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HomeMy WebLinkAbout11/04/2008 10 2009 CDBG and HOME Annual Action Plan - Set Public Hearing Date • BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 1 O For Meeting Of November 4, 2008 ITEM TITLE: Set Date for Final Public Hearing on the 2009 CDBG and HOME Annual Action Plan SUBMITTED BY: Bill Cook, CED Director CONTACT PERSON/TELEPHONE: Michael Morales, Deputy Director of CED SUMMARY EXPLANATION: Each year as part of the process of developing and • approving the CDBG and HOME Annual Action Plan, the City of Yakima is required to hold a final public hearing to accept comments on the draft plan. Following this final hearing, the plan is subsequently approved for submission to HUD. Staff requests that Council set December 2, 2008, at 7:00 p.m., as the hearing date for City Council consideration of the CDBG and HOME Annual Action Plan. Resolution Ordinance Other (Specify) Contract Mail to (name and address): Funding Source APPROVED FOR SUBMITTAL: City Manager STAFF RECOMMENDATION: Approve date for hearing. BOARD /COMMISSION RECOMMENDATION: COUNCIL ACTION: BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON • AGENDA STATEMENT Item No. For Meeting of November 4, 2008 ITEM TITLE: Public Meeting to consider the final plat of Sierra Vista submitted by SBJ Joint Venture LLC. SUBMITTED BY: William R. Cook, Director of Community & Economic Development CONTACT PERSON/TELEPHONE: Jeff Peters, Associate Planner, 575 -6163 SUMMARY EXPLANATION: The Plat of Sierra Vista is a 30 -lot subdivision located in the vicinity of South 93 Avenue and West Walnut Avenue. In open Council session on December 4, 2007, the Hearing Examiners recommendation to approve this preliminary plat was accepted and preliminary plat approval was granted subject to conditions. The City Engineer's office has inspected the plat, as well as all completed improvements and has accepted financial security for all incomplete improvements on this plat and has signed the plat in affirmation of this fact. The Planning Division has likewise reviewed the final plat and finds it also to be in substantial conformance with the terms and conditions of the preliminary plat decision. . . YMC 14.20.210 sets forth the following process for final plat approval: 40 A. Upon receipt of a proposed final plat, the City Council shall at its next public meeting set a date for consideration of the final plat. Notice of the date, time, and location of the public meeting shall be given to the subdivision applicant, Surveyor, City Engineer, Office of Environmental Planning, and the Yakima County Health Officer at least four days prior to the date of the public meeting. B. The City Council shall review the final plat during the public meeting and shall approve the final plat if the Council determines that the final plat conforms to the conditions of preliminary plat approval and applicable state laws and meets the requirements of this title as they existed when the preliminary plat was approved. C. Upon approving any final plat, the City Council shall authorize the Mayor to sign the final plat as evidence of City Council approval. (Ord. 98-65 § 2 (part), 1998). Resolution X Ordinance Contract Other (Specify) Staff Report, Hearing Examiners Decision, Final Plat Diagram Funding Source APPROVAL FOR SUBMITTAL: \` V City Manager STAFF RECOMMENDATION: Adopt resolution authorizing the Mayor to sign the final plat of Sierra Vista. 'llIl BOARD RECOMMENDATION: The Hearin Examiner recommended preliminary plat 9 P rY P approval on November 14, 2007 COUNCIL ACTION: • RESOLUTION NO. R -2008- A RESOLUTIO approving _ the final plat of Sierra Vista, a 30 -lot subdivision located in the vicinity of South 93` Avenue and West Walnut Avenue, and authorizing the Mayor to sign the final plat; SBJ Joint Venture LLC is the applicant herein. WHEREAS, on August 9, 2007, the Hearing Examiner held a public hearing to consider the application for a 30 -lot subdivision submitted by SBJ Joint Venture LLC and known as Sierra Vista, located in the vicinity of South 93` Avenue and West Walnut Avenue (City of Yakima Preliminary Long Plat #2 -07); and WHEREAS, on August 23, 2007, the Hearing Examiner issued his Examiner's Recommendation, recommending approval of the proposed preliminary plat subject to several conditions; and WHEREAS, at its public meeting on October 2, 2007, the City Council determined by motion that the Recommendation of the Hearing Examiner should be remanded on the grounds of safety and access concerns; and WHEREAS, on October 31, 2007, the Hearing Examiner held the requested remand hearing to consider altematives proposed by the developer in response to the issues of safety and access for the proposed thirty (30) lot subdivision (Preliminary Long Plat #2 -07 & EC #13- 07); and WHEREAS, on November 14, 2007, the Hearing Examiner issued his Examiner's Amended Recommendation, recommending approval of the proposed preliminary plat subject to several conditions and the revised access plan; and WHEREAS, at its public meeting on December 4, 2007, after notice duly given according to the requirements of the City of Yakima Municipal Code, the City Council adopted the Amended Recommendation of the Hearing Examiner, and WHEREAS, the applicant has now completed or bonded for construction of all public improvements required as conditions of approval of the preliminary plat, and the City Engineer has inspected, approved and accepted all plans and designs for all such required improvements; and WHEREAS, as this final plat comes before Council for review each member declares that he or she has 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 Sierra Vista, consisting of two sheets dated October 7, 2008, depicting a 30-lot subdivision located in the vicinity of South 93 Avenue and West Walnut Avenue, is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Sierra Vista for record in the Yakima County Auditors Office immediately, or as soon thereafter as possible, and the applicant shall be responsible for all filing fees. ADOPTED BY THE CITY COUNCIL this 4 day of November, 2008. David Edler, Mayor ATTEST: City Clerk 11 i' 2 JBS PROPERTIES INC. • "PLAT OF SIERRA VISTA" FINAL LONG PLAT#5-08 EXHIBIT LIST City Council Public Meeting October 21, 2008 Applicant: JBS Properties Inc. File Number: Final Long Plat #5 -08 Site Address: Vicinity of South 93` Avenue & West Walnut Avenue Staff Contact: Jeff Peters, Associate 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 — Sierra Vista • JBS PROPERTIES INC. "PLAT OF SIERRA VISTA" FINAL LONG PLAT #5 -08 EXHIBIT LIST CHAPTER A Resolution EXHIBIT D.00UIVIENT DATE A -1 Resolution 10/21/08 • RESOLUTION NO. R -2008- A RESOLUTION approving the final plat of Sierra Vista, a 30 -lot subdivision located in the vicinity of South 93` Avenue and West Walnut Avenue, and authorizing the Mayor to sign the final plat; SBJ Joint Venture LLC is the applicant herein. WHEREAS, on August 9, 2007, the Hearing Examiner held a public hearing to consider the application for a 30 -lot subdivision submitted by SBJ Joint Venture LLC and known as Sierra Vista, located in the vicinity of South 93 Avenue and West Walnut Avenue (City of Yakima Preliminary Long Plat #2 -07); and WHEREAS, on August 23, 2007, the Hearing Examiner issued his Examiner's Recommendation, recommending approval of the proposed preliminary plat subject to several conditions; and WHEREAS, at its public meeting on October 2, 2007, the City Council determined by motion that the Recommendation of the Hearing Examiner should be remanded on the grounds of safety and access concerns; and ill WHEREAS, on October 31, 2007, the Hearing Examiner held the requested remand hearing to consider alternatives proposed by the developer in response to the issues of safety and access for the proposed thirty (30) lot subdivision (Preliminary Long Plat #2 -07 & EC #13- 07); and WHEREAS, on November 14, 2007, the Hearing Examiner issued his Examiner's Amended Recommendation, recommending approval of the proposed preliminary plat subject to several conditions and the revised access plan; and WHEREAS, at its public meeting on December 4, 2007, after notice duly given according to the requirements of the City of Yakima Municipal Code, the City Council adopted the Amended Recommendation of the Hearing Examiner; and • WHEREAS, the applicant has now completed or bonded for construction of all public improvements required as conditions of approval of the preliminary plat, and the City Engineer has inspected, approved and accepted all plans and designs for all such required improvements; and • WHEREAS, as this final plat comes before Council for review each member declares that he or she has had no contact with either the applicant or opponents of the final plat, Now, Thliegfore, INDEX # zi.j BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: The proposed final plat for Sierra Vista, consisting of two sheets dated October 7, 2008, depicting a 30 -lot subdivision located in the vicinity of South 93 Avenue and West Walnut Avenue, is hereby approved and the Mayor is hereby authorized to sign the final plat. The applicant shall file the final plat for Sierra Vista 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 21 day of October, 2008. David Edier, Mayor ATTEST: City Clerk • DOC. INDEX 2 JBS PROPERTIES INC. "PLAT OF SIERRA VISTA" FINAL LONG PLAT #5 -08 EXHIBIT LIST CHAPTER B Staff Report EXHIBIT DOCUMENT DATE B_1 Staff Report 10/21/08 City of Yakima, Washington • Department of Community & Economic Development Office of Environmental Planning CITY COUNCIL PUBLIC MEETING October 21, 2008 • Final Long Plat Consideration ) Final Long Plat #5 -08 - for the Plat of Sierra Vista (30 lots) ) Jeff Peters Submitted by SBJ Joint Venture LLC ) Associate Planner Location: Vicinity of South 93 Ave. and ) 575 -6163 West Walnut Avenue ) • SUMMARY OF RECOMMENDATION. All requirements conditional to the final approval of this plat have been satisfied. The Division of Environmental Planning recommends Council acceptance of the final plat of Sierra Vista. FINDINGS BACKGROUND. • The plat of Sierra Vista is a 30 -lot subdivision located in the vicinity of South 93" Avenue and West Walnut Avenue. In open Council session on December 4, 2007, the Hearing Examiner's recommendation, granting preliminary approval of this long plat, was accepted by the Yakima City Council. COMPREHENSIVE PLAN. The 1997 Comprehensive Plan's Future Land Use Map identified the subject property as Low Density Residential. This designation is recognized as having less than seven dwelling units per net residential acre. Therefore, this preliminarily approved subdivision meets the intent of the Comprehensive Plan as the plans for this development do not exceed seven dwelling units per net .residential acre. The Plan also provides goals and policies directed towards the provision of adequate public utilities for new developments. Thus, this site is now fully serviced by all necessary public utilities with access provided by West Chestnut, Walnut, South 92 93 Avenues and Torrey Pines Lane. ZONING. The Single- Family Residential Zoning District (R -1) is characterized by 45 percent maximum lot coverage, access to individual lots by local access streets, large front, rear and side yard setbacks, and one and two story structures. SUBDIVISION ORDINANCE STANDARDS. Criteria for subdivisions are included in YMC 14.25.110, which specifies the requirements for Plat of Sierra Vista r` Final Long. Plat #1 -05 DOL . SBJ Joint Venture 1 INDEX Vicinity of 93 Ave & W. Walnut subdivision design. The plat of Sierra Vista has been found to comply with all applicable , standards and the final plat is in general conformance with the preliminary design. ENVIRONMENTAL REVIEW. A Determination of Nonsignificance was issued for this subdivision on July 18, 2007, and no appeal was filed following the 14 -day SEPA appeal period. As a result, no additional SEPA review is required for this 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 August 23, 2007, and as revised on August 31, 2007 (see attached). The conditions that must be met before the final plat can be approved consist of the following: 1. The developer shall dedicate and develop the street right -of -way necessary for the development of the Preliminary Plat of Sierra Vista dated October 22 plat as set out in that plat and as required upon review by the City of Yakima Engineer. (YMC §§ 12.06.060 A, D & E) 2. The developer shall install or bond for all streets frontage improvements within the October 22 plat, which include: 1). A five -foot sidewalk with drainage, rolled curb, gutter, residential approaches, streetlights; and 2.) Asphalt paving, as specified by the City of Yakima Engineer, under YMC Ch. 12.05 thru 12.06. • 3. Civil engineered design plans for, an eight -inch sewer main, as depicted upon the applicant's Utility Layout Plan, dated May 17 -2007 and amended as necessary to implement the October 22 plat design shall be submitted and approved by the City of Yakima Engineer and installed or bonded for prior to recording of the final plat in accordance with YMC Ch. 12.03. 4. A Stormwater design made in accordance with the Eastern Washington Stormwater . Management Manual and City of Yakima Stormwater Guide shall be submitted and approved by the City of Yakima Engineer. 5. Two fire hydrants shall be installed interior to this development at the locations specified by the Life Safety Division of the City of Yakima prior to final plat approval. (YMC § 12.04.010, 020, 030 & 050) 6. All domestic water delivery lines and connections for this development shall be installed to Nob Hill Water Co. standards. (YMC § 12.04.050) 7. Items 1 - 6 above shall be installed or bonded for prior to recording of the final plat. • 8. Utility easements a minimum of eight feet in width shall be dedicated at appropriate locations in the plat, subject to approval of the city engineer, for the purpose of looping existing water lines in accordance with Nob Hill Water Co. standards. (YMC §§ 12.02.010, 020, 060, 12.040.020, 030 & 050) 4 110 Plat of Sierra Vista Doc, Final Long. Plat #1 -05 INDEX SBJ Joint Venture 2 Vicinity of 93 Ave & W. Walnut 0 9. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. • 10. The •final plat shall include a statement evidencing irrigation water right -of -way in substantially the following form: '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. . The developer shall also comply with Yakima Tieton Irrigation District Resolution 97 -5. 11. Erosion control measures shall be installed and in place prior to clearing, grading, or construction in accordance with the Department of Washington State Department of Ecology's Erosion Sediment Control Plan regulations. 12. A construction dust plan shall be filed with, and approved by, the Yakima Regional Clean Air Authority. . 13. An approved Yakima Regional Clean Air Authority asbestos survey shall be conducted 0 prior to the demolition of existing buildings, and should Asbestos Contaminated Materials be found, removal shall be done by a licensed asbestos abatement contractor. 14. • Removal of vegetation shall be done by chipping or transport to a landfill; open burning is prohibited. _ 15. An 8 -foot wide public utility easement shall be required for all existing sewer stubs and proposed stubs. (YMC § 12.02.010) 16. All irrigation lines and easements shall be shown on the face of the plat. (YMC § 14.20.050) 17. The developer shall obtain addresses for all lots created by the subdivision from the City of Yakima Building Codes Division, and all addresses must be clearly shown on the face of the final plat. . 18. The following note shall be placed upon the face of the final plat: 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. 19. Prior to final plat approval, the developer or owner shall provide to the Director of the - Department of Community and Economic Development legally sufficient and duly acknowledged documentary proof of the dedication by the owners of record of all portions of the • Plat of Sierra Vista D ® � Final Lone Plat # 1 -05 . SBJ Joint Venture 3 INDEX Vicinity of 93 Ave & W. Walnut 8 k4 • 50 -foot wide right of way•providing public access from the property to West Chestnut Avenue • and depicted as the location of South 92 " Avenue on the October 22 plat. Status: All of the above requirements have been meet. Street, utility, private improvements and permits have. been engineered, reviewed, and completed or bonded for as required, and the City Engineer has evidenced his .approval by signing the final plat. • CONCLUSION. 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 Subdivision Ordinance. 3. The final plat is in substantial conformance with the preliminary plat and the relevant conditions of approval. 4. All construction and required improvements necessary for final plat approval have been financially secured or completed. RECOMMENDATION The City Engineer's office has inspected and accepted all required physical improvements and the City Engineer has signed the plat in affirmation of this fact. The Planning Division has reviewed • the final plat and found it to be in substantially in conformance with the terms and conditions of • preliminary plat approval. Staff, therefore, recommends City Council acceptance of the final plat of Sierra Vista and asks that the resolution authorizing the Mayor to sign the final plat be • adopted. • Plat of Sierra Vista DOC Final Lon_ Plat #I -05 SBJ Joint Venture 4 INDEX Vicinity 0193 Ave & W. Walnut / • JBS PROPERTIES INC. "PLAT OF SIERRA VISTA" FINAL LONG PLAT #5 -08 EXHIBIT LIST CHAPTER C Recommendations EXH DOCUMENT DATE C -1 Hearing Examiner's Recommendation 08/23/07 C -2 Amended Hearing Examiner's Recommendation 11/14/07 40 . .. Q, `.. t!..