HomeMy WebLinkAboutR-1994-003 Suncrest III•
• RESOLUTION NO R-94- 3
•
A RESOLUTION approving the Suncrest III final plat and subdivision
submitted by United Builders, Inc of Washington (Suncrest
III) for 45 lots south of Mead A\ enue between 32nd and 34th
A� enues, subject to all of the conditions contained in the
Hearing Examiner's Recommendation, and authorizing the
Mayor to sign the final plat for Suncrest III.
WHEREAS, on Ma) 13, 1993, the Hearing Examiner held a public hearing to
consider the application b) United Builders, Inc of Washington for a preliminar)
plat and preliminar) subdivision approval for 45 lots south of Mead Avenue
bete een 32nd and 34th A\ enues, said subdivision to be entitled Suncrest III, and
WHEREAS, on Jul) 20, 1993, the Cit) Council approved the preliminar) plat
and preliminar) subdivision, subject to certain conditions, and adopting the
recommendations of the Hearing Examiner; and
WHEREAS, the Cit) Council has previousl) determined to accept a Provision
For Securit\ In Lieu Of Bond pursuant to YMC § 14 25 140; and
WHEREAS, at its public meeting on Januar} 11, 1994, each Council Member
declared that they had no contact with either the applicant or opponents of this
final plat, and the Cit) Council determined that the final plat of Suncrest III
conforms to the conditions of preliminar) plat approti al and the Cit) of Yakima
zoning title and other applicable land use controls, nm, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA:
The Ma) or is hereb) authorized to sign the final plat for Suncrest III This
final plat appro.\ al is express]) made subject to the conditions contained in the
Hearing Examiner's Recommendation, Cit} No Preliminary Plat 1-93, Examiner
No 193-4-20, a true cop) of N\hich recommendation and conditions is attached
hereto as Exhibit A and incorporated b) reference herein The final plat for
Suncrest III shall be filed for record immediatel) , or as soon as possible, b) the
subdivider in the Yakima Count) Auditor's Office, and the subdivider shall be
responsible for all filing fees
ADOPTED BY THE CITY COUNCIL this 18th da) of January , 1994
ATTEST Mayor
Keute .v--- - tv)
Cit.) Clerk
----_..c_e_ rp
ISSUED: JUNE 15, 1993
Subdivision Application by
UNITED BUILDERS, INC.
for SUNCREST III
at South 32nd and Mead Avenues
SUMMARY OF
EXAMINER'S RECOMMENDATION
County No. Preliminary Plat
41-93
Examiner No. I93-4-20
This surra -y of the Hearing Examiner's recommendation provides Complete details of the actual
cor,c' s and decision, b.t does not include all of the findings or reasoning involved. You may obtain a
ccrc e•e cc:.r cf the reconmendation, free of charge, by catling the City Planning Department at 575-6113.
SUMMARY
Applicant: UNITED BUILDERS, INC.
Type of Application: Subdivision.
Location: South of Mead Avenue between 32nd and
34th Avenues, Yakima County Assessor's
Parcel Nos. 181334-11008 and
11009.
Date Decision Filed: June 15, 1993.
Current Land Use: Undeveloped.
Proposed Land Use: 45 -lot single-family residential
subdivision on 10.7 acres of land.
R-1, Single -Family Residential.
Current Zone:
Proposed Zone:
Decision:
R-1, Single -Family Residential.
RECOMMENDATION
Approval of the proposed subdivision subject to the following
conditions:
EXAMINER'S SUMMARY - 1
EXHIB1TA
HEARING EXAMINER
FOR THE
CT' AND COUNTY OF YAKIMA
POST OFFICE BOx d
YAKIMA WASHINGTON 98907
(509'248-0706
fl
1. The final amended plat shall be in substantial
conformance with the preliminary plat under review, with respect to
lot sizes, layout, road alignment and design, utility placement and
easements, streetlights, fire hydrants and sidewalks; and shall be
prepared in conformance with YMC 14.25.
