HomeMy WebLinkAboutR-2015-106 Washington Heights Phase 3 Final Long PlatRESOLUTION NO. R-2015-106
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
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:
itee.....L,
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
❑ Proposed Resolution - Washington Heights Ph 3 8/10/2015
❑ Complete Record_ Washington Heights ph 3 8/10/2015
Type
Resolution
Backup Material
SR HOMES LLC -
"Washington Heights — Phase 3"
FLP#007-15 (PLP#002-10)
EXHIBIT 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- t 0)
EXHIBIT LIST
C I IAPTER A
Resolution
DOC
INDEX #Emu
DOCUMENT
DATE
A-1
Proposed Resolution — Washington Heights Phase 3
08/18/2015
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
DOC.
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SR HOMES LLC
"Washington Heights — Phase 3"
FLP#007-15 (PLP#002-10)
EXHIBIT LIST
CHAPTER 13
Staff Report
DOC
INDEX #
DOCUMENT
DATE
B-1
Staff Report
08/18/2015
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.
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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.
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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
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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.
DOC.
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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.
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SR HOMES LLC
"Washington Heights — Phase 3"
FLP#007-15 (PLP#002-10)
EXHIBIT LIST
CHAPTER C
Hearing Examiner's Recommendation
DOC
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DOCUMENT
DATE
C-1
Hearing Examiner's Recommendation
11/01/2010
City of Yakima, Washington
Office of the Hearing Examiner
Preliminary Plat Application ) File No. Pre Long and Leah Plat #002-10
)
)
By Sullivan Rowell Properties, LLC )
)
)
For the 240-Lot"Plat of Washington )
Heights, Phases 2-11 " )
i
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.
DOC.
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# (' I
PARCEL NO(S).
APPLICATION.
181331-13008 & 181332-23007, 23008, 32006. The legal description of
the subject property is set forth on the face of Exhibit B-1.
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
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Adjacent properties have the following characteristics:
Location
Zoning Existing Land Use
North R-1 Agriculture
East R-1 Residential
West R-1 Agriculture
South R-1 Agriculture
COMPREHENSIVE PLAN.
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
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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
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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 drai nage 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
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#-1
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-
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Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
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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
DOC.
INDEX
# c-
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
DOC.
INDEX
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
#
Street Segment
Total
ADT
PM
Pk
Hr
ADT
Peak
Hr
Reserve
Cap.
New
Dev.
PM Pk
Hr
Impact
2002-
2007
Con-
currency
Trips
Resulting
Pm Pk
Hr
Capacity
V/C
Segment
LOS
(V/C
Ratio)
207
Washington
Ave: 64th to
72nd Ave
7,143
621
1,379
75
299
1,304
0.46
A
209
Zier Rd: 72nd
to 80th Ave
1,060
92
1,508
40
87
1,468
0.11
A
234
Zier Rd: 80th to
96th Ave
3,177
276
1,324
20
20
1,304
0.19
A
212
72nd Ave:NNob
Hill to Zier Rd
8710
,
758
2,442
65
349
2,377
0.35
A
213
72nd Ave : Zier
Rd to
Washington
8,082
703
2,497
70
157
2,427
0.27
A
231
72nd Ave:
Washington to
2,081
181
1,419
5
118
1,414
0.19
A
Page 9
Plat of Washington Heights, Phases 2-11
Pre Plat #2-10
DOC.
INDEX
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
DOC.
Coolidge
216
80th Ave: Nob
Hill to Wide
Hollow
4,912
427
1,173
30
30
1,143
0.29
F
A
217
80th Ave: Wide
Hollow to Zier
Rd
2,667
232
1,368
40
50
1,328
0.18
A
232
Coolidge: 72nd
to 80th Ave
2,408
209
1,391
5
100
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
DOC.
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
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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 THE 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
# C-�
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.
INDEX
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 80`h 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.
BNDpC
# C
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
#
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, no parking 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.
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C - I
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
DOC.
INDEX
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
DCC.
INDEX
L
-EXISTING ORCHARD -
rmT.ro ,5011
6101
L _ - J
-EXISTING ORCHARD -
PRELIMINARY PLAT OF
WASHINGTON HEIGHTS - PHASES 2 THROUGH 11
330.
-EXISTING ORCHARD -
IN THE SE 1/4, NE 1/4 SECTION 31, T-13 N, R-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
5 TER ROAD
I4 E T
991
3s•7/wvp�. - .
