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HomeMy WebLinkAbout07/21/2015 07 Scenic Estates Final Long PlatITEM TITLE: SUBMITTED BY: Joan Davenport, AICP, Director of Community Development Robbie Aaron, Assistant Planner (509) 576-6736 SUMMARY EXPLANATION: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 7. For Meeting of: July 21, 2015 Public meeting and resolution for approval of the Final Long Plat of Scenic Estates located in the vicinity of Scenic Dr. & North 80th Avenue Scenic Estates Development, LLC submitted the final plat for Scenic Estates, consisting of a 13 lot residential subdivision located in the vicinity of North 80th Avenue and Scenic Drive. This plat received preliminary plat approval on June 1, 2010 by the Yakima City Council. This subdivision is now ready for Council's consideration and approval. Resolution: X Ordinance: Other (Specify): Contract: Contract Term: Start Date: End Date: Item Budgeted: Amount: Funding Source/Fiscal Impact: Strategic Priority: Improve the Built Environment Insurance Required? No Mail to: Phone: APPROVED FOR SUBMITTAL: RECOMMENDATION: City Manager Staff recommends City Council approve the final plat of Scenic Estates and adopt the accompanying resolution authorizing the Mayor to sign the plat. ATTACHMENTS: Description CI Resolution - Scenic Estates CI final plat record Upload Date .!/13/2015 .7/16/2015 Type fesollu.utiion Cover Memo RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Scenic Estates and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Scenic Estates, is a 13 -lot subdivision of, which was submitted by JBS Properties Inc. to the City of Yakima (City of Yakima Assigned File Numbers: PLP#001-10, PD#001-10, and SEPA#001-10); and, WHEREAS, on April 22, 2010, the Hearing Examiner held a public hearing to consider the preliminary plat; and, WHEREAS, on May 6, 2010, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on June 01, 2010, the Yakima City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat, and the applicant has constructed or financially secured all such improvements; and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat Scenic Estates, consisting of two sheets depicting a subdivision located at the southeast corner of Scenic Dr. and N. 80th Ave., is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Scenic Estates for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 21St day of July, 2015. ATTEST: Micah Cawley, Mayor City Clerk SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST City Council Public Meeting July 21, 2015 Applicant: Scenic Estates Development LLC File Number: FLP#005-15 (PD#001-10) Site Address: Vicinity of South 80th Ave. and Scenic Dr. Staff Contact: Robbie Aaron, 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 — Scenic Estates SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (Ply#001-10) EXHIBIT LIST CHAPTER A Resolution � ; , �i , , �, �� � � moi, 07/21/2015 A-1 Proposed Resolution — Final Plat of Scenic Estates RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Scenic Estates and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Scenic Estates, is a 13 -lot subdivision of, which was submitted by JBS Properties Inc. to the City of Yakima (City of Yakima Assigned File Numbers: PLP#001-10, PD#001-10, and SEPA#001-10); and, WHEREAS, on April 22, 2010, the Hearing Examiner held a public hearing to consider the preliminary plat; and, WHEREAS, on May 6, 2010, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on June 01, 2010, the Yakima City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat, and the applicant has constructed or financially secured all such improvements; and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat Scenic Estates, consisting of two sheets depicting a subdivision located at the southeast corner of Scenic Dr. and N. 80th Ave., is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Scenic Estates for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 21St day of July, 2015. ATTEST: Micah Cawley, Mayor City Clerk DOC. INDEX # SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST CHAPTER B Staff Report Staff Report 71111111111111111111111111111111,, COMM1 f, , ITY DE F. LO.PMENT DEPARTIM ..E.N7' Joan Davenport, AICP, I9 hector Planning Division 129 Nari Second ,Sit eel, 7rul 1 l Yakn� ,iii?ashing.ton Phos e (511 575-6183 ' Fax (509) 575-61105 • y a / 7./p m,. City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting July 21, 2015 Final Plat Application & Planned Development Application For a 13 -Lot subdivision Known as Scenic Estates Final Long Plat & Planned Development (FLP#005-15, PD#001-10) Staff Contact: Robbie Aaron, Assistant Planner (509) 576-6736 BACKGROUND AND SUMMARY OF REQUEST Scenic Estates is a 13 -lot planned development that was recommended for approval by the Hearing Examiner on May 6, 2010. The subject plat is generally located in the vicinity of North 80th Ave. and Scenic Dr., Parcel No. 18131733433. The Yakima City Council held a public hearing on June 1, 2010, to review the preliminary plat and the Hearing Examiner's recommendation. The plat was approved by the City Council by Resolution (R-2010-74) on June 1, 2010. (City of Yakima Assigned File Numbers: PLP#001-10, PD#001-10, and SEPA#001-10). The City Engineer's office has reviewed and approved all necessary designs and engineering plans, and indicates that the required improvements are installed and inspected, or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval. The Subdivision Administrator has also signed the final plat in affirmation. Staff, therefore, recommends acceptance of the final plat and the adoption of a resolution authorizing the Mayor to sign the final plat. Due to the fact that this Long Plat is a Planned Development a Development Agreement is required. The applicant, in accordance with YMC Ch. 15.28, has submitted an accompanying Development Agreement, which has been reviewed and approved by City of Yakima Engineering, Legal, and Planning Divisions, as well as, and other necessary divisions. The Development Agreement, as reviewed by the previously mentioned divisions on June 29, 2015, addresses all requirements of the preliminary plat and other provisions of the Municipal Code. 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 May 6, 2015. The conditions that must be met before the final plat can be approved consist of the following matters: DOC. INDEX General 1. All proposed construction is subject to plan review, inspections and permits. Status: Achieved Planned Development 2. The applicant and City of Yakima shall enter into a Development Agreement codifying all development standards and conditions of approval prior to final plat approval to be finalized and recorded in accordance with RCW 36.70B and all other laws applicable to development agreements. Status: Achieved 3. As a condition of the Development Agreement the streets within the planned development shall be required to be private and shall never be accepted by the City of Yakima as public streets, unless reconstructed to City Standards. Status: Achieved 4. The draft Development Agreement shall be modified to include a summary of public meetings. Status: Achieved 5. The section of the Development Agreement relative to Minor Modifications shall be changed so that Minor Modifications will undergo Type (2) Review. Status: Achieved 6. The nine mitigation measures of the SEPA MDNS (SEPA #001-10) dated March 26, 2010, shall be completed prior to final plat approval. Status: Achieved 7. The Development Agreement shall require a Home Owners Association with by-laws that must maintain Tract A of this development in accordance with a Common Area Maintenance Plan for said Tract A Status: Achieved Subdivision 8. A current title certificate shall be submitted to the City of Yakima Department of Community and Economic Development consisting of a report listing all parties having an interest in the "land" to be divided and a legal description of the "land." Status: Achieved 9. A note shall be placed on the face of the final plat stating: "The streets within this plat are private and do not meet the standards for public streets. If the streets are ever to be made public, they will have to be constructed to meet the City Standards at that time." DOC. INDEX Status: Achieved 10. The developer shall submit detailed plans for frontage improvements, private roads and sewer connections to the City Engineer for approval, and shall build or bond said improvements prior to approval of the final plat in accordance with Title 12 of the Yakima Municipal Code. Status: Achieved 11. All addresses shall be as specified in the findings of this recommendation and must be clearly shown on the face of the final plat. In addition, the following note shall be placed upon the face of the final plat: "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. Status: Achieved 12. Minimum eight -foot -wide utility easements must be dedicated along the frontage of each lot in the subdivision in accordance with Section 12.02.020 of the Yakima Municipal Code. Status: Achieved 13. All irrigation lines and easements shall be shown on the face of the final plat in accordance with Section 14.20.050 of the Yakima Municipal Code. Status: Achieved 14. The final plat shall be prepared by a land surveyor, registered in the State of Washington, and contain all requirements of Section 14.20.200 of the Yakima Municipal Code and comply with all applicable conditions. Status: Achieved FINDINGS 1. The preliminary plat was reviewed, processed and approved by the City of Yakima on June 01, 2010. 