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HomeMy WebLinkAbout08/18/2015 07 Washington Heights Phase 3 Final Long Plat'1111111 1, nun 11,1:1141r10 BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 7. For Meeting of: August 18, 2015 ITEM TITLE: Public meeting and resolution for approval of the Final Long Plat of SR Homes LLC "Washington Heights Phase 3" located in the vicinity of South 78th Avenue & Washington Avenue SUBMITTED BY: Joan Davenport, AICP, Director of Community Development Robbie Aaron, Assistant Planner, 509-576-6736 SUMMARY EXPLANATION: Bill Hordan, on behalf of Cottonwood Partners LLC, submitted the final plat for Crown Crest Phase 2, a residential subdivision consisting of 49 single-family lots located in the vicinity of South 75th Avenue & Crown Crest Avenue. The Hearing Examiner recommended approval of the preliminary plat on October 5, 2006 and the Yakima Board of County Commissioners approved this preliminary plat on November 14, 2006. 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 Cottonwood Partners LLC "Crown Crest Phase 2" and adopt the accompanying resolution authorizing the Mayor to sign the plat. ATTACHMENTS: Description Upload Date 121 Proposed IResollutlion Was Ihielights Ph 3 8/10/.2015 Compllete Record._ Washington Ihielights ph 3 8/10/.2015 Type IResollutlion Backup Mater4311 RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Washington Heights Phase 3 and authorizing the Mayor to sign the final plat. WHEREAS, on October 14, 2010 the Hearing Examiner held a public hearing to consider the application for a 240 -lot subdivision known as Washington Heights Phases 2 through 11, submitted by Sullivan Rowell Properties, LLC (City of Yakima Preliminary Long Plat #002-10); and WHEREAS, on November 1, 2010 the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at its public meeting on December 7, 2010 the 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 for the preliminary plat of Phase 3, and the applicant has constructed all such improvements; and WHEREAS, as this final plat comes before Council for review each member declares that they have 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 for Washington Heights Phase 3, consisting of two sheets and depicting phase 3 of an eleven phase subdivision located on the south side of Zier Road and west of South 76th Avenue, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Washington Heights Phase 3 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 18th day of August, 2015. ATTEST: Micah Cawley, Mayor City Clerk SR HOMES LLC - "Washington Heights — Phase 3" FLP#007-15 (PLP#002-10) EXIIBIT LIST City Council Public Meeting August 18, 2015 Applicant: SR Homes LLC File Number: FLP#007-15 Site Address: Vicinity of Washington Ave and South 78th Avenue 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 — Washington Heights Phase 3 SR HOMES LLC "Washington Heights — Phase 3" FLP#007-15 (PLP#002-.0) EXHIBIT LIST CHAPTER A Resolution Proposed Resolution — Washington Heights Phase 3 RESOLUTION NO. R -2015- A RESOLUTION approving the final plat of Washington Heights Phase 3 and authorizing the Mayor to sign the final plat. WHEREAS, on October 14, 2010 the Hearing Examiner held a public hearing to consider the application for a 240 -lot subdivision known as Washington Heights Phases 2 through 11, submitted by Sullivan Rowell Properties, LLC (City of Yakima Preliminary Long Plat #002-10); and WHEREAS, on November 1, 2010 the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at its public meeting on December 7, 2010 the 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 for the preliminary plat of Phase 3, and the applicant has constructed all such improvements; and WHEREAS, as this final plat comes before Council for review each member declares that they have 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 for Washington Heights Phase 3, consisting of two sheets and depicting phase 3 of an eleven phase subdivision located on the south side of Zier Road and west of South 76th Avenue, is hereby approved and the mayor is hereby authorized to sign the final plat. The applicant shall file the final plat of Washington Heights Phase 3 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 18th day of August, 2015. ATTEST: Micah Cawley, Mayor City Clerk ®C. DEX # P SR HOMES LLC "Washington Heights — Phase 3" FLP#007-15 (PLP#002-10) EXHIBIT LIST CHAPTER B Staff Report Staff Report City of Yakima, Washington Department of Community Development Planning Division Final Plat Staff Report City Council Public Meeting August 18, 2015 Final Plat Application by ) Sullivan Rowell Properties, LLC ) for Washington Heights Phase 3, ) a 240 -Lot Subdivision being developed in eleven phases Long Plat #007-15 Staff Contact: Robbie Aaron, Assistant Planner 576-6736 BACKGROUND AND SUMMARY OF REQUEST Washington Heights is a preliminarily approved long plat for the subdivision of approximately 88 acres of R-2 and R-1 zoned property into 240 new Tots. On December 7, 2010 the Council accepted the Hearing Examiner's recommendation and granted preliminary plat approval to Phases 2 through 11 of this plat (Phase 1 consisting of 24 lots was recorded in 2009 and Phase 2 consisting of 21 lots was recorded in 2011.) At this time only Phase 3, consisting of 19 lots and 1 tract, is under consideration The City Engineer's office has reviewed and approved all necessary designs and engineering, indicates that the required improvements are installed and inspected and the City Engineer has signed the plat in affirmation of this fact. The Planning Division has similarly reviewed the final plat, finds it to be in substantial conformance with the terms and conditions of preliminary plat approval and the acting subdivision administrator has signed the plat. Staff, therefore, recommends acceptance of the final plat of Washington Heights Phase 3 and the adoption of the resolution which authorizes the Mayor to sign the final plat. 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 November 1, 2010. The conditions that must be met before the final plat can be approved consist of the following matters: 1. Prior to final plat approval for any phase the applicable interior streets shall be engineered, constructed and approved or financially secured according to the standards and requirements of the City Engineer and YMC Title 12. Status: Engineering has been completed in accordance with the requirements of Title 12. Road construction has been completed and curbs gutters and sidewalks on both sides of the roadway have been financially secured. The City Engineer has signed the plat in affirmation of this fact. DOC. 1 1,4,4' 1 ',;;;:X 2. Regardless of phasing S 80th Avenue shall be constructed following the development of 80 new lots. When constructed no parking will be permitted along either side of the street and appropriate signage of this restriction shall be installed by the developer. Status: The construction of S 80th Avenue is not a condition of Phase 3's approval. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the Tots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. Status: This requirement has been satisfied and written verification received from Nob Hill Water Company. 4. All lots shall be provided with public sewer service according to YMC Title 12 standards. This will include the installation of a 12 inch trunk line running through the development as well as any other lines needed for providing service within the plat itself. No individual septic systems or other sewage disposal methods will be allowed. Prior to final plat approval written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected. Status: Public sewer for Phase 3 has been completed in accordance with the requirements of Title 12. The City Engineer has signed the plat in affirmation of this fact. 5. A minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights-of-way. Status: This requirement has been satisfied on the face of the final plat. 6. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation. Status: This requirement has been and will continue to be satisfied. 7. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Status: This requirement has been satisfied. 2 DOC. INDEX # (., 8. All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. Status: This requirement has been satisfied. 9. An additional eight feet of right-of-way shall be dedicated along the north of Lots 10-7 and 10-8 for the placement of a bus shelter. Status: This requirement is not yet applicable; Lots 10-7 and 10-8 are not located within Phase 3. 10. If bus routes are established along Zier Road prior to the development of Phase 10, a 5'x10' bus shelter shall be installed at the developer's expense in the dedicated right -of-way along the north of Lots 10-7 and 10-8. Status: This requirement is not applicable at this time. 11. Fire hydrants shall be placed at the locations specified by Building Codes and the Yakima Fire Department. All Tots must be provided with adequate fire flow. Status: This requirement will be satisfied and verified. 