2. All lots shall be served with public sewer and domestic
water.
3. All public and private utilities shall be placed
underground.
4. Fire hydrants shall be provided and .installed by the
developer at locations and to the specification of the City of
Yakima Codes Administrator.
5. The City Engineer shall approve street light, water,
se.:er and irrigation line plans, specifications and easements, and
drainage facilities for the public streets.
6. The City Engineer shall approve road improvement plans in
conformance with the preliminary plat. Streets shall be improved
with street surfacing, barrier curb, gutter and sidewalks on one
side of the streets. Rolled curbing may be used in place of
barrier curb on proposed 32nd Avenue and proposed 32nd Place.
King Street shall have barrier curb on both sides of the street.
7. A method of dust control during the construction phases
shall be submitted to, and approved by, the Yakima County Clean Air
Authority. A written copy of their approval shall be submitted to
the Eerartment of Economic Development prior to construction of any
wort: phase. The developer shall designate a responsible party f;r
contacts during working hours regarding alleged air quality
violations.
8. Prior to recording the final amended plat or issuance of
building permits, all required plat improvements, i.e., roads,
utilities, streets, sidewalks, public water and sewer systems and
drainage facilities shall be installed, or a surety or bond pledged
tc ensure installation within one (1) year of subdivision approval.
9. Notes upon the face of the plat shall indicate the
following:
A. Portions of lots 13-17 and 22-25 are within the
Floodway and 100 -Year Flood Plan as described in the Federal
Emergency Management Agency (FEMA) "Flood Boundary and Floodway
Map" for the city of Yakima, Washington, dated December 15, 1981
(Community Panel Number 530311 0003). Any development or
construction of any type within the 100 Year Floodplain or Floodway
is subject to pertinent Federal, State, and Local review and/or
regulations.
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
CITY AND couNTY OF YAK IMIA
pcST OFFICE BOx 4
YAKIMA WASHINGTON 98907
(509' 248-0706
B. No development, including construction requiring a
building permit, land -filling, or fencing other than non -slatted
cyclone fencing, shall be permitted within the Drainage Easement on
portions of Lots 13-17 and 22-25.
10. A natural buffer shall be identified on the plat 45 feet
wide from the northwest bank of Wide Hollow Creek, measured from
the ordinary highwater mark which shall be treated as the
vegetation line.
11. Fencing is to be required on the access easement line on
the west side of lots 10, 11, and 12. The easement referred to is
the 30 foot easement, with 15 feet located on the subject property,
designed to service property to the west. The existing easement
servicing property on the interior of the plat shall be eliminated
and not reflected on the preliminary plat. Fencing shall be 6 foot
high.
12. A curb cut shall be installed, at the developer's
expense, to serve the access easer.ent on the west side of the
proposed plat. Curb cut design and location shall be approved by
the City Engineer prior to approval of the final plat.
13. The applicant must submit a copy of deed for right-of-
way, needed for extension of South 34th Avenue, that is owned by
the adjacent property owner (County Parcel #181334-11006).
14. The final plat must reflect lot sizes or verification of
act size by a registered civil engineer must be submitted with
final plat. Lots must conform to Subdivision and Zoning Ordinance
Standards (Y?".0 Ch. 14.30 & YMC §15.05.030).
EA EC this I day of June, 1993.
Examiner:
EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX a
VAKIMA WASHINGTON 98907
(509)248-0706
ISSUED: JUNE 15, 1993
Subdivision Application by
UNITED BUILDERS, INC.
for SUNCREST III
at South 32nd and Mead Avenues
United Builder's, Inc. has
approval for a 45 -lot subdivision,
was conducted on May 13, 1993. The
prior to the hearing.
A number of interested neighboring
expressed sone concerns, but were not
Those concerns dealt with location of sic
access easement to property to the west.
in the course of the hearing.