2. The final plat is in general conformance with the preliminary plat and conditions of approval„ 3. The applicant has built or financially secured the construction of the required improvements necessary for final plat approval. 4. A development agreement for the Final Long Plat of Scenic Estates was submitted and reviewed by all the necessary City divisions on June 29, 2015. RECOMMENDATION The City of Yakima, Department of Community Development's, Planning Division, recommends DOC. INDEX that City Council accept the final plat of Scenic Estates and pass a resolution authorizing the Mayor to sign the final plat, and a separate resolution authorizing the City Manager to sign the Development Agreement. Doc. INDEX SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST CHAPTER C Hearing Examiner's Recommendation Hearing Examiner's Recommendation CITY OF YAKIIA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION May 6, 2010 In the Matter of a Preliminary Plat And Planned Development Application Submitted by: L....,....5 Properties, Inc. For a 13 -Lot Preliminary Plat And a Planned Development in the Vicinity of 707 North 80th Avenue to Be Known as "Scenic Estates" PLP #001-10 PD #001-10 SEPA #001-10 A. I t tr+ duction. The preliminary findings relative to the hearing process for this matter are as follows: (1) The Hearing Examiner conducted an open record public hearing on April 22, 2010. (2) A thorough staff report was presented by Assistant Planner Alice Klein which recommended approval of this preliminary plat and planned development subject to enumerated conditions. (3) The only other testimony was presented by the applicant's representative, Rick Wehr of PLSA Engineering & Surveying, to the effect that the proposal is for an upscale residential development with lot sizes more than four times larger than the minimum lot size and with a gated private street and landscaped area down the center of the plat so as to provide ample open areas. He also indicated that the drainage concern expressed by the two written comments received will be addressed so as not to be a JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10; PD #001-10; SEPA #001-10 1 DOC. IND X problem, that the proposed lots have been situated so as to minimize the effect on views and that the view concern expressed in one of the written comments would have to be discussed with the applicant since the City does not regulate that aspect of the proposal other than through its maximum building height limitation of 35 feet in the Suburban Residential zoning district. (4) This recommendation has been issued within ten business days of the hearing. B. *Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat and planned development for the reasons set forth in Alice Klein's staff report subject to her recommended conditions. C. Basis for Recommendation. Based on a view of the site with no one else present on April 19, 2010; the staff report, exhibits, testimony and other evidence presented at the open record public hearing on April 22, 2010; the conditions of the SEPA MDNS dated March 26, 2010, which became final without an appeal; and a consideration of the applicable subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following: FINDINGS I. acne/Property Owner. The applicant is JBS Properties, Inc., 1819 South 4th Avenue, Yakima, Washington 98902. The property owner is Garry Griggs d/b/a The Rabbit Patch, LLC, 7706 Scenic Drive, Yakima, Washington 98908. II. Location. The location of the proposal is in the vicinity 707 North 80th Avenue and J'ES Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of"Scenic Estates" PLP #001-10; PD #001-10; SEPA 4001-10 2 the Assessor's tax parcel number is 181317-33433. III. A�„plicaton This application is for a preliminary plat and master planned development of about 12.9 acres into 13 single-family residential lots in the vicinity of North 80th Avenue and Scenic Drive at 707 North 80th Avenue. 1t was submitted to the City of Yakima Planning Division on January 6, 2010. SEPA environmental review resulted in the issuance of a Mitigated Determination of Nonsignificance. The preliminary plat criteria and the planned development criteria must all be considered in connection with this application. IV. Totces Notices of the April 22, 2010, public hearing were provided in accordance with applicable ordinances, including Titles 14, 15 and 16 of the Yakima Municipal Code (YMC). They include the following: Publishing of Notice of Application and Hearing: Mailing of Notice of Application and Hearing: Posting of Land Use Action Sign on the Property: February 12, 2010 February 12, 2010 February 12, 2010 V. Environmental Review. The SEPA Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) on March 26, 2010, which became final without an appeal and which required the following mitigation measures: "(1) Contractors doing clearing, grading, paving, construction or landscaping work must file a dust control plan with Yakima Regional Clean Air Authority (YRCAA). Burning is prohibited at all times during land clearing. J BS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10; PD #001-10; SEPA #OOI-10 3 (2) The water purveyor is responsible for ensuring that the proposed use(s) are within the limitations of its water rights. A water right permit is required for all surface water diversions and for any water from a well that will exceed 5,000 gallons per day. (3) A NPDES Construction Stormwater General Permit from the Washington State Dept. of Ecology is required. The permit requires that Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. Permit coverage and erosion control measures must be in place prior to and [any] clearing, grading or construction. These plans and control measures must be reviewed and approved by the City of Yakima's Engineering Division prior to construction. (4) The applicant will be required to retain the stormwater on-site. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima Standards. These plans and control measures must be completed by a licensed Professional Engineer and be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. If Underground Injection Control (UIC) wells are used in the drainage design, they must be registered with Department of Ecology (DOE). A copy of the UIC registration form from DOE shall be submitted to the City of Yakima Surface Water Engineer. (5) During project construction all contractors shall adhere to the City of Yakima noise regulations regarding hours of construction (YMC 6.04.180). (6) The site design for this project shall adhere to YMC Ch. 15.05 & 15.06 standards including, but not limited to: parking, building setbacks, lot coverage, fence height, access, & building height. (7) When provided, lighting is required to be directed to reflect away from adjacent properties (YMC § 15.06.100). (8) All conditions, not herein mentioned, for fire and life safety shall comply with the 2006 IFC standards. (9) Upon preliminary plat approval the applicant and City of Yakima shall enter into a development agreement codifying all development standards and conditions of approval prior to final plat approval and recordation (YMC 15.28.030(B)(5) & 15.28.050)." JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001.10; PD #001-10; SEPA #001-10 4 DOC. INDEX # G-\ VI. Transportation Concurrency Ordinance. This application was reviewed and approved on March 10, 2010, for. consistency with the City's Transportation Capacity Management Ordinance. The review resulted in a finding to the effect that this development will not exceed the PM peak hour capacity of the City's arterial street system and that reserve capacity exists on all impacted arterial streets. VII. Development