HomeMy WebLinkAboutR-1992-D6182 Cedar Hills / Monohan / PlatD 6182
RESOLUTION NO,-
A RESOLUTION approving the preliminary plat submitted by Vern Holbrook
and Cedar Hills Estates, Inc. (First Addition to Suburban
Acre Homes) for ten lots in the vicinity of South 18th Avenue
between King Street and Tahoma Avenue in the City of Yakima,
subject to all of the conditions contained in the Hearing
Examiner's Recommendation.
WHEREAS, on July 23, 1992, the Hearing Examiner held a public hearing to
consider the application by Vern Holbrook and Cedar Hills Estates for a preliminary
plat approval for ten lots located east of South 18th Avenue between King Street
and Tahoma Avenue in the City of Yakima, and more fully described in the Hearing
Examiner's Recommendation, said subdivision to be entitled First Addition to
Suburban Acre Homes, and
WHEREAS, as a result of that hearing, the Hearing Examiner recommended
to the City Council that the preliminary plat and preliminary subdivision be
approved subject to certain conditions, and
WHEREAS, at its public meeting on August 18, 1992, each Council Member
declared that they had no contact with either the proponents or opponents of this
preliminary plat, and the City Council determined the recommendation of the
Hearing Examiner should be adopted, now therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
The Hearing Examiner's Recommendation that the First' Addition to
Suburban Acre Homes preliminary plat be approved• is hereby adopted, and the
Yakima City Council hereby adopts the Findings and Conclusions of the Hearing
Examiner's Recommendation, City No. UAZO Sub/Prelim. Long Plant #4-92,
Examiner No. 192-4-30, a true copy of which Recommendation is attached hereto as
Exhibit A and incorporated by reference herein.
ADOPTED BY THE CITY COUNCIL this1cday of , 992.
ATTEST:
ORDI U1
CITY CLERK
MAYOR
NOTIFICATION OF HEARING EXAMINER
RECOMMENDATION TO THE
YAKIMA CITY COUNCIL
On July 27, 1992 the Yakima Hearing Examiner rendered his
recommendation on the application submitted by Vern
Holbrook/Cedar Hills Estates, UAZO Sub/Prel. Long Plat #4-92, of the
property located at the vicinity of the east side of South 18th
Avenue, between King Street and Tahoma Avenue, Yakima,
Washington. The application was reviewed at a public hearing held
by the Hearing Examiner on July 23, 1992.
A copy of the Hearing Examiner's Findings and Recommendation is
enclosed.
The Hearing Examiner's Recommendation will be considered by the
Yakima City Council in a Public Meeting to be scheduled. The City
Clerk will notify you of the date, time and place of the public
meeting.
For further information or assistance you may contact Bruce Benson,
Associate Planner, City of Yakima Planning Division located on the
2nd floor of Yakima City Hall, (129 North Second Street), 575-6042.
Don
S. Skone
Planning Manager
Date of mailing: 7/27/92
J
Subdivision Application by )
)
AERN HOLBROOK )
)
)
)
)
)
for Cedar Hills Estates
at South 18th Avenue,
between king Street and
Tahoma Avenue.
SUMMARY OP
EXAMINER'S RECOMMENDATION
City No. UAZO Sub/Prelim.
Long Plat #4-92
Examiner No. I92 -4-3G►
RECEIVED
JUL 2 71992
CITY OF YAKIMA
PLANNING DIV.
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 reccenendation, free of charge, by calling the City Planning Department at 575-6113.
1 M MARX
Applicant: Cedar Hills Estates, Inc.,
and Vern Holbrook.
Type of Application: Subdivision.
Location: East side of South 18th Avenue, between
King Street and Tahoma Avenue; Yakima
Assessor's Parcel Nos. 181335-11471;
-11419; -11465; - 11414; and -11472.
Date Decision Filed:
Current Land Use:
Proposed Land Use:
Current Zone:
Decision:
July 27, 1992.
Vacant.
Duplexes.
Two -Family Residential (R-2).
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 Subdivision Ordinance, YMC Title 14, the applicable
provisions of state law, and will serve the public use and
interest, subject to the conditions set forth in the Recommendation
below.
EXAMINER'S SUMMARY - 1
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFF)CE BOK 4
YAKIMA. WASHINGTON 98907
4509)248.0706
pECOMMENDA.TION
Approval of the proposed preliminary plat subject to the
following conditions:
1. The final plat shall be substantially the same with
regards to lot sizes, layout and road alignment as the preliminary
plat and must be prepared in conformance with YMC Title 14.25.
2. All lots shall be served with public sewer and domestic
water.
3. Where possible all public and private utilities shall be
placed underground.
4. Street lights and fire hydrants shall be provided and
installed by the developer at locations and to the specifications
of the City of Yakima Codes Administrator.
