HomeMy WebLinkAboutR-1994-133 Chestnut Grove Development•
RESOLUTION NO. R-94- 133
A RESOLUTION concerning the master application to redivide a portion of the
existing Amended Plat of Chestnut Grove Development, creating
a new 32 lot residential plat in the vicinity of 5101 W. Chestnut
Ave.
WHEREAS, on June 9, 1994, the Hearing Examiner held a public hearing to
consider the master application (UAZO Prel Long Plat #1-94 and UAZO CL(3)#2-94)
submitted by Group M Construction for property located in the vicinity of 5101 W
Chestnut Ave., within lots 2 and 3 of the Amended Plat of Chestnut Grove
Development, for
• Redivision of lot 2 together with most of lot 3 of the existing Amended
Plat of Chestnut Grove Development into 32 lots, and
• Class 3 review of newly proposed multi -family, planned residential
development providing 96 dwelling units on 11 duplex, 10 tri-plex and
11 four-plex lots, and
• Administrative adjustment of development standards to allow tandem
parking and to reduce building setbacks and lot coverage limits, and
• Vacation of a portion of a public utility easement, resulting in a new
easement and rerouting of an existing sewer main, and
WHEREAS, on August 19, 1994 the Hearing Examiner issued his Examiner's
Recommendation, recommending approval of the master application subject to
several conditions, and
WHEREAS, the project represented by the master application conforms in
all essential respects to earlier forms of the project which have been previously
approved by this Council, and
WHEREAS, each voting Council member declared that he or she had had no
contact with either the applicant or opponents of this preliminary plat, and the
City Council determined by motion that the Recommendation of the Hearing
Examiner should be adopted, now, therefore,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA.
The Yakima City Council hereby affirms and adopts the Findings and
Conclusions and Recommendation of the Hearing Examiner's Recommendation,
Examiner No I94-4-22, a true copy of which Examiner's Recommendation is
attached hereto as "Exhibit A" and is incorporated herein by reference All
approvals, findings of compliance or compatibility expressed by this resolution
lap\land use\chestnut grove\prelim plat res 9/23/94 11 12 AM
Chestnut Grove Replat• Resolution Approving Preliminary Plat -- Page 1
are specifically conditioned on the pertinent requirements stated as part of the
Hearing Examiner's specific Recommendation, on pages 10 through 13 of Exhibit
A, which requirements are understood as conditions precedent to approvals and
findings of compliance or compatibility City Council finds formally that, as a
matter of fact, the master application for Redivision of a Portion of the Amended
Plat of Chestnut Grove Development, including UAZO Sub/Prel Long Plat #1-94,
UAZO CL(3) #2-94, and UAZO EC #6-94 conforms with the City of Yakima Zoning
Title, YMC 14 25 110 and other applicable land use controls, and is hereby
generally approved. As a matter of Class 3 review, the multi -family residential
and planned residential aspects of the proposed subdivision are compatible with
surrounding land uses. The requested administrative adjustments are approved.
The preliminary long plat for the redivision of a Portion of the Amended Plat of
Chestnut Grove Development, is hereby approved. The requested vacation and
release of those utility easements shown on the previous Amended Plat of
Chestnut Grove Development which lie within the boundaries of this redivision
are approved, but this approval shall not have any effect until a final plat,
showing new easements approved by the City Engineer, is duly recorded with the
Yakima County Auditor
ADOPTED BY THE CITY COUNCIL this 27th day of September , 1994
ATTEST
Ka.)-„,2_0—
City Clerk
Mayor
lap\land use\chestnut grove\prelim plat res 9/23/94 11 12 AM
Chestnut Grove Replat: Resolution Approving Preliminary Plat -- Page 2
•
ISSUED: AUGUST 19, 1994
Master Application by
Group X Construction
for Revising the Amended
Plat of Chestnut Grove
Development at 50th & Chestnut)
EXAMINER'S RECOMMENDATION
County No. Preliminary Plat
#1-94
Examiner No. I94-4-22
A public hearing was conducted on June 9, 1994. The staff
report presented by Larry Lehman recommended approval. There was
some opposition from owners or residents of that portion of the
Chestnut Grove plat already developed along 50th. The Examiner
inspected the property prior to the hearing.