Services TeamThe following comments were submitted by the Development Services Team which met on January 27, 2010, and by other public agencies or private companies who submitted information during the comment period for this proposal: (1) Code Administration: The gates shall comply with the 2006 International Fire Code (IFC) Section D103.5 and shall be at least 20 feet wide. Each lane shall be at least 20 feet in width per Section 503.2.1 of the 2006 IFC. Nob Hill Water Association, in concert with the City of Yakima Fire Department, shall direct location(s) of the fire hydrants. Additional comments will be forthcoming upon submittal of building projects. All buildable fill material will need to have required compaction testing/reports and any retaining walls within the development will require engineering and permits. Preliminary addressing is as follows: Lot 1 717 N. 80t Avenue Lot 8 7604 Madera Way Lot 2 Lot 3 7905 Madera Way Lot 9 7702 Madera Way 7903 Madera Way Lot 10 Lot 11 7704 Madera Way 7802 Madera Way Lot 4 7801 Madera Way Lot 5 Lot 6 7703 Madera Way 7701 Madera Way Lot 12 Lot 13 7902 Madera Way 7904 Madera Way Lot 7 7605 Madera Way JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10; PD #00I-10; SEPA #001-10 5 C. INDEX All addresses must be clearly shown on the face of the final plat. In addition, the following note shall be placed upon the face of the final plat: "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. (2) Streets and Traffic: Access to Lot 1 should be on Scenic Drive located as far to the east side of the lot as is practical. The curb island at the subdivision entrance should be set back a minimum of two feet to avoid damage from snow plows. If parking is allowed on the private road, it will be very narrow for garbage truck operation, especially in the corners. (3) l ineering Title 12 requires full frontage improvements along the east side of North 80' Avenue and on Scenic Drive, consisting of full height curb, gutter, sidewalks and street lighting from the south line of the development on North 80th Avenue to the east line of Lot 1 on Scenic Drive. The private streets do not meet City Street Standards. Therefore, a note shall be shown on the face of the plat stating "The streets within this plat are private and do not meet the standards for public streets. If the streets are ever to be made public, they will have to be constructed to meet the City Standards at that time." (4) Wastewater:, Sewer is provided by the City of Yakima. Bach lot shall be served in this subdivision and extend to the west to 80th Avenue and north to Scenic Drive. Sewer lines shall remain public within public easements accessible by Wastewater. Wastewater connection charges shall apply. In accordance with 12.03.080, the maximum side sewer length within the public right-of-way shall be one hundred feet unless otherwise approved by the City Engineer. (5) Stormwater The applicant states that runoff will be collected and disposed of via surface retention areas and infiltration facilities. These are acceptable methods of handling the runoff if designed and sized correctly. The slopes within this development could lead to cuts or fills, resulting in a worsening of existing runoff patterns. The runoff from the back side of lots onto adjacent properties may need to be addressed. Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be completed by a licensed professional engineer and then be reviewed by the City of Yakima Surface Water Engineer prior to construction. If Underground Injection Control (UIC) wells are used in the drainage design, they must be registered with the Department of Ecology. A JES Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #00I-10; PD #001-10: SEPA#001-10 6 DOC. IND -X # C copy of the UIC Well registration form from DOE shall be submitted to the City of Yakima's Surface Water Engineer. (6) Water: Nob Hill Water (NHW) requires an 8 -inch main be extended through the development. The 8 -inch Ductile Iron (DJ) main line from the High Valley Plat shall also be extended into this development. Once this is completed, NHW will have 4,000 gpm at 20 psi residual pressure. Developments that are located closer to NHW wells or reservoirs may not have acceptable water pressure. In this development Lot 2, 3, 12 and 13 may experience pressure between 40-50 psi. To boost this pressure the developer will need to allow for a personal booster system to the new home if a higher pressure is desired. Placement of hydrants shall be addressed during the plan review phase. (7) Iepa ent of Ecology (DOE) Water Resources Comments: The water purveyor is responsible for ensuring that the proposed use(s) are within the limitations of its water rights. If the proposal's actions are different than the existing water right (source, purpose, place of use or period of use), then it is subject to approval from DOE pursuant to RCW sections 90.03.380 and 90.44.100. If water for dust suppression will be used at the site, it is necessary to have a legal right. A water right permit is required for all surface water diversions that will exceed 5,000 gallons per day. (8) Department of Ecology (DOE mater t uality Comments: A National Pollutant Discharge Elimination System (NPDES) Construction Stormwater General Permit from DOE is required if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction, and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities. The permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. (9) Department of"Ecology (DOE) Toxics Clean-up Comments; Based upon the historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. Ecology recommends that the soils be sampled and analyzed for lead, arsenic, organochlorine pesticides, and total petroleum hydrocarbons. If these contaminants are found in concentrations above the Model Toxics Control Act (MTCA) clean up levels, Ecology recommends that potential buyers be notified of this. JBS Properties Vicinity of 707 No. 80th Ave. I3 -Lot Plat of "Scenic Estates" PLP #001.10; PD #001-10; SEPA #001-I0 7 DOC.. I DEX # C-\ (10) Yakima Regional Clean Air Agency (YR,C)Comments: Contractors doing demolition, excavation, clearing, construction or landscaping work must file a Dust Control Plan with YRCAA, prior to the start of construction. Burning is prohibited at all times. (11) Yakima-Tieton Irrigation District Comment:: This proposal is within the Yakima-Tieton Irrigation District boundary and has 6.82 shares of Yakima-Tieton Irrigation water. Irrigation district approval shall be shown on the face of the final plat. VIII. ZoningAnd Land Use. The property within the proposal and the property surrounding the proposal is within the Suburban Residential (SR) zoning district. The property is currently a vacant parcel. Adjacent property to the north is developed with residential and agricultural uses. Adjacent property to the south is developed with residential uses except for some vacant land. Adjacent property to the east and west is also developed with residential uses. IX. Jurisdiction. Sections 1.43.080, 14.05.050, 14.20.100 and 15.28.030 of the Yakima Municipal Code (YMC) provide that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council relative to the subdivision criteria listed in YMC Section 14.20.100 and in RCW Chapter 58.17 and the planned development criteria listed in YMC Chapter 15.28. X. Preliminary Plat and Planned Development Review Criteria. Sections 14.20.100 and 15.28.040 of the YMC provide that the Hearing Examiner shall review a proposed preliminary plat and planned development during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of"Scenic Estates" PLP #OOl-10; PD #001-10; SEPA #00I-10 8 INDEX (1) Subsection 14.20.100(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: A determination of consistency with the provisions of the City's Urban Area Zoning Ordinance involves a consideration of the following provisions of the UAZO: (a) {consistency with Intent of Suburban Residential Zoning District: Subsection 15.03.020(A) of the Urban Area Zoning Ordinance (UAZO) indicates that the intent of the Suburban Residential (SR) zoning district is to allow residential development of a density up to seven dwelling units per net residential acre in areas served with both public water service and a public sewer system. The district is characterized by up to forty-five percent lot coverage, and by a mixture of land uses and residential densities including small farms, scattered low-density residential development, and clusters of higher -density residential development. The minimum lot size in the district would be 7,000 square feet for this development