„ „,,,,. ,,, ,. : 411 City of Yakima, Washington �f E Y Of- t �,i�i:.,, O ffice of the Hearing Examiner PLANNING DI I Preliminary Plat Application ) ) File No. Pre Plat #2 -07 By SBJ Joint Venture ) ) Amended For the 30 -Lot "Plat of Sierra Vista” ) Hearing Examiner's Recommendation Located in the Vicinity of South 93 ) Avenue & West Walnut Avenue ) INTRODUCTION. SBJ Joint Venture LLC has applied to subdivide vacant properties near West Walnut and South 93` Avenue into 30 lots. City planning staff provided a staff report on the application to the Hearing Examiner on August 2, 2007. 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 as well as comment letters and petitions from neighboring land owners regarding the environmental review documents and the underlying application. The Hearing Examiner visited the subject property on August 8, 2007 and conducted an open record hearing ,on August 9, .2007. At the hearing, the staff report was presented by Jeff Peters of the city planning staff. The applicant was represented by Eric Herzog of Huibregtse, Louman Associates, Inc., a Yakima -based engineering firm. City Supervising Traffic Engineer Joan Davenport provided comment regarding arterial traffic impacts from the proposal. Public comment was provided at the hearing by Linda Kusske and Pat Oveson, both residential landowners with properties nearby the subject property. After the hearing, the Hearing Examiner recommended the approval of the preliminary plat subject to certain conditions. At the closed record hearing conducted by the City Council on the preliminary plat, it voted to remand the recommendation to the Hearing Examiner to reopen the public hearing for the purpose of taking additional testimony on recommended conditions concerning public safety and accessibility related to traffic generated by the proposed development. Subsequently, by a letter dated October 23, 2007, the City of Yakima invited interested parties to a public meeting in the city council chambers on October 26, 2007. The purpose of the meeting was to allow the developer to present a revised preliminary long plat that provided for an alternate street layout and point of access to the subdivision. The Hearing Examiner conducted an open record hearing on the preliminary plat on October 31, 2007 in accordance with the Notice of Remand issued by the city. At the hearing, Assistant Planner Jeff Peters presented a report on the October 26 public meeting, expressing his opinion that the attendees at that meeting appeared to support the changes to the project. Bill Frodsham, 0 DOC. INDEX $ C .02 identified at the remand hearing by Jeff Peters as the developer and indicated as the current: t' owner of the subject property according to assessor's parcel mapping website, then presented and requested consideration of the revised Preliminary Plat of Sierra Vista. The revised plat provides for access to the interior lots in the proposed subdivision from West Chestnut Avenue rather then the previously proposed access by way of West Walnut Avenue. The western tier of proposed lots would be accessible exclusively from South 93 Avenue. A Yakima Fire Department Representative expressed a preference from a fire safety perspective for the revised street plan, albeit with reservations about emergency vehicle access to a proposed flag lot within the revised plat. Several neighbors provided oral comments in support of the revised plat. SUMMARY OF RECOMMENDATION. The Hearing Examiner, on remand of the Hearing Examiner Recommendation in this matter issued August 23, 2007, recommends approval, subject to conditions, of the preliminary Plat of Sierra Vista, dated October 22, 2007, which was presented at the October 31, 2007 hearing. Based on the staff report and exhibits, the viewing of the site, comments received at the open record hearings, and a review of the City of Yakima Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, Development Standards Ordinance, Traffic .Ordinance and the official recording of the Closed. Record Hearing on this matter, the Hearing Examiner makes the following FINDINGS. 1. APPLICANT. SBJ Joint Venture, 1113 Fruitvale Blvd, Suite 3, Yakima, WA, 98902. 2. OWNER. Bill Frodsham. 3. LOCATION. This property is located in the vicinity of South 93 Avenue and West Walnut Avenue. 4. PARCEL NO(S). The affected parcel numbers are 18131933538, 18131934405, 18131934404 and 18131934405. The legal description of the subject property is set forth on the face of the Preliminary Plat of Sierra Vista dated October 22, 2007. 5. APPLICATION. Preliminary Long Plat to create thirty, Single - Family Residential lots, located on approximately 9.55 acres, coupled with an environmental review. 6. CURRENT SITE CONDITIONS. The subject property comprises four contiguous existing parcels created from earlier subdivisions that also established a right of way, access easements and utility easements affecting the property. The property slopes gently downward to the southeast. A 30 -ft dedicated right of way extends to the northernmost existing - parcels from West Chestnut Avenue. The Page 2 of 16 • Plat of Sierra Vista Pre Plat #2 -07 DOC INDEX fa existing road in the right of way is gravel. An easement which is situated along the wester life, ,; of the existing dedicated right of way was also established through an earlier subdivisib THi6',' ;. easement was established to serve at least one of the parcels comprised by the subject property. The gravel road also extends through the subject properties southward to Tieton Drive, but the underlying right of way does not. The property is bounded on the northern portion of its western boundary by an existing paved segment of South 93 Avenue. The segment of South 93 Avenue intersects with Torrey Pines Lane on its north end and Walnut Avenue on its south end. Both ,Torrey Pines Lane and Walnut Avenue extend to the west and intersect there with South 94 Avenue. South 94 Avenue extends north from its intersection with West Walnut Street through its intersection with Torrey Pines Lane to West Chestnut and further north, eventually intersecting with Summitview Avenue. West Walnut Street extends west through a jog at its intersection with South 94 Avenue to South 96 Avenue. An irrigation canal bounds the property on its southeast corner. Based on this system of streets, the property can be approached from two points off of South 96` Avenue by way of West Chestnut and West Walnut. No evidence has been presented indicating a clear legal right to an easement to Tieton Drive that would allow development of a road to serve the proposed subdivision that meets city street design standards. The nearest arterials to the subject property are South 96 Avenue and Tieton Drive. Other arterials in the area include Summitview Avenue and South 88 Avenue. The peak hour traffic 40 reserve capacity of the arterial segments closest to the project is set forth in the staff report. 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. 7. CURRENT ZONING AND USE. The current zoning of the subject property is (R -1) Single - Family- Residential. It is currently vacant. The surrounding properties in all four directions are. zoned R -1 and are used for single family homes. 8. COMPREHENSIVE PLAN. The 1997 Comprehensive Plan Future Land Use Map (p.III -3) designates the subject property as suitable for Low Density Residential development. 9. PROJECT DESCRIPTION. The property owner proposes to subdivide approximately 9.55 acres of property into 30 new single- family lots that range . in size from approximately 7,514 to 15,553 square feet. The preliminary plat as presented at the October 31, 2007 open record hearing is included with this Page 3of16 Plat of Sierra Vista DOC Pre Plat #2 -07 INDEX l.i recommendation as Exhibit 1. It is identified as "Plat of Sierra Vista" and is dated Octobor;. 2s,`i.: 2007. The revised preliminary plat is hereafter generally referred to as the October 22 plat. Seven of the proposed lots would front exclusively on an existing segment of South 93 Avenue, which would be fully developed to meet city street design standards. The remaining 23 lots would be served by the extension southward of South 92 Avenue from West Chestnut Avenue. All streets, curbs, sidewalks and lighting would comply with applicable street design standards. These facilities are proposed to be included in a dedicated right of way. No separate irrigation system has been proposed. Specific provisions for parks and open space, public schools are not included in the application materials. According to the SEPA checklist included with the original application, drainage would be managed through on -site infiltration. 