HomeMy WebLinkAboutR-1991-D6025 Suncrest II / Hearing Examiner-
RESOLUTION NO. D' 6 0 2 5
A RESOLUTION approving the Suncrest II final plat and
subdivision submitted by United Builders of
Washington for 27 lots at South 28th Avenue,
South of Mead Avenue, subject to all of the
conditions contained in the Hearing Examiner's
Recommendation; and authorizing the Mayor to sign
the final plat for Suncrest II.
WHEREAS, on January 16, 1991, the Hearing Examiner held a
public hearing to consider the application by United Builders
of Washington for a preliminary plat and preliminary subdivi-
sion approval for 27 lots at South 28th Avenue, South of Mead
Avenue, said subdivision to be entitled Suncrest II; and
WHEREAS, on February 26, 1991, the City Council approved
the preliminary plat and preliminary subdivision, subject to
certain conditions, and adopting the recommendations of the
Hearing Examiner; and
WHEREAS, at its public meeting on November 12, 1991, each
Council member declared that they had no contact with either
the applicant or opponents of this final plat, and the City
Council determined that the final plat of Suncrest II conforms
to the conditions of preliminary plat approval,applicable
state laws, and that the final plat meets the requirements of
Title 14 of the Yakima Municipal Code at the time of prelimi-
nary plat approval, now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
The Mayor is hereby authorized to sign the final plat for
Suncrest II. This final plat approval is expressly made.
subject to the conditions contained in Hearing Examiner's
Recommendation, City No. UAZO Sub/Prelim. Plat #1-90, Examiner
No. I91-4-1, a true copy of which recommendation andcondi-
tions is attached hereto as Exhibit "A" and incorporated by
reference herein. The final plat for Suncrest II shall be
filed for record immediately, or as soon as possible, by the
subdivider in the Yakima County Auditor's Office, and the
subdivider shall be responsible for all filing fees.
(res/suncrest.rp)
ADOPTED BY: ;c1TY- COUNCIL this /9 day of
.;„
1991.
ATTEST:
xefr_o_x_4)/
City Clerk
( res/suncrest . rp)
clitt V5e)c,i4d,
- 2 -
Mayor
EXHIBIT A
Subdivision Application by )
UNITED BUILDERS OF
WASHINGTON (SUNCREST II) )
for 27 Lots at South 28th )
Avenue, South of Mead.
RECEIVED
JAN 301991
cgY OF YAM�:i.
SUMMARY OF
PLANNING D.
EXAMINER'S RECOMMENDATION
City No. UAZO SUB/PRELIM.
PLAT 41-90
Examiner No. 191-4-1
This sumary of the Nearing Examiner's recosniercWtion provides complete details of the actual
conclusions and decision, but does not include alt of the findings or reasoning involved. You may obtain a
complete copy of the reccmrendation, free of charge, by calling the City Planning Department at 575-6113.
Applicant:
Type of Application:
Location:
Date Decision Filed:
Current Land Use:
Proposed Land Use:
Current Zone:
Decision:
SUMMARY
United Builders of Washington.
Subdivision.
West Mead and South 28th Avenue. Yakima
County Assessor's Parcel No. 181335-22408.
January 30, 1991.
Vacant.
27 lot, single-family subdivision.
Single -Family Residential (R-1).
CONCLUSIONS
1. The proposed subdivision conforms with the goals and
policies of the Yakima Urban Area Comprehensive Plan, the intent of
the Yakima Urban Area Zoning Ordinance, the provisions of the
Yakima Municipal Subdivision Ordinance, Title 14, and will serve
the public use and interest, subject to the conditions set forth in
the Recommendation below.
RECOMMENDATION
Approval of the proposed subdivision subject to the following
conditions:
1.
water.
All lots shall be served with public sewer and domestic
EXAMINER'S SUMMARY - 1
on F
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
1509) 248-0706
2. Fire hydrants shall be provided and installed by the
developer at locations and to the specifications of the City of
Yakima Fire Marshal.
3. All public and private utilities shall be underground.
4. Final lot dimensions and lot area shall substantially
conform with the preliminary plat.
S. Storm water drainage facilities to accommodate run-off
generated within the plat must comply with a drainage facilities
plan approved by the City Engineer.