❑ - ZISROAD
O S
r.
r --
4-
I
1 MOP L 611•
I
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ir1t j j ,;¢31111. �I j 1.172. CAPVE-55 m1n
_ II 11 II H _
Y21w4 suAr[+Mw
(
I 020.0 TO M21KIMA VALLEY CANAL COMPANY
4 CONTH PARK
in
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yti�,
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I I I
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THE rAxlun vA Ir toxo cauPANr I
1 1 1 1 1
EXISTING ORCHARD WITH RESIOENCE-
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.,603-11
' 751
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-EXISTING ORCHARD -
-SINGLE RESIDENCE
LEGAL DESCRIPTIONS
PARCEL 1
THAT P.TION OF THE .ST 'TREE QUARTERS OF THE SOUTHEAST WAFTER OF TILE NORTHEAST QUART. O SECTION 31, 1.01.111 13 NORTH, RANGE. EAST. WA/ DESCRIBED AS FOLLOWS:
;-nn Al THE UE011111Myr COMM 22 010 S2156450A 112102 0051 202410' wr, 'KM 1121 TME 2(5 WSW. yLN FE[y wK; 15254 0095'.10' Ks? 31.10 Ful. uKKE Kum
60012710' L1[5T 354.6 1261, 1.012 521320. 13256.' Ksl 10043 EER 54)40 515211 *50'54' 214/12533 621E 1.21061 worm KW.' 42146 sam 10(5. 00000 10TH 11.111• .151 4310
0251 1500927 5.11 151.50' °ESE mom SELF e0.4 *0160 1.702." 40150110 021 20 552 Ws. U145 a 1190 sw300.0. 0ex015 NORM 0010. 045' 24040 5910 12111.6021 65..5 721
TO THE NORTH UNE OF SAID SUBDIVISION; THENCE SWM 693214 EAST, ALONG SAID NOR. UNE 991.07 FEET TO RIE PONT OF BEGINNING
AND THAT PORTIDN OF .E SOUTHWEST QUARTER OF THE NORTHWEST WARIER OF SECTION 32, TOWNSHIP 13 NORTH, RANGE 16 EAST, W.N. 0E5010E0 AS FOLLOWS:
BEGINNING AT THE NORTHWE57 COINER OF SAID SUBDIVISION; THENCE SOUTH 00020" EAST, 01.02G THE WEST UNE THEREOF, 85204 FEET: THENCE NORTH 701032" EAST 37.15 FEET; THENCE NORTH
IST 54500 FEET; THENCE SOUTH 5456'55" EAST 9820 FEET; THENCE 500TH 7850.54. EAST 13275 FEET; THENCE SOU. 0911'35" EAST 153,73 FELT; THENCE NORTH 07020' WEST 120.01
FEET; 'T AST 11903 FEET; .ENCS NOR. 26'32'30" EAST 25.30 FEET: THENCE N.TH 0'36125' EAST 140.00 FEET TO THE SW. UNE OF .E NORTH 402 B FEET AS MEASURED
ALONG THE EAST UNE O 5600 SUBDISSON: THENCE NORTH 8911'35" WE, ALONG SAID SOUTH 32 FEET TO THE WEST UNE OF THE EAST 54100 FEET O SAD SUBOIVI1ON; THENCE NORTH
000'10" WEST, ALONG SAID WEST UNE, .2 BO FEET TO THE N. .
ORUNE OF SAID SUBDIVISION; THENCE
E N.. 5911'13" WEST, ALONG SAID NORTH UNE 78119 FEET TO THE PONT OF BECOMING;
INCEPT NIGHT OF WAY FOR DER ROAD ON THE NOR..
PARCEL 2
THE SW'TMST QUARTER OF THE NORTHWEST WART, AND THE NOH. HALF OF .E NOR.WLST QUARTER OF THE SOUTHWEST QUARTER O SECTION 32 TOWNSHIP 13 NORTH, RANGE le EAST, W 1241
AND THAT PORTION a THE EAST THREE QUARTERS O THE SOUTHEAST WAR. O THE NORTHEAST QUARTER OF SAO SECTION 31 DESCRIBEAS FOLLOW£ BEDINNING AT THE N.THEAST CORNER OF
SAID S .
D SUBOINON; ENCS S0. 0'0420" EAST, 0407/0 THE EAST UNE THEREOF, 65204 FEET TO THE .UE PONT OF BEGINNING; THENCE SOLON 7010'32" WEST 3716 FEET; THENCE SW. 8959'40'
WEST 0012 FEET; . SOUTH 014'20" EAST 12538 FEET; THENCE SW. 01'40'35" EAST 5401 FETHENCE 20" EAST 4&1.98 FEET TO THE SOUTH UNE O SAID SUBDIVISION; THENCE