12. No facilities or construction may be installed within the easement for Drainage Improvement District (DID) #41 without Yakima County's permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed agreement between the developer and Yakima County prior to any modification or relocation to the DID. Any change of alignment will require a right-of-way easement to be granted to the DID prior to the execution of any long plat or other such instrument. Status: Yakima County has verified that no portion of Phase 3's development is affected by this requirement. 13. All permits required by the Yakima Regional Clean Air Authority shall be obtained. The developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. Status: This requirement has been satisfied. 14. The developer shall contact the State Department of Ecology to determine if a baseline general permit for stormwater discharges will be necessary for this 3 DOC. INDEX #B development. Application shall be made at least 30 days prior to the start of construction. Status: This requirement has been satisfied. 15. A final binding stormwater and drainage control plan for the entire property, including the installation of flood control measures, shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. Status: This requirement has been satisfied. 16. A grading plan and permit application, meeting the standards of Appendix J of the 2009 International Building Code, shall be submitted and a permit obtained prior to construction of improvements for each phase of the development. Status: This requirement has been satisfied. 17. Erosion control methods such as temporary ponding, silt fencing, etc. must be in place prior to clearing, grading or construction. Status: This requirement has been satisfied. 18. All addresses must be clearly shown on the face of the final plat as required by RCW 58.17.280. Status: This requirement has been satisfied. 19. This plat shall be subject to the following notes, which must be placed on the face of the plat: a. The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. b. The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on-site. c. No direct access is permitted from any of the lots onto Zier Road or S. 80th Avenue. Status: This requirement has been satisfied. 4 20. Irrigation approval, if any is required, shall be shown on the face of the final plat. Status: This requirement has been satisfied. 21. The five requirements of the September 14, 2010 MDNS shall be completed or complied with prior to final plat approval. Status: This requirement has been satisfied, 20. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. Status: This requirement has been satisfied. 21. Upon preliminary plat approval the applicant has seven years to submit the final plat. Thereafter, 30 days prior to the expiration of said approval the applicant must submit to the City Council a written request asking to extend the approval period for a maximum period of one year. Status: Phase 3 has been submitted within the seven year period provided for. FINDINGS 1. The final plat is consistent with the goals, objectives and intent of the Urban Area Comprehensive Plan and the standards of the Urban Area Zoning Ordinance. 2. The final plat meets the standards of the City of Yakima's Subdivision Ordinance. 3. The final plat is in general conformance with the preliminary plat and conditions of approval. 4. The applicant has completed the required improvements necessary for final plat approval. RECOMMENDATION The City of Yakima Planning Division recommends Council acceptance of the final plat for Washington Heights Phase 3 and further recommends the passage of the accompanying resolution that authorizes the Mayor to sign the final plat. 5 SR HOMES LLC "Washington Heights — Phase 3" FLP#007-15 (PLP#002-10) EXHIiIT LIST CHAPTER C Hearing Examiner's Recommendation Hearing Examiner's Recommendation City of Yakima, Washington Office of the Hearing Examiner Preliminary Plat Application By Sullivan Rowell Properties, LLC For the 240-Lot"Plat of Washington Heights, Phases 2-11 " File No. Pre Long and Leah Plat #002-10 Hearing Examiner's Recommendation INTRODUCTION. Sullivan Rowell Properties, LLC has applied to subdivide certain vacant properties located in West Yakima 240 residential lots. City planning staff provided a staff report on the application to the Hearing Examiner on October 7, 2010. The staff report included copies of the preliminary plat application, vicinity and land use maps, copies of the preliminary plat, environmental review documents, city Design Services Team comments, outside agency comments, and copies of hearing notice documentation. The Hearing Examiner visited the subject property on October 14, 2010, and conducted an open record hearing on the same date. At the hearing, the staff report was presented by Supervising Planner Bruce Benson of the city planning staff. SUMMARY OF RECOMMENDATION. The Hearing Examiner recommends approval of this preliminary long plat subject to conditions. Based on the staff report and exhibits, the viewing of the site and comments received at the open record hearing, and a review of the City of Yakima Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and Development Standards Ordinance, the Hearing Examiner makes the following FINDINGS. APPLICANT. Sullivan Rowell Properties, LLC 6601 W Deschutes, Suite B Kennewick, WA 99336 LOCATION. This property is located on the south side of Zier Road and west of S 76th Avenue. PARCi L NO 181331-13008 & 181332-23007, 23008, 32006. The legal description of the subject property is set forth on the face of Exhibit B-1. APPLICATION. Preliminary Long Plat to create 240, Single -Family Residential lots, located on approximately 88 acres. CURRENT SITE CONDITIONS. The subject property comprises four contiguous parcels. The Plat of Washington Heights Phase I is located immediately to the east. The property slopes moderately downward from north to south, with a higher gradient on the northern third of properly. The phase one plat provides for westward extensions of Fremont Way and West Washington Avenue to the eastern boundary of the proposed plat. The site is hilly. Nevertheless, no portion of the preliminary plat area is designated as a critical area due to over steepened slopes, which are defined as slopes in excess of a 20% grade. The SEPA checklist indicates that portions of the site have up to an 18% grade. The property is located in an area with a history of flooding. In 1996, 72nd Avenue was breached to pass floodwater from this area. The Critical Area maps for this area show a manmade pond designated as a potential wetland. There is also indicated a Type 5 stream which runs from west to east, more or less through the middle of the subdivision. This is probably the result of indicating the lowest elevations on the contour maps as an area wide drainage basin and designating them as Type 5 streams. Analysis of the 2008 aerial photographs does not show any indications of a water course, either intermittent or ephemeral, nor is there any evident presence of riparian plant species which are recognized to be a frequent indicator of even a dry streambed. A utility easement situated along the western line of the existing dedicated right of way was also established through an earlier subdivision. The easement was established to serve the parcels contained in the subject property. An irrigation canal bounds the property on its southeast corner. Electrical and telecommunications services, natural gas, and public water and sewer services are available in the vicinity, although the existing sewer main in Tieton Drive has not yet been connected to the public sewer collector system. The property is within the Yakima-Tieton Irrigation District service area but is not presently served with irrigation water. CURRENT ZONING AND USE. The zoning for this property is R-1, single-family residential and it is currently in agricultural use. There are several agricultural buildings and a man of her car and made pond located on the property and these will all be removed during the course of development. Page 2 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC INDEX Adjacent properties have the following characteristics: Location North East West South Zoning Existing Land Use COMPREHENSIVE PLAN. R-1 Agriculture R-1 Residential R-1 Agriculture R-1 Agriculture This property has been designated as Low Density Residential. At the time of the hearing on the proposed project, the staff report indicated that the draft of the West Valley Neighborhood Plan as currently written would affect the northerly portions of this property, designating it as medium density residential with the intention of changing the zoning to R-2, Two -Family Residential. PROJECT DESCRIPTION. This application proposes to subdivide approximately 88 acres of property into 240 new single- family lots that range in size from approximately 9,332 square feet to 30,289 square feet. This proposed development will include sewer, water, public streets with curbs, gutters, sidewalks on both sides of the street, and streetlights. The preliminary plat is designated as Exhibit B- 1 in the staff report. Project would be developed in10 phases. The applicant has not requested any administrative adjustments to or variances from development regulations applicable to subdivisions under the Yakima Municipal Code, so all streets, curbs, sidewalks and lighting would comply with applicable street design standards, including right of way dedication. No separate irrigation system has been proposed. Specific provisions for parks, open space and public schools are not included in the application materials. All lots will have access, be provided with public utilities, exceed 7,000 square feet and provide a minimum lot width of 50 -feet as measured at the rear of the required front yard setback. DEVELOPMENT SERVICES TEAM (DST) REVIEW. The following comments were submitted at the DST meeting held on May 5, 2010. 