HomeMy WebLinkAboutR-1992-D6059 Larry LovelessRESOLUTION NO. 0' 6059
A RESOLUTION approving the preliminary plat and preliminary
subdivision submitted by Larry Loveless (Barnaddy
Addition II) for eleven lots at the southwest
corner of South 22nd Avenue and West Viola Avenue
in the City of Yakima, subject to certain condi-
tions contained in the Hearing Examiner's Recom-
mendation; making additional findings approving
an administrative adjustment that would allow
tandem parking; and authorizing the Mayor to sign
the preliminary plat.
WHEREAS, on October 30, 1991, the Hearing Examiner held a
public hearing to consider the application of Larry Loveless
for a preliminary plat and preliminary subdivision approval
for eleven lots located at the southwest corner of South 22nd
Avenue and West Viola Avenue in the City of Yakima, said
subdivision to be entitled Barnaddy Addition II, together with
a request for an administrative adjustment to allow tandem
parking; and
WHEREAS, as a result of that hearing, the Hearing Examin-
er recommended to the City Council that the preliminary plat
and preliminary subdivision be approved subject to certain
conditions; and
WHEREAS, as a result of that hearing, the Hearing Examin-
er recommended to the City Council that the request for an
administrative adjustment to allow tandem parking be approved;
and
WHEREAS, at its public meeting on January 14, 1992, each
Council Member declared that they had no contact with either
the applicant or opponents of this preliminary plat; and
WHEREAS, at the end of said public meeting, the Council
voted to hold a public hearing on February 11, 1992 for the
purpose of hearing additional evidence regarding the subdivi-
sion in question; and
WHEREAS, on February 11, 1992 said hearing was held after
proper notice and the Council members having disclosed no
1
(res/loveless.rp)
contact with the applicant, proponents, or opponents in this
matter; and
WHEREAS, the City Council finds and declares that an
administrative adjustment for tandem parking should be granted
in this matter because such adjustment is consistent with the
purposes and intent of Title 15 of the City of Yakima Munici-
pal Code and because tandem parking permits flexibility in
design and placement of structures, thereby encouraging more
affordable housing, and the City Council further finds and
declares that there is no need to connect South 23rd Avenue
with Lila Place because the proposed platted cul-de-sac con-
forms to existing street standards and such street connection
will increase the cost of development and reduce the supply of
affordable housing. Furthermore, the City Council finds and
declares that the preliminary subdivision under consideration
as modified by this resolution meets the standards of YMC
14.25.110, now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
The Hearing Examiner's Recommendation that the Barnaddy
Addition II preliminary plat and preliminary subdivision be
approved is hereby adopted, and the Yakima City Council hereby
adopts the findings, conclusions, and Recommendation, with
modification, of the Hearing Examiner's Recommendation, City
No. UAZO Sub/Prelim. Plat No. 4-91, Examiner No. I91-4-44, a
true copy of which Recommendation is attached hereto as Exhib-
it A and incorporated by reference herein. Specifically, the
Council excludes from the aforementioned Hearing Examiner's
Recommendation, Recommendation 1 and the last phase of Recom-
mendation 9 and those portions of the findings and conclusions
justifying connection of South 23rd Avenue with Lila Place.
The Yakima City Council finds that the proposed subdivision
complies with the City of Yakima Zoning and Subdivision titles
along with all other applicable state laws and City land use
controls.
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fres/loveless.rp)
The Hearing Examiner's Recommendation to approve the
request for an administrative adjustment to the parking re-
quirement to allow tandem parking is hereby granted.
The Mayor is hereby authorized to sign the preliminary
plat, subject to the conditions recommended by the Hearing
Examiner.
ADOPTED BY THE CITY COUNCIL this ,�'7 day
1992.
ATTEST:
City Clerk
(res/loveless.rp)
gut- Ze4,y-vii-
- 3 -
Mayor
Subdivision Application by )
)
LARRY LOVELESS )
)
for Barnaddy Addition )
at 22nd and Viola )
(Phase 2). )
, ;EEIVED
DEC 51991
CITY OF YAKIMA
PLANN!W
SUMMARY OF
EXAMINER'S RECOMMENDATION
City No.