NOR. 59'35'40" EAST ALONG SAID SOUTH LINE 10941 FEET 10 THE SOUTHEAST CORNER OF SAD SUBOVISON;THENCE NOR.0W'20' WEST, ALONG THE EAST UNE OF SAO SUBDIVISION, 07107 FEET
TO .E .UE PONT OF BECINNOG
2..! 44 40111 004 MP ar 1121 FOSI 54.00 511 Or M 0 07 0 6 4 1 2 00121111 0 RC KOMM IT COMM a 1710 500100 N
ANO I.CEPT THAT PORTION THEREOF MING SINN THE FOLLOWING DESCRIBE° TRACT: BEGINNING AT .E NORTHEAST CORNER OF THE NORTH HALF OF THE0WEST QUARTER O ME SOUTHWEST
GARTER OF SAID SECTION 32: THENCE SOUTH wade. EAST ALONG THE EAST UNE OF 500 SUBDIVISION. 61551 FEET TO THE SOUTHEAST CORNER THEREOF;; .ENCS NORTH 8911'05" WEST, ALONG THE
SOUM WE OF SAID SUBDIVISION, 10 331.14 FEET; CE NORTH 000201 WEST 1121.24 FEET; THENCE NORTH 1231254 WEST 51.21 FEET; THENCE NOH. 090'20 WEST 230.113 FEET; THENCE NORTH
J FEET; THENCE NORTH 281030• EAST 25.30 FEET; THENCE NORTH 0'30.26" EAST 140.00 FELT TO .E SOUTH UNE OF THE NORTH 4026 FEET AS MEASURED ALONG THE EAST UNE
of SE35WTHWEST QUARTER OF INE NORTHWEST QUARTER OF SAID SECTION 3T, .ENCS SOUTH 59 EAST, ALONG SAD SW. UNE 220 FEET TO THE EAST UNE O SAID SOUTHWEST QUARTER Cf
NORTHWEST THE QUARTER; THENCE SOUTH 090.10' EAST, ALONG THE EAST UNE THEREOF, 927.66 FEET TO THE POINT OF BEGINNING
AND EXCEPT THAT PORTON THEREOF DESCRIBED AS FOLLOW£ BEGINNING AT THE NORTHEAST CORNER OF THE N.. HALF O THE NORTHWEST QUARTER OF THE SOUTHWEST WAFTER OF SAW SECTION
32L THENCE 5011111 072216" EAST ALONG THE EAST UNE O SAO SUBDIVISION, 67351 FEET TO THE SOUTHEAST CORNER THEREOF; THENCE NOR. 6911'08" WEST, ALONG THE SW. LINE a SAID
SUBDIv,S10, 337.14 FEET TO THE TRUE POINT O BEGINNING THENCE NORTH 090'20" WEST 609 72 FEET; THENCE N.. 5276'40" WEST 151.36 FEET: THENCE NOR. 5939'27" WEST 225 00 FEET;
THENCE NORTH 89.47.59" WEST 127.93 FEET; .ENCS NORTH 553214' WEST 7502 FEET; THENCE NOR. 6410.34• WEST 75.37 FEET; .ENCS NOR. 6077.22" WEST 7506 FEET; THENCE NORTH
21215107. ST 7561 FEET; THENCE NORTH 6794'23" WEST 7510 FEET; THENCE NOR. 69315'42" MST 7500 FEET; THENCE SOUTH 4235155' WEST .75 FEET TO THE NORTHWEST CORNER OF SAO
SSU DIVI THE THENCEUE SOU OF BECNNING�T. ALONG THE MST UNE THEREOF 678.64 FEET TO THE SOUTHWEST CORNER THEREOF; .ENCS SOUTH 5911'08" EAST, ALONG THE 50. UNE THEREOF, 98503
000.20.
FEEAND EXCEPT THAT PORTION OF THE SOUTHWEST QUARTER OF .E NORTHWEST QUARTER OF SECTION 32, TOWNSHIP 13 NORTH, RANGE 15 EAST. ST OESCRIBEO AS FOLLOWS BEGINNING AT THE
NORTHWEST CORNER OF SAID SUBOIVIAON; THENCE SOUTH OW'24 EAST, ALONG THE WEST UNE THEREOF, 552. FEET; THENCE NORTH 7012032' EAST 3715 FEET MEN. NOR. 8959'44 EAST
SAO 00 THENCE SOUTH 5496'65' EAST 9828 FEET; . 3275 FEET; THENCE SOUTH 6921'35• EAST 18373 FEET; . TIO'20" WEST 12001 FEET; .ECCE
NORTH 7715,36' EAST 119.03 FEET THENCE NORTH 2511/30' EAST SOUTH
THENCE NORTH 018'15' EAST 1..00 FEET TO THE SW. UNE OF THE NORTH 0x6 FEET AS MEASURED ALONG THE
EAST LINE CF SAID SUBDIVISION;
TH EE
THENCE NORTH 8921'35' WEST, ALONG SAID SOUUNE, 321 GO FT TO THE WEST UNE O THE EAST 541,00 FEET O SAID SUBDINSON; . NO 01NORTH 000 WEST,
ALONGSAID WEST UNE, .250 FEET TO THE NOR. UNE OF SND SUBDIVISION; THENCE NORTH 59'21'35" WEST, ALONG SAID NORTH UNE, 78119 FEET TO THE POINT OF BEGINNING;
156010V11sad or 210 5¢.9 m Nd sp.