6. Utility easements shown on the preliminary plat shall be
provided at such locations as specified by utility providers.
7. A method of dust control during the construction phases
shall be submitted to, and approved by, the Yakima County Clean Air
Authority. A written copy of their approval shall be submitted to
the Planning Department prior to construction of any work phase.
The developer shall designate a responsible party for contacts
during working hours regarding alleged air quality violations.
8. The following notes shall be placed on the final plat:
J. "Lots 10, 22, and 24 are approved with lot widths
less than the standard of 60 feet at the building setback (YMC
14.30„040) and are considered buildable lots."
13. "No lots shall have direct access onto Mead Avenue."
9. Dedication of five feet of frontage along Mead Avenue for
road improvement purposes.
10. City Engineer approval of water, sewer, and irrigation
line plans, specifications and easements, and drainage facilities
for the public streets.
11. Public dedication and City Engineer approval of road
plans in conformance with the preliminary plat, showing:
A. A total of 42 feet of right. -of -way will be required
for the cul-de-sacs, as indicated on the preliminary plat, to
be improved with rolled curb, sidewalks on one side of the
street and the road centered within the right-of-way.
B. South 28th Avenue shall be developed with a minimum
of 50 feet of right-of-way, sidewalk on one side, full height
curb and a barricade placed at its southern terminus, until
such time it is extended southward. Full dedication of right-
of-way to the property line is required.
;EXAMINER'S SUMMARY - 2
NEARING EXAMINE!
FOR THE
CITY AND COUNTY OF Y.
POST OFFICE BOX 4
YA (NA. WASHINGTON 913907
(509) '.4R-0706
C. Mead Avenue shall be improved with sidewalk and
street surfacing along the frontage of this site.
12. Public Works approval of street lighting plan.
13. A barricade shall be placed at the terminus of South 28th
Avenue until such time that the public road is extended. Barricade
design shall conform with approved traffic control design
standards, and shall be installed at the time of construction of
the street. A chain link fence shall be placed behind the
barricade to discourage trespassing upon adjoining property.
14. Road signs shall be supplied by the developer.
15. The final plat shall be in substantial conformance with
the preliminary plat under review (dated January 7, 1991), with
respect to lot sizes, layout, road alignment and design, utility
placement and easements: street lights,..fire hydrants and
sidewalks.
Examiner:
EXAMINER'S SUMMARY - 3
HEARING EXAMNER
FOR THE
CITY ANO COUNTY OF YAKIMA
POST OFFICE 80X 4
YAKIMA. WASHINGTON 9890T
C509)248-0706
Subdivision Application by )
EXAMINER'S RECOMMENDATION
UNITED BUILDERS OF
WASHINGTON (SUNCREST II) ) City No. UAZO SUB/PRELIM.
PLAT 11-90
for 27 Lots at South 28th ) Examiner No. 191-4-1
Avenue, South of Mead,.
United Builders of Washington has applied for preliminary plat
approval and subdivision review of a 27 lot, single-family
subdivision entitled Suncrest II. A public hearing was conducted
on January 16, 1991. The staff report presented by Ms. Joan
Davenport recommended approval. The Examiner inspected the
property prior to the hearing.
This decision constitutes a recommendation to the Yakima City
Council, supported by written Findings and Conclusions, pursuant to
YMC Ch.14 .2!5.110 (b) .
SUMMARY OF RECOMMENDATION. This 27 lot, single-family
subdivision should be approved.
From the view of the site, the matters contained in the
official record including the Staff Report, a review of the Yakima
Urban Area Comprehensive Plan, the Yakima Urban Area Zoning
Ordinance, the Subdivision Ordinance and statute, YMC Title 14 and
RCW Ch.58.17, and from evidence received at the hearing, the
Examiner makes the following:
FINDINGS
1. Applicant. United Builders of Washington.
2. Location. West Mead and South 28th Avenue. Yakima
County Assessor's Parcel No. 181335-22408.