Examiner
UAZO Sub/Prelim.
Plat #4-91 i
Adm.Adj. #22-91
No. I91-4-44
This summary of the Hearing Examiner's recommendation provides complete details of the actual
conclusions and decision, but does not include all of the findings or reasoning involved. You may obtain a
complete copy of the reco(maendation, free of charge, by catling the City Planning Department at 575-6113.
SUMMARY
Applicant: Larry Loveless.
Type of Application: Subdivision and administrative adjustment.
Location: Southwest corner of South 22nd Avenue
and West Viola Avenue, Yakima.
Date Decision Filed: December 5, 1991.
Current Land Use: Undeveloped.
Proposed Land Use: 11 lot subdivision for duplexes.
Current Zone: Two -Family Residential (R-2).
Decision:
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 City
of Yakima Subdivision Ordinance, YMC Title 14, applicable state
law, 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. South 23rd Avenue shall be connected to the proposed Lila
Place, with the revision reflected on a revised preliminary plat
EXAMINER'S SUMMARY - 1
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
subdivision approval. This condition may be waived for !building
permits on a lot -by -lot basis by the Yakima City Engineer when
determined that building construction will not interfere with
utility and roadway construction.
12. Road signs shall be supplied by the developer.
13. A pre -construction conference shall be arranged by the
developer prior to road or utility construction within the road
right-of-way, and an inspector from Public Works shall inspect the
actual construction.
Examiner:
EXAMINER'S SUMMARY - 3
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
MST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
Subdivision Application by )
)
LARRY LOVELESS )
)
for Barnaddy Addition )
at 22nd and Viola )
(Phase 2). )
RECEIVED
DEC IT 1991
CITY OF Si AKIh1A
PLANNING DIV.
EXAMINER'S RECOMMENDATION
City No.
Examiner
UAZO Sub/Prelim.
Plat 14-91 &
Adm.Adj. 122-91
No. I91-4-44
Larry Loveless has applied for preliminary plat approval and
subdivision review of Phase II of his Barnaddy Addition
subdivision. Phase I received preliminary plat approval from the
City Council on September 3, 1991. Barnaddy II involves the
undeveloped property south of Barnaddy I, which consisted of Lots
1 through 5 adjacent to Viola Avenue. This application is for 11
new lots for duplexes, to be developed in two phases.
A public hearing was conducted on October 30, 1991. There was
no opposition. 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.14.25.
SUMMARY OF RECOMMENDATION. This subdivision should be
approved as modified herein.
From the view of the site, the matters contained in the
official record including the Staff Report, a review of both the
Yakima Urban Area Comprehensive Plan and the Yakima Urban Area
Zoning Ordinance, and from evidence received at the hearing, the
Examiner makes the following:
FINDINGS
1. Applicant. Larry Loveless.
2. Location. Southwest corner of South 22nd Avenue and West
Viola Avenue, Yakima.
3. Application. Subdivision and administrative adjustment.
EXAMINER'S RECOMMENDATION - 1
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
4. Legal Description.
Lots 2, 3, and 4, Short Plat 82-224, except the north 78
feet thereof, as recorded in the Book of Plats, Yakima,
Washington, collectively referred to as Lot B of Short
Plat Exemption, approved August 21, 1991.
5. Jurisdiction and Procedure. The following background on
subdivision regulation is included because it is controlled by
different statutes and ordinances than zoning, and may be less
familiar to the Council. Subdivision regulation controls how land
is divided, and how public facilities are provided to the new lots.
Zoning then regulates how those lots are used.
YMC Title 14 deals with subdivisions. The procedure for long
plats, consisting of plats of five or more lots, is set forth in
YMC Ch.14.25, and is fairly straightforward. After submitting an
application, and after design review, the Planning Commission, now
Hearing Examiner, has a hearing and makes a recommendation to the
City Council. The recommendation is required to deal with a number
of criteria set forth in YMC 14.25.110 (dealt with below), and is
to determine whether or not those criteria are satisfied by the
proposed subdivision (YMC 14.25.060).