which will be served by public water and sewer services. The proposed plat and planned development is consistent with the intent of the SR zoning district. (b) C;ns stency with Development Standards of the Suburban Residential Zoning District: Chapter 15.05 of the UAZO is designed to establish certain basic development requirements. These are the minimum criteria that must be met to assure land use compatibility and promote the public health, safety and welfare. The proposed development meets the requirements of this chapter as follows: (i) Maximum Lot Coverage: The maximum lot coverage is the percentage of net land area of a site that can be covered with structures and other impervious surfaces. In the SR district the standard is intended to protect the open character, and ensure that land is available to accommodate septic tanks and drainfields. Each lot in this proposal will be connected to City sewer. The maximum lot coverage in the SR district is 45%. The applicant indicated that the large lots will better facilitate any big homes proposed for this development without exceeding lot coverage standards. (ii) Structure Setbacks: In the SR district, structure setbacks are intended to provide light, air and emergency access. Setbacks and easements and rights-of-way are intended to minimize the impacts from traffic on adjoining property owners ((YMC § 15.05.020(D)). The proposed development meets all applicable setback standards for the SR zone. i BS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-I0; PD #001-10; SEPA #001-10 9 INDEX (iii) Maximum Building Height: The maximum building height in the SR zoning district is 35 feet (YMC Ch. 15.05, Table 5-1). The proposed building heights will be approximately 32 feet. (iv) Sidewalk Requirement: Sidewalks on one side of the street are required with new construction. A sidewalk is required if one exists within two hundred feet of the development on the same side of the street. ((YMC § 15.0.5.020(J)) The proposed development shall install a sidewalk along North 80th Avenue and along the frontage of the proposed Lot 1 on Scenic Drive. A sidewalk will also be constructed along the interior private roadway. (c) Consistency with Intent of Planned Development Provisions: A Master Planned Development Overlay (PD) is a comprehensive development plan intended to provide flexibility in design and building placement, promote attractive and efficient environments that incorporate a variety of uses, densities, and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the land, resources and amenities ((YMC § 15.28.010(A)). A residential Master Planned Development is designed to provide a type or mixture of residential dwellings with attendant streets, utilities, public facilities, and appurtenant common open space and recreational facilities, or other areas or facilities. A Master Planned Development is authorized in any residential zone that may include incidental or supporting uses and facilities that are consistent with the primary use of the site for residential dwelling units ((YMC § 15.28.020(A)). Uses in a residential Master Planned Development include: one -family, two-family and multi -family residences; recreational and amusement facilities which are intended to serve the development; and any other uses authorized in the underlying zone pursuant to Type (1), (2) or (3) review as set forth in Table 4-1 ((YMC § 15.28.020(B)(1)(a), (b) and (f)). This development meets the intent of Section 15.28.010 and 15.28.020 of the YMC because it incorporates a unique private gated community design for single-family residences. (d) Consist ene with Master Planned Develo.ment Review Criteria: The Hearing Examiner shall evaluate a Master Planned Development application and other evidence submitted into the record, and shall issue a recommendation based upon the following considerations and criteria: (i) The Master Plan Development application demonstrates the economic and efficient use of land and provides for an integrated and consistent JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #OOI-I0; PD/1001-10; SEPA 4001-10 10 DOC. INDEX # c development plan for the site: The proposed development is consistent with the SR zoning district and the Low Density Residential future land use designation. Single-family dwelling units are a Class (1) permitted use in the SR zoning district. The proposed lot sizes and lot widths conform to the minimum standards of the SR zone for area (7,000 square feet) and width (60 feet wide). The proposed lot sizes range between 28,749 and 44,323 square feet. The planned development/subdivision design is efficiently laid out and consists of a gated private street, a sidewalk and common open space that will provide drainage for the proposed subdivision. (ii) The applicant has identified development standards and uses that are consistent with the master plan and designed in a manner that is compatible with adjacent land uses after consideration of applicable mitigation and site design. The Hearing Examiner may consider development standards that are different from currently adopted development standards in order to provide flexibility in site planning, to implement project design and concepts, to respond to market conditions, or to otherwise achieve the public benefits contemplated by the concept plan: The proposed residential uses within the planned development are consistent with adjacent residential land uses. The proposed uses will not have a negative impact on future development in the area. The site design exceeds the typical lot sizes in this residential neighborhood. The proposed private street is designed for one-way traffic in and out of the subdivision. The only deviation from City Standards is the proposed 20 -foot wide street and the sidewalk that will be constructed around the inside edge of the private road, rather than along the outer edge of the roadway. The City engineering staff has accepted the street and sidewalk proposal so long as the street remains private. A note shall be placed on the face of the Plat stating: "The streets within this plat are private and do not meet the standards for public streets. If the street is ever to be made public, it will have to be reconstructed to meet the City Standards at that time." (iii) Consideration shall be given to "low impact development" concepts: "Low Impact Development" is defined as stormwater management and land development strategies that emphasize conservation and use of existing natural site features integrated with disturbed, small-scale stormwater controls to more closely mimic natural hydrologic patterns in residential settings (YMC § 15.02.020). This project adheres to the definition of low impact development by retaining stormwater onsite. The proposed lot density, with large lots, maximum 13S Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10: PD #001-10; SEPA #00I-10 11 D. INDEX # 45% lot coverage and common open space area will ensure that stormwater facilities will be adequate. (iv) There will be adequate infrastructure capacity available by the time each phase of development is completed: The project is proposed to be completed in one phase. Utilities will be provided during the initial phase of construction. (v) The Master Planned Development contains design, landscaping, parking/traffic management, and use mixture and location that limit or mitigate conflicts between the Master Planned Development and adjacent uses. Consideration shall be given to site planning that supports land use flexibility through means of appropriate setbacks, landscaping, sitescreening, buffers, and other design features or techniques: The project adheres to all applicable development standards for landscaping, parking, setbacks and sitescreening. No adjustments to zoning standards are being requested. (vi) All potential significant offsite impacts including noise, shading, glare, and traffic have been identified and mitigation incorporated to the extent reasonable and practical: This requirement has been satisfied. The SEPA MDNS dated March 29, 2010, contains findings and mitigation measures dealing with noise, light and glare, and traffic. Traffic Concurrency analysis was approved March 10, 2010. This development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. (vii) The project is designed and includes appropriate consideration of open spaces and transportation corridors, designs of streets and public open space amenities, and results in the functional and visual appearance of one integrated project: The project is for a private/gated Master Planned Development. Open spaces for the use of residents are