1. City of Yakima Water Division Nob Hill Water Company will provide all domestic water for this subdivision. Page 3 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX 2. City of Yakima Wastewater Division Public Sewer lines are to be kept within the street alignment. All sanitary sewer manholes shall be located in the street. Public sewer line extensions are required in addition to those noted on the preliminary plat dated 3/23/2010 stamped received by City of Yakima Planning Division on April 15, 2010, as follows: western edge of Spokane Street, southern edge of 86th Avenue, southern edge of 84th Avenue, southern edge 82nd Avenue and southern edge 78th Avenue. This development will not be allowed to connect directly to the 12 inch public sewer line in Fremont. Connection fees will be assessed. The northern lots in phase 7 and 8 have an existing sewer easement through their back lot line. Public Utility easements for wastewater pipes shall allow for access of wastewater equipment to all sewer manholes and clean -outs. A proper surface to accommodate these vehicles shall be provided and maintained by the property owner. Access shall not be blocked by fences. The property owner should not plant landscaping or construct permanent or temporary structures within the easement. In the event that access or repairs cause the removal of any fences, structures or landscaping, the property owner shall assume the risk and costs associated with the removal and /or replacement. In addition, the owner shall assume all liability for any claims filed in association with property damage caused directly from a sewer back up from the sewer pipes in which the City's access was blocked or hampered by the property owner. 3. Nob Hill Water Association Currently in Phase 1 of Washington Heights there are 8" trunk lines ready to extend into the entire development and the Nob Hill Water Association possesses sufficient water rights to provide this service. The Association can provide fire flow from 3000 to 3500 gallons per minute at 20 psi and will work with City of Yakima Codes Division to determine fire hydrant placement and spacing. Nob Hill Water will coordinate the transferring of irrigation water shares between the parties involved as each phase develops. A Declaration of Covenants will be required to be filed with each Phase as well. Currently Phase 1 the source water is provided by Yakima Valley Canal; however as the development continues we will utilize Yakima Tieton Irrigation Shares as well. In Phase 10 at the intersection of 80th Avenue & Zier Road, NHW currently has a booster pump in a vault that will need to be modified or relocated at the developer's expense. 4. City of Yakima Surface Water Engineer The application states that runoff will be collected and managed on-site via surface retention areas and infiltration facilities. These will both work if designed and sized correctly. One other area that will require some planning on their part is that the new phases will be required to pass through the 100 -year storm from upland flow, as Phase 1 did. 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 Page 4 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 Doe. INDEX # ('l Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. UIC Registration - Stormwater In accordance with Chapter 2 Section 2.4 of the December 2006 edition of the Department of Ecology's Guidance for UIC Wells that Manage Stormwater Publication Number 05-10-067, Underground Injection Control (UIC) wells constructed on or after February 3, 2006 are considered new and must be registered with the Department of Ecology (DOE) prior to construction. Therefore, if UIC wells are used in the drainage design, the UIC wells must be registered with DOE and a copy of the DOE UIC Well registration form with a Professional Engineer's stamp and signature for each well shall be delivered to the City of Yakima's Surface Water Engineer before fmal project approval shall be granted. 5. Yakima County Development Services — Flood Control Zone District The Yakima Flood Control Zone District is providing the following comments in regards to the above mentioned development project. 1. This development location is in an area with a history of flooding. In 1996, 72nd Avenue was breached to pass floodwater from this area. Any development in this basis should include detailed analysis of drainage to help address historical flooding problems, and to the maximum extent practicable, mitigate current and future flowing conditions. The Yakima County Surface Water Division is providing the following requirement and comments in regards to the above mentioned development project. 2. Yakima County owns, operates, and manages Drainage Improvement District (DID) #41, whose drains pass through the proposed development. The DID is a drainage system for agricultural drainage only and consists of pipes and easements. No facilities or construction may be installed within the easement without Yakima County permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed agreement between the developer and Yakima County prior to any modification or relocation to the DID. Any change of alignment will require a Right -of -Way easement to be granted to the DID prior to the execution of any Long Plat or other such instrument. An engineering study may also be required of the proposed DID relocation to determine negative impacts of the DID relocation. 3. Due to flood history noted above, we recommend special attention be provided for the passage of upland floodflows and on-site surface runoff per Title 7, Chapter 7.83 of the City of Yakima Municipal Code, which requires passage of all upslope drainage. 6. City of Yakima Development Engineer This development is required to install curb, gutter, sidewalks, storm drainage and street lighting on all existing street frontages and planned streets throughout this development to City of Yakima standards. Engineering is concerned about the steepness of 80th Avenue in this plat. The maximum street grade that the City of Yakima will allow is 10%. At that slope the road would require some 20 foot fill areas, as proposed. Therefore Engineering is suggesting a road design to Page 5 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 dEX fit the terrain of this area, with minimal cut and fill areas and the 10% required grade to comply with City of Yakima standards. 7. City of Yakima Building Codes The City of Yakima Codes, in conjunction with the Fire Department, will work with Nob Hill Water Company for placement of new hydrants. Any structures to be removed will require demolition permits upon receiving a signed form from the Clean Air Authority. Plan review, permits and inspections are required for each parcel prior to occupancy per Section 105 of the 2006 International Building Code. The City of Yakima will adopt the 2009 International Residential Codes on or about July 1, 2010. Any plans submitted after that date will be subject to the new codes. 8. City of Yakima Streets & Traffic Operations Manager I have several issues that I am providing recommendations towards and then I will discuss the traffic study issue. 1. 80th Avenue Grade I would approve 80th Avenue to be constructed at a 12% maximum grade with the following conditions: a. Spokane Street and Perry Street are not to connect to 80th Avenue except by pedestrian pathway. I believe there are some serious safety issues related to turning movements under winter driving conditions where these streets intersect 80th Street. b. The ADA guidelines I talked about at our meeting with the developer's representative were just that, guidelines. In order to allow the 12% grade on 80th Street, I recommend that there be a 5 -foot -by -5 -foot level pad at each corner where the street grade exceeds 5%. c. The 80th Avenue approach should have a storage platform of no more than 4% grade for a distance of 75 feet measured from the edge of travel on Zier Road. This requirement is for all intersections where the approach grade exceeds 4%. 