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. Lot 13 is a flag- shaped lot with a 20 -foot wide access frontage on South 93 Avenue, but is otherwise 60 -feet wide at its narrowest point. 10. PUBLIC HEALTH, SAFETY AND WELFARE IMPACTS. Traffic. Both written public comments and oral comments provided at the public hearing on the . first version of the plat identified concerns on the part of neighboring residents about increased traffic on local access streets as a result of the development. On that basis, numerous neighbors to the subject property called for a second access street to serve the subdivision by direct connection to West Chestnut Avenue. At the hearing on remand, public commenters all expressed support for the October 22 plat. The greatest concentration of traffic impacts from the project would be at the intersection of West Chestnut and South 92 Avenues, based on the street grid in the area. At the hearing on the initial preliminary plat, Pat Oveson called for access by direct connection to Tieton Drive rather than West Chestnut Avenue in order to avoid traffic impacts to West Chestnut, which is not an arterial street. However, no evidence has been presented to establish the existence of any sufficient legal right to access to Tieton Drive that is appurtenant to the subject property. Based on comments from Mr. Oveson, there may potentially be a 30 foot access easement from the vicinity of the intersection of the irrigation canal and Tieton Drive on the south part of the subject property, but the installation of an access street meeting Title 12 standards would require acquisition of more property. In addition, while the record contains the neighbors' expressions of concern regarding traffic impacts to local access streets, the reopening of the hearing did not produce new comment or technical information pertaining to earlier assessments by city staff or the SEPA responsible official of the significance of public safety impacts from the residential development of the properties. Those assessments did not indicate undue effects on traffic safety and neighborhood values from the proposed subdivision. They provided part of the basis for the original recommendation for preliminary plat approval to the City Council. Page 4 of 16 Plat of Siena Vista DOC Pre Plat #2 -07 INDEX IrO- I remains the case, notwithstanding the additional statements provided at the reopened hearing, that an increase in traffic on local streets will result from additional home construction along those streets. The city has in place a set of ordinances designed to assure that safety and the character of residential neighborhoods are not compromised by new development. Title 9 YMC, the city Traffic Code, has been enacted in the exercise of the police power of the city of Yakima to protect and preserve the public peace, health, safety and economic welfare. YMC 9.05.020. Title 9 provides for speed regulation and enforcement of rules of the road. It establishes that the City Traffic Engineer is responsible for implementing measures to provide for traffic and pedestrian safety, including the identification of hazardous traffic conditions. It establishes speed limits for all city streets. In addition, Section 12.07.010 YMC provides: In order to provide sufficient information to assess a development impact on the transportation system and level of traffic service, the city engineer may require a traffic study to be completed at the developer's expense. This decision will be based upon the size of the development proposal, 'existing roadway condition, traffic volumes, accident history, expressed community concern, and other factors relating to transportation. The Supervising Traffic Engineer provided comments on the subdivision that called for Transportation Concurrency Analysis, but did not require a traffic study, even in the face of 40 expressed community concern at the initial open record hearing. Furthermore, the Hearing Examiner and city council may, upon recommendation from the city engineer, require street design standards above and beyond the minimum standards in Chapter 12.06 YMC if deemed appropriate to ensure a safe and efficient street system. The city engineer made no recommendation for changes to the proposed street design. No evidence has been presented that street design of the subdivision and traffic controls and regulations will be insufficient to achieve the purposes of Title 9 YMC, Title 12 YMC or the Subdivision Ordinance. Accordingly, the record does not support a condition requiring access to Tieton Drive rather than to West Chestnut Avenue. Emergency Vehicle Access. International Fire Code § D107.1 requires two fire fighting apparatus access roads for a development comprising more than 30 lots. A single access is acceptable under the code for 30 lots or fewer. The fire department representative at the remand hearing expressed a preference for the proposed revision presented by the subject property owner based on more direct access to the 23 interior lots off of West Chestnut. If access is sufficient for fire fighting apparatus access, it is likely that it is sufficient for other emergency vehicle access. At the same time, the fire department representative expressed concern about Lot 13 as proposed, because the 20 -foot wide frontage represents a potential bottleneck for emergency vehicle access to a residence on the property if the driveway is used for parking. However, this same concern would be presented by any lot configuration that included a 20 foot public street frontage, which is specifically permitted in YMC 14.25.040.B. A s k - Page 5 of 16 Plat of Sierra Vista DOC Pre Plat #2 -07 INDEX • Transportation grid maintenance. The city traffic division commented that it is generally iv . desirable to promote the integration of new subdivision interior street systems into the street grid design in the interest of connectivity. The :October 22 plat street layout does not improve transportation grid connectivity. The comments did not indicate how additional connectivity could be achieved given the land ownership pattern surrounding the subject property, nor did they recommend higher street design standards to promote efficiency of the transportation system. On the other hand, "Residential streets shall be planned to discourage their use by nonlocal traffic." YMC 12.06.060.B. These considerations do not compel any condition to change the street design for the October 22 plat. Sufficiency of Access. The October 22 plat contemplates the effective merger of the existing 20- foot access easement with the existing 30 -foot right of way to provide the dedicated street connection for 23 of the proposed lots to West Chestnut Avenue. The merger would result in a 50 -foot wide strip of property that could be developed into a street that complies with local access street design standards. For this approach to provide sufficient access to the property, the developer should be obliged as a condition of final plat approval to provide proof of a legal right . . to dedicate the entirety of the 50 -foot strip for the installation and maintenance of a standard public street with all improvements. 11. PARKS AND RECREATION, PLAYGROUND, TRANSIT AND SCHOOL IMPACTS. The preliminary plat was provided to the Parks and Recreation and Transit Divisions within the city public works department. The plat was also provided to the West Valley School District superintendent. None of those agencies identified significant impacts or service issues presented by the proposed subdivision. In addition, the SEPA Responsible Official did not identify any significant impacts to parks and recreation, transportation system or school system - related elements of the built environment. 