SUMMARY OF RECOMMENDATION. This project should be approved.
From the view of the site, the matters contained in the
official record including the Staff Report, a review of both the
Yakima Urban Area Comprehensive Plan and the Yakima Urban Area
Zoning Ordinance, and from evidence received at the hearing, the
Examiner makes the following:
FINDINGS
1. Applicant. Group M Construction, represented by Tim
Monahan.
2. Location. 5101 West Chestnut Avenue, consisting of lots
2 and 3 of the Amended Plat of Chestnut Grove Development.
3. Application. This is a master application, containing
the following elements:
A. Redivision of a portion of an existing plat,
developing a new 32 lot residential plat within what is now lots 2
and 3 of the Amended Plat of Chestnut Grove Development.
B. Class 3 use for multi -family residential; develop-
ment is to include three and four dwelling unit structures which
are subject to Class 3 review and approval.
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
HEARING EXAMINER
FOR THE
CIT' AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
C. Class 3 use for planned residential development;
permitting clustering of several structures on one parcel.
D. Administrative adjustment of development standards
to allow tandem parking and to reduce building setbacks.
E. Vacate a portion of a public utility easement,
resulting in a new easement and rerouting of an existing sewer
main.
4. Current Zoning and Land Use. This property is currently
vacant and zoned R-2.
Adjacent properties have the following characteristics:
Location Zoning Existing Uses
North R-2 Undeveloped
(This has been previously approved for a senior citizen
multi -story building as proposed by Group M. Also to the
north is the Leavitt Insurance Office, Kindercare, and
other office and bank facilities.)
Southeast (across Chestnut) R-2 Single family,/
duplexes
Southwest (across Chestnut) R-2 Mini -storage and
electrical
substation
East
R-2 Undeveloped and
duplex
condominiums
(These include the duplex condominiums on the cul-de-sacs
on the east side of 50th, together with property
currently being built out as duplex condominiums on
the west side of 50th.)
West
R-1 Single-family
residential and
M-1 light -
industrial (fruit
packing)
5. Project Description and Background. Mr. Monahan has been
working at developing this property since 1987. He has always had
in mind a high density residential project, coupled originally with
a senior citizen multi -story residential facility directly south of
EXAMINER'S RECOMMENDATION - 2
Chestnut Grove Replat: Resolution Approving Preliminary Plat -- Exhibit A
HEARING EXAMINEE'
FC)R THE
CITY AND C:CwNTV OF YAKIMA
POST OFFICE BOX 4
YAKMA. (NASiIINGTON 913907
(5081248-0706
Kindercare, and some retail uses up in the vicinity of Conover
Insurance. Since his activities in 1987, he has constructed 50th
south from Summitview. All of the office development in the
vicinity has occurred since construction of 50th. This includes
the new Conover office, the dental offices, Dave Mahoney's export
business, as well as the insurance office and the credit union.
During the same time period, Tim Monahan has developed
the east side of 50th with the cul-de-sacs and duplex condominiums.
He is currently building out on the west side of 50th, leaving the
large parcel west of 50th, south of Kindercare and the insurance
office. This parcel has access primarily to Chestnut, together
with a connection to 50th between Leavitt's insurance office and
the northern -most duplex condominium.
This proposal contemplates merging that portion of lot 3
which fronts on 50th with existing lot 1, which contains all of the
duplex condominiums on both sides of 50th Avenue. As reflected on
the site plans, the northeast corner of lot 3, approximately 60
feet by 105 feet, would become part of lot 1, deleted from this
project, and presumably available for additional duplex condominium
construction consistent with the current theme on North 50th
avenue.
Lot 2 and 3 are about 7 acres. This proposal would
construct a loop road, with both entrances off Chestnut. The loop
road would service 32 lots created out of existing lots 2 and 3.
There would be 11 duplex lots, 10 tri-plex lots, and 11 four-plex
lots. Creation of the lots is simply a long plat, which in this
instance conforms with all the normal plat requirements.
The proposal to include three and four dwelling unit
structures on one lot requires Class 3 review in the R-2 zone.
Thus, the multi -family residential aspect of this with'respect to
the tri-plex and four-plex lots requires a higher level of review.
The duplex lots are permitted outright in R-2.