2. Half Width Section 80th Avenue If the half width section of 80th Avenue is to be connected through as phases 4 & 5 are developed, the street section must be built wide enough to handle two-way traffic, 22 feet minimum. If not, each should be built as paved "hammerhead" turnarounds. Permanent barricades will be required to prevent through traffic. Right-of-way fencing will be necessary to keep vehicles off the adjacent private property. 3. Street Lighting All streetlights shall be either LED or induction type fixtures. The streetlight installed at the intersections along 80th Avenue including Zier Road shall be BetaLED Model No. STR-LWAY- Page 6 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 INDEX Cr 2M -HT -08 -C -UL. At all other intersection the streetlights shall be Tranco Part No. EW3010-BB- 120VAC-FL-NEW-GE, "QL" model of induction @ 2.68Mhz or approved equal. Contact Traffic Signal and Street Light shop at 575-6156 for more specific information. 4. Lane Configuration — 80th Avenue 80th Avenue shall be a two-lane roadway except at the intersection at Zier Road where it will be three lanes. The turn lane shall have storage for 3 passenger vehicles, approximately 75 feet, not including the appropriate transition/taper striping. 5. Traffic Study The traffic study question can be handled one of two ways: require a full impact study or place requirements on the project that would address the larger concerns that a traffic impact study may identify. A. Requirements a. Install left turn lanes on Zier Road at 80th Avenue with construction done in conjunction with connection of 80th Avenue to Zier Road from the development. New street section to be constructed per City of Yakima's standards for minor arterial roads. b. Pay pro rata share of intersection improvements at 72nd Avenue and Washington Avenue per the traffic concurrency report. c. Work with traffic engineering to develop a pattern of stop sign pattern within the subdivision and along existing sections of Washington Avenue and Fremont Way to minimize speeding. The developer is responsible for purchase and installation of all signs. B. Traffic Impact Study a. Conduct a traffic impact study to determine off-site traffic impacts and mitigation measures related to the development. Intersections to be studied include 80th Avenue & Zier Road and Washington Avenue & 72nd Avenue. b. Traffic analysis will include existing traffic conditions, site only at build out year, and site plus background traffic at build out year. c. Analyze impacts to existing segments of Washington Avenue and Fremont Way for possible traffic calming measures that may be needed to mitigate impacts from the development. Analyze existing conditions, development plus background when the maximum number of units are constructed prior to constructing 80th Avenue to Zier Road, and development build out plus background traffic. 9. City of Yakima Transit Project Planner Yakima Transit does not currently have a route that passes the site, but anticipates starting a route in the next two years that will access Yakima Transit's future West Valley Park & Ride. The #2 & #5 routes will travel down Zier Road in each direction between 72nd and 96th Avenues. We do not anticipate routing buses through the proposed development. There is not an existing bus stop in front of the proposed development. Yakima Transit will have a future stop at the southeast and northwest corners of 80th Avenue and Zier Road. The size of the development will create a traffic impact along the arterial street system, specifically affecting traffic along Zier Road and the intersection at 80th Avenue and Zier Road. Page 7 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 OC. INDEX New bus shelters need to be installed on both sides of S Zier Road at this location. If bus routes are established along Zier Road before Phase 10 of the proposed plat is recorded, Yakima Transit requests that the developer install, at the developer's expense and before Council's approval of the final plat, a 5'x10' bus shelter on the south side of Zier Road and Yakima Transit will install the bus shelter on the opposite side of Zier Road. If Phase 10 is recorded before Yakima Transit establishes a route along Zier Road, Yakima Transit will install both shelters at Yakima Transit's expense. A second 5'x10' shelter will be installed by Yakima Transit, if needed. To accommodate the transit stop, Yakima Transit requests that the required eight -foot public utility easement (YMC 12.02.020) across Lots 10-7 & 10-8 along Zier Road also be reserved for Yakima Transit. The bus shelter will abut the sidewalk on one of the two parcels, as determined by Yakima Transit. Sidewalks should be installed along the roads throughout the site for special population group's accessibility to the bus system. Handicap ramps should also be installed at intersections throughout the development.Bus shelters can be purchased from Yakima Transit or the Developer can choose to construct their own to City of Yakima standards. Specification information can be obtained upon request by contacting Yakima Transit at 509-576-6463. Yakima Transit will provide the appropriate signage. 10. City of Yakima Building Codes (Addressing). Building codes comments included the assignment of addresses to all of the lots identified in the preliminary plat. 11. Yakima Regional Clean Air Agency. 1. The proponent/developer must address the air emission impact, in particular PM 2.5 prior to any SEPA approval. Air emission from such large development (240 lot subdivision), if using solid fuel devices (i.e., fireplaces, woodstoves) during the winter season at one time, may violate the National Ambient Air Quality Standards (NAAQS) for the 24 hours average. Proponent must submit the results of the modeling or other calculation to YRCAA showing that NAAQ's will not be violated; 2. Prior to demolishing or renovating any structures an asbestos survey must be done by a certified asbestos building inspector; 3. Any asbestos found must be removed by a licensed asbestos abatement contractor prior to demolition; 4. A Notification of Demolition and Renovation (NODR) application must be filed with YRCAA and the appropriate fee should be paid; 5. Contractors doing demolition, excavation, clearing, construction, or landscaping work must file a Dust Control Plan with YRCAA, prior to the start of any of the work; and 6. No burning is allowed at any time during land clearing. Page 8 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 On August 5, 2010 an amended preliminary plat drawing was submitted in response to many of these comments. Due to the responsiveness of the changes made in the amended plat a follow-up DST meeting was not held. TRANSPORTATION CONCURRENCY. The following Traffic Capacity Analysis for the project was completed on August 26, 2010. ITE Land Use: LU #210 Single Family Homes (1.01 Trips/Dwelling Unit) 240 * 1.01 = 242.4 PM Peak Hour Trips Expected Net PM Peak Hour Trip Generation: 243 PM Peak Hour trips Summary of Impact: The proposed project is a plat for 240 housing units in the vicinity of 80th Avenue and Zier Road. Traffic from this new development will enter the Arterial Street system on Zier Road and Washington Avenue. City of Yakima Administrative procedures for Concurrency Analysis use the PM Peak hour trip of the adjacent street for the selected land use category. The site -generated traffic is distributed to the Arterial Street sections noted below, based upon the City policy to assess impacts for two Arterial street segments. Estimated distribution of the site -generated trips is shown on the table below. Based upon actual data, City of Yakima Traffic Volumes for PM Peak Hour is assessed as 8.7% of total Average Daily Traffic (ADT). Peak hour reserve capacity includes any vehicle trips previously assigned under the Concurrency Ordinance. City of Yakima Transportation Concurrency assesses arterial street segment capacity only and does not address intersection capacity. Seg 207 209 234 212 213 Street Segment Washington Ave: 64th to 72nd Ave PM Total Pk ADT Hr ADT 7,143 621 Zier Rd: 72nd to 80th Ave Zier Rd: 80th to 96th Ave 72nd Ave: Nob Hill to Zier Rd 72nd Ave : Zier Rd to Washington 231 72nd Ave: Washington to 1,060 92 3,177 276 8,710 758 8,082 703 2,081 181 Peak Hr Reserve Cap. 1,379 1,508 New 2002- Dev. 2007 PM Pk Con - Hr currency Impact Trips Resulting Pm Pk Hr Capacity V/C Segment LOS (V/C Ratio) 75 299 1,304 0.46 A 40 87 1,468 0.11 A 1,324 20 20 1,304 0.19 A 2,442 65 349 2,377 0.35 A 2,497 1,419 70 157 2,427 0.27 A Page 9 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 5 118 1,414 0.19 A Coolidge 80th Ave: Nob 216 Hill to Wide Hollow 80th Ave: Wide 217 Hollow to Zier Rd 232 Coolidge: 72nd to 80th Ave 4,912 427 1,173 30 2,667 232 1,368 40 2,408 209 1,391 5 30 50 100 1,143 0.29 A 1,328 0.18 A 1,386 0.19 A Summary of Impact to City of Yakima Arterial Streets: The application has been reviewed and approved for consistency with YMC 12.08 Transportation Capacity Management Ordinance. This development will not exceed the PM peak hour capacity of the City Arterial street system and reserve capacity exists on all impacted streets. The review does not address intersection level of service. ENVIRONMENTAL REVIEW. On September 14, 2010 a Mitigated Determination of Nonsignificance (MDNS) was issued by the City of Yakima. This MDNS was issued under WAC 197-11-340(2). In this determination, mitigation measures were required: A. 