5. South 18th Avenue adjacent to this site shall be improved
with curb, gutter and sidewalk on the east side with new pavement.
The proposed Cedar Hill Court shall also be improved with curb,
gutter, and sidewalk to the throat of the cul-de-sac, together with
new pavement.
6. All public improvements, including storm drainage,
water/sewer main extensions, and street plans, shall be designed by
a licensed civil engineer and approved by the City Engineer's
office.
7. All existing easements over and across this property
which precede this plat must be reflected on the plat, relocated,
or vacated by agreement of the owners of any dedicated easements,
in compliance with RCW 64.04.175.
8. Preliminary plat approval is valid for three (3) years
together with a possible additional one (1) year extension,
pursuant to YMC 14.25.160. The final plat shall comply with the
provisions of YMC Title 14, including the specific final plat
requirements of YMC 14.25.200.
9. The final plat may be recorded prior to completion of
utility installation, subject to a surety or bond satisfactory to
the City pledged to ensure installation within one (1) year of
final plat approval, pursuant to YMC 14.25.140.
Examiner:
EXAMINER'S SUMMARY - 2
c\t, ...34(� RECEIVED
JUL 2 71992
CITY OF YAKIMA
PLANNING DIV.
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
Subdivision Application by )
)
VERN HOLBROOK )
)
for Cedar Hills Estates )
at South 18th Avenue, )
between King Street and )
Tahoma Avenue. )
EXAMINERB6 RECOMMENDATION
City No. VAZO Sub/Prelim.
Long Plat 44-92
Examiner No. I92-4-30
RECEIVED
JUL 2 71992
CITY OF YAKIMA
PLANNING DIV.
Vern Holbrook and Cedar Hills Estates, Inc., have applied for
preliminary plat approval of Cedar Hills Estates subdivision. A
public hearing was conducted on July 23, 1992. 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 Title 14.
SUMMARY OF RECOMMENDATION. This preliminary plat should be
approved.
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. Cedar Hills Estates, Inc., and Vern Holbrook.
2. Location. East side: of South 18th Avenue, approximately
halfway between King Street and Tahoma Avenue; Yakima County
Assessor's Parcel Nos. 181335-11471; -11419; -11465; -11414; and
-11472.
3. Application. Subdivision.
4. mal Description.
Lots 57, 58, 64 and 65, FIRST ADDITION TO SUBURBAN ACRE
HOMES, according to the plat thereof recorded in Volume
"B" of Plats, page 72, records of Yakima County,
Washington.
EXAMINER'S RECOMMENDATION - 1
HEARNVG EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAK MA. WASHINGTON 98907
(509) 248-0706
EXCEPTING THEREFROM the following:
1) The north 1.50 feet of the east 71.50 feet of
the west 76.50 feet of said Lot 58.
2) The west 5.00 feet of said Lots 57 and 58.
3) The east 220.00 feet of said Lots 64 and 65.
4) The south 125.00 feet of said Lot 65.
5. Proiect Description. Cedar Hills Estates, Inc., has
submitted a preliminary long plat with the intention of subdividing
an approximately 2.25 acre site, located east of South 18th Avenue
between King Street and Tahoma Avenue, into ten new lots. The
current configuration of the parent parcel was created by a
subdivision -exempt boundary line adjustment earlier this year (UAZO
Short Plat Exemption #16-92). Small portions of this lot, prior to
the boundary line adjustment, were included in other lots.
Within the past four years the property in this proposed plat,
together with other property, has been the subject of two previous
land use applications. Beginning in May of 1989 a request for a
Master Application Class 3 review of a proposed 36 unit apartment
complex was submitted (UAZO CL3 #16-89) and subsequently denied.
In July 1990 permits were obtained to construct a three building,
14 unit apartment, on land that is now a part of this proposed
plat. These 14 units were a Class 1 use, so no planning review was
conducted. Before these units were built the developer proposed an
additional 15 units for the project and this resulted in the second
land use application for Class 3 review (UAZO CL3 #14-90). This
application, to construct 29 total units, was approved by the
Hearing Examiner on September 24, 1990. The project, however, was
neither constructed nor extended within the one year time frame
stipulated in the approval and therefore has lapsed.
The county assessor's maps have not kept up with recent
changes to the property. The lot line adjustments involved three
lots on Tahoma Avenue which are also owned by the applicant, but
not part of this preliminary plat. Two of the lots are the
westerly -most lots on Tahoma, east of 18th. They are vacant and
will probably be built with duplexes. There is another lot, the
fourth lot east of 18th, which has a house on it, is or will be
owned by the applicant if this project is approved, and will
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKMA
POST OFFICE 80X 4
YAKMA. WASHINGTON 98907
(509) 248-0706
probably windup with a duplex. The only project under review in
this application is the preliminary plat for the property fronting
South 18th Avenue. Directly east of this preliminary plat the
applicant is constructing a four-plex which will have access out to
16th, and is not part of this project.