PARCEL 3
THAT PORTION 02 1112 SOUTHWEST QUARTER 4 THE NORTHWEST QUARTER ANO THE NOR. HALF OF THE NORTHWEST WARIER OF THE SOUTHMST QUARTER O SECTION 32 TOWNSHIP 13 NORTH. RANGE
I6 EAST, W.M. OfS.1BE0 FOLLOWS:
DEGINNING AT THE NORMEAST CORNER OF THE NCV. HALF O THE NORTHWEST QUARTER OF THE SOUTHMST QUARTER OF SAID SECT. 32; .ENCS SOU. 00016" EAST AL.O THE EAST UNE OF
SAID SUBDIVIS., 67351 FEET TO THE SOUTHEAST CORNEA THEREOF: THENCE NOR. 591100" WEST. ALONG .E SOUTH LINE OF SAD ..011 SW, 33E14 FEET TO THE TRUE POINT O BEONNINO;
THENCE N.. 82TINSO• WEST 151 36 FEET; THENCE NORTH 6239'27" WEST 22500 FEET; THENCE NORTH 89.47'59• WEST 12293 FEET; .ENCS NORTH
Balt/ 4�MST 7502 FEETSTH72
NORTH 8.10'34' MST 7537 FEED THENCE NOR. 0027'22" WEST 7605 FEET . 7• WEST 7561 FEET THENCE
FEET; THENCE N.. 89'03'4] WEST 7500 FEET THENCE SOUTH 4335'55" WEST 50 5 FEET TO THE N..WEST CORNER OF SAID SUED VIS.; THENCE SOUTH 013420" FAST. ALONG THE WEST UNE
THEREOF 076 64 FEET TO THE SOUTHWEST CORNER .FRED; THENCE SOUTH 8911.08. EAST, ALONG THE SOUTH UNE THEREOF, 98503 FEET TO THE .UE POINT O BEGINNING,
PARCEL 4
TIE SOUTHEAST WARIER OF A RS Of 10)1 SWmE ST WARIER
001 THE NORM.. NORTHEAST
0000 00 of 1(7 Stlt 01 01711.411 NAN.60261210 022; 049001 Or ME 0104\2 0r!elu 40
(1py1EAST
2*91THREE
240007 a 11011411 5455 4119025 04 fl 1e/1.1.10 20.140 R 7145400004065044001 a 310 1(0)00 4) 221Pm2 As +01. 0000.10 Al 14 00021031 L014.
170 321.246421 112441 6440 0225E 1252 (um 1021 E/,39 914 047101, .4105 0111. 54X5 420005 09140227 Pal .020. 012. 04926 WM 07110. 640 33441 0111. 114510
501190 13'5439' MES? 0101231W2 00045 KOK -400. >63P 014 4611; MACS 0402 =Y40" WV 11021 PRL see! 90190 1295'14• Kr MSS FELE 1101251002.1 101700' Nql.
5450. ILEO •5214110 DR4M3*'3r11• 60111.04 2ct2 M 101E ■61 2A W 000 101070500 MNR 60Rm 421145" 411 4005 146 2115 PM Ms 1 Fn. M 124 sass ort 00 6..e
12000.050. W 3f01m FmH0' 451, ACM 190 40 04 6021 111.01 021 06 1221 .79111 01 050011210
1 nut 150101 d THE 64121011441151 45 0.21.010.01.11 0UA1KS. Cr MO 12,1304 31 M1M111E ws 10540.3 HOW.. Al THE 50111012&51 03.001 0 1M. suODII1015
NOM 10011 Mere 1015. 2114.042 124 .05E 6025 207409, 551.0151413 311 01500 20•01 00' 000102.45 114005 50*74 I.i120' .01 1111 0101. 1'13K VM 601110' WEST 80.12 7EE7.
3004 Worn 01550 1.511 110. 75(5 1113.10 10012 50036• EARS can 255 1%420 1011 91..61' LUY x204 1551 >D 11611.241*1 U.21 a 1.0 3214//110001.1 000. 092610'
41E. ANO 110 SOUSE Iwr 10111 0111110 M 1.0M0Ai1 020.2.AO 1U
n5. .AOma-KKK•60X0 00.10' K51. 1,0 021 61 M
0 15 I a90 .4
15R1a0L 541.0 404 le ENE 14.10 .9211
9
2006104
I �
23
100 0 100 FEET
SCALE : 1• = 100'
--
VICINITY MAP
NOTES
1. SUBJECT PROPERTY AND ADJACENT PROPERTIES ARE EON. R-1, SIM. FAMILY ZONE.
p04ilAi PEA O THE PROPOSED PUT, PHASES 2 - 11, IS 37.76 ACRES M. 20.72 OEDICAIED FOR STREET
POWER, 40 CABLES, TELEPHONE CABLES AND CAS MAINS ARE TO BE LOCATED FROM THE BACK OF CURB
TO ncT THE Loon.BACK OF THE PUBLIC SERVICE EASEMENT. .E INDIVIDUAL UTILITY COMPANY TO DETERMINE
Ex
4. ALL STORM WATER GENERATED BY NEW IMPERVIOUS SURFACES TALL BE RETAINED ON STE.
5. 1001150 0114103 AIC 1X08250 00-1E1 10 SI *8**01S
6. TYPICAL BUILDING SETBACKS - 50 FAGOT o qA p FROM CENTER11E g1nER. VARIES DT S.EET CUSSIFICATO.
901. E SETBACKS . A D LOTS
]. 214 146025 050 41 5.01 MS 30 W 91545133 Rem 1040 501155 .51 M 2000 511405 0,20511
42 5/41
311
V
. it
Ami.../Ltdf�
\
,DD'DCO.PcTEO;DEPMUCRUpNcCD LaIR ACING
BASE CO.SE
ROADWAY SECTION 80TH & 81114 AVENUES
NO SCALE
NI? NI
RiW
17'
WRB & 0*BER
a« DPI'l ASPHALT
CONCRETE CU55 "3"
AAr
000750100 DEPTH CRUSHED su0rACN;C
TYPICAL ROADWAY SECTION
NO SCALE
OWNER
ZIER ORCHARDS. L L.0
4604 AHTANUM ROAO
YAKIMA, WASHINGTON 98903
DEVELOPER
SULLIVAN ROWELL PROPERTIES. L.L.C.
