ordinance,
subdivision ordinance,building codes and other applicable regulations.
(2) The level of development(lot size,contemplated density)would not exceed the
allowable level of development in the Single Family Residential(R-1)zoning district since
the proposed lot sizes satisfy the zoning ordinance requirements.
(3) The availability and adequacy of infrastructure and public facilities is not an issue
because the additional infrastructure that would be provided at the applicant's expense
would ensure that adequate infrastructure and public facilities are available for the proposed
preliminary plat.
(4)The character of the proposal,such as the proposal's consistency with applicable
development standards of the City's Urban Area Zoning Ordinance,primarily involves
consideration of specific development standards relating to lot size,access,potable water,
sewage disposal and other features of the proposed preliminary plat which have been
discussed in detail above.With the recommended conditions,the proposed preliminary plat
would be consistent with the development standards of applicable City ordinances.
III. CONCLUSIONS
Based on the foregoing Findings,the YPC reaches the following Conclusions:
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1. The YPC has jurisdiction to recommend to the Yakima City Council the approval of a
proposed preliminary plat pursuant to Section 14.20.100 of the subdivision ordinance.
2. Notice of the public hearing sent on April 29,2022,was given in accordance with
applicable requirements.
3. The SEPA Determination of Nonsignificance(DNS)for this proposed preliminary plat
was issued on April 29,2022,and became final without any appeal.
4. The proposed preliminary plat was reviewed and approved for traffic concurrency under
the Transportation Capacity Management Ordinance on May 18,2022.
5. This preliminary subdivision complies with the goals and objectives of the 2040
Comprehensive Plan,the intent and purpose of the R-1 zoning district,the provisions of
the Urban Area Zoning Ordinance,Subdivision Ordinance,Title 12 Development
Standards and Chapter 12.08 Traffic Concurrency Ordinance.
6. This preliminary plat is in compliance with the consistency requirements of Subsection
16.06.020(B)of the Yakima Municipal Code.
7. With the recommended conditions,the proposed preliminary plat as described in the
application narrative and preliminary plat received January 18,2022,is in compliance
with the City's Urban Area Comprehensive Plan,subdivision ordinance and zoning
ordinance;makes appropriate and adequate provisions for the public health,safety and
general welfare and for open spaces,drainage ways,streets,transit stops,potable water
supplies,sanitary wastes,parks and recreation,playgrounds and sidewalks;and,
according to the weight of the evidence presented at the hearing,does not require that
specific provisions be made for the other requisite plat considerations such as additional
schools,additional school grounds or additional planning features that assure safe
walking conditions for students who walk to and from school;and serves the public use
and interest.
IV. PULIC HEARING TESTIMONY
May 25,2022,Yakima Planning Commission Minutes:
Mark Hummel,2202 S 77th Ave, provided testimony regarding the proposed sewer line
extension through Occidental Rd.and explained that there is a dry sewer line within his
neighborhood,and was wondering when the connection of the sewer lines would happen.
He also brought up concerns about the state of Occidental Rd.and the amount of traffic and
residential development within the area,and was wondering if there are any plan to improve
Occidental in the future.
Julieanne Siweck,2203 S.75th Ave.,provided testimony about the potential through traffic in
their neighborhood,and the street extension to the south.She also had some comment
about water pressure and what the potential impacts would be from connecting more homes
into the existing Nob Hill Water lines.There were also concerns about the new home
obstructing potential views and the quality of the home that were going to be built in the new
subdivision.
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V. RECOMMENDATION TO CITY COUNCIL
Based on the testimony and evidence presented during the public hearing,it was moved
and seconded that the City of Yakima Planning Commission draft findings of fact and
forward a recommendation of approval of the Preliminary Long Plat to the Yakima City
Council.The motion carried unanimously.
Based upon the findings outlined above the Planning Commission recommends
APPROVAL of this proposed 19-lot preliminary plat in accordance with the application and
related documents submitted for file numbers PLP#001-22 and SEPA#002-22,and subject
to the following conditions:
1. The applicant shall submit and gain approval of civil engineered plans which provide for
design of all Title 12 development standards,including but not limited to curb,gutter,
sidewalk,street lighting,stormwater,and street design.
2. Prior to approval of the final plat,all approved improvements shall be constructed or
financially secured according to the standards and requirements of the City Engineer
and YMC Title 12.
3. New internal street shall be constructed in accordance with the R3 Standard Detail
Roadway Section.
4. Adequate right-of-way shall be dedicated along Occidental Rd.
5. Frontage improvements, including curb,gutter,and sidewalk,shall be installed along the
Occidental Rd.frontage.
6. 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.
7. A note shall be placed on the final plat that states"Purchasers and leases are hereby
notified that lots within this plat are subject to Yakima Health District standards for
installation on on-site sewer disposal".
8. A minimum 8-foot wide public utility easement must be provided adjacent to all public
road rights-of-way.
9. Easements for new and/or future utilities shall be a minimum of 16-feet in width,
provided that the width of easements for buried utilities will be twice the depth of the
planned excavation.
10.All public and private utilities shall be located underground,with the exception of
telephone boxes and such similar structures.
11.All public and private utilities to be located within public road rights-of-way must be
constructed prior to the start of road construction.
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12.Fire hydrants shall be placed at the locations specified by the Building Codes and
Planning Division and the Yakima Fire Department.All lots must be provided with
adequate fire flow.
13.Large Project Stormwater Permit shall be required.
14.All addresses shall be as specified in section llL8.a.of the staff report.All addresses
must be clearly shown on the face of the final plat as required by RCW 58.17.280.
15.This plat shall be subject to the following notes,which must be placed on the face of the
plat:
a) The addresses shown on this plat are accurate as of the date of recording, but
may be subject to change. The City of Yakima Building Codes Division is
responsible for the confirmation or reassignment of addresses at the time of
building permit issuance.
b) The owners shown hereon,their grantees and assignees in interest hereby
covenant and agree to retain all surface water generated within the plat on-site.
16.Irrigation approval shall be shown on the face of the final plat.
17.All other requirements of the zoning and subdivision ordinance,although not specifically
set forth herein, shall be complied with in their entirety.
18.Upon preliminary plat approval,the applicant has five years to submit the final plat.
Thereafter, 30 days prior to the expiration of said approval the applicant must submit to
the City Council a written request asking to extend the approval period for a maximum
period of one year.
SIGNED this 8th day of June,2022.
By.
Jacob Liddicoat,Chair
Yakima Planning Commission
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