provided within "Tract A" of this subdivision and include a sidewalk along one side of the private street. The Development Agreement shall include a requirement for a Common Area Maintenance Plan within this development to be the responsibility of the Home Owners Association. (viii) The proposed project is not adverse to the public health, safety, or welfare: The mitigation measures of the SEPA MDNS dated March 29, 2010, along with the recommended conditions listed in this recommendation, mitigate any identified adverse impacts to the public health, safety or welfare. J S Properties Vicinity of 707 No. 801h Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10: PD #001.10: SEPA #001-10 12 DOC. INDEX C r (ix) The public benefits of approving the Master Planned Development outweigh the effect of modification of standards to the underlying zoning district: There are no modifications being requested to the development standards of the SR zoning district. The request to have a sidewalk constructed along the inside edge of the private street, rather than along the outside, does not have a negative effect since the street will be private and the public will not have access. The City Engineer has approved the street layout for so long as it remains a private street. (x) The proposed development is designed to be consistent with the provisions of the Shoreline Master Program and Critical Areas Ordinance of the City of Yakima. This does not apply to this subdivision. The subject property does not contain any Shorelines or Critical Areas and is not adjacent to any such areas. (xii) The following elements set forth in Subsection 15.28.030(B)(5) of the YMC are properly addressed in a Development Agreement: (A) Narrative description of and objectives; (B) Summary of development standards; (C) Site plan elements; (D) Development phasing, including times of performance to preserve vesting; (E) Public meeting summaries; (F) Performance standards and conditions addressing the above items; (G) Criteria for determining Major vs. Minor modifications and amendments; and (H) Signature(s) ofproperty owner(s). The draft Development Agreement for Scenic Estates shall be modified, as necessary, to include a summary of all public hearings or meetings. The Minor Modifications section on page 4 of IBS Properties, Inc. Development Agreement shall be modified so that Minor Modifications undergo a Type (2) Review, rather than a Type (1) Review, as required by Section 15.28.080 of the YMC. ,1135 Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #OO I - I0; PD #001-10; SEPA #001-10 13 DOC., INDEX (2) Subsection 14.20.100(2) -- Consistency with the provisions of the Comprehensive Plan: The Future Land Use Map of the Yakima Urban Area Comprehensive Plan 2025 designates the property within the proposed preliminary plat/planned development as suitable for Low Density Residential development. This proposed preliminary plat is consistent with that designation and is also consistent with other provisions of the Comprehensive Plan that encourage infilling, recognize the need for public water and sewer, encourage disposal of surface drainage on-site and encourage development consistent with the general land use pattern in the area. The density of development will be less than 7 dwelling units per acre. Specifically, the proposal is consistent with the following Goals and Policies of the City's Comprehensive Plan: (a) Goal 3.3 which is to preserve existing neighborhoods; (b) Policy 3.3.2 which is to ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood; (c) Goal 6.1 which is to develop streets that encourage neighborhood safety and livability; (d) Policy 6.1.3 which is to require sidewalks on the local streets associated with all new development. (3) Subsection 14.20.100(3) — Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance": As proposed and with the recommended conditions, this preliminary plat/planned development will meet all the design requirements in Chapter 14.30 of the City's subdivision ordinance and in the City's Title 12 development standards. This review and the recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance as well as other applicable City ordinances. JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #OOl-I0; PD #001-I0; SEPA #OOl-10 14 INDEX (4) Subsection 14.20.100(4)(a) — Appropriate provisions for public health, safety and general welfare: The construction of new residential units which will complement uses in the area will promote the public health, safety and general welfare insofar as there is a need in this community for single-family residences and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, all mitigation measures in the SEPA MDNS and all conditions of approval specified by the City Council. (5) Subsection 14.20.100(4)(b) — Appropriate provisions for open spaces: One of the amenities featured in this proposal is its provision for ample open spaces due to its large lot sizes ranging from 28,749 square feet to 44,323 square feet and its open spaces for the use of residents within "Tract A" of the proposal which includes a sidewalk along one side of a private gated street. A development agreement will include a requirement for a Common Maintenance Plan with open spaces to be maintained by a Home Owners Association. These features, together with lot coverage of 45% or less on the lots proposed for this preliminary plat, will provide light, air and privacy for future residents that will constitute appropriate provisions for open spaces. (6) Subsection 14.20.100(4)(c) — Appropriate provisions for drainage ways: Complete stormwater management and drainage design plans, specifications and calculations must be submitted pursuant to the Eastern Washington Stormwater Manual and the City of Yakima Stormwater Management Guide. On-site drainage will be permitted by methods to be reviewed and approved by the City. The MDNS imposes specific and general conditions which will constitute appropriate drainage provisions for this preliminary plat. JBS Properties Vicinity of 707 No. 801h Ave. 13 -Lot Plat of "Scenic Estates" PLP #00 I -10; PD #001-10; SEPA #001-10 15 DOC. INDEX (7) Subsection 14.20.100(4)(d) — Appropriate provisions for streets or roads, alleys and other public ways: Title 12 requires full frontage improvements along the east side of North 80th Avenue and the south side of Scenic Drive consisting of full height curb, gutter, sidewalks and street lighting from the south line of the development on North 80th Avenue to the east line of Lot 1 on Scenic Drive. The access to Lot 1 will be as far to the east side of the lot as possible. The only deviation from the City street standards is the proposed 20 -foot -wide private street within the gated community and the sidewalk that will be constructed around the inside edge of the private road rather than along the outer edge of the roadway. The private street is designed for one-way traffic in and out of the subdivision. If approved by the City engineering staff, the street may be slightly less than 20 feet wide near the 20 -foot -wide gate. The City engineering staff has accepted the street and sidewalk proposal so long as the street remains private. If the street is ever to be made public, it will have to be reconstructed to meet the City standards at that time. As proposed and conditioned, appropriate provisions will be made for frontage streets and interior streets. (8) Subsection 14.20.100(4)(e) — Appropriate provisions for transit stops: Appropriate provisions will be made for additional transit stops for this development as the need arises. (9) Subsection 14.20.100(4)(f) — Appropriate provisions for potable water supplies, irrigation and other water suppliers: All lots will be served with public domestic water and water for fire protection purposes by the Nob Hill Water Association which will constitute appropriate provisions for water for the development. (10) Subsection 14.20.100(4)(g) — Appropriate provisions for sanitary waste disposal: There will be appropriate provisions for sanitary waste disposal for the JBS Properties Vicinity of 707 No. 80" Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10; PD #001-10; SEPA #001-10 16 INDEX proposed preliminary plat in the form of public sewer service provided in accordance with the City of Yakima's Title 12 standards. Each lot shall be served by public sewer service which shall extend to the west to North 80th Avenue and north to Scenic Drive. (11) Subsection 14.20.100(4)(h) — Appropriate provisions for parks and recreation: Appropriate provisions for parks and recreation areas for this proposed preliminary plat/planned