6601 WASHINGTON
ASHUSUITE
KENNEWICk, 8
99336
ENGINEER
PRO SERVICES ENGINEERING
1015 S, 40TH AVE. SUITE 14
YAKIMA, WASHINGTON 96902
SURVEYOR
PLSA ENGINEERING AND SURVEYING
1120 W. LINCOLN AVENUE
YAKIMA, WASHINGTON 90902
PLSAENGINYAKIMA,EERING-SWASHINGTONURVEYING-PLANNING
35091 575-6990
PRELRNNARY PLAT
or PAR5.51 0EN'S 131371 - 1300B
& 251332 - 3007 23600 22 32008
r9R-
PRO SERVICES ENGINEERING
.MHO PA JOE
010 5/4/2010
.911 N0 05115
5( ./4 NE I/9 SEC. 31 0 W 1/L SEC. 32, 1-13 N, R-18 Ci*
x10 00
1 of 1
o
o 4t
SR HOMES LLC
"Washington Heights — Phase 3"
FLP#007-15 (PLP#002-10)
EXHIBIT LIST
CHAPTER 1)
Vicinity Map
DOC
INDEX #
DOCUMENT
DATE
D-1
Vicinity Map
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)
EXHIBIT LIST
CHAPTER E
Final Plat — "Washington Heights — Phase 3"
DOC
INDEX #
DOCUMENT
DATE
E-1
Final Plat — Washington Heights Phase 3
08/18/2015
\ FD. a HEL6 1 v4- 7RON
�I BAR T NW COR. SEC.
32 PER LCR 2-41
A
13.1
FD 6 HELD 2" BRASS
CAP IN MON. CASE
AT CL 2EIR AND
80TH ST, BEING THE
NW COR. OF THE SW
1/4, NW 1/4 SEC 32
Scale 1" = 60'
60 129
BASIS OF BEARINGS:
ASSUMED BEARING OF S 89.03'19" E
ALONG THE SOUTH LINE OF THE NW 1/4
OF SECTION 32, T 13 N, R 16 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.
s.
z
1/4 SEC. 32,652.01' SOUTH} OF
NW CORNER THEREOF
S 70'20'1T w
11++
r r 37,15'
"
- 78.00' -- 7
8 89'59'25" W
TURNAROUND EASEMENT
AS RECORDED UNDER
AFN 7884053. EASEMENT
TO BE RELINQUISHED
MIEN ROAD 1S
EXTENDED WESTERLY
FD
YELLOW CAP STAMPED
"HDJ-LS 25893" PER
V SURVEY
` (SURVEY RECORDING
J - OO \ PENDING)
FD. & HELP 518" RE6AR WI
YELLOW CAP STAMPED -MOJ-LS
25893' PER SURVEY
(SURVEY RECORDING PENDING)
78.05'
LEGEND
■ INDICATES SET 3" BRASS CAP WITH PUNCH IN
CONCRETE CASE AND COVER STAMPED: "25893 2015"
Q 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 (FD ) SURVEY MONUMENT AS DESCRIBED
0 FOUND (FD.) PROPERTY PIN AS NOTED
O 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
N 89'59'25" E 468,00'
78.00'
RIGHT-OF-WAY
RIGHT-OF-WAY CENTERLINE
LOT LINE
- - EASEMENT DEDICATED BY THIS PLAT
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: I
TRACT 'A' IS FOR STORMWATER
RETENTION & DISPOSAL, TO BE OWNED
AND MAINTAINED BY THE WASHINGTON
HEIGHTS HOMEOWNER'S ASSOCIATION,
�G�P3�2 0 'll
ori
80
78.00'
78.00'
YELLOW CAP STAMPED "HDJ-LS
25893" PER SURVEY
(SURVEY RECORDING PENDING)
11,910 SF
12,469 SF
8
13,439 SF
7
14,219 SF
z
\
R
O
o�\
.cdN �2
N 11.02'44" W
25.57'
Q
W
N.!
oI
1 z
D 6 • 678" REBAR W7
YELLOW CAP STAMPED
"HDJ-LS 25893" PER
SURVEY
(SURVEY RECORDING
PENDING)
FD.REBARWI YELLOW
CAP STAMPED 44333 14
12'35' E 0 08' FROM
CALCULATED NW
CORNER OF LOT 11 OF
WA. HEIGHTS - PHASE 2
z
6
14,515 SF
5
14,546 SF
z
-714 '--
CIS
•s- w
4:12Ce
U
8,o
� O
4
12,446 SF
z
z
CO
z
N 11"02'44" W
25.60'
C
11,7'77 SF
88.02'
YELLOW CAP
STAMPED 44333
PER WA. HEIGHTS
- PHASE 2, 0.14'
NOP -MK IDE
PROPERTY LINE
z
ILLEGIBLE YELLOW
CAP PER WA.