3. Application. Subdivision. This is basically the same
proposal that 'the Board of County Commissioners approved on
March 27, 1985. Under RCW 58.17.140 the final plat has to be filed
within three years of preliminary plat approval. Because the
EXAMINER'S RECOMMENDATION - 1
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAM
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
applicant did not do that, the project is being reviewed again. In
1988 this area was annexed into the City.
4. Legal Description.
Lot 4 of that certain Short Plat No. 85-12 as
recorded under Auditor's File No. 2725510,
records of Yakima County, Washington.
5. Jurisdiction. This application for preliminary
subdivision approval comes before the Hearing Examiner pursuant to
YMC 14.25.110, which by its terms requires review of a proposed
subdivision by the Planning Commission, which then makes a
recommendation to the City Council. The role of the Planning
Commission has been supplanted by the Hearing Examiner pursuant to
adoption by the City Council of the Hearing Examiner Ordinance.
Section 1.43.080(b) of that ordinance directs the Examiner to
review preliminary plats subject to the provisions of the
subdivision ordinance, YMC Title 14.
The controlling state law is RCW Ch.58.17, dealing with plats,
subdivisions, and dedications. All subdivisions have to comply
with this chapter together with local regulations enacting this
chapter. YMC 14.25.120 tracks RCW 58.17.100, and lays out the
procedure for acting upon the subdivision. After receiving the
Hearing Examiner's recommendation, the City Council at its next
public meeting sets the date for a public meeting where it may
adopt or reject the recommendation. After considering the matter
at a public meeting, if the Council wishes to change the
recommendation, the change shall not be made until the Council
conducts a public hearing and adopts its own recommendations and
approves or disapproves the preliminary plat.
Factors to be considered in approving subdivisions are set
forth in YMC 14.25.110. The ordinance has not been amended since
the 1989 and 1990 revisions to RCW 58.17.110, the parallel state
law. Since it is required by state law, the requirements of
RCW 58.17.110 were included in the review by staff and will be
included in this recommendation, even though not reflected in the
local ordinance.
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(S09) 248-0706
6. Land Use and Zoning. This parcel is vacant and zoned
Single -Family Residential (R-1). Adjacent properties have the
following characteristics:
Location Zoning Existing Use
North of Mead Avenue R-1 Single-family
South of site R-1 Field, single-family homes
East of site R-1 Vacant field, single-family
West of site R-1 Kissel Park (vacant
7. Rroposed Subdivision Specifications.
Total .Area - 6.29 acres.
Number of Lots/Density - 27 lots/5.53 dwelling units per net
residential acre. Density of the surrounding neighborhood is
approximately 4 units per acre.
Lot Size - Minimum lot size: 7,000 square feet; average lot
size: 7,900 square feet.
Water Supply - City of Yakima.
Sewage Disposal - City of Yakima.
Storm Water Drainage - Drywells.
Type of Housing - Single-family.
Utility Easements - Eight feet.
Streets - South 28th Avenue and the two cul-de-sacs will be
dedicated and improved to public street standards. The two cul-de-
sacs will have 42 feet of right-of-way, rolled curb, sidewalk on
one side, and the road will be centered within the right-of-way.
South 28th Avenue will have 50 feet of right-of-way, sidewalk
on one side, full height barrier curb, and a barricade in
conformance with traffic control regulations placed at its southern
terminus.
Five feet of frontage along Mead Avenue will be dedicated for
road improvement purposes, and Mead Avenue will be improved with
sidewalk and street surfacing along the frontage of this site.
Street Lights,- Five street lights will be provided, three on
South 28th and one at the end of each cul-de-sac.
Sidewalks - Sidewalks within the plat shall be four feet wide
and six inches thick. Sidewalks will be provided on the east side
of South 28th, on the north side of the south cul-de-sac, on the
EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE Sox 4
YAKMA. WASHINGTON 98907
(509) 2480706
•
rf . •
north side of the north cul-de-sac, and along Mead. The sidewalks
along Mead will be five feet wide.
8. Subdivision Design Requirements. YMC Chapter 14.30 sets
forth design requirements, which are set forth below:
Chapter Standard
14.30.020
14.30.030
14.30.040
14.30.040(2)
14.30.040(3)
Comprehensive plan --complies.
Zoning ordinance --complies.