development exist for this proposal due to the large size of the lots, the open spaces in "Tract A" and the availability of recreational opportunities in the area such as the Cowiche Canyon Conservancy trailhead across Scenic Drive to the west of the subdivision. (12) Subsection 14.20.100(4)(i) — Appropriate provisions for playgrounds: Appropriate provisions for playgrounds exist within this proposed preliminary plat/planned development due to the large lots and open spaces within the development. (13) Subsection 14.20.100(4)(j) — Appropriate provisions for schools and school grounds. The nature of this development and the absence of comments from the School District to suggest that this preliminary plat will lack appropriate provisions for schools and school grounds satisfy this requirement. (14) Subsection 14.20.100(4)(k) — Appropriate provisions for sidewalks: Since the proposed plat will have sidewalks along its frontage on public streets and will have an interior sidewalk along the private gated street, the proposed plat will make appropriate provisions for sidewalks. (15) Subsection 14.20.100(4)(1) — Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from JL3S Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of"Scenic Estates" PLP #001-10; PD #001-10; SEPA #001-10 17 DOC. �- school: There was no evidence presented at the hearing of a need for other planning features to be provided within this preliminary plat/planned development in order to make appropriate provisions for safe walking conditions for students who walk to and from school. (16)Subsection 14.20.100(5) — Public use and interest: The evidence indicated that this proposed preliminary plat/planned development will be consistent with neighboring land uses and will help serve the residential needs of this area. With the recommended conditions, it will comply with the City's zoning ordinance, Comprehensive Plan and subdivision ordinance. It will also make appropriate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, transit stops, potable water, sanitary waste disposal and sidewalks and is in a location where additional provisions for parks, playgrounds, schools or separate walking paths to school have not been recommended or deemed necessary. XI. Corwsisten An ais under Subsection 16.06.020 of the Ya Municipal Code. The following analysis involves the consistency of the preliminary plat/planned development 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 items identified in these conclusions except for issues of code interpretation. (1) The type of land use contemplated by the proposal (a residential development) is permitted on this site so long as it complies with the conditions of the SEPA Mitigated Determination of Nonsignificance and the conditions imposed by the JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-I0; PD #001-10; SEPA #001-10 18 DOC. INDEX 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) with the proposed large lots will not exceed the allowable level of development in the Suburban Residential (SR) zoning district. (3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that will be provided at the applicant's expense would insure that adequate infrastructure and public facilities are available for the proposed preliminary plat/planned development. (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/planned development which have been discussed in detail above. With the MDNS conditions and the additional recommended conditions, the proposed preliminary plat/planned development will be consistent with the development standards of applicable City ordinances. CONCLUSIONS Based on the foregoing Findings, the Examiner reaches the following Conclusions: (1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of a proposed preliminary plat and planned development pursuant to Section 14.20.100 of the subdivision ordinance and Section 15.28.030 of the zoning ordinance. (2) A SEPA Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed preliminary plat/planned development on March 26, 2010, which contains required mitigation measures that became final without any appeal. (3) The proposed preliminary plat and planned development of Scenic Estates, with the conditions detailed below, is in compliance with the City's Comprehensive Plan, zoning ordinance and subdivision ordinance; makes appropriate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit JBS Properties Vicinity of 707 No. 80" Ave. 13 -Lot Plat of "Scenic Estates" PLP #OOI-10; PD #001-10; SEPA #001-10 19 1 NDEX C stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; and, according to the weight of the evidence presented at the hearing, does not require that specific provisions be made for the other requisite plat considerations such as additional schools, additional schoolgrounds or additional planning features that assure safe walking conditions for students who only walk to and from school. (4) This proposed preliminary plat and planned development is in compliance with the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed 13 -lot preliminary plat and planned development of Scenic Estates described in the application and related documents which are assigned file numbers PLP #001-10, PD #001-10 and SEPA #001-10 be APPROVED, subject to compliance with the following conditions: A. General Conditions: (1) All proposed construction is subject to plan review, inspections and permits. B. Planned Development Conditions: (1) The applicant and City of Yakima shall enter into a Development Agreement codifying all development standards and conditions of approval prior to final plat approval to be finalized and recorded in accordance with RCW 36.70B and all other laws applicable to development agreements. (2) As a condition of the Development Agreement the streets within the planned development shall be required to be private and shall never be accepted by the City of Yakima as public streets, unless reconstructed to City Standards. JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-10; PD#001-10; SEPA#001-10 20 (3) The draft Development Agreement shall be modified to include a summary of public meetings. (4) The section of the Development Agreement relative to Minor Modifications shall be changed so that Minor Modifications will undergo Type (2) Review. (5) The nine mitigation measures of the SEPA MDNS (SEPA #001-10) dated March 26, 2010, shall be completed prior to final plat approval. (6) The Development Agreement shall require a Home Owners Association with by-laws that must maintain Tract A of this development in accordance with a Common Area Maintenance Plan for said Tract A. C. Subdivision Conditions of Approval: (1) A current title certificate shall be submitted to the City of Yakima Department of Community and Economic Development consisting of a report listing all parties having an interest in the "land" to be divided and a legal description of the "land." (2) A note shall be placed on the face of the final plat stating: "The streets within this plat are private and do not meet the standards for public streets. If the streets are ever to be made public, they will have to be constructed to meet the City Standards at that time." (3) The developer shall submit detailed plans for frontage improvements, private roads and sewer connections to the City Engineer for approval, and shall build or bond said improvements prior to approval of the final plat in accordance with Title 12 of the Yakima Municipal Code. (4) All addresses shall be as specified in the findings of this recommendation and must be clearly shown on the face of the final plat. In addition, the following note shall be placed upon the face of the final plat: "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. (5) Minimum eight -foot -wide utility easements must be dedicated along the frontage of each lot in the subdivision in accordance with Section 12.02.020 of the Yakima Municipal Code. JBS Properties Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #001-I0; PD #001-10; SEPA #001-10 21 (6) All irrigation lines and easements shall be shown on the face of the fmal plat in accordance with Section 14.20.050 of the Yakima Municipal Code. • (7) The final plat shall be prepared by a land surveyor, registered in the State of Washington, and contain all requirements of Section 14.20.200 of the Yakima Municipal Code and comply with all applicable conditions. DATED this 6th day of May, 2010. JBS Properties. Vicinity of 707 No. 80th Ave. 13 -Lot Plat of "Scenic Estates" PLP #OO1-I0; PD #001-10; SEPA #001-10 22 Gary M. C tlllier, Hearing Examiner DOC. INDEX SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (SPI#001-10) EXHIBIT LIST CHAPTER :D Vicinity Map Project Vicinity Map FLP#005-1 5 Related Projects: Applicant: SCENIC ESTATES DEVELOPMENT LLC Location: VIC. N 80TH AVE & SCENIC DRIVE Wednesday - 07/08/2015 - 11:41:06 Contact City of Yakima Planning Division at 509-575-6183 City of Yakima - Geographic Information Sevices 11,b Hiu nip�o. 0 1:10,000 ro: Sources: Esri, DeLorme. NAVTEQ, TomTom, Intermap, increment P Corp.. GEBCO, USGS. FAQ, 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 PLP#001-10 (Scenic Estates) which consists of subdividing a 'L3„eGpe. parcel into 13 residential lots for single-family houses in the SR zoning district. INDEX 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, SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST CHAPTER E Final Plat — "Scenic Estates" W 1/4 CON. SEC. 17, 0-13 N. 9-18 03404 2' AWN, CAP IN MON. CASE FOUND. SEE 1.06 1 1.1-1004 NW CORNER SW 1/4, SW 1/4, SEC 17 30' EOSIING Row OF WAY 181 Z*0 898, ,40 15' PUEUC SERWCE 0597 HERM DEDIONIED 05 co 9471 10' PUBLIC 506000 ESM'T HEREIN DEDICATED 30 6901150 MORT 00 WAY SW COR, MC. 17 T-13 N. R-18 E.661 2" UNMARKED 8,17 IN MOM CASE FOUND. SEE LCR 2 9-295 NOTES 229.01' 16-9ATE 28.36 LOT 1 4 45' PLAT OF SCENIC ESTATES IN THE SW 1/4 OF THE SW 1/4 OF SEC. 17, T-13 N, (---z1.771.