There is a possibility that some of these multi -family
units may be separated from each other on the same lot, rather than
connected in one structure like the typical duplex. If this
project is built with separate buildings on one lot, the zoning
EXAMINER'S RECOMMENDATION - 3
Chestnut Grove Replat: Resolution Approving Preliminary Plat - Exhibit A
HEARING EXAMINER
FOR THE
Cm AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
ordinance treats that as a planned residential development
requiring Class 3 review. Since the dwelling unit densities would
not change, it is reasonable to use the same standards for
reviewing the multi -family residential aspect and the planned
residential development aspect.of this proposal.
Because of the dwelling unit density, the applicant is
requesting adjustment of the 50% lot coverage standard. The
adjustment requested ranges from 58% to 76% lot coverage. At this
point, there is a general desire to build one story rather than two
stories units. If one story units are built, they tend to cover
more of the lot. Two story units would more easily comply with the
lot coverage limitations, but would be less accessible,
particularly to senior citizens. In order to continue the sense of
community created by the applicant on 50th, and as compensation for
the increased lot coverage, the preliminary plat includes sidewalks
on both sides of the street, which are not normally required by the
city's subdivision ordinance.
Another administrative adjustment is requested concerning
tandem parking. The recent amendments to the zoning ordinance
allowed tandem parking not only for single family housing, but also
for duplexes. Formerly tandem parking had been prohibited for
duplexes. Apparently the ordinance was not amended to allow the
same for tri-plex and four-piex units. Mr. Monahan requests that
tandem parking be allowed for all units.
Tandem parking means allowing one car to park behind
another, allowing two parking spaces to be counted as meeting the
parking requirements. In other words, a car in a garage, and a car
on the driveway leading into the garage stall would constitute two
rather than one parking spaces.
Allowing tandem parking will avoid further increasing lot
coverage, allows more openness, and reduces development costs.
The third adjustment deals with building setbacks from
the front and side yards. The proposal for the tri-plexes and
four-piexes is to reduce the front yard setback by one foot, from,
45 feet from the centerline to 44 feet.
EXAMINER'S RECOMMENDATION - 4
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
HEARING EXAMINER
FOR THE
CT' AND COUNTY OF YAK INIA
POST C)FFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
With respect to duplexes, the request is for a 38 foot
front yard setback, an adjustment reducing the setback 7 feet, from
45 to 38.
The side yard setback adjustments deal with lots which
have a street as a side yard. Normally side yard setbacks are
measured 5 feet from the property line, but in this instance the
lots have a side yard on the street. The setback in that instance
is 40 feet from the centerline. This proposal is to reduce that 5
feet, from 40 to 35 feet.
As originally approved in 1988, this same land could have
built out with 120 units, utilizing 25 foot wide paved private
roads. This proposal is for 96 units, with standard streets
consisting of 50 feet of dedicated right-of-way and 32 feet of
pavement, with sidewalks on both sides and all normal urban
services.
There has been an attempt over the years to maintain
consistency in analysis of this project. As originally proposed,
the overall dwelling unit density was calculated on the entire
project, with some portions being higher density than others.
Utilizing that same approach, this project, covering all of the 32
lots, results in a dwelling unit density of 18.32 units per net
residential acre. It is difficult to compare this density with the
120 units permitted in the first approval in 1988, because that
utilized private streets. Private streets are not subtracted from
the total area, whereas public streets are, which results in a
"net" residential area.
Individual lots with a small number of units are much easier
to finance and sell than the larger project originally envisioned.
6. Proposed Subdivision Specificat ,ons.
6.1 Total Area - Approximately 7 acres.
6.2 Number of Lots - 32
6.3 Lot Size. Lot size ranges from 7,001 to 8,905
square feet. The minimum permitted in R-2 for a detached single-
family dwelling is 6,000 square feet. Duplexes may be built on a
7,000 square foot lot. Multi -family dwellings and planned
EXAMINER'S RECOMMENDATION - 5
Chestnut Grove Replat: Resolution Approving Preliminary Plat - Exhibit A
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA WASHINGTON 98907
(509)248.0706
residential developments are analyzed by dwelling unit density
rather than lot size (YMC Chapter 15.07, Table 5-2).