12. DEVELOPMENT SERVICES TEAM (DST) REVIEW. The DST reviewed the proposal on June 13, 2007. Comments from the DST members are included in the staff report. Additional information required for final plat approval that was identified by DST members is set forth below. Engineering Division: Street lighting, sewer and storm drainage will need to be addressed per City of Yakima standards. A Stormwater design made in accordance with the Eastern Washington Stormwater Management Manual and the City of Yakima Stormwater Guide must be included with the improvement design plans and specifications. The Stormwater runoff calculations supporting ,the design must be submitted to the City Engineer's office with the design plans for review. Street names are required. Addresses are to be assigned in accordance with Public Works direction, which is contained in the staff report. Life Safety Division: The Life Safety Division commented that two hydrants will be installed interior to this development. It noted that one hydrant must be place d at the intersection of Page 6of16 0 Plat of Sierra Vista UOC Pre Plat #2 -07 INDEX # e_a South 92 1th Avenue and West Walnut, and the other at the intersection of South 92 Avenue and; A ? ' Bell Avenue. Approval of the preliminary plat should be conditioned on an updated analysis of plat to assure appropriate placement of hydrants in light of the October 22 preliminary plat. Nob Hill Water Association: Nob Hill Water Association (NHWA) currently has water lines on Torrey Pines Lane and West Walnut. In its review of the initial preliminary plat, NHWA commented that an easement along the north edge of the plat is necessary to loop these lines together. Approval of the October 22 plat should be conditioned on the establishment of easements within the plat to allow looping in accordance with NHWA standards. Irrigation: Because the parcels are in the Yakima Tieton Irrigation District, the district wants to approve irrigation system easements and connections the final plat. The developer will also need to follow Yakima Tieton Irrigation District Resolution 97 -5. Waste Water: Because the City sewer in Tieton Drive is a "Dry Line ", sewer extensions need to be connected to either West Chestnut or South 90 Avenue. Yakima Regional Clean Air Authority (YRCAA): According to YRCAA comments: 1. Contractors doing clearing, grading, paving, construction or landscaping work must file a dust control plan with YRCAA. 2. An Asbestos survey is required prior to demolition of buildings. If asbestos containing materials are found, removal must be done by a licensed asbestos abatement contractor. Addressing: Information regarding addressing was included in the original staff report. The reconfiguration of lots in the October 22 plat will require reconsideration of address assignments by the Code Administration office. 13. ENVIRONMENTAL REVIEW. On. July 18, 2007 a Determination of Nonsignificance (DNS) was issued by the City of Yakima for this proposal. No appeals were filed within the fifteen -day appeal period. No addendum or other updated environmental review documents have been prepared to address the significance of any probable environmental impacts that might result from the revision of the plat. 14. TRANSPORTATION CONCURRENCY. Traffic Capacity Analysis was completed on July 30, 2007 and indicates that this development will not exceed the PM peak hour capacity of the City's arterial street system and that reserve capacity exists on all streets impacted by this development. No updated traffic capacity analysis has been performed to address the change in street layout in the October 22, 2007 preliminary plat, but no evidence has been presented to indicate that the changed street design would exhaust traffic capacity on any nearby arterials. Page 7of16 Plat of Sierra Vista DOC►. Pre Plat #2 -07 INDEX 15. PUBLIC NOTICE. ,,t , Public notice of this application and hearing was provided in accordance with the notice requirements of: Title 14, Subdivision; Title 15, Zoning, Title 6.88, Environmental Policy and Title 16, Development Permit Regulations. Notice of Application and Hearing: June 27, 2007 Legal Notice: June 27, 2007 Property Posting: June 26, 2007 Additional notice of the reopening of the open record hearing was provided as follows Notice of Remand and Public Hearing: October 9, 2007 According to the staff report, publication of the Notice of Remand and Public Hearing was requested by city planning staff to take place on October 8, 2007. No affidavit of publication was included in the staff report. Neither was any affidavit of posting of the property with the Notice of Remand and Public Hearing. However, no evidence nor argument has been presented that notice of post remand decision proceedings was inadequate. 16. JURISDICTION. The Hearing Examiner has jurisdiction pursuant to YMC 14.20.100 to conduct an open record hearing and make a recommendation to the City Council on this preliminary plat. Following the closed record public hearing, the city council may " remand the matter back to the hearing examiner with appropriate directions[.)" YMC 14.20.110. The notice of remand and public hearing indicated that purpose of the reopened hearing was to take additional testimony on recommended conditions concerning public safety and accessibility related to traffic generated by the proposed development. The October 22 plat was developed to respond to expressed concerns about public safety and accessibility. 17. REVIEW STANDARDS. The hearing examiner is to determine whether or not the following standards are satisfied: 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. 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, Page 8 of 16 410 Plat of Sierra Vista DOC Pre Plat #2 -07 INDEX e. Transit stops, f. Potable water supplies, irrigation and other water suppliers, `:: Div g. Sanitary waste disposal, 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. 18. CONSISTENCY WITH THE COMPREHENSIVE PLAN. The density of the proposed development, if developed into single family residences, will be consistent the maximum 7 dwelling units per net residential acre applicable to properties within the Low Density Residential future land use classification. The staff report correctly identifies the goals and objectives of the Land Use Element section of the 1997 Comprehensive Plan,•including: Goal H3: Preserve and improve existing residential neighborhoods. lip Objective G9: Encourage quality design while achieving economic growth patterns. Objective L2: Establish a pattern of development that supports a sense of community. Objective H3.1: Stabilize existing, viable neighborhoods. The thrust of much of the public comment on the initial preliminary plat was that the increase in traffic on local access streets from the proposed development would cause a decline in property values and quality of life due to impacts to public safety and to the current level of tranquility in the existing residential areas. If there were compelling evidence of a decline of property values and deterioration of quality of life, then a serious question of inconsistency with the comprehensive 'plan might be presented by the proposed street layout. The October 22 plat results in traffic generated by 23 of lots entering the intersection of 92 Avenue and West Chestnut. Public comment at the remand hearing indicated that October 22 plat did not evoke the same public safety and neighborhood character concerns as the initial preliminary plat. The evidence presented regarding the October 22 plat does not indicate that it will have a significant impact to safety or neighborhood character in the West Walnut Avenue / Torrey Pines Lane / South 94 Avenue vicinity. Mr. Oveson.provided no comment regarding the. October 22 plat. The findings concerning Public Health, Safety and Welfare Impacts set out above support a further finding that the October 22 plat design will not adversely affect neighborhood qualities or property value based on its consistency with applicable development regulations. Page 9 of l6 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # C_a If there is no substantial evidence of the subdivision design's inconsistency with, .tl comprehensive plan objectives, and the development is consistent with the future land use designation and other comprehensive plan objectives, it follows that the proposed subdivision is consistent with the plan. The comprehensive plan also includes parks and recreation, utility and transit elements. There is no evidence that the proposed plat presents conflicts with any of these plan elements. Public agencies responsible for implementing the elements of the comprehensive plan did not fmd the preliminary plat objectionable as reflected in the DST review results. 19. CONSISTENCY WITH THE ZONING ORDINANCE. 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 lot dimensions, availability of utilities, and proposed street design are consistent with the R- 1 zoning district. There is no evidence that the lots could not be consistent with applicable zoning requirements. 20. CONSISTENCY WITH THE SUBDIVISION ORDINANCE. In addition to procedural requirements contained in the subdivision ordinance, the preliminary 0 plat must conform to lot and block design standards. The October 22 plat is consistent with those standards. Furthermore, 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. 