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. B. 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 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, the UIC wells must be registered with the Department of Ecology (DOE). C. 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 any clearing, grading or construction. D. A Grading Plan, prepared in accordance with the requirements and specifications set forth in Appendix J of the 2009 International Building Code, shall be submitted and approved by the City Building Official prior to any grading, or construction. Any changes or deviations from these requirements shall be at the discretion of the City Building Official. Page 10 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 E. This development shall contribute to the planned intersection improvement project at 72nd Avenue and Washington Avenue for a roundabout. The Pro Rata Share contribution is estimated at $13,650 (or $56.88 per lot, if the developer wants to pay by the phase). On September 28, 2010 the appeal period for this MDNS lapsed and no appeals were filed. PUBLIC NOTICE. Public notice of this application and hearing was provided in accordance with: YMC Title 14, Subdivision Ordinance; YMC Title 15, Urban Area Zoning Ordinance and YMC Title 16, Development Permit Regulations and include the following actions and dates: • • • • • . • Date of Original Application Date of Amended Application: Date of Developer's Notice of Complete Application: Date of Mailing of Notice of Application & Preliminary MDNS: Date of Posting of Land Use Action Sign on the Property: Date of Mailing and Publication of Notice of Final MDNS: Date of Mailing and Publication of Notice of Public Hearing: JURISDICTION. April 19, 2010 August 5, 2010 August 9, 2010 August 12, 2010 August 12, 2010 Septemberl4, 2010 Septemberl4, 2010 Pursuant to RCW Ch. 58.17, YMC § 1.43.080 and YMC § 14.20.100, the Hearing Examiner is authorized to make a recommendation for approval or disapproval, with written findings of fact and conclusions to support the recommendation to the City Council on preliminary plats. REVIEW STANDARDS. YMC § 14.20.100 provides that the hearing examiner is to determine whether or not the following standards are satisfied in reviewing a subdivision: 1. The proposed subdivision must be consistent with the provisions of the urban area zoning ordinance; 2. The proposed subdivision must be consistent with the city of Yakima's comprehensive plan; 3. The proposed subdivision must be consistent with the provisions of the subdivision ordinance. Chapter 14.30 YMC, concerning improvement design, requires compliance with Chapter 12 YMC. 4. As required by Chapter 58.17 RCW, the proposed subdivision must make appropriate provisions for: a. Public health, safety, and general welfare, b. Open spaces, c. Drainage ways, d. Streets or roads, alleys, and other public ways, e. Transit stops, f. Potable water supplies, irrigation and other water suppliers, g. Sanitary waste disposal, Page 11 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX # C-' h. Parks and recreation, i. Playgrounds, j. Schools and school grounds, k. Sidewalks, 1. Other planning features that assure safe walking conditions for students who walk to and from school; and 5. Based upon standards 1 through 4 of this section, whether the public use and interest will be served by the approval of this subdivision. CONSISTENCY WITH TETE COMPREHENSIVE PLAN. The property is designated as Low Density Residential on the Future Land Use Map. This designation is characterized as development consisting primarily of detached single-family residences having a density of less than 7 dwelling units per acre exclusive of roads and rights- of-way. The proposed West Valley Neighborhood Plan would affect the northerly portions of this property, designating it as medium density residential with the intention of changing the zoning to R-2, Two -Family Residential. This would allow higher residential densities than the current zoning. However, even if developed at the higher permitted density, the number of dwelling units permitted per net residential acre contemplated in the comprehensive plan would still not be exceeded. The Goals and Policies that apply to this designation and proposed land use are as follows: Goal 3.1: Provide for a broad distribution of housing in Yakima that meets the affordability and neighborhood design needs of the public. Goal 3.2: Build sustainable new neighborhoods Goal 3.3: Preserve existing neighborhoods Policy 3.3.2: Ensure that new development is compatible in scale, style, density and aesthetic quality to an established neighborhood. The subdivision of the subject property into lots suitable for single family residential development in an area already surrounded by single family-oriented residential development would be consistent with the comprehensive plan. There is no public comment or other evidence that suggests that the proposed development would be incompatible in style density or aesthetic quality with the surrounding properties. CONSISTENCY WITH THE ZONING ORDINANCE. Page 12 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX The Yakima Urban Area Zoning Ordinance (UAZO) § 15.03.030 (2) indicates that the (R-1) Single -Family Residential district is intended to: a. Establish and preserve residential neighborhoods for detached single-family dwellings free from other uses except those which are compatible with, and serve the residents of, this district; and b. Locate moderate -density residential development, up to seven dwelling units per net residential acre, in areas served by public water and sewer. The proposed preliminary plat would be consistent with the intent of that zone and comply with the following development standards of Chapter 15.05 of the UAZO: a. Lot Coverage: The maximum lot coverage permitted in the R-1 zoning district is 45% and all lots will comply with that limitation. b. Lot Size: The preliminary plat indicates lot sizes that range from 9,332 to 30,289 square feet. Table 5-2 of Chapter 15.05 of the UAZO provides that the minimum lot size for a single-family dwelling is 7,000 square feet. c. Lot Width: Table 5-2 of Chapter 15.05 of the UAZO prescribes a minimum lot width of 50 feet and all proposed lots meet that requirement. d. Density: With a density of about 3.4 dwelling units per net residential acre, the proposed preliminary plat complies with YMC § 15.05.030(B) and Table 4-1 of Chapter 15.04 of the UAZO which prescribe a maximum of 7 dwelling units per net residential acre in the R-1 zone. CONSISTENCY WITH THE SUBDIVISION ORDINANCE. In addition to procedural requirements contained in the subdivision ordinance, the preliminary plat must conform to lot and block design standards. As submitted, the preliminary plat is consistent with those standards. Further, the ordinance requires submission of various design and engineering plans. Timely submission of such plans can be addressed through appropriate conditions on preliminary plat approval. City planners have identified a set of recommendations that are intended to assure consistency with the subdivision ordinance and other development regulations and pertinent to residential property development. As proposed, and with the recommended conditions, this preliminary plat meets all the design requirements in Chapter 14.30 of the City's subdivision ordinance and the development standards of YMC Title 12. CONSISTENCY WITH CHAPTER 58.17 RCW. The recommended conditions are intended to ensure consistency with the provisions of the City's subdivision ordinance and that appropriate provisions are provided for the following: 1. Public health, safety, welfare: The construction of new detached single-family dwellings which is consistent with adjacent uses responds to continued regional growth and the concurrent need in this community for single-family dwellings. Page 13 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. IN `, EX There is a man made pond with associated vegetation on the property that would be eliminated by the project. Manmade features of this type are not recognized as being critical area wetlands and they may be removed as a regulatory matter. No evidence has been presented indicating that preservation of the man made pond is in the public interest. The city of Yakima is required by the State Growth Management Act, Chapter 36.70A RCW, to ensure that proposed development not be approved unless transportation improvements or strategies to accommodate the impacts of such development are established concurrently with any proposed development that would otherwise reduce the level of service of a transportation facility below the standards adopted in the transportation element of the city's comprehensive plan. The traffic capacity analysis performed for the project indicates that it will not reduce levels of service on arterials to in the vicinity. Based on these considerations, so long as the proposed preliminary plat complies with all applicable City development standards, all mitigation measures in the SEPA MDNS and all specified conditions of approval, it contains adequate provisions for protection of the public health, safety and welfare. 