This decision constitutes a recommendation to the Yakima Board
EXAMINER'S RECOMMENDATION
County No. Preliminary Plat
#1-93
Examiner No. I93-4-20
applied
Suncrest
Examiner
for preliminary plat
III. A public hearing
inspected the property
property owners attended,
opposed to the project.
iewalks, and fencing on the
Those issues were resolved
of County Commissioners, supported by written Findings
Conclusions, pursuant to YCC Ch.14.20.
and
SUMM. RY OF RECOMMENDATION. This 45 -lot preliminary plat
s,c ld be approved.
Fro:, the view of the site, the matters contained in the
official record including the Staff Report, a review of both the
Yakirla Urban Area Comprehensive Plan and the Yakima Urban Area
Zoning Ordinance, the City's Subdivision Ordinance, and from
evidence received at the hearing, the Examiner makes the following:
1. Applicant.
2. Location.
FINDINGS
UNITED BUILDERS, INC.
South of Mead Avenue between 32nd and 34th
181334-11008 and
Avenues, Yakima County Assessor's Parcel Nos.
1:1009.
3. Application. Subdivision„
HEARING EXAMINER
rOR THE
CITY AND coLNTY OF YAKIMA
POST OFFICE BOx a
YAXIMA K 4SHiNGTON 96907
150 9 248.0706
4. Legal Description.
That part of the East 658.00 feet, as measured at
right angles to, and parallel with the East line of the
Northeast quarter of Section 34, Township 13 North, Range
18 East, W.M., lying northly of the centerline of Wide
Hollow Creek.
5. Land Use and Zoning.
The subject property is zoned R-1, Single -Family
Residential. Property in this general area has typically been
developed as low density residential on the north side of Wide
Hollow Creek. Industrial/commercial development characterizes the
south side of the creek. The creek itself, the natural environment
adjacent to the creek, and the increased elevation on the north
side of the creek all contribute to creating a natural separation
bet':.een the residential and non-residential uses. The site is
undeveloped except for a standard single-family residential
structure and r. Manufactured hone located in the southeasterly
portion of the side. The manufactured home is to be removed as
part of this project.
Location Zoning Existing Use
North R-1 Single-family residential
Sc..ath (across Wide
M-1 Light Industrial
East R-1 Undeveloped City Park
West R-1 Single-family residential
6. Project Description. United Builders, Inc. has submitted
an application to create a 45 -lot single-family residential
subdivision on 10.7 acres of land situated south of Mead Avenue,
between 32nd and 34th Avenues. Lot sizes range from 7,000 square
feet to 27,000 square feet. Overall density will be 4.6
residential units per net acre. Streets will be asphalt with
concrete curb, gutter, and sidewalks.
The southern portion of this site borders Wide Hollow Creek.
A 40 to 50 foot drainage easement is proposed for lots adjacent to
the creek. It is proposed that this drainage easement be used to
restrict development close to the creek.
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
CIT' AND COUNTY OF YAKIMA
POST OFFKE BOX 4
VAKIMA WASHINGTON 98907
c509 248.0706
A private driveway continues southward from the end of South
34th Avenue. This driveway straddles the property line of the
subject property and property to the west. It has been developed
within two overlapping access easements, a thirty-foot and a
thirty-five foot easement, which run along the westerly boundary of
the property. Twenty feet of the thirty-foot easement extends onto
the westerly portion of the proposed plat with the remaining
portion on the adjoining properties to the west. Twenty-five feet
of the thirty-five foot easement extends onto the westerly portion
of the proposed plat. The easement and driveway serves the
properties to the west and the single-family structure and mobile
home on the subject property. The mobile home is to be removed and
new access is to be provided to the single-family structure by the
public street system of the proposed plat. An access easement will
need to be protected in the development of this subdivision to
assure continued future access to the properties to the west.