6.4 Dvellinq_Jrnit Density - The dwelling unit
density for this project is 18.3. The R-2 zone is intended to deal
with densities normally up to 12 dwelling units per net residential
acre, except that development up to 18 units per acre may be
allowed as a Class 3 use pursuant to Table 4-1. (YMC
15.03.030(3)).
6.5 Water Supply - Public water.
6.6 Sanitary Sewage Disposal - Public sewer.
6.7 Storm Water Drainage - Onsite retention with
respect to individual lots.
6.8 Public Street Drainage - Will be handled by
drywells.
6.9 npeofHousing - Site built, one and two
stories, subject to the 35 foot maximum building height limitation
of the R-2 zone (YMC Chapter 15.05, Table 5-1).
6.10 Curb/ Streets - Chestnut Avenue will be revised
on the north side, adjacent to this subdivision, to provide curb,
gutter, and sidewalk, with new paving and streetlights as required.
Chestnut is a local access street with 50 feet of right-of-way.
Improvements to Chestnut shall be 16.5 feet from the centerline of
the pavement to the back of the curb.
The interior loop street will have a rolled curb,
sidewalks on both sides, streetlights, and will be built to local
access street standards, with 32 feet of pavement width.
6.11 Utility Easements - Easements will be reflected
on the plat, with all utilities underground. This proposal
requires vacating a small portion of a public utility easement
within the amended plat of Chestnut Grove. A new easement serving
the need provided by the vacated easement will be included as part
of the plat. The existing sewer main within that portion of the
vacated easement will be replaced within the new easement. There
is no public benefit to maintaining the existing easement.
6.12 Parks and 114ygrouads - None are required by
city ordinance. This project is located two blocks from the Holy
EXAMINER'S RECOMMENDATION - 6
Chestnut Grove Replat: Resolution Approving Preliminary Plat -- Exhibit A
HEARING EXAMINER'
FOR THE
CRY ANO COUNTY OF YAKIMA
POST OFFICE BOX 4
YAK MA. WASHINGTON 973907
(509) 248-0706
Family grounds, twelve blocks from Summitview School, and eight
blocks from Eisenhower. Gilbert Park is about ten blocks away.
All of these facilities have large open areas.
6.13 Provision for Schools - No provisions for
schools are made, and nothing is required by local ordinance.
State law requires an affirmative finding when approving a
subdivision that adequate facilities for schools are made. The
West Valley School District requested that the developer pay a
mitigation impact fee of $799,705.75. No one from the district
attended the hearing, and the district did not appeal the SEPA
determination.
With respect to this specific project, it has been
ongoing in various forms since 1988, and the land has been zoned R-
2 for a substantial period of time. It is reasonable to expect
that the school district has been aware of this R-2 zoning, has
anticipated its eventual development, and has therefore
incorporated the possibility of its development in their prior
long-term planning. This is not a change of use, nor is it a
rezone. This project does not change the expected development
trend of the area, and does not represent a surprise to the school
district. Accordingly, provisions for schools are deemed adequate.
7. Class 3 Review of Multi -Family and Planned Residential
Development - This project is consistent with the various
development proposals which have previously been approved on this
project, and averages the dwelling unit density over the entire
parcel. The existing dwelling unit density on this project is
18.32 dwelling units per net residential acre. If the dwelling
unit density of the previously developed duplex condominiums on
both sides of 50th were included, the overall density would be
below 18 units per acre. Accordingly, this project as proposed
meets the upper limit dwelling unit limitation of the R-2 zone.
The policy issue is whether to look at very small portions of the
project or the entire project in determining dwelling unit density.
In this instance, if one looked only at the planned residential
development or multi -family development on the tri-plex and four-
piex lots, the calculation would be about 25 units per net acre.
EXAMINER'S RECOMMENDATION - 7
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
It is more appropriate, however, to view this project in its
entirety, to maintain the continuity of analysis which has been
utilized since 1988, and to measure the impact of this entire
project on the surrounding area. If this were a small project,
involving one lot with a four-plex in an existing built -out
neighborhood, one lot with a very high dwelling density might not
be permitted, even if overall density of the neighborhood, with the
project, might be less than 18 units. The point is to look at the
project at hand, including all of its components, not isolating any
single factor.