The City Council then has a public meeting to act upon the
Examiner's recommendation. The Council may adopt or reject the
recommendation. The Council is not required to hold a public
hearing unless it does not adopt the recommendation, in which case
the Council or a subcommittee must conduct a public hearing and
adopt its own findings approving or disapproving the preliminary
plat. YMC 14.25.120, RCW 58.17.100.
Once the Council has approved the preliminary plat the
developer has three years to make the improvements that are
required as a condition of plat approval. The Council may grant an
additional extension of up to one year under certain circumstances,
meaning that the applicant has a total of four years to make the
improvements or to post a bond or other security acceptable to the
Council ensuring actual construction of the improvements. YMC
14.25.160 and .140.
When the developer has completed the improvements, he may
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
C!TY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
request approval of a final plat of the proposed subdivision. He
triggers this approval by filing the proposed final plat with the
Planning Department, which then, in conjunction with the City
Engineer, reviews the plat. If the plat meets all requirements,
the City Council sets a date for a public meeting, at which time it
then reviews the final plat and approves it, with the plat then
being recorded with the County Auditor. YMC 14.25.210.
Although not specifically dealt with in either the subdivision
statute or the local ordinance, it is common practice to allow
subdivisions to be constructed in phases. The public improvements
required for each phase are identified as part of overall
preliminary plat approval. Final plats are then prepared for each
phase, and may be approved and recorded only when the public
improvements required for that phase have been completed. Upon
recording the final plat, the developer can then obtain building
permits for construction on the individual lots.
6. Land Use and Zoning. The subject property is located in
the Two -Family Residential (R-2) District. It consists of
approximately 1.96 acres, not including proposed dedicated right-
cf-way. With 11 duplex units this results in a density of 11.22
dwelling units per net residential acre. Lots will range from
approximately 7,013 to 9,118 square feet in size. In the R-2
zoning district, two-family lots must be a minimum of 7,000 square
feet in size and are characterized by development from 5 to 12
dwelling units per net residential acre. For this development, all
proposed lots exceed the minimum lot size and are consistent with
the density requirements in the R-2 zoning district.
The land is presently undeveloped. Other adjacent properties
have the following characteristics:
Location
North R-2 Undeveloped Duplex Subdivision
South R-2 Duplex
East (across 22nd Ave.) R-2 Single -Family & Duplex
West R-2 Single -Family Residential
7. Proposed Subdivision Specifications. Before Barnaddy I
was approved, all of this property consisted of three rectangular
EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CRY ANO COUNTY OF YAKIMA
POST OFFICE BOX 4
YAXV A. WASHINGTON 98907
(9509) 248-0706
lots running north and south, Lots 2, 3, and 4 of Short Plat 82-
224. As part of Barnaddy I the City approved a short plat
exemption creating Lot A consisting of the north end of those three
lots, which wound up being platted into five new lots. Lot B is
the subject of this application, consisting of Lots 2, 3, and 4 of
Short Plat 82-224, except the north 78 feet thereof, as recorded in
the Book of Plats, Yakima, Washington.
As proposed, Barnaddy II consists of Lots 6 through 16, 11
lots, grouped along a new cul-de-sac tentatively called Lila Place.
The cul-de-sac has access onto South 22nd Avenue, and all lots
would have their driveway onto Lila Place.
South 23rd Avenue has a dead-end directly south of the
prospective cul-de-sac for Lila Place.
This subdivision presents three issues. First, the Council
approved tandem parking for Barnaddy I. Tandem parking is not
permitted under the zoning ordinance for duplexes, unless allowed
by administrative adjustment, although it is permitted for single-
family housing. Tandem parking means one car in a garage space,
and one car immediately behind on the driveway leading into the
garage. In other words, it is one car behind another, so that one
car has to be moved before the other can leave. YMC 15.06.050(4).