„,, SCENIC 32.595 SO. FT. 610 11050905 usr 1 O 8954.33' E 199.01' F.-15" EXISTING UIIUTY &IRMO. EASEMENT LOT 2 53 47068 SO. FE 45'0945' E 42.43' 15' R 14 139•5015. E 45.00' 10' o -115, 0151ING 401.11Y & RIKOADON EASEMENT 09 2908629 LOT 2 \ ACCESS & 91111T7 EASEMENT RERUN DEINCATED 193.00' 8E1 7310823 LOT DRIVE 0 89.5435. E 131186' -7- imam' N990439 W 591,00' 185.00' R-18 E,W.M. 09 7318023 I. E LOT EAST 150 093 ERE 9E5T sax 6 LOTS .30 40 18100' s00049 E 1500' O 6914.35. W 162. 10' E13smN5 TELEPHONE ESIXT AFN. 2356831 rt 3.10' LOT 3 2 30,151 50. FT, Tc, LOT 4 29.266 57 FT. PUBLIC SERMCE ESM'T HEREIN DEDICATED -166.00' - LOT 5 29,417 SQ. FT, 28.116 00, LOT 8 34,151 SO. g 16' KMEN N 59,5015' E 0 45.00' N 449019 E 4243' LOT 16 3E1,592 00, 591. 165.97' BARBED WRE FE/10E SOUTH OF PROP. UNE - BARBED WIRE FENCE 2± SOUTH OF PROP, UNE VISTA PARKWAY S 013 E LOT 15 21,612 SO. FT 15' 70907-1 5011000 00(7 HERON DEDICATD 150,50' 105 84 22.12900. FT, E 6" CHAINUNK FENCE LOT 39 09 87-87 1. 0 - DENOTES 1/2t REBAR WITH CAP NO'S. 18929/44333 SET. 2. BEARINGS SHOWN ARE ON ASSUMED DATUM, RELATIVE TO THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 17 BEING NORTH 0'09'45" WEST, 3. SECTION SUBDIVISION INFORMATION TAKEN FROM PLAT OF ENGLEWOOD WEST - PHASE 2, RECORDED UNDER AUDITOR'S FTLE NO. 7614451, RECORDS OF YAKIMA COUNTY, WASHINGTON. SEE 9.412 PLAT FOR FURTHER SUBDIVISION INFORMATION. 4. G.LO. SECTION SUBDIVISION CORNERS SHOWN HEREON AS FOUND WERE VISITED IN JANUARY 2015, 5. RS. ESM'T DESIGNATES A PUBUC SERVICE EASEMENT. USAGE WILL INCLUDE, BUT IS NOT LIMITED TO, SEWER, WATER, POWER, STORM WATER, IRRIGATION, NATURAL GAS, TELEPHONE, TELEVISION, ETC, 6. PORTION OF SURVEY PERFORMED WITH TOPCON RIPER UTE PLUS GPS RECEIVERS USING REAL TIME KINEMATIC (RIK) PROCEDURES. 7. THIS SURVEY MEETS OR EXCEEDS THE STANDARDS CONTAINED IN WAC 332-130-090. 5. .4 -1 • 10' PUBLIC SERVICE ESM'T HEREIN DEDICATED N 010330' E 56 10.00' 155,00 7 130.30 A.1300.5". S /39.5830* E 144.73' - ‘4.- 9 1395539 E VISTA PARKWAY 28,93' 5 89.5530' E 1.7550313.956'30' 3567' 89"36.313' E 1 1500 84,252 99. 117 0.0.530. E 15' MX SERVICE ESN•T 10.00" HERIDN DEDICA1E0 16703' TRAcT 1311 93 1 ' PUBLIC Ar_ s, Q5-139 I 10T1 CURVE TABLE CURVE # RADIUS DELTA LENGTH 01 300,00 20'35'08" 107.79 C2 300,00 9'31'34' 49.88 C3 300.00 10'5019t 56.75 C4 300.00 114257" 61.34 C5 300.00 715I57' 38.04 CB 300.00 42700" 23.30 C7 50,00 6000I00" 52.36 C8 50.00 30'00'00" 26.18 89 186.95' 1405805' E 22' 1,+Ig(330TSQ, ti 5 69,514 0006' W 11.00 13614' IXISTINC18610. a unurr 156T 1151100 I; 101 50 -10' 055950 UILTY EASEMEKE t N. UNOPENED & UNNAMED R/W I ID' 0101940 UTUY EASERIENT 101 112 10fR1900 PDBUC 00913 HEREIN DEDICATID) LOT 1.41 20 DIVING 030110 0090111140 PUBUC U11LITY EASEMENT LOT 4 LOT 5 CURVE TABLE CURVE # RADIUS DELTA LENGTH C9 50.00 300000" 26.18 810 50.00 600000t 52.36 C11 400.00 114257" 81.79 C12 200.00 114257" 40.90 C13 400.00 1113.20" 78.35 C14 400.00 90833" 63.83 015 200.00 201508t 71.86 SURVEYOR'S CERTIFICATE THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF THE SURVEY RECORDING ACT AT THE REQUEST OF RON DOYLE AND JOHN GEHLSEN IN JUNE, 2015. RICHARD L. WEAR, CERTIFICATE NO. 18929. DATE IT . 26.00' LOT 0, OP 8842 ar AUDITOR'S CERTIFICATE 100 0 100 FEET SCALE: 1" 4. 100' ADDRESSING FOR SCENIC ESTATES LOT 1 7906 SCENIC DRIVE LOT 2 7910 SCENIC DRIVE LOT 3 7912 SCENIC DRIVE LOT 4 7801 VISTA PARKWAY LOT 5 7717 VISTA PARKWAY LOT 6 7715 VISTA PARKWAY LOT 7 ' 7713 VISTA PARKWAY LOT 8 7711 VISTA PARKWAY LOT 9 7712 VISTA PARKWAY LOT 10 7714 VISTA PARKWAY LOT 14 7902 VISTA PARKWAY LOT 15 7904 VISTA PARKWAY LOT 16 7906 VISTA PARKWAY FILED FOR RECORD THIS DAY OF 20 AT M., UNDER A.F. NO RECORDS OF YAKIMA COUNTY, WASHINGTON, COUNTY AUDITOR BY DEPUTY PLS A 427iSPA2,1,, 6.05/291S9 25-24 Wehrli 151 ENGINEERING -SURVEYING -PLANNING k 1120 WEST LINCOLN AVENUE F. YAKIMA, WASHINGTON 98902 509) 575-6990 51 CITY OF YAKIMA PLAT PARCEL NO. 161317 - 33433 -PREPARED FOR - KEW ESTATES DEVELOPMENT, U.C. DRAWN 881 RICK me 6/1/2015 908 1,0, 14277 REIT 940. 00 1/4, SW 1/4. SEC. 17, T-13 N, R-18 E,WM 1 05 2 PLAT OF SCENIC ESTATES IN THE SW 1/4 OF THE SW 1/4 OF SEC. 17, T-13 N, R-18 E,W.M. IRRIGATION APPROVAL THE PROPERTY DESCRIBED HEREON IS LOCATED WHOLLY OR IN PART WITHIN THE BOUNDARIES OF THE YAKIMA—TIETON IRRIGATION DISTRICT. I HEREBY CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS OF WAY SHOWN ON THIS SHORT PLAT, ARE ADEQUATE TO SERVE ALL LOTS LOCATED WITHIN THIS SHORT PLAT WHICH ARE OTHERWISE ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT. I ALSO CERTIFY THAT THE IRRIGATION EASEMENTS AND RIGHTS OF WAY, ARE ADEQUATE TO TRANSMIT IRRIGATION WATER THROUGH THIS SHORT PLAT TO OTHER ADJACENT LAND ENTITLED TO IRRIGATION WATER UNDER THE OPERATING RULES AND REGULATIONS OF THE DISTRICT. I FURTHER CERTIFY THAT: _THIS PLAT CONTAINS COMPLETE IRRIGATION DISTRIBUTION FACILITIES IN ACCORDANCE WITH THIS DISTRICT'S STANDARDS, OR _PROVISIONS ACCEPTABLE TO THE DISTRICT HAVE BEEN MADE BY COVENANT AND AGREEMENT FOR COMPLETED IRRIGATION DISTRIBUTION FACILITES TO ALL LOTS; SAID AGREEMENT IS FILED SUPPLEMENTAL TO THIS PLAT, OR THE EXISTING IRRIGATION DISTRIBUTION FACIUTY IS ADEQUATE TO MEET THIS REQUIREMENT. _LOTS ARE IN WHOLE OR IN PART, NOT CLASSIFIED AS 'IRRIGABLE LAND' BY THIS DISTRICT AND/OR ARE NOT CURRENTLY ENTITLED TO IRRIGATON WATER UNDER THE OPERATING RULES AND REGULATONS OF THIS DISTRICT. 8Y SECRETARY (OR DESIGNEE) YAKIMA—TETON IRRIGATION DISTRICT I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRIBED HEREON ARE PAID THROUGH 2015. BY TREASURER, YAKIMA—TIETON IRRIGATION DISTRICT STATEMENTS AND NOTIFICATIONS A. 111E ADDRESSES MOWN 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 ADDRESS AT THE TME OF BUILDING PERMIT ISSUANCE. B. THE OWNERS SHOWN HEREON, THEIR GRANTEES AND ASSIGNEES IN INTEREST HEREBY COVENANT AND AGREE TO RETAIN ALL SURFACE WATER GENERATED WITHIN THE PLAT ON SITE. C. THE STREET WITHIN THIS PLAT ARE PRIVATE AND DO NOT MEET 1110 STANDARDS FOR PUBLIC STREETS. IF THE STREETS ARE EVER TO BE MADE PUBLIC, THEY WILL HAVE TO BE CONSTRUCTED TO MEET THE CITY STANDARDS AT THAT TME. TREASURER'S CERTIFICATE I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE 81 THIS OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRIBED HEREON ON DATE OF THIS CERTIFICATION HAVE BEEN PAID. DATED THIS DAY OF 2015. BY; YAKIMA COUNTY TREASURER'S OFFICE APPROVALS APPROVED 8Y' THE OTY OF YAKIMA ENGINEER DATE APPROVED BY THE CITY OF YAKIMA SUBDIVISION ADMINISTRATOR DATE LEGAL DESCRIPTION LOTS 39 AND 40, PLAT OF YAKIMA ORCHARD HIGHLAND COMPANY'S ORCHARD TRACTS, AS RECORDED IN VOLUME B OF PLATS, PAGE 31, RECORDS OF YAKIMA COUNTY, WASHINGTON; EXCEPT THE NORTH 223 FEET OF THE WEST 800 FEET THEREOF; AND EXCEPT THE NORTH 238 FEET OF THAT PORTION THEREOF LYING EAST OF THE WEST 800 FEET OF SAID LOTS 39 AND 40; AND EXCEPT THE WEST 10 FEET OF SAID LOT 40 FOR ROAD; TOGETHER WITH LOT 1 OF SHORT PLAT RECORDED UNDER AUDITOR'S FILE N0. 