As designed, all street access will be off Chestnut. As
50th has been built and developed, there has been increasing
concern about the amount of traffic on 50th. The street was
designed with the potential traffic flows in mind. Nevertheless,
currentresidents on the street complain of excess traffic. This
projectwill channel the traffic to Chestnut. Some of that will
inevitably utilize 50th, but with Chestnut's proximity to the cross
street of 48th, and the parallel arterial of Tieton, the impact on
50th will be alleviated. Furthermore, and perhaps more
importantly, when 50th was designed, it was intended to accommodate
the traffic from this entire project.
8. Administrative Adjustments - The nature of the
administrative adjustments have previously been outlined. They all
meet the requirements of YMC §15.10.020. They allow flexibility of
design and conformation of this project with the nature of the
residential development already built as part of the Chestnut Grove
project. The already built portions of this project represent some
of the nicest neighborhood living to be found in Yakima. A real
sense of community is developed by the coherent design coupled with
street trees, sidewalks, and landscaping. These adjustments will
facilitate the possible continuation of the existing quality
development.
9. Phased Construction - Mr. Monahan hopes to develop this
project in two phases. Phase one of the subdivision would include
lots 1 through 15, representing the south half of the land. A
EXAMINER'S RECOMMENDATION - 8
Chestnut Grove Replat: Resolution Approving Preliminary Plat - Exhibit A
HEARING EXAMINER
FOR THE
Cm AND COUNTY OF YAICMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
private temporary easement would be provided north of lot 8 to
connect the north ends of the loop road in order to aid traffic
circulation and emergency vehicle access. The easement would be
abandoned upon construction of the second phase. The phasing is
appropriate, but the easement should be hard surfaced, although not
necessarily built to local access street standards. The timing and
installation of infrastructure with respect to phase one and phase
two of the preliminary plat can certainly be accommodated.
Presumably Mr. Monahan would receive preliminary plat approval for
both phase one and phase two, and then come in and construct the
infrastructure for phase one, after which he would receive final
plat approval for phase one.
Approval of the administrative adjustments and the multi-
family planned residential development aspect can accommodate
flexibility as to which lots are built out as duplex, tri-plex or
four-piex lots. From the standpoint of both Class 3 review and the
criteria for administrative adjustments, there is no reason not to
allow the developer flexibility to make those decisions as late in
the development as possible. The only requirement will be that the
lot sizes and associated administrative adjustments must match the
conditions of approval.
10. Urban Area Comprehensive Plan - This project complies
with the plan, which contains a strong commitment to providing a
variety of housing within areas receiving the full range of urban
services. This type of infill development is specifically
contemplated by not only the comprehensive plan but also the zoning
ordinance. It makes efficient use of the existing transportation
and infrastructure network, and is compatible with the adjacent
residential and light industrial uses. The biggest problem with
compatibility with the fruit packing is the tendency for truck
drivers to utilize 50th and to park on Chestnut waiting until they
can get into the warehouse area. Those are traffic enforcement
problems related to the industrial use, and are not caused by this
project. To the extent that Chestnut is improved and has two
additional streets accessing it, there will be less of a tendency
EXAMINER'S RECOMMENDATION - 9
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248-0706
for trucks to park along the shoulder in that area. Now it is
vacant land and a good place to idle.
11. Yakima Qrban Area Zonina Ordipance. The various
provisions of the ordinance have been reviewed above. This
project, as adjusted, will be consistent with the goals and
specific development standards of the ordinance.
12. $nvironmeatal Review. A Determination of Non-
significance was issued by the City on March 25, 1994.
13. 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. This master application conforms to the goals and
policies of the Yakima Urban Area Comprehensive Plan, the intent of
the Yakima Urban Area Zoning Ordinance, the provisions of the
Yakima City Subdivision Ordinance, and will serve the public use
and interest, subject to the conditions set forth in the
Recommendation below.
3. All notice provisions of the ordinance have been complied
with.
Based upon the foregoing Findings and Conclusions, the
Examiner submits to the Yakima Board of County Commissioners the
following:
RECOMMENDATION
Approve this master application as follows:
A. Approve the preliminary plat. Final plats may be
submitted in two phases. A paved private temporary access easement
shall be provided north of lot 8 in the event of phased approval.