Allowing tandem parking in a duplex development means less space is
required on the lot for parking. One duplex (two housing units) is
allowed on a 7,000 square foot lot. For comparison, single-family
residential construction does allow tandem parking, but only one
housing unit is permitted per 7,000 square foot lot. The policy
question for Council determination is whether duplex development
should be encouraged, resulting in greater dwelling unit density
and lot coverage, without increasing off-street parking
requirements.
In Barnaddy I the Examiner recommended against tandem parking,
and suggested that if tandem parking is to be allowed for duplexes
it should be reflected in an ordinance amendment so that developers
and this Examiner have clear policy direction. Since the Council
did approve tandem parking for Barnaddy I, this Examiner will also
recommend it for Barnaddy II in order to maintain consistency of
EXAMINER'S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE SOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
development in this neighborhood. This is, however, inconsistent
with duplex development in the county, which has to my knowledge
enforced the prohibition of tandem parking.
The second issue deals with phasing construction on Barnaddy
II„ Mr. Loveless indicated at the hearing that he would prefer
Lots 6 and 16, the corner lots, be allowed to be developed as Phase
1 of Barnaddy II. All street improvements on South 22nd would be
installed in conjunction with this phase, together with pavement on
a short portion of Lila Place, together with applicable curbs,
gutters, and sidewalks. The remaining lots, 7 through 15, would
consist of Phase 2, and be constructed in conjunction with
completion of the cul-de-sac. There should be no problem with
phasing construction.
The third issue is whether a cul-de-sac should be permitted,
or whether Lila Place should be connected to South 23rd Avenue.
Mr.. Loveless indicates that if connection is required he will lose
one lot. He wants a development that has its own identity separate
from others in the area and sees no reason, since the ordinance
allows cul-de-sacs, to be required to connect to 23rd Avenue.
This is a duplex zone, and this project is designed for
duplexes. With 11 lots, 22 housing units will be located on a
dead-end street approximately 420 feet long. Under the subdivision
ordinance dead-end streets are permitted up to 1,000 feet long.
YMC 14.30.070(8)(6). The same section also indicates that the
street pattern should provide for the continuation or appropriate
projection of existing streets. By comparison Yakima County limits
permanent dead-end streets to no longer than 300 feet.
The applicant proposes development of the property using a
short dead-end street with a cul-de-sac. Many streets in this
general area, particularly in the Hamilton Addition west of South
24th, have been built with cul-de-sacs. Existing development would
prohibit extension of 23rd beyond Viola or Lila beyond 22nd. Thus
any grid pattern or traffic/pedestrian flow provided by connecting
23rd with Lila would be limited to that block. Allowing the cul-
de-sac does allow development of an additional lot and reduces
development costs.
EXAMINER'S RECOMMENDATION - 5
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKWIA. WASHINGTON 98907
(809) 248-0706
For public safety purposes, the Engineering Division, Public
Works Director, Refuse Division, and the Traffic Engineer recommend
that the plat be revised to connect Lila directly with 23rd Avenue.
South 23rd Avenue as it abuts with this property was designed to
facilitate such an extension.
The density of development, resulting lack of on -street
parking, and lack of off-street maneuvering space by allowing
tandem parking, support connection of the street grid. Proximity
to McClure School, the next block north, means heavy traffic on
22nd. Two streets into this development will reduce congestion for
both residents and utility vehicles.
7.1 Compliance With the Provisions of the City Zoning
Ordinance. This proposed development meets the standards of the
Urban Area Zoning Ordinance. The plat indicates appropriate
minimum building setbacks for each lot and lot sizes which exceed
the minimum 7,000 square foot lot size in the R-2 zoning district.
If development of particular lots require adjustments of
development standards, such adjustments would be processed prior to
the development of that lot. Proposed phased development is only
possible if Lila Place is fully constructed prior to development of
interior lots (7 through 15).
