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Home My WebLink AboutR-1995-056 Suncrest II• RESOLUTION NO R-95- 56 A RESOLUTION concerning the application submitted by Brian J Busey for an eighteen lot subdivision known as Kissel Park Estates south of the existing Suncrest II subdivision and west of South 27th Avenue, City No. UAZO Preliminary Plat #4-94 approving the preliminary long plat, subject to certain conditions. WHEREAS, on November 10, 1994, the Hearing Examiner held a public hearing to consider the application for an eighteen lot subdivision known as Kissel Park Estates south of the existing Suncrest II subdivision and west of South 27th, Avenue, submitted by Brian J Busey, City Number UAZO Preliminary Plat #4- 94, and WHEREAS, on March 6, 1995 the Hearing Examiner issued his Examiner's Recommendation (Examiner's No I94-4-48), recommending approval of the proposed subdivision subject to several conditions; and WHEREAS, the proposed subdivision conforms with the Urban Area Zoning Ordinance (YMC Title 15), YMC 14 25 110, and other applicable land use controls, and approval of the proposed preliminary long plat is in the best interests of the City of Yakima, and WHEREAS, at its public meeting on March 28, 1995 the City Council determined by motion that the Recommendation of the Hearing Examiner should be affirmed and adopted, each Council member affirms that he or she had no contact with either the applicant or opponents of this preliminary plat, and and now, therefore, BE IT RESOLVED BY THE CI -TY COUNCIL OF THE CITY OF YAKIMA. The Yakima City Council hereby affirms and adopts the Findings and Conclusions and the conditions of approval presented as part of the Hearing Examiner's Recommendation, Examiner's No I94-4-48, a true copy of which Examiner's Recommendation is attached hereto as "Exhibit A" and is incorporated herein by reference. City Council finds formally that, as a matter of fact, the application submitted by Brian J Busey for an eighteen lot subdivision known as Kissel Park Estates south of the existing Suncrest II subdivision and west of South 27th Avenue, City Number UAZO Preliminary Plat #494 conforms with the Urban Area Zoning Ordinance (YMC Title 15), YMC 14 25 110, and other applicable land use controls All approvals and findings of compliance expressed by this resolution are specifically conditioned on the eleven conditions appearing under the heading "RECOMMENDATION" on pages 4 - 5 of the Hearing Examiner's lap/land use/subdivision/platting/busey/kissel park/prelim plat res 4/7/95 10:31 AM- BUSEY — KISSEL PARK ESTATES — UAZO PREL LONG PIAT NO 41994 RESOLUTION APPROVING PRELIMINARY PIAT — Page 1 Recommendation. Preliminary plat approval of the eighteen lot subdivision known as Kissel Park Estates south of the existing Suncrest II subdivision and west of South 27th Avenue, proposed by Brian J Busey, City Number UAZO Preliminary Plat #4-94, is granted. ADOPTED BY THE CITY COUNCIL this \\-\' day of l3 &e,4 ATT Mayor City Clerk lap/land use/subdivision/platting/busey/kissel park/prelim plat res 4/7/95 10:31 AM BUSEY — KISSEL PARK ESTATES — UAZO PREL LONG PLAT NO 4-1994 RESOLUTION APPROVING PRELIMINARY PLAT — Page 2 , 1995 • RECEIVED MAR 0 71995 ISSUED: MARCH 6, 1995 CITY OF YAKIMA PLANNING DIV. Preliminary Plat Application ) EXAMINER'S RECOMMENDATION by Brian Busey Concerning an 18 Lot Plat ) CITY NO. UAZO in the 1600 Block Between ) Preliminary Plat #4-94 South 27th and South 28th ) Avenues ) Examiner No. I94-4-48 The final public hearing was conducted on November 10, 1994. The staff reported presented by Bruce Benson recommended approval. At this point there was no opposition. This decision constitutes a recommendation to the Yakima City Council, supported by written Findings and Conclusions. SUMMARY OF RECOMMENDATION. The Hearing Examiner recommends approval. 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. Brian J. Busey. 2. Location. The 1600 block between South 27th and South 28th Avenues consisting of parcel numbers 181335-22011 and 22009. 3. Application. Preliminary Plat. 4. Legal Description. The legal description set forth in the application is adopted and incorporated herein by reference. 