HEIGHTS - PHASE
2, 0.04' NORTH OF
PROPERTY LINE
MON. CASE 0.08' WEST
OF SECTION LINE
FD 6 HELD..3- 8RA55 CAP
FLUSH AT THE SW COR. OF NW
1/4 OF SEC. 32 PER LCR 2-267
��,N e°A
4tQ''q
��,G�
N
13
10,594 SF
.00'
S 08.05.14"
35.45
_ FREMONT WAY
117.48'
YELLOW CAP
STAMPED 44333
'PER WA. HEIGHTS
- PHASE 2, 0.19'
NORTH OF
PROPERTY LINE
YELLOW CAP
STAMPED 44333
PER WA. HEIGHTS
- PHASE 2, 0.15'
NORTH OF
PROPERTY LINE
t
5 44'54'10" E
15
10,553 SF
79.17
88.00' )'1
YELLOW CAP
STAMPED 44333 PER
WA. HEIGHTS -
PHASE 2, 0.22'
NORTH OF
PROPERTY LINE
25.017
7
25.00'
NOB -47'494E
W. WASHINGTON AVE.
AUDITOR'S CERTIFICATE
FILED FOR RECORD THIS DAY OF • 2015 AT M. UNDER YAKIMA COUNTY AUDITORS
FILE NO. AT THE REQUEST OF HDJ DESIGN GROUP, PLLC.
YAKIMA COUNTY AUDITOR
BY DEPUTY YAKIMA COUNTY AUDITOR
z
00
vj
707.23'
12,593 SF
132, 75'
z
52
CURVE TABLE
CURVE
RADIUS
ARC LENGTH
CHORD LENGTH
CHORD BEARING
DELTA ANGLE
C1
600,00'
251-36'
248.72'
14 78"23'62^ W
28.45'15"
C2
500.00'
186.20'
165.44'
S 70'31'06" E
15'02'43-
C3
600.00'
85.16'
85.06'
N 84"55'13" W
9'45'32"
C4
1000.00'
184.84'
184.58'
N 84"30'16" W
10"36'26"
C6
1000.00'
164.84'
184.58'
N 84'30'16" W
10'36'26"
C6
1000.00'
155.93'
165,75'
N 53.59'35" W
9'34'02"
C7
1000.00'
17.85'
17.86'
14 89'17'17^ W
1.01'24"
C8
525.00'
79.02'
78.94'
_
N 85.29'17" W
8'37"25"
C9
975.00'
42.66'
42.56'
N 68"37'58^ W
2'36'03'
C10
575.00'
79.27
78.30'
N 84'59'62" W
4.36'09"
C11
975.00'
59.34'
69.33'
14 80.67.10" W
3.2914"
C12
1026.00'
19.72'
19.72'_
N 79'46'357 W
1'08'59"
C13
1025.00'
78.69'
78.67'
N 82"30'40" W
4'23'66"
C14
1026.00'
76.17'
78.16'
N 88"53'43" W
4'2211"
C15
976.00'
08.08'
88.06'
14 85'52'06" W
5720'34"
C16
976.00'
69.29'
69.26'
S 81'14'41" E
4.04'16"
C17
1026.00'
19.86'
19.65'
N 79'45'31" W
1.0.5'55"
C18
1025.00'
87.52'
87.50'
S 82'45'16" E
4.53'33•
C19
1025.00'
82.28'
82.25'
14 87.30'00" W
4'35'59"
C20
476.00'
17.77'
73.53'
17.77
73.66'
N 88"43'41" W
5 83'12'57" E
2"08'38"
8'52'52"
521
475.00'
C22
400.00'
195.77'
193.82'
S 75"01'01" E
58"02'32"
C23
400.00'
16.86'
15.88'
14 62'07'54" W
2'16'18"
C24
400.00'
179,91'
175,40'
N 78'09'10" W
25'46'14"
S 89•20'42' E 183.71'
78.96'
2
11.010 SF
104.
S 89'47'59' E 426.65'
309.17'
10100'
104.75'
1
11.098 SF
FO &HELD REBAR
/W/ YELLOW CAP
STAMPED 44333
Q AT NW CORNER
' LOT 132, WA
HEIGHTS - PHASE 1
z
25.02'-
t 1 ---Ce--
S
B
N 12'42'51" W
26.98'
Gid5sN
,4# QIP
NoON 0'5
FD. REBAR W/YELLOW CAP
STAMPED 44333, S 0' E, 0.04'
FROM CALCULATED SW COR.
z LOT 132, WA. HEIGHTS - PHASE 1,
BEING ALSO THE SE COR. LOT 1
OF THIS PLAT, DID NOT RESET
d '
o
®?