This project is described in the legal descriptions in the
file as Parcel A, formerly consisting of a number of lots, but now
in reality consisting only of one lot which if this is approved
will be subdivided into ten lots.
6. Land Use and Zoning. The subject parcel is currently
vacant and zoned Two-Family Residential (R-2). All other
properties in the area are similarly zoned. Land uses in the
vicinity consist of the following:
Liocation Zoning Existing Use
North R-2 Single -family, duplex
South R-2 Single -family, Marine Corps
Reserve Center
West R-2 Tahoma Cemetery
East R-2 Single -family, duplex,
multi-family
7. Subdivision Rev ew.
7..i Jurisdiction. Long plats, involving a subdivision
with more than four lots, come before the Hearing Examiner for
preliminary plat review. The Examiner makes a recommendation to
the City Council, which then acts to approve or deny the
preliminary plat. If approved, once the conditions of approval for
the preliminary plat are completed the applicant can return to the
Council for approval of the final plat, which is then recorded,
making it possible to sell and develop the property.
7.2 Subdivision Criteria. Title 14 of the Yakima
Municipal Code sets forth the procedure and the criteria for the
review of subdivisions. The following items cover issues required
by both local ordinance and state law, including Growth Management
Act legislation.
7.2.1 Total Area - Approximately 2.25 acres.
7.2.2 Number of Lots/Density - 10 lots, with 11.76
dwelling units per net residential acre. The net acreage available
EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKP4A
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
LS09) 248.0706
for dwelling units after construction of the cul-de-sac is
approximately 1.76 acres.
7.2.3 Jot Site - These lots range in size from 7,030
square feet to 10,005 square feet. Six lots are about 7,040 square
feet, two are in excess of 7,400 square feet, and two are in excess
of 9,500 square feet. The minimum lot size for duplexes in R-2 is
7,000 square feet.
7.2.4 Water SUpnly - City of Yakima. A cross -tie
from the water main in South 18th Avenue, which dead -ends at the
northwest corner of the site, to the water main at Tahoma Avenue
will be required, together with a water main extending from South
18th into the plat.
7.2.5 Sanitary Sever - Yakima City sewer system.
7.2.6 Storm Sewer - Drywells.
7.2.7 Utility Easements - Eight foot utility
easements are reflected on the plat. Complete designs for
extension of water and sewer lines within those easements must be
reviewed and approved by the City Engineer's office during the
design phase.
An existing 16 foot utility easement is located through
proposed Lots 8, 9, and 10 approximately parallel with the proposed
street. It turns south in Lot 8 to Tahoma Avenue, and is not
currently shown on the proposed preliminary plat.
7.2.8 Streets/Sidewalks - The east side of South 18th
Avenue adjacent to this project will be improved with gutter,
barrier curb and sidewalk, all built to standard city
specifications. The sidewalk will be located on the west side of
Lots 1 and 10.
The interior street will have 50 feet of right-of-way, be
paved with gutter and barrier curb, and have sidewalk on one side.
The sidewalk is not reflected on the proposed preliminary plat.
The right-of-way is consistent with a local access street. The
cul-de-sac has a radius of 45 feet, or a 90 foot diameter. YMC
14.30.070 requires at least an 80 foot diameter.
The applicant proposes to build a sidewalk to the throat
of the cul-de-sac. This means that there will not be any sidewalk
EXAMINER'S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248.0706
around the cul-de-sac. YMC 14.30.080 deals with sidewalk design
and says only that a sidewalk shall be placed on at least one side
of a local access street, and shall have a minimum width of four
feet. It does not address cul-de-sacs. This Examiner's experience
in dealing with a number of subdivisions is that the driveway curb
cutfor the lots located in a cul-de-sac typically take up most of
the lot frontage on the cul-de-sac. Hearing testimony over the
years has been that people living on a cul-de-sac tend to cut
across to the nearest sidewalk, rather than walking around the cul-
de-sac on the sidewalk. One can argue this issue either way, as
providing the sidewalk completely around the bulb of the cul-de-sac
does not pose significant additional expense since so much of the
area is already taken up with driveways. The County's Subdivision
Ordinance, for example, requires that the sidewalk go on one side
of the cul-de-sac to its top, but not all the way around. That
does not seem particularly practical. The sidewalk more logically
should stop at the throat of the cul-de-sac, or extend all the way
around. In this instance, with the sidewalk only on one side, it
is appropriate to extend it only to the throat of the cul-de-sac.
7.2.9 street Lights - Street lights will be provided
in accordance with City specifications as to placement and type.