7.2 Compliance with the City Comprehensive Plan. This
is a moderate density two-family residential development. It is
consistent with the intent and goals of the comprehensive plan for
the R-2 zoning district.
7.3 Compliance With State ”Growth Management Acte to
Assure Appropriate Provisions for:
a. Public health, safety, welfare: Plat is consistent
with concerns.
b. Open spaces: No open space dedication required, nor
provided.
c. Drainage systems: Drainage of individual lots will
be provided on-site at the time of construction. Drainage of
public streets will be permitted by drywells or by connection
to approved storm drainage system.
d. Streets, alleys, other public ways: Adjacent
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248.0706
streets are public and are to be improved to City standards.
The provision of an adequate, safe, public street network in
the vicinity of the development is a priority.
e. Water supplies: City of Yakima water system will be
used for domestic and fire flow purposes. Irrigation from the
Naches-Cowiche Canal Company is available.
f. Sanitary waste disposal: Public sewer is available
to all lots through extension of sewer line. Final sewage
line plans are subject to approval by the City Engineer.
g. Parks and playgrounds: Site is near McClure School
playground.
h. Sites for schools: Not considered; site is near
McClure School. No comments from School District received.
i. Sidewalks: Sidewalks will be provided along South
22nd Avenue and on the northerly side of the new cul-de-sac.
If the cul-de-sac is eliminated and the Council requires
connection of Lila Place to South 23rd Avenue, the sidewalk
would extend south to 23rd.
4. Compliance with Subdivision Ordinance. The City of
Yakima Subdivision Ordinance, adopted in 1978 and amended last in
1982, provides the design standards for subdivisions in YMC 14.30
and improvement requirements in YMC 14.35. As proposed this
project is in general compliance with all municipal subdivision
requirements, or will be required to comply with respect to plans
which have not yet been developed.
While the proposal conforms with most of the development
standards for a subdivision under the subdivision ordina:rice, some
issues require discussion. The relief of design standards found in
the Subdivision Ordinance is at the discretion of the City Council,
based upon the recommendation.by the City Engineer, Administrator,
or Hearing Examiner (YMC 14.30.070(b)(8)).
A. South 22nd Avenue has not been fully improved to
City standards in the vicinity of this proposal. It ie a local
access street with a 50 foot right-of-way, in compliance with
subdivision standards. Curbs, gutters, and pavement surface of 32
feet are required by YMC 14.35.040. City Engineering indicates
EXAMINER'S RECOMMENDATION - 7
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKNMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509)248-0706
street improvements from the centerline to back of curb for South
22nd shall be 16.5 feet, which would result in 33 feet of pavement.
B. The proposal appears to be compatible with the
neighboring land uses and in a location well-suited for residential
development.
C. Curbs and Sidewalks - All curbs will be barrier
curbs. The sidewalk on 22nd will match the existing sidewalk to
the south.
D. Street Lighting - Street lighting will be provided
with light location approved by the City.
8. Subdivision Requirements. YCC Chapter 14 enumerates
numerous design criteria and standards applicable to the division
of land. The following listing includes many, but not all, of
those standards and indicates the proposal's compliance or non-
compliance with the criteria or standard:
Chapter
14.20.010(c)(4)
14.28.020(2)(a)
14.28.020(3)
14.28.020(10)
14.28.020(12)
14.28.040(1)
14.28.020(1)
14.28.060(2)
14.44.030(A)
14.44.030(B)
14.44.030(D)
14.44.090
Standard
Lot width to lot depth --complies.
Continuation of streets --complies.
Discourage use by non -local traffic --complies.
Streets intersect at 90 degree angle --complies.
Local access street right-of-way width, 50
feet --complies.
Utility easements --complies.
Lot size, width, depth in accordance with
zoning laws --complies.
Corner lots have extra width for structure
setbacks --complies.
Provision of water service --complies.
Provision of sewer service --complies.
Local access road improvement --complies.
Drainage plan --does not comply (to be prepared
after preliminary plat approval).