A portion of the right-of-way needed for the extension of
South 34th Avenue, as proposed by the applicant, will need to be
acgJired from the adjoining property owner. A portion of the
ric`:t-of-•„ay needed for the extension of South 32nd Avenue lies
within the undeveloped City park. lands (Kissel Park) and
_m-ediately adjacent to a City public water system pump station
c-r.ned by the City of Yakima. The City Parks Division, Water
Division, and City Engineer have granted preliminary approval of
this use.
7. Proposed Subdivision Specifications.
7.1 Total Area - 10.7 acres.
7.2 Number of Lots/Density - 45 lots, averaging 4.6
dwelling units per net residential acre.
7.3 Lot Size - Lot sizes range from 7,000 square feet to
27,000 square feet. The large majority of the lots average 7,000
to 8,000 square feet. Larger lots are located along Wide Hollow
Creek in order to deal with slope and drainage easement
considerations.
7.4 Water Supply - Public: water.
7.5 Sanitary Sewage Disposal - Public sewer.
EXAMINER'S RECOMMENDATION - 3
HEAR N0 EXAMINER
FOR THE
CRY AND COUNTY OF YAK MA
PO sT OFF CE BOX 4
YAKMA W 6.S1-IINGTON 98907
(60'3 248-0706
(
7.6 Storm Water Drainage - On-site, coupled with a
drainage easement adjacent to Wide Hollow Creek. The applicant
proposes a 40 to 50 foot drainage easement, as reflected on the
plat.
Based upon site inspection coupled with recent experience with
other plats along Wide Hollow Creek, it is appropriate to impose a
setback of 45 feet from the ordinary high water mark, normally
treated as the vegetation line, constituting the north edge of the
creek. The preliminary plat shows 40 to 50 feet, measured from the
property line. Because of the meandering nature of the creek, and
its varying width, it is more practical to measure from the bank,
and have that measurement a fixed distance. Given the slope of the
bank down to the creek from the building areas, it appears that
this approach will not adversely affect the building envelopes on
each lot
ThJ City Engineering Department would prefer that the drainage
ease-ent include the 100 -tar floodplain. That floodplain is noted
on the map and varies ir, width, as measured from the near stream
bank, from approximately 10 feet to approximately 50 feet.
basically it follows the toe of the slope along the creek.
Jerry Sturgill, on behalf of United Builders, noted that the
50 foot setback proposed in the staff report and recommendation is
currently being discussed relative to critical areas along streams,
but there are no current standards on paper for determining whether
such a setback should be created, and if so, how wide it should be.
Other than general references in the comprehensive plan and
zoning ordinance to the need to prevent flooding and related
concerns, Mr. Sturgill is correct. This Examiner has had recent
experience with several projects ordering Wide Hollow Creek. Those
cases are Class 3: Alderman, County No. APP -1-1993, Examiner No.
093-1-15, and Sun Meadows, Phase IV through VI, a preliminary plat,
County No. Plat *417 and Examiner No. 093-4-13. The Alderman case
involves mini -storage units to be located on the west side of 40th
just south of Wide Hollow Creek. The preliminary plat is located
east of 72nd, on King Street, on the south side of Wide Hollow
Creek. In both of those cases, State Department of Fisheries and
EXAMINER'S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CT' AND COUNTY OF YAKIMA
POST OFFICE BOX 4
VAKIMA WASHINGTON 98907
(509,248-0706
Wildlife personnel submitted extensive comments, together with a
draft paper prepared for the King County Surface Water Division
which reviewed literature concerning stream buffers. The minimum
recommendation in that paper was for a width of 15 meters,
In both the above cases, this Examiner adopted a width of 45
feet, measured from the vegetation line of the stream bank, which
is treated as the ordinary high water mark. The benefits of this
measurement are that it is easier to check in the field as opposed
to measurement from the centerline of the creek. The existence of
the buffer is intended to maintain the functioning of the creek for
flood purposes, including maintenance of native habitat. A
secondary benefit is maintenance of wildlife and fisheries habitat.