21. CONSISTENCY WITH CHAPTER 58.17 RCW. The consequence of the DST review is the identification of whether the preliminary plat and subdivision makes appropriate provisions for the matters set out in RCW 58.17.110. Public comment serves the same purpose. Based on the analysis of Title 9 and Title 12, public comment and information contained in the application and original preliminary plat included in the staff report, the evidence supports a fording that, so long as the required information identified in DST review is timely provided, the original preliminary plat made appropriate provision for: public health, safety, and general welfare, drainage, streets, sidewalks and other public ways, potable water supplies, irrigation, and sanitary waste disposal. Subject to satisfaction of the conditions set forth in this recommendation, the October 22 plat also makes appropriate provision for these matters. The Preliminary Plat of Sierra Vista also identifies that there are both a 30 -foot and a 25 -foot wide public utility and access easement created by Yakima County Short Plats # P -18 and # K- Page10of16 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # (► , 0 46. These easements were created by and for the benefit of the above short plats to provide " F;i I; 0 tr, n' t . access and utilities to the existing properties. Since these easements were created for the benefit of the properties to be platted, the establishment of new easements to serve the same properties provides appropriately for the necessary subdivision features, and allows the easements established in the earlier subdivisions to be vacated. Parks and recreation, open spaces, transit and schools are public amenities that are reviewed by DST, but no particular needs were identified by the reviewers in this instance. 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 values are met. 22. PUBLIC USE AND INTEREST. Based in the consistency of the October 22 plat with the comprehensive plan, the zoning ordinance, the subdivision ordinance, and RCW 58.17.110, it will serve the public use and interest so long as the final plat and development comply with the following conditions: 1. The developer shall dedicate and develop the street right -of -way necessary for the development of the October 22 plat as set out in that plat and as required upon review by the City 0 of Yakima Engineer. (YMC §§ 12.06.060 A, D & E) 2. The developer shall install or bond for all streets frontage improvements within the October 22 plat, which include: 1). A five -foot sidewalk with drainage, rolled curb, gutter, residential approaches, streetlights; and 2.) Asphalt paving, as specified by the City of Yakima Engineer, under YMC Ch. 12.05 thru 12.06. 3. Civil engineered design plans for an eight -inch sewer main, as depicted upon the applicant's Utility Layout Plan, dated May 17 -2007 and amended as necessary to implement the October 22 plat design shall be submitted and approved by the City of Yakima Engineer and installed or bonded for prior to recording of the final plat in accordance with YMC Ch. 12.03: 4. A Stormwater design made in accordance with the Eastern Washington Stormwater Management Manual and City of Yakima Stormwater Guide shall be submitted and approved by the City of Yakima Engineer. 5. Two fire hydrants shall be installed interior to this development at the locations specified by the Life Safety Division of the City of Yakima prior to final plat approval. (YMC § 12.04.010,'020, 030 & 050) 6. All domestic water delivery lines and connections for this development shall be installed to Nob Hill Water Co. standards. (YMC § 12.04.050) 1 Page llofl6 Plat of Sierra Vista , Pre Plat #2 -07 DOC. INDEX 7. Items 1 - 6 above shall be installed or bonded for prior g- rior to recording of the final 1� t.E. Ji• �; ". 1' P,:{ d,, 8. Utility easements a minimum of eight feet in width shall be dedicated at appropriate locations in the plat, subject to approval of the city engineer, for the purpose of looping existing water lines in accordance with Nob Hill Water Co. standards. (YMC §§ 12.02.010, 020, 060, 12.040.020, 030 & 050) 9. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 10. The final plat shall include a statement evidencing irrigation water right -of -way in substantially the following form: 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. The developer shall also comply with Yakima Tieton Irrigation District Resolution 97 -5. 11. Erosion control measures shall be installed and in place prior to clearing, grading, or construction in accordance with the Department of Washington State Department of Ecology's Erosion Sediment Control Plan regulations. 12. A construction dust plan shall be filed with, and approved by, YRCAA. 13. An approved YRCAA asbestos survey shall be conducted prior to the demolition of existing buildings, and should ACM be found, removal shall be done by a licensed asbestos abatement contractor. 14. Removal of vegetation shall be done by chipping or transport to a landfill; open burning is prohibited. 15. An 8 -foot wide public utility easement shall be required for all existing sewer stubs and proposed stubs. (YMC § 12.02.010) 16. All irrigation lines and easements shall be shown on the face of the plat. (YMC § 14.20.050) 17. The developer shall obtain addresses for all lots created by the subdivision from the City of Yakima Building Codes Division, and all addresses must be clearly shown on the face of the final plat. Page 12 of 16 Plat of Sierra Vista Pre Plat #2 -07 DOC 1 INDEX ).1..: e rr r PLd i�<E1,lIf 18. The following note shall be placed upon the face of the final plat: 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. 19. • Prior to final plat approval, the developer or owner shall provide to the Director of the Department of Community and Economic Development legally sufficient and duly acknowledged documentary proof of the dedication by the owners of record of all portions of the 50 -foot wide right of way providing public access from the property to West Chestnut Avenue and depicted as the location of South 92 Avenue on the October 22 plat. Based on the preceding findings, the Hearing Examiner makes the following CONCLUSIONS: 1. The October 22 plat was developed to respond to expressed concerns about public safety and accessibility, and consideration of the plat is within the scope of the remand decision by the City Council. 2. 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 October 22 plat of Sierra Vista is consistent with the City of Yakima comprehensive plan, the City of Yakima ID Urban Area Zoning Ordinance, and the City of Yakima Subdivision Ordinance. 3. 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. 4. The sufficiency of environmental review in accordance with the State Environmental Policy Act is not within the scope of the Hearing Examiner's jurisdiction in reviewing the preliminary plat or in conducting additional fact finding pursuant to city council's remand decision. However, it is prudent to recommend that the City Council decision on the October 22 plat be rendered only after the SEPA Responsible Official has assured that impacts from the changes to the original preliminaryy plat reflected in the October 22 plat have been adequately reviewed in accordance with SEPA. 5. Because, as conditioned, the October 22, 2007 preliminary plat of Sierra Vista 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 II Page 13 of 16 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX ..y 0 RECOMMENDATION. The Preliminary Plat Application by SBJ Joint Venture, LLC, for the 30 -Lot "Plat of Sierra Vista" (File No. Pre Plat #2 -07), based on the October 22, 2007 Preliminary Plat of Sierra Vista, should be APPROVED, SUBJECT TO THE FOLLOWING CONDITIONS: 1. The developer shall dedicate and develop the street right -of -way necessary for the development of the Preliminary Plat of Sierra Vista dated October 22 plat as set out in that plat and as required upon review by the City of Yakima Engineer. (YMC §§ 12.06.060 A, D & E) 2. The developer shall install or bond for all streets frontage improvements within the October 22 plat, which include: 1). A five -foot sidewalk with drainage, rolled curb, gutter, residential approaches, streetlights; and 2.) Asphalt paving, as specified by the City of Yakima Engineer, under YMC Ch. 12.05 thru 12.06. 3. Civil engineered design plans for an eight -inch sewer main, as depicted upon the applicant's Utility Layout Plan, dated May 17 -2007 and amended as necessary to implement the October 22 plat design shall be submitted and approved by the City of Yakima Engineer and installed or bonded for prior to recording of the final plat in accordance with YMC Ch. 12.03. 4. A Stormwater design made in accordance with the Eastern Washington Stormwater Management Manual and City of Yakima Stormwater Guide shall be submitted and approved by the City of Yakima Engineer. 