9. Yakima Urban Area Comprehensive Plan. This project
would result in a residential density of about 11 dwelling units
per net residential acre, which is categorized by the plan as low
density residential. By definition it should be compatible with
existing nearby residential development. OLU-3 of the plan lists
specific factors to be used in determining the intensity of a use.
Those factors include traffic, density, pollution, light, economic
value, and citizen preference.
EXAMINER'S RECOMMENDATION - 8
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(5O9) 248-0706
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 Zonin• Ordinance. The intent of the
Single -Family Residential (R-1) zone is to establish and preserve
residential neighborhoods for detached single-family dwellings
essentially free from other uses, 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 this zone is generally seven dwelling units per net
residential acre or less. The zone is characterized by 45 percent
lot coverage, access to individual :Lots by local access streets,
large front, rear and side yard setbacks, and one- and two-story
structures.
11. Environmental Review. Previous environmental review for
Barnaddy Addition I considered essentially all probable significant
adverse impacts related to this proposal and satisfies SEPA
requirements for this proposal. The revised Environmental
Checklist submitted with Barnaddy II has been accepted as an
addendum to the original. No additional new review is required.
The original Determination of Non -significance was issued by the
City of Yakima on April 25, 1991. No significant comments were
received.
12. 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 City
of Yakima Subdivision Ordinance, YMC Title 14, applicable state
law, and will serve the public use and interest, subject to the
conditions set forth in the Recommendation below.
EXAMINER'S RECOMMENDATION - 9
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
FC)ST OFFICE BOX 4
YAKMA. WASHINGTON 9B907
0609) 248-0706
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. South 23rd Avenue shall be connected to the proposed Lila
Place, with the revision reflected on a revised preliminary plat
reflecting this change and a new lot configuration resulting from
the change.
2. All lots shall be served with public sewer and domestic
water.
3. All public and private utilities shall be underground.
4. Fire hydrants shall be provided and installed by the
developer at locations and to the specifications of the City of
Yakima Codes Administrator.
5. City Engineer approval of street light, water, sewer and
irrigation line plans, specifications and easements, and drainage
facilities for the public streets.
6. City Engineer approval of road improvement plans in
conformance with the preliminary plat. South 22nd Avenue and the
new street shall be improved with street surfacing, barrier curb,
and gutter. Four foot wide sidewalks shall be constructed along
the 22nd Avenue frontage of this site and on the northerly side of
Lila. Lila is to be renamed in a manner satisfactory to the City
Fire Department and City Engineer.
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 Department of Economic Development 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. This preliminary plat may be developed in two phases,
with Phase I consisting of Lots 6 and 16. All street improvements
on 22nd and on the new street, to the west boundaries of Lots 6 and
16, shall be installed as part of Phase I.
EXAMINER'S RECOMMENDATION - 10
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
9. Phase II of the development shall be the remaining lots,
7 through 15, as reduced and renumbered to reflect connection of
Lila Place to South 23rd Avenue.
10. Access to Lots 6 and 16 shall be limited to the new
street currently designated Lila Place. This shall be reflected in
a note on the plat. The City shall approve the actual, location of
all driveway locations, subject to one driveway per lot, with
tandem parking allowed.
11. Prior to recording any final plat for either phase, or
issuance of building permits for any phase, all required plat
improvements for that phase, i.e., roads, utilities, streets,
sidewalks, and drainage facilities shall be installed, or a surety
or bond pledged to ensure installation within one (1) year of
subdivision approval. This condition may be waived for building
permits on a lot -by -lot basis by the Yakima City Engineer when
determined that building construction will not interfere with
utility and roadway construction.
12. Road signs shall be supplied by the developer.
13. A pre -construction conferenceshall be: arranged by the
developer prior to road or utility construction within the road
right-of-way, and an inspector from Public Works shall inspect the
actual construction.
DATED this 5th day of December, 1991..
PHILIP A. B
Hearing Examiner
EXAMINER'S RECOMMENDATION - 11
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAK9MA
POST OFFICE BOX 4
YAXNA. WASHINGTON 98907
(509) 248 0706