5. Current Zoning and Use. These two parcels, approximately 4.26 acres, are currently undeveloped but utilized by the agricultural training program at Eisenhower High School. This property and all surrounding properties in the immediate area are EXAMINER'S RECOMMENDATION - 1 clap/land use/subdivision/platting/busey/kissel park/prelim plat res 4/7/95 10:08 AM BUSEY - KISSEL PARK ESTATES - UAZO PREL LONG PIAT NO 4-1994 RESOLUTION APPROVING PRELIMINARY PLAT - EXHIBIT A HEARING EXAMINER FOR THE CITY AND COUNTY OF YAKMA POST OFFICE 80X 4 YAKMA. WASHINGTON 98907 (509) 248-0706 zoned Single Family Residential (R-1). Land uses on all sides consist of single family housing, except that undeveloped Kissel Park is located on the west side. 6. Application and Background. This preliminary plat was originally submitted in May of 1994 as a master application,, nine lot subdivision. The master application included, in addition to the subdivision, a request for Class 2 review to allow duplexes in the R-1, single family zone and Class 2 review for a planned residential development which would allow several clustered duplexes to be built on a single lot. As originally submitted this request would have resulted in six single family homes, one duplex built on an individual lot,, and an additional six duplexes clustered three to a lot. Total density on this proposal would have been 20 dwelling units. At a public hearing held on July 14, 1994, the applicant requested and received a hearing continuance until August 11, 1994. Ori August 11, a further continuance was granted to an unspecified future date provided that the entire public notice process would be fully repeated and that the applicant would bear the advertising costs for the additional legal ads and the additional per lot subdivision fee. In late September a new plat layout was submitted that deleted requests for duplexes and planned residential developments; in so doing, the total number of lots was revised upwards from 9 to 18. As before, the plat is to be served by public sewer and water. South 28th Avenue, which currently stops at the property's north boundary, will be extended south and curve to the east (becoming Tahoma Avenue) to connect with South 27th Avenue. This new road will be dedicated to the public and improved with sidewalk, street lights, fire hydrants and curbing. This project has evolved from duplexes to single family houses, which is in response to substantial neighborhood concern about the impacts of duplexes in the area. As currently designed, the project will consist entirely of single family housing on single lots, created in one phase rather than several, with street improvements consistent with city requirements. EXAMINER'S RECOMMENDATION - 2 HEARING EXAMINER FOR THE CITY MICS COUNTY OF YAKMA POST OFFICE ®OX 4 llap/land use/subdivision/platting/busey/kissel park/prelim plat res 4/7/95 10:08 AM YAKMA %VASHrNGTON 918907 BUSEY -- K][SSEL PARK ESTATES — UAZO PREL LONG PLAT NO 41994 (509/ 248-0706 RESOLUTION .APPROVING PRELIMINARY PLAT — EXHIBIT A 7. Project Description. The interior street will extend south into this plat, connecting it to an east/west interior street tentatively named Tahoma Avenue, which connects with South 27th Avenue. An unusual side cul-de-sac is proposed which provides access to five lots, and meets the design approval of the City Engineer. Twelve of the eighteen lots are less than 8,000 square feet. Of these twelve, the majority are slightly over 7,000 square feet, which is the minimum permitted in the R-1 zone for single family detached housing. Six of the lots are over 8,000 square feet. Only one of the six is over 9,000 square feet. Lots larger than 8,000 square feet can be approved, pursuant to Class 2 review, for duplexes. In this instance, the developer, at least at this stage, is planning on single family houses only. The size of this project, net of the road, is approximately three and one-half acres. The standard dwelling unit density for single family houses in the R-1 zone is 7 units per acre, or the equivalent in this instance of 25 units. Currently only 18 are proposed. With respect to the streets, South 27th Avenue is unpaved on this frontage. The developer plans to build a half street, with curb and gutter. The conditions recommended by staff are acceptable to the developer. This project complies in all respects with the design standards of the subdivision ordinance and the urban area zoning ordinance. 8. State Environmental Policy Act. The City issued a Determination of Non -Significance on June 7, 1994. The revised application does not significantly alter, and in fact reduces the impact of the proposal; therefore the original DNS was retained. 9. 