5. Two fire hydrants shall be installed interior to this development at the locations specified by the Life Safety Division of the City of Yakima prior to finial plat approval. (YMC § 12.04.010, 020, 030 & 050) 6. All domestic water delivery lines and connections for this development shall be installed to Nob Hill Water Co. standards. (YMC § 12.04.050) 7. Items 1 - 6 above shall be installed or bonded for prior to recording of the final plat. 8. Utility easements a minimum of eight feet in width shall be dedicated at appropriate locations in the plat, subject to approval of the city engineer, for the purpose of looping existing water lines in accordance with Nob Hill Water Co. standards. (YMC §§ 12.02.010, 020, 060, 12.040.020, 030 & 050) 9. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 10. The final plat shall include a statement evidencing irrigation water right -of -way in substantially the following form: Page 14of16 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX ; V4. ; L .l, u; l Y `. i 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. The developer shall also comply with Yakima Tieton Irrigation District Resolution 97 -5. 11. Erosion control measures shall be installed and in place prior to clearing, grading, or construction in accordance with the Department of Washington State Department of Ecology's Erosion Sediment Control Plan regulations. 12. A construction dust plan shall be filed with, and approved by, the Yakima Regional Clean. Air Authority. 13. An approved Yakima Regional Clean Air Authority asbestos survey shall be conducted prior to the demolition of existing buildings, and should Asbestos Contaminated Materials be found, removal shall be done by a licensed asbestos abatement contractor. 14. Removal of vegetation shall be done by chipping or transport to a landfill; open burning is prohibited. 411/ 15. An 8 -foot wide public utility easement shall be required for all existing sewer stubs and proposed stubs. (YMC § 12.02.010) 16. All irrigation lines and easements shall be shown on the face of the plat. (YMC § 14.20.050) 17. The developer shall obtain addresses for all lots created by the subdivision from the City of Yakima Building Codes Division, and all addresses must be clearly shown on the face of the final plat. 18. The following note shall be placed upon the face of the final plat: 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. 19. Prior to final plat approval, the developer or owner shall provide to the Director of the Department of Community and Economic Development legally sufficient and duly acknowledged documentary proof of the dedication by the owners of record of all portions of the 50 -foot wide right of way providing.public access from the property to West Chestnut Avenue and depicted as the location of South 92 Avenue on the October 22 plat. ill Page Plat of Sierra Vista Pre Plat #2 -07 DOC INDEX # C __ LAW OFFICE OF 0 PATRICK D. SPURGIN August 23, 2007 Planning and Code Administration Division City of Yakima 129 North 2 Street Yakima, WA • Attn: Susie Lorance Re: SBJ Joint Venture LLC, Pre Plat #2 -07 To whom it may concern:. Enclose is the Hearing Examiner recommendation in the referenced matter. Also included in the staff report and original documents for your records. Sincerely, j i Pat ick D. S cc. Gary Cuillier Yakima County Development Services 411 North 2' Street PHONE (509) 248 - 4282 Yakima, WA 98901 FAX (509) 575 -5661 E -MAIL' patrickspurgin @aol.com UUV. INDEX e- I ip , City of Yakima, Washington Office of the Hearing Examiner Preliminary Plat Application ) ) File No. Pre Plat #2 -07 By SBJ Joint Venture LLC ) ) For the 30 -Lot "Plat of Sierra Vista" ) Hearing Examiner's Recommendation Located in the Vicinity of South 93 ) Avenue & West Walnut Avenue ) . INTRODUCTION. SBJ Joint Venture LLC has applied to subdivide certain vacant properties into 30 lots. City planning staff provided a staff report on the application.to the Hearing Examiner on August 2, 2007. 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 as well as ID comment letters and 'petitions .from neighboring land owners regarding the environmental review documents and the underlying application. The Hearing Examiner visited the subject property on August 8, 2007 and conducted an open record hearing on August 9, 2007. At the hearing, the staff report was presented by Jeff Peters of the city planning staff. The applicant was represented by Eric Herzog of Huibregtse, Louman Associates, Inc., a Yakima -based engineering firm. City Traffic Engineer Joan Davenport provided comment regarding arterial traffic impacts from the proposal. Public comment was provided at the hearing by Linda Kausske and Pat Oveson, both residential landowners with properties nearby the subject property. 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. SBJ Joint Venture LLC 1113 Fruitvale Blvd, Suite 3 Yakima, WA 98902 DOC. INDEX # d -/ LOCATION. This property is located in the vicinity of South 93 Avenue and West Walnut Avenue. PARCEL NO(S). 18131933538, 18131934405, 18131934404 & 18131934405. The legal description of the subject property is set forth on the face of Exhibit C -1. APPLICATION. Preliminary Long Plat to create thirty, Single - Family Residential lots, located on approximately 9.55 acres, coupled with an environmental review. CURRENT SITE CONDITIONS. The subject property comprises four contiguous existing parcels created from earlier subdivisions that also established a right of way, access easements and utility easements affecting the property. The property slopes gently downward from northwest to southeast. A 30 -ft dedicated right of way extends to the northernmost existing parcels from West Chestnut. The right of way is currently unpaved. The property is bounded on the northern portion of its western boundary by an existing paved segment of South 93` Avenue. The segment of South 93` Avenue intersects with Torrey Pines Lane on its north end and Walnut Avenue on its south end. Both Torrey Pines Lane and Walnut Avenue extend to the west and intersect there with South 94 Avenue. South 94 Avenue extends north from its intersection with West Walnut Street through its intersection with Torrey Pines Lane to West Chestnut and further north, eventually intersecting with Summitview Avenue. West Walnut Street extends west through a jog at its intersection with South 94 Avenue to South 96 Avenue. Based on this system of streets, the property can be approached from two points off of South 96 Avenue by way of West Chestnut and West Walnut. The nearest arterials to the subject property are South 96"' Avenue and Tieton Drive. The peak hour traffic reserve capacity of the arterial segments closest to the project is set forth in the staff report. 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 current zoning of the subject property is (R -1) Single- Family- Residential. The surrounding properties have the following characteristics: Page 2 Plat of Sierra Vista Pre Plat #2 -07 Doc. INDEX Zoning Land Use North •R -1, Single - Family Single - Family Homes South R -1, Single - Family - Single - Family Homes West R -1, Single- Family Single - Family Homes East R -1, Single - Family Single Family Homes COMPREHENSIVE PLAN. The 1997 Comprehensive Plan and Future Land Use Map I11 -3 designate the subject property as suitable for Low Density Residential development. PROJECT DESCRIPTION. This application proposes to subdivide approximately 9.55 acres of property into 30 new single - family lots that range in size from approximately 8,399 to 16,145 square feet. The preliminary plat is designated as Exhibit C -2 in the staff report. Five of the proposed lots would front on an existing segment of South 93` Avenue. The balance of the lots would be served by a system of cul -de -sacs tied to a further eastward extension of West Walnut Avenue. One of the cul -de -sacs would overlay the southern portion of the existing right of way off of West Chestnut, as well as the associated utility easement. The greatest concentration of traffic impacts from the project would be at the intersection of West Walnut and South 93` Avenues, based on the street grid in the area. 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 (including South 93 Avenue and the extension of Torrey Pines Lane), curbs, sidewalks and lighting must comply with applicable street design standards, including right of way dedication. No separate irrigation system has been proposed. Specific provisions for parks and open space, public schools are not included in the application materials. According to the SEPA checklist included with the application, drainage would be managed through on -site infiltration. 