7318823, RECORDS OF YAKIMA COUNTY, WASHINGTON. OWNER'S CERTIFICATE KNOW ALL PERSONS BY THESE PRESENTS THAT SCENIC ESTATES DEVELOPMENT, LLC., A WASHINGTON LIMITED LIABILITY COMPANY, I5 THE PARTY HAVING OWNERSHIP INTEREST OF THE LAND HEREON DESCRIBED; HAS WITH ITS FREE CONSENT AND IN ACCORDANCE WITH ITS DESIRES CAUSED THE SAME TO BE SURVEYED AND PLATTED AS SHOWN HEREON; AND DOES HEREBY DEDICATE THE EASEMENTS AS SHOWN HEREON FOR THE USES INDICATED HEREON. RONALD A. DOYLE, MANAGER JOHN M. GEHLSEN, MANAGER ACKNOWLEDGEMENTS STATE OF WASHINGTON ) )SS COUNTY OF YAKIMA ) ON THIS DAY OF 2015, BEFORE ME PERSONALLY APPEARED RONALD A. DOYLE, TO ME KNOWN TO BE AN AUTHORIZED MANAGER OF THE UNITED LIABILITY COMPANY THAT EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGED SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID COMPANY, FOR THE USES AND PURPOSES THEREIN MENTIONED, AND ON OATH STATED THAT HE WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT ON BEHALF OF SAID COMPANY. IN WITNESS WHEREOF I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN. NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON RESIDING AT MY APPOINTMENT EXPIRES STATE OF WASHINGTON ) )SS COUNTY OF YAKIMA ) ON THIS __—___DAY OF 2015, BEFORE ME PERSONALLY APPEARED JOHN M. GEHLSEN, TO ME KNOWN TO BE AN AUTHORIZED MANAGER OF THE LIMITED LIABILITY COMPANY THAT EXECUTED THE WITHIN AND FOREGOING INSTRUMENT AND ACKNOWLEDGED SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID COMPANY, FOR THE USES AND PURPOSES THEREIN MENTIONED, AND ON OATH STATED THAT HE WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT ON BEHALF OF SAID COMPANY. IN WITNESS WHEREOF I HAVE HEREUNTO SET MY HAND AND AFFIXED NY OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN. NOTARY PUBLIC IN ANO FOR THE STATE OF WASHINGTON RESIDING AT MY APPOINTMENT EXPIRES P L S A ENGINEERNG—SURVEYING—PLANNNG 1120 WEST LINCOLN AVENUE YAKIMA, WASHINGTON 98902 15091 573-5990 CITY OF YAKIMA PLAT PARCEL Na 181317 — 33433 —PREPARED FOR— SCENIC ESTATES DEVELOPMENT, LLC. DRAM+ SIA, RICK nsm 511 /�t115 JOB No. 14277 5W 1/4, SW 1/4, DEC. 17, T-13 N, R-18 E,WM SHEET N0 2 OF 2 ITEM TITLE: SUBMITTED BY: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 7. For Meeting of: July 21, 2015 Public meeting and resolution for approval of the Final Long Plat of Scenic Estates located in the vicinity of Scenic Dr. & North 80th Avenue Joan Davenport, AICP, Director of Community Development Robbie Aaron, Assistant Planner (509) 576-6736 SUMMARY EXPLANATION: Scenic Estates Development, LLC submitted the final plat for Scenic Estates, consisting of a 13 lot residential subdivision located in the vicinity of North 80th Avenue and Scenic Drive. This plat received preliminary plat approval on June 1, 2010 by the Yakima City Council. This subdivision is now ready for Council's consideration and approval. Resolution: X Ordinance: Other (Specify): Contract: Contract Term: Start Date: End Date: Item Budgeted: Amount: Funding Source/Fiscal Impact: Strategic Priority: Improve the Built Environment Insurance Required? No Mail to: Phone: APPROVED FOR SUBMITTAL: Ant City Manager RECOMMENDATION: Staff recommends City Council approve the final plat of Scenic Estates and adopt the accompanying resolution authorizing the Mayor to sign the plat. ATTACHMENTS: Description Upload Date Type ❑ Resolution - Scenic Estates 7/13/2015 Resolution ❑ final plat record 7/16/2015 Cover Memo RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Scenic Estates and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Scenic Estates, is a 13 -lot subdivision of, which was submitted by JBS Properties Inc. to the City of Yakima (City of Yakima Assigned File Numbers: PLP#001-10, PD#001-10, and SEPA#001-10); and, WHEREAS, on April 22, 2010, the Hearing Examiner held a public hearing to consider the preliminary plat; and, WHEREAS, on May 6, 2010, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on June 01, 2010, the Yakima City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat, and the applicant has constructed or financially secured all such improvements; and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat Scenic Estates, consisting of two sheets depicting a subdivision located at the southeast corner of Scenic Dr. and N. 80`h Ave., is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Scenic Estates for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 21st day of July, 2015. ATTEST: Micah Cawley, Mayor City Clerk SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST City Council Public Meeting July 21, 2015 Applicant: Scenic Estates Development LLC File Number: FLP#005-15 (PD#001-10) Site Address: Vicinity of South 80th Ave. and Scenic Dr. Staff Contact: Robbie Aaron, 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 — Scenic Estates SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST CHAPTER A Resolution DOC INDEX # DOCUMENT DATE A-1 Proposed Resolution — Final Plat of Scenic Estates 07/21/2015 RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Scenic Estates and authorizing the Mayor to sign the final plat. WHEREAS, the preliminary plat of Scenic Estates, is a 13 -lot subdivision of, which was submitted by JBS Properties Inc. to the City of Yakima (City of Yakima Assigned File Numbers: PLP#001-10, PD#001-10, and SEPA#001-10); and, WHEREAS, on April 22, 2010, the Hearing Examiner held a public hearing to consider the preliminary plat; and, WHEREAS, on May 6, 2010, the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to conditions; WHEREAS, at its public meeting on June 01, 2010, the Yakima City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted; and WHEREAS, the City Engineer has approved and accepted all plans and designs for the improvements required in the conditions of approval of the preliminary plat, and the applicant has constructed or financially secured all such improvements; and WHEREAS, as this final plat comes before City Council for review, each member declares that he has had no contact with either the applicant or opponents of the final plat, now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat Scenic Estates, consisting of two sheets depicting a subdivision located at the southeast corner of Scenic Dr. and N. 80th Ave., is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Scenic Estates for record in the Yakima County Auditor's Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 21St day of July, 2015. ATTEST: Micah Cawley, Mayor City Clerk DOC. INDEX # A 1 SCENIC ESTATES DEVELOPMENT LLC "Scenic Estates" FLP#005-15 (PD#001-10) EXHIBIT LIST CHAPTER B Staff Report DOC INDEX # DOCUMENT DATE B-1 Staff Report 07/21/2015 COMMUNITY DEVELOPMENT DEPARTMENT Joan Davenport, AICP, Director Planning Division 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 • Fax (509) 575-6105 www.yakimawa.gov/services/planning City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting July 21, 2015 Final Plat Application ) & Planned Development Application ) For a 13 -Lot subdivision ) Known as Scenic Estates ) ) ) Final Long Plat & Planned Development (FLP#005-15, PD#001-10) Staff Contact: Robbie Aaron, Assistant Planner (509) 576-6736 BACKGROUND AND SUMMARY OF REQUEST Scenic Estates is a 13 -lot planned development that was recommended for approval by the Hearing Examiner on May 6, 2010. The subject plat is generally located in the vicinity of North 80th Ave. and Scenic Dr., Parcel No. 18131733433. The Yakima City Council held a public hearing on June 1, 2010, to review the preliminary plat and the Hearing Examiner's recommendation. The plat was approved by the City Council by Resolution (R-2010-74) on June 1, 2010. (City of Yakima Assigned File Numbers: PLP#001-10, PD#001-10, and SEPA#001-10). The City Engineer's office has reviewed and approved all necessary designs and engineering plans, and indicates that the required improvements are installed and inspected, or that the required financial security is in place to secure their installation. The City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat and found it to be in substantial conformance with the terms and conditions of the preliminary plat approval. The Subdivision Administrator has also signed the final plat in affirmation. Staff, therefore, recommends acceptance of the final plat and the adoption of a resolution authorizing the Mayor to sign the final plat. Due to the fact that this Long Plat is a Planned Development a Development Agreement is required. The applicant, in accordance with YMC Ch. 15.28, has submitted an accompanying Development Agreement, which has been reviewed and approved by City of Yakima Engineering, Legal, and Planning Divisions, as well as, and other necessary divisions. The Development Agreement, as reviewed by the previously mentioned divisions on June 29, 2015, addresses all requirements of the preliminary plat and other provisions of the Municipal Code. 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 May 6, 2015. The conditions that must be met before the final plat can be approved consist of the following matters: DOC. INDEX Yakima DEYWIe # '1111?