Under this zoning ordinance and comprehensive plan, the
primary focus seers to be reductions of the potential for storm
da: -age. Accordingly, a building setback of 45 feet from the creek
bank is arguably being developed quasi -judicially, without input
from the elected officials, except insofar as they have an
cfpertunity to review and adopt recommendations from the Examiner.
In this particular case, the existence of the buffer is probably
rot material to the developer, because of the slope which precludes
h,,ilding in any event. It should be recognized, however, that
creating this buffer in a quasi-judicial setting means that there
is not the nor7a1 public input and elected official review.
As another background point, the Yakima County Subdivision
Ordinance requires imposition of a 10 foot floating pedestrian
easement along streams like Wide Hollow Creek when they are
platted. The Alderman case involved a prior plat which had imposed
that easement. The Sun Meadows preliminary plat includes that,
because the County subdivision ordinance apparently does not allow
discretion on that matter. The City's subdivision ordinance does
not address the issue, so it is not addressed in this
recommendation. As the City expands to the west, there will be
more situations where previously platted ground carrying the
easement are brought into the City. The result will be a hopscotch
pattern of pedestrian easements. The County subdivision ordinance
is not clear as to how that easement is utilized, who has right of
HEARING EXAMINEh
EXAMINER'S RECOMMENDATION - 5
FOR THE
crry AND COUNTY OF YAK.IMA
POST OFFICE BOX 4
VAKIMA WASHINGTON 98907
1509;248 0706
access, and what the maintenance obligations, if any, are. That
easement is typically located directly along the stream bank, so
would be within the 45 foot wide buffer. A uniform city/county
subdivision ordinance, coupled with development standards would
provide additional policy guidance to decision makers.
Another factor is that the floodplain ordinance together with
the Floodplain Overlay District created in the zoning ordinance
requires consideration of flood issues, previously referred to
above. Whether or not the buffer includes a'l of the floodplain,
construction within the floodplain would still be subject to
special criteria concerning floodproofing. No such construction is
proposed in this plat.
7.7 Type of Housing - Single-family residential.
7.8 Utility Easements - Reflected on the plat.
7.9 Curb, Gutter, and Lights - All streets will have
curb, gutter, and sidewalks on one side. The City recommends that
rolled curbing be allowed only on the cul-de-sac, proposed 32nd
Place, lots 20 through 27. The applicant prefers to have rolled
curbing proved for the loop street, proposed 32nd Avenue, as well,
with barrier curbing on King Street.
The purpose of barrier curbing is to provide an additional
safeguard on streets with more traffic. The barrier curb tends to
keep cars in the street, making it harder for them to roll up onto
the property. King Street will connect to 32nd and 34th, will be
the prinary street carrying traffic in and out of this subdivision,
and should have barrier curbing. Based on the limited traffic to
be generated on the interior of the subdivision, it is appropriate
to allow the loop street and cul-de-sac, 32nd Avenue and 32nd
Place, respectively, to utilize rolled curbing. This is basically
consistent with the prior plat to the east. It is also similar to
the KKR project on 16th.
With respect to sidewalks, a neighbor outside this plat was
concerned that sidewalks might be extended onto 34th Avenue to the
north. She is opposed to that, and was assured at the hearing
that there will be no sidewalks extended outside the boundaries of
this plat.
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CIT' AND COUNTY OF v AK IMA
POST OFF(CE 80x 4
YAKIMA WASHINGTON 98907
(509`2,48 0706
7.10 Streets - All streets will be constructed to City
standards and dedicated to the public, as shown on the plat.
An access easement is located on the west side of this plat.,
providing access to property to the west. There are actually two
easements. One services existing property located within the plat:,
and will be extinguished as longer necessary after this plat is
approved. The other easement provides access to the west, and will
be maintained. The easement which will be extinguished is the 35
foot wide easement, of which 20 feet is on the proposed plat. This
currently provides access to the mobile home and barns. The other
easement is 30 feet wide, with 15 feet on this plat, with the
regaining 15 feet on the property to the west. That easement will
be protected, and will be served by a curb cut on the new street
where 34th intersects with King. Furthermore, the applicant has
agreed to fence the east line of that easement, preventing
utilization by homeowners in lots 10 through 12 of that easement.