2. Open spaces: The proposed lots are larger than minimum sizes required in the R-1 zoning district. Lot coverage of 45% or less in the R-1 zoning district will provide adequate light and air for future residents in accordance with the standards in the zoning ordinance without additional open spaces. 3. Drainage systems: The SEPA MDNS requires that drainage system facilities will be provided in accordance with state and local regulations. 4. Streets, alleys, and other public ways: The gradient for some of the new streets proposed by this development has been an engineering and fire department concern during the review of this application. Pursuant to RCW 58.17.020 (4) a preliminary plat is to show "the general layout of streets and alleys, lots, blocks, and other elements of a subdivision consistent with the requirements of this chapter." Street gradients will be reviewed in subsequent engineering and design reviews conducted for the project by city staff. However, city staff and the applicant's representative also discussed specific considerations regarding improvements to Zier Road. In those discussions, the parties agreed to proposed road grades from Perry Street to Zier Road, as depicted on the preliminary plat, which included a 6% landing with a transition to an 8% grade to Perry and a vertical curve transition through the Perry intersection to the allowed 12% grade down to Fremont. In addition, the parties settled on specific aspects of Zier Road improvements as follows: turn lane requirements for the Zier Road and 80th Avenue intersection are an 11 -foot turn pocket for 50 feet and then a 75 -foot taper back to the standard roadway width applicable to Zier Road. Evidence in the record indicates that these provisions are acceptable to city engineering staff. During the early stages of development all access to this development will come from either Fremont Way or West Washington Avenue, both of which connect directly with S 72nd Avenue. Neither intersection is currently signalized. The intersection at Washington Avenue and S 72nd is proposed for signalization, or a roundabout, and the intersection at Fremont Way is not. A third Page 14 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. point of access, and the major roadway of this development, will be S 80th Avenue. If the proposed phases are developed in numerical sequence then Phases 2, 3 and 4 could be accomplished without connecting S 80th Avenue with Zier Road. However, based on DST comments, after the creation of 80 new lots, S 80th Avenue will need to be constructed to provide for another way of accessing this growing development. Then, as the additional phases are developed, the road network will need to be expanded as is indicated on the preliminary plat drawing. Other construction scenarios are certainly possible but in that event the decision as to when street development must occur is left to the discretion of the city engineer. Subject to these considerations and appropriate conditions, the preliminary plat makes adequate provision for streets, alleys and other public ways. 5. Transit Stops: Based on DST comments, if bus routes are established along Zier Road prior to the development Phase 10, a 5'x10' bus shelter must be installed at the developer's expense on the south side of Zier Road with up to eight feet of additional right-of-way depth dedicated for its construction at the north side of Lots 10-7 and 10-8. 6. Water Supplies: Public water is required to be used for domestic and fire flow purposes. An adequate water supply for this development is available from Nob Hill Water Company. 7. Sanitary waste disposal: Public sewer is required to be available to all lots. Sewer mains capable of handling the demands of this development will be installed, or their installation financially secured, prior to the recording of any phases of this plat. 8. Parks and playgrounds: West Valley Community Park is located about one quarter mile north of the proposed preliminary plat and is the closest city park to the subject property. The proposed preliminary plat is not located in a planned parks and recreation area. Provisions for parks and recreation areas are not necessary within the proposed preliminary plat due to the size, number and location of the proposed lots and provisions for playgrounds exist at the schools which children within the proposed preliminary plat would be attending, and could also be individually provided on the lots themselves which are of a size which would allow for playground areas as needed or desired. 9. Sites for schools: West Valley Middle School is located approximately one fifth mile north of the proposed preliminary plat and West Valley High School is located about one quarter mile to the west. Wide Hollow Elementary School is the closest grade school and it is located approximately three quarters of a mile to the north and east. No comments were received from the School District suggesting the need for an additional school at this location. 10. Sidewalks: Sidewalks are required and will be provided on both sides of all streets, consistent with the requirements of Title 12 YMC. Serves the public interest and use: Page 15 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX PUBLIC USE AND INTEREST, This proposed 240 lot residential subdivision is consistent with neighboring land uses and better serves the needs of the Urban Growth Area than continued agricultural use of the land. The purpose of DST review is to identify whether the preliminary plat and subdivision makes appropriate provisions for the matters set out in RCW 58.17.110. Based on the analysis of information contained in the application and preliminary plat included in the staff report, particularly considering the results of DST review and identification of additional information requirements, the evidence supports a finding that, so long as the required information is timely provided to the appropriate local and state agencies, the preliminary plat makes appropriate provision for: public health, safety, and general welfare, drainage, streets, sidewalks and other public ways, potable water supplies, irrigation, and sanitary waste disposal. Parks and recreation, open spaces, transit and schools are public amenities that are reviewed by DST, but no particular needs (except with regard to transit stops ) were identified by reviewers. These amenities are addressed broadly in the comprehensive plan and supporting planning documents developed by the City of Yakima or (particularly with regard to open space) through specific development regulations. So long as the preliminary plat is consistent with the plans and applicable development regulations, the objectives of RCW 58.17.110 for assuring appropriate consideration of these value are met. Based on the preceding findings, the Hearing Examiner makes the following CONCLUSIONS: 1. Subject to conditions identified through Design Services Team review and designed to assure compliance with Title 12 YMC, Title 14 YMC and Title 15 YMC, the preliminary plat of Washington Heights, Phases 2-11 is consistent with the City of Yakima comprehensive plan, the City of Yakima Urban Area Zoning Ordinance, and the City of Yakima Subdivision Ordinance. 2. As required by YMC 16.06.010 and 16.06.020, based on the consideration of foregoing findings pertaining to among other things, (1) the type of land use, (2) the level of development, (3) infrastructure, including public facilities and services needed to serve the development, and (4) the characteristics of the development, the proposed project is consistent with applicable development regulations and the adopted comprehensive plan. 3. Because, as conditioned, the preliminary plat makes appropriate provision for public health, safety, and general welfare, open spaces, drainage, streets, sidewalks, parks and recreation, potable and irrigation water supply and waste disposal, or is consistent with city plans for providing such services or amenities, the preliminary plat will serve the public use and interest and should be recommended for approval. From the foregoing Findings and Conclusions, the Hearing Examiner makes the following Page 16 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. INDEX # C- RECOMMENDATION. The Preliminary Plat Application by Sullivan Rowell Properties, LLC, for the 240 -Lot "Plat of Washington Heights, Phases 2-11 " (File No. Pre Plat #2-10) should be APPROVED, SUBJECT TO THE FOLLOWING CONDITIONS: 1. Prior to fmal plat approval for any phase the applicable interior streets shall be engineered, constructed and approved or fmancially secured according to the standards and requirements of the City Engineer and YMC Title 12. 