Double frontage lots --these lots are only
permitted where determined by the council to
be essential to provide separation of
residential lots from major and secondary
arterial streets, high intensity land uses, or
to overcome specific disadvantages of
topography or parcel configuration. When
double frontage lots are used, access shall be
limited to only one of the fronting streets.
Lots 1, 26, 25, and 24 are double frontage
lots, fronting on both Mead Avenue and the
interior residential access streets. For each
of these lots no access will be permitted to
Mead Avenue.
Lots 27, 21, 7, and 14 are interior double
frontage lots because of their location on
South 28th and one of the two cul-de-sacs.
With respect to these four lots each lot will
be permitted to have only one access, to
either South 28th or the cul-de-sac.
Allowing these eight double frontage lots
allows design flexibility relative to parcel
configuration.
Access to dedicated public street --complies.
60 foot minimum lot width at building setback
line required --Lots 10, 22, and 24 do not
comply, because of their location on the cul-
de-sacs and resulting pie shape. Each of
these lots have approximately a 50 foot lot
width at the building setback, and according
to staff and the applicant are considered as
buildable lots. The lot width at the street
ranges from approximately 25 feet to 30 feet,
which is more than the 20 foot required
minimum. A two -car driveway will take up most
EXAMINER'S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
1509) 248-0706
14.30.050
14.30.060
14.30.070
14.30.080
14.30.090
of the street frontage of the lot, meaning
that adjacent driveways will be quite close,
causing some impairment of cars backing out of
driveways. Since these occur into cul-de-sacs
with limited traffic, it should not be a
problem.
Block design --complies.
Utility easement design --complies.
Street design --complies.
Sidewalk design --complies.
Street lighting --complies.
9. Yakima Urban Area Comprehensive Plan. This project
would result in a residential density of 5.53 dwelling units per
net residential acre, which is categorized by the plan as moderate
density residential (Plan, OLU-8). The surrounding neighborhood
has a residential density of approximately 4 units per acre, so
this represents a significant increase. Testimony at the hearing
from concerned neighbors reflected concern about the type and price
of housing to be constructed. John Strosahl, a principal in United
Builders, indicated that they would probably be $80,000.00 plus
houses, with 1,200 to 1,800 square feet.
One of the important goals of the plan is to encourage a
variety of decent, safe, and sanitary housing. One of the
supporting policies is to encourage a mixture of housing types and
densities throughout the urban area. This project is consistent
with the comprehensive plan.
10. Yakima Urban Area Zoning Ordinance. The intent of the
R-1 zone is to establish and preserve residential neighborhoods for
detached single-family dwellings and to locate moderate density
residential development, up to seven dwelling units per net
residential acre, in areas served by public water and sewer. The
density in the R-1 zone is generally seven dwelling units per net
residential acre or less. The R-1 zone is characterized by 45
percent lot coverage,, access to individual lots by local access
EXAMINER'S RECOMMENDATION - 5
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(S09/ 248-0706
streets, large front, rear and side yard setbacks, and one- and
two-story structures. This proposal is consistent with the zoning
ordinance.
11. Compliance with RCW 58.17.110. In 1989 this section was
amended by the Legislature to include consideration of sidewalks
and other planning features that assure safe walking conditions for
students who walk to and from school. In 1990 the Growth
Management Act again amended this section, requiring a positive
finding by the municipality that a number of factors had been
considered, that appropriate provisions were made for those issues,
and that the public use and interest would be served by the
subdivision. To the extent not otherwise covered above, those
issues will now be reviewed.
Transit Stops. This subdivision can be served by transit
service on Mead Avenue, as determined in a discretion of the
transit division. The improvement of Mead with curb, gutter, and
sidewalk on the south side along this subdivision will facilitate
installation of a transit stop in the future if it is deemed
justified by the transit division.
Parks and Recreation/Playgrounds. This subdivision is
directly east of the City's undeveloped Kissel Park, which provides
a substantial amount of open space and significant opportunity for
future development.
Schools and School Grounds. This subdivision did not
generate any concern or comment from the Yakima School District.