This was a subject of sone discussion at the hearing between Bill
Doyle, who owns sone of the property on the west, and the
applicant. A fence is agreeable to both parties.
8. Yakima Urban Area Comprehensive Plan. This project is
consistent with the commitment to maintain low density residential
development in R-1, consisting of up to seven dwelling units per
net residential acre. This density is approximately 4.6. It is
compatible with nearby residential areas which have been developed
as low to moderate density residential neighborhoods. Al]. utility
services are available. This project is consistent with the goals
and policies expressed in the comprehensive plan for housing.
9. Yakima Urban Area Zoning !Ordinance. This project
complies with the requirements of YMC §15.05.030 concerning site
design and improvement standards for creation of new lots. It is
also consistent with the Floodplain Overlay Zoning District created
in the ordinance. That overlay district establishes special
development standards. By developing a 45 foot wide buffer from
the stream bank, the 100 -year floodplain appears to be contained
within the drainage easement, thereby complying with the
development restrictions and eliminating the need for additional
EXAMINER'S RECOMMENDATION - 7
-HEARING EXA).1!NEP
FOR THE
CITY ANO COUNTY OF YAK IMA
RO T OFFICE BOX 4
YAKIMA W4SHNGTON 98907
(503 248.0706
rm
review. Any future proposals for development within the Floodplain
Overlay District would be subject to zoning review.
The criteria for the Overlay District are set forth at YMC
15.05.030(15). They include, among others, provisions for
restricting or prohibiting uses which may cause dangerous increases
in erosion, flood heights, or flood velocities. Uses vulnerable to
floods are to be protected from flood damage. Alteration of
natural floodplains and stream channels is to be minimized.
Filling, grading, and other development which may increase flood
da: -.age is to be controlled. The City and County Shoreline Master
Progran is to be implemented. The purposes of these provisions are
to protect hunan life and health, minimize expenditure of public
money for flood control projects and rescue efforts, to minimize
danage to public infrastructure improvements, to protect stream
chi. -els fro: encroachment so that flood heights and flood damage
will not be appreciably increased, to implement the national flood
insurance program, and to put those who occupy or purchase flood
hazard areas on notice of the flood hazards and their
responsibilities.
I -position of the 45 foot wide buffer complies with these
requirements, and is supported by the evidence in this case, due to
the location of the creek relative to the slope and floodplain.
Whether a 45 foot wide buffer should be adopted as a matter of
policy, without regard to the evidence in a specific case, does not
need to be decided here.
10. Environmental Review - A Determination of Non-
significance was issued by the City Planning Department on March
28, 1993.
11. Notice. Public notice of the hearing was provided in
accordance with the ordinance.
From the foregoing Findings, the Examiner makes the following:
CONCLUSIONS
1. The Examiner has jurisdiction.
2. The proposed subdivision conforms with the goals and
policies of the Yakima Urban Area Comprehensive Plan, the intent of
EXAMINER'S RECOMMENDATION - 8
HEARING EXAMINER
FOR THE
CIT' AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA WASHINGTON 98907
(509) 248-0706
the Yakima Urban Area Zoning Ordinance, the provisions of the
Yakima City Subdivision Ordinance, Title 14, and will serve the
public use and interest, subject to the conditions set forth in the
Recommendation below.
Based upon the foregoing Findings and Conclusions, the
Examiner submits to the Yakima Board of County Commissioners the
following:
RECOMMENDATION
Approval of the proposed subdivision subject to the following
conditions:
1. The final amended plat shall be in substantial
conformance with the preliminary plat under review, with respect to
lot sizes, layout, road alignment and design, utility placement and
easements, streetlights, fire hydrants and sidewalks; and shall be
prepared in conformance with Y'MC 14.25.