5Q2 lip -74.E C
42.35'
N 45'05'50" E
9,784 SF
8.00' P.U.E. 8
HEREBY
DEDICATED
79.99'
5
9.4837
SF
z
74.01'
S 89'38'37' E 227.92
Q
FD. 9 HELP 5/8' REBAR W/
YELLOW CAP STAMPED
"HDJ-LS 25893" PER
SURVEY
(SURVEY RECORDING
PENDING)
9,4928 SF
73.92'
CO
N
TRACT 'A'
9,808 SF
& . 0 - BAR
W/ YELLOW CAP
STAMPED "HDJ-LS
25893" PER SURVEY
SEE TRACT 'A'
NOTE
(SURVEY RECORDING
PENDING)
FO RFBAR W/ YELLOW CAP
STAMPED 44333, 5 0' E, 0.07'
FROM CALCULATED NWCOR.
LOT 4, WA. HEIGHTS - PHASE 2,
BEING ALSO THE SW COR. LOT
17 OF THIS PLAT. DID NOT RESET
514''��Q�P�'LNksw
S 88'21'24^ E
73.94'
S13.2"/2-32.,
FO, 6 HELI? 514' REBAR W/\
YELLOW CAP STAMPED
"HDJ-LS 25893" PER
SURVEY
(SURVEY RECORDING
PENDING)
FP. 5/8" REBAR W/ YELLOW CAP
STAMPED 'HWI S 25893" 1.00'
WEST ALONG PARCEL BOUNDARY
HELD AS WITNESS CORNER PER
SURVEY
(SURVEY RECORDING PENDING)
s,,\N 4NP0- / <C.
%�S I
c`0°
10t•
CAP STAMPED 44333, AT
THE SW COR. LOT 166,
WA. HEIGHTS - PHASE 1
S 89.03'19' E 1322.05' (BASIS OF BEARINGS) - `
SECTION DIAGRAM
^6/16/15
SECTION 32
T13N,R 18E
STAMPED LS 44333
IN MON. CASE PER
WA HEIGHTS -
PHASE 1, S 36'55'
E, 0.05' FROM
CALCULATED
POSITION
z
HD
DESIGN GROUP
engineers !landscape architects I planners I surveyors
6115 Burden Blvd, Suite E
Pasco, WA 99301-8930
509/547-5119
306/695-3488
509/547-5129 fax
Internet: www.hdjdesigngroup.com
CLIENT: SR HOMES LLC.
PROJECT NO.: 3421-05
SURVEYOR: PAUL W.P. TOMKINS
DATE: 06/16/15
CALC BY: ROP
DRAWN BY: ROP
SCALE: 1" 60'
SECTION: 32
TOWNSHIP: 13 NORTH
RANGE: 18 EAST
CITY: YAKIMA
COUNTY: YAKIMA
SHEET 2 OF 2
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 YMC
14.20.130 SUFFICIENT TO ASSURE COMPLETION OF ALL REQUIRED IMPROVEMENTS.
CITY OF YAKIMA ENGINEER DATE
I HEREBY CERTIFY THAT THE FINAL PLAT CONFORMS TO THE CONDITIONS OF APPROVAL FOR THE
PRELIMINARY PLAT.
CITY OF YAKIMA ADMINISTRATOR DATE
APPROVED BY THE CITY OF YAKIMA MAYOR 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. 18133223444
BY:
YAKIMA COUNTY TREASURER'S OFFICE DATE
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 THIS 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 BY THESE PRESENTS THAT I, AUTHORIZED REPRESENTATIVE FOR SR
HOMES LLC, OWNER & I, 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; DO HEREBY DEDICATE THOSE ROADS ANO/OR RIGHTS-OF-WAY
SHOWN AS PUBLIC DEDICATIONS HEREON TO THE USE OF THE PUBLIC; DO HEREBY WAIVE ON BEHALF OF
OURSELVES AND OUR SUCCESSORS IN INTEREST ALL CLAIMS FOR DAMAGES AGAINST YAKIMA COUNTY AND
ANY OTHER GOVERNMENTAL AUTHORITY WHICH MAY BE OCCASIONED TO THE ADJACENT LAND BY THE
ESTABLISHED CONSTRUCTION. DRAINAGE AND MAINTENANCE OF SAID DEDICATED ROADS AND/OR
RIGHTS-OF-WAY; AND DO HEREBY GRANT AND RESERVE THE EASEMENTS AS SHOWN HEREON FOR THE USES
INDICATED,
FOR SR HOMES LLC,
TITLE DATE
FOR WASHINGTON TRUST BANK TITLE DATE
ACKNOWLEDGMENT
STATE OF
COUNTY OF
I 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 PIAT 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
ACKNOWLEDGMENT
STATE OF
RESIDING
COUNTY OF
I CERTIFY THAT I 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 DAY OF 2015 AT M. UNDER YAKIMA COUNTY AUDITORS
FILE NO. AT THE REQUEST OF HDJ DESIGN GROUP, PLLC.
YAKIMA COUNTY AUDITOR BY 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 S 89"03'19" 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.
30 V 29
3111 32
BAR AT NW COR. SEC.
32 PER LCR 2-41
0 CV
zl
S 70'20'17" W
37.06'
CAP IN MON. CASE
AT CL ZEIR AND
60TH. ST, BEING THE
NW COR. OF THE SW
1/4, NW 1/4 SEC. 32
S 89'21'55' E 1322.09'
SW 1/4, NW 1/4 SEC.
32, 652.01' SOUTH OF
NW CORNER THEREOF
— 31
31
z
ZO
�I
Im
• 0
8
ALUM. CAP IN MON.