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. EXAMINER'S RECOMMENDATION - 3 llap/land use/subdivision/platting/busey/kissel park/prelim plat res 4/7/95 10:08 AM BUSEY — KISSEL PARK ESTATES — UAZO PREL LONG PIAT NO 4-1994 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 2. The proposed subdivision conforms with the goals and policies of the Yakima Urban Area Comprehensive Plan, the intent of the Yakima City Subdivision Ordinance, and will serve the public use and interest, subject to the conditions set forth in the Recommendation below. Based upon the foregoing Findings and Conclusions, the Examiner submits to the Yakima City Council the following: RECOMMENDATION Approval of this preliminary plat application, subject to the following conditions: 1. The final plat must be substantially the same with regards to :Lot sizes, layout, and road alignment as the preliminary plat and must be prepared in conformance with Tile 14.25 YMC. 2. All lots shall be served with domestic water and public sewer. 3. Street lights and fire hydrants shall be provided and installed by the developer at locations and to the specifications of the City of Yakima Codes Administrator. 4. Utility easements shall be provided at such locations as specified by utility providers. 5. Where possible all public and private utilities shall be placed underground. 6. All building setbacks for each lot shall be clearly shown on the face of the final plat. 7. City Engineer approval of water, sewer, and irrigation line pians, specifications and easements, and drainage facilities for the public streets before construction commences. 8. A method of dust control during the construction phases shall be submitted to, and approved by, the Yakima Clean Air Authority. A written copy of their approval shall be submitted to the Planning Department prior to construction of any work phase. The developer shall designate, during working hours, a responsible party to serve as a contact person regarding alleged air quality violations. EXAMINER'S RECOMMENDATION - 4 llap/]and use/subdivision/platting/busey/ldssel park/prelim plat res 4/7/95 10:08 AM BUSEY - KISSEL PARK ESTATES - UAZO PREL LONG PLAT NO 4-1994 RESOLUTION APPROVING PREL.IMINA.RY PLAT - EXHIBIT A HEARING EXAMINER FOR THE CITY AND MUNTY OF YAKIMA POST CFF1GE BOX 4 YAKMA. WAS w'lGTON 98907 (509) 248-0706 9. Public dedication and City Engineer approval of road plans in conformance with the preliminary plat, showing: A. A total of 50 feet of right-of-way improved to city local access street standards. This includes a curb and gutter, four foot sidewalk to match the sidewalk installed in Suncrest II, 32 feet of paving from face of curb, street lights at the radius of the curve where South 28th Avenue becomes Tahoma Avenue and one at the intersection of Tahoma Avenue and South 27th Avenue. B. Frontage improvements shall be constructed over the west half of South 27th Avenue, from the intersection of the existing improvements through to the intersection of the most southerly line of the plat extended easterly to the street. These improvements shall match the existing improvements along South 27th Avenue. 10. Prior to recording the final plat all required plat improvements shall be installed, or bonded for to insure installation within one year of subdivision approval. A vertical barrier curb shall be required on 27th, but rolled curbing is allowed in the cul-de-sac. 11. A survey shall be required prior to final plat approval, and all lots shall comply with the design requirements imposed by ordinance. DATED this to day of March, 1995. Hearing Examiner EXAMINER'S RECOMMENDATION - 5 llap/land use/subdivision/platting/busey/kissel park/prelim plat res 4/7/95 10:08 AM BUSEY - KISSEL PARK ESTATES - UAZO PREL LONG PLAT NO 4-1994 RESOLUTION APPROVING PRELIMINARY PLAT - EXHIBIT A HEARING EXAMINER FOR THE CRY AND COUNTY OF YAKIMA POST OFFICE BOX 4 YAKMA. WASHINGTON 98907 (9091 248-0706 • ;• r• .. tot►r dri Ips— 1 ge tee' i 1 i .N VEA/ t i ESE PARC •••••;... L' 41M1 --elli-1101111-8111-MIE-J d r .cam®® i ow � �dSNINCTOt dYE CITY OF YAKIMA, TASHINGTON Information Services - GIS FILE Na UAZO PREL LONG PLATI4-94 APPLICANT: BRIAN J. BUSEY REQUEST: 20 LOT PRELIMINARY LONG PLAT LOCATION: VICINITY OF 1608 S. 27111 AVE Scot. - 1 to 400 0 200 400 Pcrent Parcel(s) a City Limits Zoning 13oundn,o,,,, Ilap/land use/subdivision/platting/bUsey/kissel park/prelim plat res 4/7/95 10:08 AM BUSEY - KISSE.L PARK ESTATES - UAZO PREL LONG PLAT NO 4-1994 RESOLUTION APPROVING PRELIMINARY PLAT - EXHIBIT A