2. Regardless of phasing, S 80th Avenue shall be constructed following the development of 80 new lots. When south 80th avenue has been constructed, noparking will be permitted along either side of the street and appropriate signage of this restriction shall be installed by the developer. 3. All lots shall be served with public water from the Nob Hill Water Company. No individual domestic or irrigation wells shall be permitted for any of the lots. Prior to final plat approval, written verification from Nob Hill Water must be submitted to the Planning Division indicating that all construction required to provide each lot with domestic water has been completed and the fees paid. 4. All lots shall be provided with public sewer service according to YMC Title 12 standards. This will include the installation of a 12 inch trunk line running through the development as well as any other lines needed for providing service within the plat itself. No individual septic systems or other sewage disposal methods will be allowed. Prior to final plat approval, written verification from the City of Yakima Engineering Department must be provided to the Planning Division indicating that all sewer extensions have been completed and inspected or financially secured. 5. A minimum 8 -foot wide public utility easement must be provided adjacent to all public road rights-of-way. 6. Easements for new and/or future utilities shall be a minimum of 16 feet in width, provided that the width of easements for buried utilities will be twice the depth of the planned excavation. 7. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 8. All public and private utilities to be located within public road rights-of-way must be constructed prior to the start of road construction. 9. An additional eight feet of right-of-way shall be dedicated along the north of Lots 10-7 and 10-8 for the placement of a bus shelter. Page 17 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 DOC. IND X r C 10. If bus routes are established along Zier Road prior to the development of Phase 10, a 5'x10' bus shelter shall be installed at the developer's expense in the dedicated right -of- way along the north of Lots 10-7 and 10-8. 11. Fire hydrants shall be placed at the locations specified by the Building Codes and Planning Division and the Yakima Fire Department. All lots must be provided with adequate fire flow. 12. No facilities or construction may be installed within the easement for Drainage. Improvement District (DID) #41 without Yakima County's permission. Any modifications or relocations of this DID will require (a) a written request to Yakima County and (b) signed agreement between the developer and Yakima County prior to any modification or relocation to the DID. Any change of alignment will require a right-of-way easement to be granted to the DID prior to the execution of any long plat or other such instrument. This limitation will be included in a note on the face of the plat. 13. All permits required by the Yakima Regional Clean Air Agency shall be obtained in accordance with applicable laws and rules. The developer shall designate during working hours a responsible party to serve as contact for suspected air quality violations. 14. The developer shall contact the State Department of Ecology to determine if a baseline general permit for stormwater discharges will be necessary for this development. Application shall be made at least 30 days prior to the start of construction. 15. A fmal binding stormwater and drainage control plan for the entire property, including the installation of flood control measures, shall be submitted and approved by the City's Engineering Division prior to construction of improvements for any area of the development. 16. A grading plan and permit application, meeting the standards of Appendix J of the 2009 International Building Code, shall be submitted and a permit obtained prior to construction of improvements for each phase of the development. 17. Erosion control methods such as temporary ponding, silt fencing, etc. must be in place prior to clearing, grading or construction. 18. All addresses shall be as specified in Exhibit "A -one " of the staff report. All addresses must be clearly shown on the face of the fmal plat as required by RCW 58.17.280. 19. This plat shall be subject to the following notes, which must be placed on the face of the plat: a. The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. Page 18 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 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. No direct access is permitted from any of the lots onto Zier Road or South 80th Avenue. 20. Irrigation approval, if any is required, shall be shown on the face of the fmal plat. 21. The five requirements of the September 14, 2010 MDNS shall be completed or complied with prior to final plat approval. 22. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. 23. Upon preliminary plat approval the applicant has seven years to submit the final plat. Thereafter, 30 days prior to the expiration of said approval the applicant must submit to the City Council a written request asking to extend the approval period for a maximum period of one year. DATED THIS FIRST DAY OF NOVEMBER, 2010 Page 19 Plat of Washington Heights, Phases 2-11 Pre Plat #2-10 PRELIMINARY PLAT OF WASHINGTON HEIGHTS — PHASES 2 THROUGH 11 IN THE SE 1/4, NE 1/4 SECTION 31, T-13 N, P,-18 E,WM AND IN THE NW 1/4, SW 1/4 & SW 1/4, NW 1/4, SECTION 32, T-13 N, R-18 E,WM IE - eEu . i wr, .�.�� s 3,P,w I I— r—T— ' 1 I —1-+—_-1--I---L_ ucam. PAW ESCRIPTIONS xis TT ESYMii OM, MSS Of v ran PARCEL 2 Aewmxxmm. SECISKST WARMS OW DEO K.., ...MS .0 SOO Wins Sof" of SCESIESOF OUSSIOS Of ISE SCOOT., SUMS. If SIOSEr lOotESEEP SOEIN, SEWS le EsSO P VICINITY MAP NOTES Off PSOPOSSO PLC itaiSSES — Es ES SS acSES WEE 20,10ILIG,0 SE. WS OWNER ENGINEER ae�o DEVELOPERxc.ox .� SURVEYORxcrw, seeox P L S A EN .KMS LZV aNPuNRNG t5091 575-89. FRO SERVICESENGINEERING SR HOMES LLC "Washington Heights — Phase 3" FLP#007-15 (PLP#002-10) EXHIBIT LIST CHAPTER :D Vicinity Map D-1 ,� „ , „, „ ,,, fi � , s z Vicinity Map ,,,�„ ,, , i 08/05/2015 Project Vicinity Map FLP#007-1 5 Related Projects: Applicant: SR HOMES LLC Location: VIC. OF W WASHINGTON AVE & S 78TH AVE Wednesday - 08/05/2015 - 02:51:55 Contact City of Yakima Planning Division at 509-575-6183 City of Yakima - Geographic Information Sevices \\NL:10,000 ties Jl al..,n Aw0(0 Pc+r, `+1 ' 1.11414' 1 • tir„»1 Fr ,t ,. KM 1 Sources: Esri, DeLorme, NAVTEQ, TomTom, Enterinap, increment P Corp., .GEBCO, USGS, FAO. NPS, NRCAN. GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo/ and the GIS User Community Proposal: Final Long Plat approval for "Washington Heights - Phase 3" (PLP#002-10), subdividing a portion ofe 8 acres of Washington Heights Phases 2 through 11 into 19 residential lots in the R-1 zoning district. D1c. 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. SR HOMES LLC "Washington Heights — Phase 3" FLP#007-15 (PLP#002-10) EXHI1IT LIST CHAPTER E Final Plat — "Washington Heights — Phase 3" E-1 Final Plat — Washington Heights Phase 3 08/18/2015 HFI 01 He IRON AT KW COR_ SEC PER LCR 24-1 TH. ST. BEING THE MN COR. OF 114NW 1/44 SEC_ W 32 4 SER. 32.8.01' NW CORNER THERE RNENAROUND CII9UEp UNDER APN 7esaasa.. EASEMEt To aa s5 : pi EL HDJ-LS SB89 PER RECORDING Scale 1" = 60' 0 30 60 120 BASIS OF BEARINGS: ASSUMED BEARING OF S 319'0312`1E ALONG THE SOUTH LINE OF THE NW 1/4 OF SECTION 32, T 13 N, R 18 E OF THE W.M., CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON. BETWEEN FOUND MONUMENTS AT THE WEST 1/4 AND CENTER 1/4 CORNERS OF SAID SECTION 32. UR .ORDING PENDING) LEGEND ■ INDICATES SET 3" BRASS CAP WITH PUNCH IN CONCRETE CASE AND COVER STAMPED: "25893 2015 QQ SET 5/8" x 30" IRON REBAR WITH YELLOW PLASTIC CAP STAMPED: "HDJ-TLS - LS 25893" IN THIS PLAT ❑ FOUND (FD.) & HELD 2" ALUM. CAP STAMPED LS 44333 PER THE PLATS OF WA. HEIGHTS - PHASE 1 & WA HEIGHTS - PHASE 2 (UNLESS OTHERWISE NOTED) {� FOUND (FO.) SURVEY MONUMENT AS DESCRIBED 0 FOUND (F0.) PROPERTY PIN AS NOTED 0 CALCULATED POINT, NOT FOUND OR SET EXTG RIGHT-OF-WAY EXTG RIGHT-OF-WAY CENTERLINE EXTG SECTION LINE OR SUB -SECTION LINE —EXTG EASEMENT PLAT BOUNDARY RIGHT-OF-WAY RIGHT-OF-WAY CENTERLINE LOT LINE EASEMENT DEDICATED BY THIS PLAT N 84"80"38' E 460.08' WASHINGTON HEIGHTS - PHASE 3 FINAL PLAT LOCATED IN THE SW 1/4 OF THE NW 1/4 OF SECTION 32, TOWNSHIP 13 NORTH, RANGE 18 EAST OF THE WILLAMETTE MERIDIAN, CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON. PARCEL #18133223444 TRACT 'A' NOTE: TRACT 'A' IS FOR STORMWATER RETENTION & DISPOSAL. TO BE OWNED AND MAINTAINED BY THE WASHINGTON HEIGHTS HOMEOWNER'S AS50CIATION- G Al 78.01' 10 11,910 SF 0 b z iu/O ni5r�. w DS 78.00 9 12,469 SF g 8 a Gs 18.00' m 8 3 13,438 OF z O_' �'_ 78.00' r m 14,2 0 SF 8 w 8 ami 78.08 m 0 1 o 14,515 SF 8 TTP.rr P,I N 00.3249'W 130.55' bar 09 C3 Ct �— pY�' 15� —• -� � c4 FREMONT ry e AY GLOW CAP STAMPED 'MD d -LS 6893'. PER SURVEY URVEY RECORDING PENDING} ._....... _. CURVE TABLE -T Di..._EIEEDADDLEEDMIll LH..I:I., 4s.91:�cR_5"j: TTP.rr 9•. 09 C3 Ct 00' Earci94.6B' IIIM11111111 •co 3^w 3818" W az^ 0'38'28^.. _ C5 �� IlliFDIMiEG1111=111ED11.1111111 EDIMI eit .2 DIZXDMIIIIIMIIIIESMMIIIIMWEDIMMIIIIIIIIIIGMCDMIDMM 8.. 