7.2.10 Open Spaces - None are provided, and none are
required.
7.2.11 Parks and Playgrounds - None are provided, and
none should be required for a project this small.
7.2.12 Rites for Schools - None are provided, and none
should be required. This property is in the McClure Elementary and
Lewis and Clark Middle School area. No comments from the Yakima
School District were received.
7.2.13 Public Hea►1th. Safety and Welfare - This plat
is consistent with these concerns.
7.2.14 Compliance: With Urban Area Comprehensive P a -
The Optimal Land Use Element of the comprehensive plan indicates
that 7 to 12 units per acre characterize the R-2 District. This
project is at the high end of that density level, being 11.36
dwelling units per net residential acre. This project is
EXAMINER'S RECOMMENDATION - 5
HEARING EXAMINER
FOR THE
CrTY AND COUNTY OF YAKM4A
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
15099 24B-0706
consistent with other provisions of the plan which require adequate
public utilities for new developments. It does create some
problems because it is not located on an arterial, and Tahoma
Avenue and King Street, the nearest roads leading to 16th, are
marginal at best. Nevertheless, on balance, this project generally
complies with the objectives of the comprehensive plan.
7.2.15 Compliance With Urban Area Zoning Ordinance -
This preliminary plat will create lots which all have adequate
access, and will be provided with necessary utilities, will exceed
the minimum 7,000 square foot lot size for the R-2 zone, and which
meet or exceed the minimum lot width of 50 feet at the rear of the
required front yard setback.
In terms of compatibility with the neighbors, a number of
residents on King Street with yards which abut this on the west
side are concerned about the proximity of these duplexes to their
property and building height. Previous land use decisions
concerning this parcel resulted in limiting some of the buildings
to one story height. The normal building setback in the R-2 is 15
feet from the rear property line. The front yard setback is 45
feet from the center line of the street, or in this instance 20
feet back from the front property line. That only leaves about 50
feet of building envelope, so it is impractical to adjust the rear
building setback. The applicant indicated however that he will
agree to a restriction placed on the plat that as to Lots 1 through
5, which are the ones which abut the adjacent houses to the west,
all buildings will be limited to one story in height.
As conditioned this project complies with the technical
provisions as well as the intent of the Urban Area Zoning
Ordinance.
8. Environmental Review. A Determination of Non -significance
was issued by the City of Yakima on July 2, 1992. The comment
period concluded on July 17, 1992. No comments of significance
were received.
9. Notice. Public notice of the hearing was provided in
accordance with the ordinance.
From the foregoing Findings, the Examiner makes the following:
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
IS09>248-0706
SOCL08IONS
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 Subdivision Ordinance, YMC Title 14, the applicable
provisions of state law, 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:
RECC)MMENDATION
Approval of the proposed preliminary plat subject to the
following conditions:
1. The final plat shall be substantially the same with
regards to lot sizes, layout and road alignment as the preliminary
plat and must be prepared in conformance with YMC Title 14.25.
2. All lots shall be served with public sewer and domestic
water.
3. Where possible all public and private utilities shall be
placed underground.
4. Street lights and fire hydrants shall be provided and
installed by the developer at locations and to the specifications
of the City of Yakima Codes Administrator.
5. South 18th Avenue adjacent to this site shall be improved
with curb, gutter and sidewalk on the east side with new pavement.
The proposed Cedar Hill Court shall also be improved with curb,
gutter, and sidewalk to the throat of the cul-de-sac, together with
new pavement.
6. All public improvements, including storm drainage,
water/sewer main extensions, and street plans, shall ]be designed by
a licensed civil engineer and approved by the City Engineer's
office.
7. All existing easements over and across this property
which precede this plat must be reflected on the plat, relocated,
or vacated by agreement. of the owners of any dedicated easements,
EXAMINER'S RECOMMENDATION - 7 HEARING EXAMINERFOR THE
Cm AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
in compliance with RCW 64.04.175.
8. Preliminary plat approval is valid for three (3) years
together with a possible additional one (1) year extension,
pursuant to YMC 14.25.160. The final plat shall comply with the
provisions of YMC Title 14, including the specific final plat
requirements of YMC 14.25.200.
9. The final plat may be recorded prior to completion of
utility installation, subject to a surety or bond satisfactory to
the City pledged to ensure installation within one (1) year of
final plat approval, pursuant to YMC 14.25.140.
RESPECTFULLY SUBMITTED this 27th day of July, 1992.
la 11'----e/
PHILIP A. LAMB
Hearing Examiner
EXAMINER'S RECOMMENDATION - 8
RECEIVED
JUL 2 71992
CITY OF YAKIMA
PLANNING DSV
NEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE 80X 4
YAKIMA. WASHINGTON 98907
(S09} 248-0706