CASE AT THE NE
COR. OF THE SE
1/4, NW 1/4, SEC. 32
S 89'21'55_E 1322.09' 1
S "03'19' E 1322.05' --j,— S 89'03'19' E 13T2.09'
(BASIS OF BEARINGS)
CAP FLUSH AT THE SW
COR. OF NW 1/4 OF
SEC. 32 PER LCR 2-267
JjF,LRL- IL4:�
PIN, FLUSH, AT 60TH
AND OCCIDENTAL
STS. SW COR. OF
SW 1/4 OF SEC. 32
ED. &HELP 2" ALUM
CAP IN MON_ CASE
AT SE COR. OF THE
NW 1/4 OF SEC. 32
z
AT CL OF OCCIDENTAL
8 72ND ST. SE COR.
OF SW 1/4 OF SEC. 32
S 89'35'08_E 2643.138
SECTION DIAGRAM
06/16/15
SECTION 32
T13N,R 18E
5
I �
I
Ir —L
W NOR HILI,
BLVD
W1OE
YAKIMA
COUNTY
ZIER RO
HOLLOW RO
ZIER RD
0
_ SITES
CITY COUNTY I — — ' l
LIMITS S 713TH AVE
.1' —' —
1 .1 I S 76TH AVE
CITY OF
YAKIMA
FREMONT N
WAY
W
COOUDGE RD
$�
H H OCCIDENTAL RD
WASHINGTON
- ul AHTANUM R❑
'AVE—
VICINITY MAP
NOT TO SCALE
NARRATIVE:
THIS PROJECT WAS PERFORMED AT THE REQUEST OF MR, TODD ROWELL, AUTHORIZED
REPRESENTATIVE FOR SR HOMES LLC. TO SUBDIVIDE THOSE LANDS SHOWN AS PHASE 3 IN
THE PRELIMINARY PLAT OF WASHINGTON HEIGHTS - PHASES 2 THROUGH 11. SAID PHASE 3
LANDS ARE IDENTIFIED UNDER ASSESSOR'S TAX PARCEL #10153223444 AND ARE LOCATED
NORTHWESTERLY OF THE INTERSECTION OF SOUTH 78TH AVENUE & WEST WASHINGTON
AVENUE. THIS SURVEY WAS PERFORMED AS A REAL TIME KINEMATIC SURVEY USING DUAL
FREQUENCY TRIMBLE R8 GPS RECEIVERS HAVING AN ACCURACY OF ONE CENTIMETER 4/- 1
PPM. THE PRE-EXISTING MONUMENTS SHOWN HEREUPON WERE ALL VISITED FROM
SEPTEMBER 2014 THROUGH APRIL 2015.
PLAT CERTIFICATE REFERENCE:
ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM INFORMATION
CONTAINED IN FIRST AMERICAN TITLE INSURANCE COMPANY'S SUBDIVISION GUARANTEE.
ORDER NO. 2466299, DATED JUNE 03, 2015.1N PREPARING THIS PLAT, HDJ DESIGN GROUP PLLC'
HAS CONDUCTED NO INDEPENDENT TITLE SEARCH, NOR IS HDJ DESIGN GROUP PLLC AWARE
OF ANY TITLE ISSUES AFFECTING THE PROPERTY OTHER THAN THOSE SHOWN ON THE PLAT
AND DISCLOSED BY THE REFERENCED FIRST AMERICAN TITLE INSURANCE COMPANY
SUBDIVISION GUARANTEE. HDJ DESIGN GROUP PLLC HAS RELIED WHOLLY ON FIRST
AMERICAN TITLE INSURANCE COMPANY'S REPRESENTATION OF THE TITLES CONDITION TO
PREPARE THIS MAP AND THEREFORE HDJ DESIGN GROUP PLLC QUALIFIES 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.
ECEIvE
JUN r ,; 2015
CITY OF Y>:1Y,ilvia,
SURVEYOR'S CERTIFICATE
I, PAUL W.P. TOMKINS, PROFESSIONAL LAND SURVEYOR, DO HEREBY CERTIFY THAT THE
PLAT OF WASHINGTON HEIGHTS - PHASE 3 IS BASED UPON ACTUAL SURVEY AND
SUBDIVISION OF SECTION 32, TOWNSHIP 13 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
06/16/15
PAUL W.P. T9MKINS. P.L.S. REGISTRATION No. 25893 DATE
HD
DESIGN GROIUP/
engineers1 landscape architects 1 planners 1 surveyors
6115 Burden Blvd, Suite E
Pasco, WA 99301-8930
509/547-5119
306/695-3488
509/547-5129 fax
Internet: www.hdjdesigngroup.com
CLIENT: SR HOMES LLC.
PROJECT NO.: 3421-05
SURVEYOR: PAUL W.P TOMKINS
DATE: 06/16/15
CALC BY: ROP
DRAWN BY: ROP
SCALE: N/A
SECTION: 32
TOWNSHIP: 13 NORTH
RANGE: 16 EAST
CITY: YAKIMA
COUNTY: YAKIMA
SHEET 1 OF 2