2. All lots shall be served with public sewer and domestic
water.
3. All public and private utilities shall be placed
underground.
4. Fire hydrants shall be provided and installed by the
de.:eicper at locations and to the specification of the City of
Yak:r3 Codes Administrator.
5. The City Engineer shall approve street light, water,
se,er and irrigation line plans, specifications and easements, and
drainage facilities for the public streets.
6. The City Engineer shall approve road improvement plans in
conformance with the preliminary plat. Streets shall be improved
with street surfacing, barrier curb, gutter and sidewalks on cne
side of the streets. Rolled curbing may be used in place of
barrier curb on proposed 32nd Avenue and proposed 32nd Place.
King Street shall have barrier curb on both sides of the street..
7. A method of dust control during the construction phases
shall be submitted to, and approved by, the Yakima County Clean Air
Authority. A written copy of their approval shall be submitted to
the Department of Economic Development prior to construction of any
EXAMINER'S RECOMMENDATION - 9
HEARING EXAMINEF
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
VAKIMA KAS INGTON 98907
(509` 246-0706
work phase. The developer shall designate a responsible party for
contacts during working hours regarding alleged air quality
violations.
8. Prior to recording the final amended plat or issuance of
building permits, all required plat improvements, i.e., roads,
utilities, streets, sidewalks, public water and sewer systems and
drainage facilities shall be installed, or a surety or bond pledged
to ensure installation within one (1) year of subdivision approval.
9. Notes upon the face of the plat shall indicate the
following:
A. Portions of lots 13-17 and 22-25 are within the
Floodway and 100 -Year Flood Plan as described in the Federal
Emergency Management Agency (FEMA) "Flood Boundary and Floodway
Map" for the city of Yakima, Washington, dated December 15, 1981
(CcrJnaty Panel Number 530311 0003). Any development or
ccnstr.:cticn of any type within the 100 Year Floodplain or Floodway
is sect to pertinent Federal, State, and Local review and/or
re^uiat,ons.
B. No development, including construction requiring a
building permit, land -filling, or fencing other than non -slatted
cyclone fencing, shall be permitted within the Drainage Easement on
pertacns of Lots 13-17 and 22-25.
10. A natural buffer shall be identified on the plat 45 feet
wade from the northwest bank of Wide Hollow Creek, measured from
the ordinary highwater mark which shall be treated as the
vegetation line.
11. Fencing is to be required on the access easement line on
the west side of lots 10, 11, and 12. The easement referred to is
the 30 foot easement, with 15 feet located on the subject property,
designed to service property to the west. The existing easement
servicing property on the interior of the plat shall be eliminated
and not reflected on the preliminary plat. Fencing shall be 6 foot
high.
12. A curb cut shall be installed, at the developer's
expense, to serve the access easement on the west side of the
EXAMINER'S RECOMMENDATION - 10
HEARING EXAMINER
FOR THE
CIT' AND COUNTY OF YAKIMA
POST OFFICE BOX d
YAKIMA wASHINGTON 98907
(509 248-0706
proposed plat. Curb cut design and location shall be approved by
the City Engineer prior to approval of the final plat.
13. The applicant must submit a copy of deed for right-of-
way, needed for extension of South 34th Avenue, that is owned by
the adjacent property owner (County Parcel #181334-11006).
14. The final plat must reflect lot sizes or verification of
lot size by a registered civil engineer must be submitted with
final plat. Lots must conform to Subdivision and Zoning Ordinance
Standards (YMC Ch. 14.30 & YMC §15.05.030).
DATED this /� day of June, 1993.
PHILIP A. 1B
Hearing Examiner
EXAMINER'S S RECOMMENDATION - 11
HEARING EXAMINER
FOR THE
CITY ANC'"`" COUNTY OF YAKIMA
POST IDPFICE BOx 4
YAKIMA WASHINGTON 98907
(505 248 0706