88'...._ 30.34' 89.33' n7:153 3 2Tu^ 6r10" W Cis i 00' 28.88' 8EMEISEMM '14 CIS 375.00' M2&00' 102&00' 8868" ECEEIMMISMIIIIIIIIIIII sa,m. 87.80 '48'i8"E rat CEEMMEitnal N er3S•aa- W ow _ ®MCCIDEEN1111 480.00' tn., 193.82 E T5`0i•af E 20'OS3Y' Lz r.2a 400.00' 400.90'laininriariliMMEnir ;.'arr3-. _- 10 3 12,593 SF 11.010 SF 11.000 SF S 99-47159. E 429.65 30910 8 5423'+.4 N 12,2 FL W CAP STAMPEDM333 LA T NW CORNER HEIGHTS - PwsE 1 MATED SW COR. LOT102, WA HEIGHTS - PHASE 1, G ALSOTHE SE COR LOT1 OF THIS PUT DID NOT RESET) 11 11.777 SF URVEY RECORDING 11,393 SF 10.594 SF 10,495 SF 10,553 SF 9,784 SF 0,4035F k 9,492 SF w 9,648 5F v TRACT 'A' 9,808 SF SEE TRACT'A' NOTE ISURVEY RECORDING PENDING) ED RERARwI111/1/W CAP STAMPED .333 N 12.35' E 0.88' FROM CALCULATED MN CORNER OF LOT 11 OF WA. HEIGHTS - PHASE 2 YEM.OW CAP STAMPED.33 PER WA. HEIGHTS PHASNORFFR 2.0.14' OP PROPERTY LINE IGFHT&-PNTNHASE F PROPERTY LINE H PER WA �Y11� FIIM,`ejr� NOR0.19' NORTH OF HEIGHTS _ .- 1cy. PROPERTY UNE 0.44+ 14, 2'N UM. CAP 10 MON. CASE 0.39' WEST OF SECTION LINE 1 i 6 FD BENT RERAR W, YELLOW CAP STAMPED... PER WA HEIGHTS - PHASE 2, 0.22' NORTH OF PROPERTY LINE T ED PER WA. HEIGHT PORTH OF ROPERT P NE 89'36'37•E 22 0%1,1 AMPS iDJ-LS 25093^ PER URVEY :URVEY RECORDING MPEG.33.38 D' E. D.07' FROM CALCULATED NW,COR LOT 4, WA. HEIGHTS - PHASE 2. BEING ALSO THE SW COR. LOT 17 OF THIS PLAT. DID NOT RESET a>Eoyr1 Q1.1P FO © 5/5' REBARW0 YELLOW CAP STAMPED "HDJ-LS 258931 PER SURVEY RVEY RECORDING (SU FO. 8!0^ REBAR WT YELL STAMPED-HOJ9S 25893" 1. WEST ALONG PARCEL BOUNDARY HELD AS w0. uass CORNER PER SURVEY URVEY RECORDING PENDING) FD 3'0189 CAP STAMPED .44333 IN MON. CASE PER WA. HEIGHTS - PHASE 1, S 38.55' FROM POSITION iE SW COR. LOT 186, A. 63/010/0 - PHASE 1 R. a..HELD 3`BRA83 CAN EUBHAT THE SW COR OF NW f4 OF C. 32 PER LCR 2-281' S 60'03'1V E 1322.05'(6/ SECTION DIAGRAM AUDITOR'S CERTIFICATE FILED FOR RECORD THIS DAY OF FILE NO. AT THE REQUEST .2015 AT M. UNDER YAKIMA COUNTY AUDITORS DJ DESIGN GROUP. PLLC, YAKIMA COUNTY AUDITOR BY DEPUTY YAKIMA COUNTY AUDITOR ^6318/15 SECTION 32 T13 0.18E © E S 9n..Im4 140002nd( 6115 Burden Blvd, Su1IO E Paso, WA 99301-8930 509/5475119 3061695-3488 509/547-5129 fax IN0611: wurv.MICoogn9roup. S LL PROJECT NO.: 3621 SURVEYOR: PAUL W.P. TO IN TE: 08 ROP BY ROP ECT1 A 13 N0 18 EAST COUNTY: YAKIMA 2 OF CITY OF YAKIMA APPROVALS I HEREBY CERTIFY THAT THE SUBDIVISION APPLICANT HAS EITHER: COMPLETED ALL IMPROVEMENTS IN ACCORDANCE WITH THE REGULATIONS AND WITH THE ACTION OF THE CITY COUNCIL: OR SUBMITTED A BOND OR OTHER METHOD OF SECURITY IN ACCORDANCE WITH THE PROVISIONS OF VMS 14.20.130 SUFFICIENT TO ASSURE COMPLETION OF ALL REQUIRED IMPROVEMENTS. CITY OF YAKIMA ENGINEER DATE 1 HEREBY CERTIFY THAT THE FINAL PLAT CONFORMS TO THE CONDITIONS OF APPROVAL FORiTHE PRELIMINARY PLAT. CITY OF YAKIMA ADMINISTRATOR DATE APPROVED 8Y THE CITY OF YAKIMA MA000 DATE YAKIMA COUNTY TREASURER APPROVAL 1 HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY THIS OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRIBED HEREON HAVE BEEN PAIDITO AND INCLUDING THE YEAR 20 A,D., TAX PARCEL No. 1813322344 BY: YAKIMA COUNTY TREASURER'S OFFICE RAPE IRRIGATION APPROVAL THE PROPERTY DESCRIBED HEREON IS WHOLLY OR IN PART WITHIN THE BOUNDARIES OF THE YAKIMA-TIETON IRRIGATION DISTRICT AND ALL LOTS WITHIN THE PLAT ARE SUBJECT TO THE TERMS, CONDITIONS, RESERVATIONS AND OBLIGATIONS IN THE PRESENT AND FUTURE CONCERNING IRRIGATION WATER RIGHTS-OF-WAY AND EASEMENTS AS MAY BE IMPOSED BY SAID DISTRICT IN ACCORDANCE WITH THE LAW. 1 HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND SPECIAL ASSESSMENTS COLLECTIBLE BY T1115 OFFICE THAT ARE DUE AND OWING ON THE PROPERTY DESCRIBED HEREON HAVE BEEN PAID TO AND INCLUDING THE YEAR 20 A.D., TAX PARCEL No. 18133223444 BY- YAKIMA-TIETON IRRIGATION DISTRICT DATE DEDICATION KNOW ALL PERSONS BV THESE PRESENTS THAT 1, AUTHORIZED REPRESENTATIVE FOR SR HOMES LLC. OWNER 81, AUTHORIZED REPRESENTATIVE FOR WASHINGTON TRUST BANK, MORTGAGEE, HAVE WITH OUR CONSENT AND IN ACCORDANCE WITH OUR DESIRES CAUSED THE SAME TO BE SURVEYED AND PLATTED AS SHOWN HEREON; 00 HEREBY DEDICATE THOSE ROADS AND/OR RIGHTS-OF-WAY SHOWN AS PUBLIC DEDICATIONS HEREON TO THE USE OF THE PUBLIC: DO HEREBY WAIVE ON BEHALF OF OURSELVES AND OURS CCE550RS IN INTEREST ALL CLAIMS FOR DAMAGES AGAINST YAKIMA GOONTY AND ANY OTHER GOVERNMENTAL AUTHORITY WHICH MAYBE OCCASIONED TO THE ADJACENT LAND BY THE ESTABLISHED CONSTRUCTION. DRAINAGE AND MAINTENANCE OF SAID DEDICATED ROADS ANDLOR RIGHTS-OF-WAY; AND 00 HERESY GRANT AND RESERVE THE EASEMENTS AS BROWN HEREON FOR THE USES INDICATED FOR SR HOMES LLC, TITLE DATE FOR WASHINGTON TRUST BANK TITLE DATE ACKNOWLEDGMENT STATE OF COUNTY OF 1 CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT HAS SIGNED THIS PLAT, ON OATH STATED THAT E IS AUTHORIZED FOR SR HOMES TO EXECUTE THIS PLAT AND ACKNOWLEDGED IT AS THEIR FREE AND VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES MENTIONED ON THIS PLAT. NOTARY PUBLIC DATE MY APPOINTMENT EXPIRES RESIDING ACKNOWLEDGMENT STATE OF COUNTY OF !CERTIFY THAT 1 KNOW OR HAVE SATISFACTORY EVIDENCE THAT HAS SIGNED THIS PLAT, ON OATH STATED THAT E IS AUTHORIZED FOR WASHINGTON TRUST BANK TO EXECUTE THIS PLAT AND ACKNOWLEDGED IT AS THEIR FREE AND VOLUNTARY ACT AND DEED FOR THE USES AND PURPOSES MENTIONED ON THIS PLAT NOTARY PUBLIC DATE MY APPOINTMENT EXPIRES RESIDING AUDITOR'S CERTIFICATE FILED FOR RECORD THIS DAV OF 2015 AT M. UNDER YAKIMA COUNTY AUDITORS FILE NO. AT THE REQUEST OF HDJ DESIGN GROUP, PLLC. YAKIMA COUNTY AUDITOR BV DEPUTY YAKIMA COUNTY AUDITOR WASHINGTON HEIGHTS - PHASE 3 FINAL PLAT LOCATED IN THE SW 1/4 OF THE NW 1/4 OF SECTION 32, TOWNSHIP 13 NORTH, RANGE 18 EAST OF THE WILLAMETTE MERIDIAN, CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON. PARCEL #18133223444 NOT TO SCALE BASIS OF BEARINGS: ASSUMED BEARING OF 8 89°0318" E ALONG THE SOUTH LINE OF THE NW 1/4 OF SECTION 32, T 13 N, R 18 E OF THE W.M., CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON. BETWEEN FOUND MONUMENTS AT THE WEST 1/4 AND CENTER 1/4 CORNERS OF SAID SECTION 32. 0 2 2 O F0 988/01 1t4.'MON BAR AT NW COR. SEC. 32 PER LCR 2-41 c AT CL ST, BEING THE NAL OF THE lid, NWM SEC. 32 FS SHELBY ALUM, OAP W CASE AT THE NE N. COR. OF THE SE 1/4,NW 1l4, SEC . 32 S 89'21.55- E 1322.08' — ,, S 0721'55_8 1322._ 5N 1/4 NW 10 SEC. 32.852.01' SOUTH OF NWCORNER THEREOF 0.201TW (BASIS O 39•E 932;yry y FD aoFI0 a. ALUM CAP FLUSH AT -01, cm, IN MONCASE COR OF NW 1/90 ATS (4 811 5 00 8 W 000.32 PER LCR 2-287 NtAd OF SEC, 32 PIN, FLUSH. ATSOTH AND OCCIDENTAL TS. SW COR. OF SW 1/4 OF SEC. 32 Ara_ OF 005181 6 72ND ST. SE COR. OF SW 1000 SEC. 32 6 S M03808' E 2943.8P 2 SECTION 2 T13N R 16E YAKIMA COUNTY D EI SITE.„ C COUNTY, LIMITS _ 975TH AVE I; d ISJBTH AVE I CITY OF YAKIMA EMO WAY CID_ AL RD W H000T AHTANl 8 RO A VICINITY MAP NOT TO SCALE NARRATIVE: THIS PROJECT WAS PERFORMED AT THE REGUEST OF MR, TODD ROWELL, AUTHORIZED REPRESENTATIVE FOR SR HOMES LLC, TO 5000-131130 THOSE LANDS SHOWN AS PHASE.3 EN THE PRELIMINARY PLAT OF WASHINGTON HEIGHTS - PHASE$ 2 THROUGH 11. SAID PHASE 3 LANDS ARE IDENTIFIED UNDER ASSESSOR'S TAX PARCEL 013133222494 AND ARE LOCATED NORTHWESTERLY OF THE IN OF 50000 38TH AVENUE 8 WEST WASHINGTON AVENUE. THIS SURVEY WAS PERFORMED AS A REAL TIME KINEMATIC SURVEY USING DUAL FREQUENCY TRIMBLE 88 GPS RECEIVERS HAVING AN ACCURACY OF ONE CENTIMETER+t- 1 PPM. THE PRE-EXISTING MONUMENTS SHOWN HEREUPON WERE ALL VISITED FROM SEPTEMBER 2314 THROUGH APRIL, 2015, PLAT CERTIFICATE REFERENCE: ALL TITLE INFORMATION SHOWN OM THIS MAP HAS BEEN EXTRACTED FROM INFORMATION CONTAINED IN FIRST AMERICAN TITLE INSURANCE COMPANY'0 SUBDIVISION GUARANTEE. ORDER NO, 2458208, DATED JUNE 09, 2015, IN PREPARING THIS PLAT: HIM DESIGN GROUP PLLC HAS CONDUCTED NO INDEPENDENT TITLE SEARCH, NOR €5 HMI DESIGN GROUP 0110 AWARE OF ANY TOLE ISSUES AFFECTING THE PROPERTY OTHER THAN THOSE SHOWN ON THE PIAT AND DISCLOSED EY THE REFERENCED FIRST AMERICAN TITLE INSURANCE COMPANY SUBDIVISION GUARANTEE, LAW DESIGN GROUP PLLC HAS RELIED WHOLLY ON FIRST AMERICAN TITLE INSURANCE COMPANY'S REPRESENTATION OF THE TITLE'S CONDITION TO PREPARE THIS MAP AND THEREFORE MN DESIGN GROUP PLLC QUAL/ PIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT, LEGAL DESCRIPTION: TRACT "A" OF THE PLAT OF WASHINGTON HEIGHTS PHASE 2, RECORDED JUNE 10, 2011 UNDER AUDITOR'S UNDER FILE NO. 7730510, RECORDS OF YAKIMA COUNTY, WASHINGTON. RECEIVED FP' t1 t,x SURVEYOR'S CERTIFICATE I, PAUL W.P. TOMKINS, PROFESSIONAL LAND SURVEYOR. DO HEREBY CERTIFY THAT THE PLAT OF WASHINGTON HEIGHTS - PHASE 31S BASED UPON ACTUAL SURVEY AND SUBDIVISION OF SECTION 32, TOWNSHIP 19 NORTH, RANGE 18 EAST OF THE WILLAMETTE MERIDIAN; THAT THE DISTANCES, COURSES AND ANGLES ARE SHOWN THEREON CORRECTLY AND THAT MONUMENTS AND LOT CORNERS HAVE BEEN SET ON THE GROUND AS SHOWN ON THE PLAT.. PAUL W.P. T9MK110'0, P.L S. REGISTRATION N 8115 Burden 51,61, 59119 Pasco, WA 09301-8030 508/547-5119 3081895-3488 5091547-5129 fax !Memel: www.hdNe616n9 08/18/15 DATE 0300E0T NO.: GA P TO DATE: 081leo RO 13 RO HI Ern