Based upon the foregoing, appropriate provisions are made for
the public health, safety, and general -welfare and for such open
spaces, drainage ways, streets or roads, alleys, other public ways,
transit stops, potable water supplies, sanitary wastes, parks and
recreation, playgrounds, schools and school grounds, sidewalks and
other planning features that assure safe walking conditions for
students who only walk to and from school. The public use and
interest will be served by the platting of this subdivision and
dedication.
12. Environmental Review. A Determination of Non -
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKtr(A. WASHINGTON 98907
(509) 248-0706
significance was issued by the Yakima County on January 30, 1985,
for the original plat proposal. On January 9, 1991, the City of
Yakima incorporated the previous environmental review by addendum
for this ;proposal.
13. Notice. Public notice of the: hearing was provided in
accordance with the ordinance.
From the foregoing Findings, the Examiner makes the following:
CONCLUSIONS
1. The Examiner has jurisdiction.
2. The proposed subdivision conforms with the goals and
policies of the Yakima Urban Area Comprehensive Plan, the intent of
the Yakima Urban Area Zoning Ordinance, the provisions of the
Yakima Municipal Subdivision Ordinance, Title 14, and will serve
the public: use and interest, subject to the conditions set forth in
the Recommendation below.
Based upon the foregoing Findings and Conclusions, the
Examiner :submits to the Yakima City Council the following:
RECOMMENDATION
Approval of the proposed subdivision subject to the following
conditions:
1. All lots shall be served with public sewer and domestic
water.
2. Fire hydrants shall be provided and installed by the
developer at locations and to the specifications of the City of
Yakima Fire Marshal.
3. All public: and private utilities shall be underground.
4. Final lot dimensions and lot area shall substantially
conform with the preliminary plat.
5. Storm water drainage facilities to accommodate run-off
generated within the plat must comply with a drainage facilities
plan approved by the City Engineer.
6. Utility easements shown on the preliminary plat shall be
provided at such locations as specified by utility providers.
7. A method of dust control during the construction phases
shall be submitted to, and approved by, the Yakima County Clean Air
EXAMINER'S RECOMMENDATION - 7
HEARING EXAMINE?
FOR THE
CITY AND COUNTY OF Y, 4
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
Authority. A written copy of their approval shall be submitted to
the Planning Department prior to construction of any work phase.
The developer shall designate a responsible party for contacts
during working hours regarding alleged air quality violations.
8. The following notes shall be placed on the final plat:
A. "Lots 10, 22, and 24 are approved with lot widths
less than the standard of 60 feet at the building setback (YMC
14.30.040) and are considered buildable lots.*
8. "No lots shall have direct access onto Mead Avenue."
9. Dedication of five feet of frontage along Mead Avenue for
road improvement purposes.
10. City Engineer approval of water, sewer, and irrigation
line plans, specifications and easements, and drainage facilities
for the public streets.
11. Public dedication and City Engineer approval of road
plans in conformance with the preliminary plat, showing:
A. A total of 42 feet of right-of-way will be required
for the cul-de-sacs, as indicated on the preliminary plat, to
be improved with rolled curb, sidewalks on one side of the
street and the road centered within the right-of-way.
8. South 28th Avenue shall be developed with a minimum
of 50 feet of right-of-way, sidewalk on one side, full height
curb and a barricade placed at its southern terminus, until
such time it is extended southward. Full dedication of right-
of-way to the property line is required.
C. Mead Avenue shall be improved with sidewalk and
street surfacing along the frontage of this site.
12. Public Works approval of street lighting plan.
13. A barricade shall be placed at the terminus of South 28th
Avenue until such time that the public road is extended. Barricade
design shall conform with approved traffic control design
standards, and shall be installed at the time of construction of
the street. A chain link fence shall be placed behind the
barricade to discourage trespassing upon adjoining property.
14. Road signs shall be supplied by the developer.
EXAMINER'S RECOMMENDATION - 8
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
15. The final plat shall be in substantial conformance with
the preliminary plat under review (dated January 7, 1991), with
respect to :lot sizes, layout, road alignment and design, utility
placement and easements, street ]lights, fire hydrants and
sidewalks.
DATED this 10 _ day of January, 1991.
Hearing Examiner
EXAMINER'S RECOMMENDATION - 9
HEARING EXAMINE
FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
'509) 248-0706