The easement shall be abandoned upon completion of the second
phase. Final plat approval shall contain the following items:
1. The final 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,
EXAMINER'S RECOMMENDATION - 10
Chestnut Grove Replat: Resolution Approving Preliminary Plat -- Exhibit A
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248-0706
street lights, fire hydrants and sidewalks; and shall be prepared
in conformance with YMC 14.25. Sidewalks shall be constructed on
both sides of the internal street system; rolled curbing shall be
permitted.
2. Utility easements to be vacated shall be fully and
accurately defined. Such vacation is subject to approval of the
final amended plat reflecting new public utility easements and
becomes effective when such amended plat is properly recorded with
the Yakima County Auditor.
3. A11 lots shall be served with public sewer and
domestic water.
4. All public and private utilities shall be placed
underground.
5. Fire hydrants shall be provided and installed by the
developer at locations and to the specification of the City of
Yakima Codes Administrator.
6. City Engineer approval of street light, water, sewer
and irrigation line plans, specifications and easements and
drainage facilities for the public streets.
7. City Engineer approval of road improvement plans in
conformance with the preliminary plat. Chestnut Avenue shall be
improved with street surfacing, barrier curb, gutter, and 5 -foot
wide sidewalks along the frontage of this site. Interior streets
may be developed with barrier or rolled curbing, gutter, street
lighting, and sidewalks.
8. A method of dust control during the construction
phases shall be submitted to, and approved by, the Yakima County
Clean Air Authority. A written copy of their approval shall be
submitted to the Department of Economic Development prior to
construction of any work phase. The developer shall designate a
responsible party for contacts during working hours regarding
alleged air quality violations.
9. 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 system
and drainage facilities shall be installed, or a surety or bond
EXAMINER'S RECOMMENDATION - 11
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKINA. WASHINGTON 98907
(509) 248.0706
pledged to ensure installation within one (1) year of subdivision
approval.
10. Prior to recording the final plat, provision must be
made to merge that portion of the existing lot 3 not included :in
this replat with lot 1 of the .existing plat.
11. Specific location of duplex, tri-plex, and four-plex
lots may be determined by the developer prior to final plat
approval.
B. The planned residential development with potential
individual dwelling units separated by 5 feet or more, and multi-
family dwelling units, should be approved subject to the following
conditions:
1. Development shall be in substantial conformance to
the site plan.
2. A maximum of 96 dwelling units shall be permitted.
3. A view obscuring 6 -foot high fence shall be required
along the west property line of the subdivision prior to final plat
approval.
4. Specific location of the tri-plexes and four-plexes,
whether connected or freestanding, may be determined by the
developer subject to compliance with set ]back and :lot coverage
requirements.
C. Adjustment of development standards is approved as
follows:
approved
1. Front yard set back adjustments:
a. A 44 -foot setback from the centerline is
for no more than 21 lots, accommodating the proposed tri-
plex and four-plex development.
b. A 30 -foot setback from the centerline is
approved for 11 duplex lots.
2. Side yard setback adjustment. A side yard setback
of 35 feet from the centerline is approved for 2 lots.
3. Lot coverage adjustments are approved for all 32
lots. The number of lots and the permitted lot coverage adjustment
is set forth below. The actual lots and their permitted
coverage shall be reflected on the final. plats.
EXAMINER'S RECOMMENDATION - 12
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
lot
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAK IMA. WASH ING TON 91390 7
(509) 268.0706
No. of Lots Percentages
1 58%
2 60%
4 61%
1 62%
7 63%
1 64%
1 66%
1 68%
1 72%
2 73%
6 74%
5 76%
D. Adjustment of parking standards to allow tandem parking
for two vehicles to count as two spaces is permitted.
E. Vacation of a portion of the utility easement crossing
through lot 1 of the proposed subdivision, subject to approval of
the final amended plat as proposed herein. The sanitary sewer main
with the easement must be relocated into the proposed public right-
of-way and existing main abandoned in place prior to final vacation
of the easement.
DATED this IG( day of August, 1994.
Hearing Examiner
EXAMINER'S RECOMMENDATION - 13
Chestnut Grove Replat: Resolution Approving Preliminary Plat — Exhibit A
HEARING EXAMINER
FOR THE
C11v AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
1509> 248-0706
Chestnut Grove Replat: Resolution Approving Preliminary Plat -- Exhibit A