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. PUBLIC HEALTH, SAFETY AND WELFARE IMPACTS. Traffic. The development of the lots in the proposed subdivision would generate an estimated 300 average daily trips. As set out in the staff report, the estimated contribution to peak hour traffic on nearby arterial street segments ranges between 30 vehicles on South 96 Avenue to 5 vehicles on 88 Avenue. An increase in traffic volume will necessarily occur on the local access streets. Because of the infilling nature of the proposed development, no cumulative additional traffic impacts are likely. Page 3 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # C Both written public comments and oral comments provided at the hearing identified concerns on the part of neighboring residents about increased traffic on local access streets as a result of the development. Other concerns were raised about emergency vehicle access. However, the SEPA Responsible Official did not identify any significant traffic impacts associated with the proposed subdivision. In addition, proposed street design does not appear substantially different from other residential street development in the general vicinity. No evidence has been presented concerning any safety threshold that is exceeded as a result of the additional local access street traffic volume. Emergency Vehicle Access. International Fire Code § D107.1 requires two fire fighting apparatus access roads for a development comprising more than 30 lots. A single access is acceptable under the code for 30 lots or fewer. No evidence has been presented indicating that special circumstances are present that warrant additional fire access to the subject property. If access is sufficient for fire fighting apparatus access, it is likely that it is sufficient for other emergency vehicle access. Transportation grid maintenance. The city traffic division commented that it is generally desirable to promote the integration of new subdivision interior street systems into the street grid design in the interest of connectivity. The comments did not indicate how connectivity in addition to that provided from West Walnut and South 93` Avenue could be achieved given the land ownership pattern surrounding the subject property. PARKS AND RECREATION, PLAYGROUND, TRANSIT AND SCHOOL IMPACTS. The preliminary plat was provided to the Parks and Recreation and Transit Divisions within the city public works department. The plat was also provided to the West Valley School District superintendent. None of those agencies identified significant impacts or service issues presented by the proposed subdivision. In addition, the SEPA Responsible Official did not identify any significant impacts to parks and recreation, transportation system or school system - related elements of the built environment. DEVELOPMENT SERVICES TEAM (DST) REVIEW. The DST reviewed the proposal on June 13, 2007. Comments from the DST members are included in the staff report. Additional information required for final plat approval that was identified by DST members is set forth below. Engineering Division: Street lighting, sewer and storm drainage will need to be addressed per City of Yakima standards. A Stormwater design made in accordance with the Eastern Washington Stormwater Management Manual and the City of Yakima Stormwater Guide must be included with the improvement design plans and specifications. The Stormwater runoff calculations supporting the design must be submitted to the City Engineer's office with the design plans for review. Street names are required. Addresses are to be assigned in accordance with Public Works direction, which is contained in the staff report. Page 4 410 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # C_ 1 Life Safety Division: Two hydrants will be installed interior to this development. One hydrant must be place d at the intersection of South 92 Avenue and West Walnut, and the other at the intersection of South 92n Avenue and Bell Avenue. Nob Hill Water Association: Nob Hill Water currently has water lines on Torrey Pines Lane and West Walnut. An easement along the north edge of the plat is necessary to loop these lines together. Irrigation: Because the parcels are in the Yakima Tieton Irrigation District, the district wants to approve irrigation system easements and connections the final plat. The developer will also need to follow Yakima Tieton Irrigation District Resolution 97 -5. Waste Water: Because the City sewer in Tieton Drive is a "Dry Line ", sewer extensions need to be connected to either West Chestnut or South 90 Avenue. Yakima Regional Clean Air Authority (YRCAA): 1. Contractors doing clearing, grading, paving, construction or landscaping work must file a dust control plan with YRCAA. 2. An Asbestos survey is required prior to demolition of buildings. If asbestos containing materials are found, removal must be done by a licensed asbestos abatement contractor. ENVIRONMENTAL REVIEW. On July 18, 2007 a Determination of Nonsignificance (DNS) was issued by the City of Yakima for this proposal. No appeals were filed within the fifteen -day appeal period. TRANSPORTATION CONCURRENCY. Traffic Capacity Analysis was completed on July 30, 2007 and indicates that this development will not exceed the PM peak hour capacity of the City's arterial street system and that reserve capacity exists on all streets impacted by this development. PUBLIC NOTICE. Public notice of this application and hearing was provided in accordance with the notice requirements of: Title 14, Subdivision; Title 15, Zoning, Title 6.88, Environmental Policy and Title 16, Development Permit Regulations. Notice of Application and Hearing: June 27, 2007 Legal Notice: June 27, 2007 Page 5 Plat of Sierra Vista - HOC. Pre Plat #2 -07 INDEX Property Posting: June 26, 2007 JURISDICTION. The Hearing Examiner has jurisdiction pursuant to YMC § 14.20.100 to conduct an open record hearing and make a recommendation to the City Council on this preliminary plat. REVIEW STANDARDS. The hearing examiner is to determine whether or not the following standards are satisfied: 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. 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, 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 density of the proposed development, if developed into single family residences, will be consistent the maximum 7 dwelling units per net residential acre applicable to properties within the Low Density Residential future land use classification. The staff report correctly identifies the goals and objectives of the Land Use Element section of the 1997 Comprehensive Plan, including: Goal 113: Preserve and improve existing residential neighborhoods. Objective G9: Encourage quality design while achieving economic growth patterns. Page 6 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # e - Objective L2: Establish a pattern of development that supports a sense of community. Objective H3.1: Stabilize existing, viable neighborhoods. The thrust of much of the public comment is that increase in traffic on local access streets from the proposed development would cause a decline in property values and quality of life due to impacts to public safety and to the current level of tranquility in the existing residential areas. In addition, the neighbors argue that the subdivision would be better designed if there were two points of access to reduce traffic pressure on the existing local access streets. If there were compelling evidence of a decline of property values and deterioration of quality of life, then a serious question of inconsistency with the comprehensive plan might be presented by the proposed street layout. However, the neighbors' bare statements of concern and anecdotes regarding irresponsible drivers in the area do not compel a finding that appreciable property value loss would occur or that quality of life would be substantially affect. The proposed development is not appreciably different from the existing development in the area, and in other developing neighborhoods in Yakima's west side. Also as noted, the SEPA Responsible Official did not find in the course of environmental review that significant impacts to the built environment would result from the subdivision. In absence of substantial evidence to the contrary, there appears to be no basis for finding the neighborhood preservation goals or public safety would be substantially undercut by the subdivision design. With respect to a second access point, the development of a street that complied with Title 12 110 street design requirements would require the acquisition of additional property. The current right of way off of West Chestnut is claimed by the developer to be only 30 feet wide. Public comment included claims that the right of way is 45 feet wide. Short Plat 7550877 appears to confirm that the public right of way is 30 feet in width. Either way, Title 12 would require a fifty foot right of way for a residential access street. Thus only a substandard street could be installed without acquisition of additional right of way from other property owners. There is potentially a 30 foot access easement from the vicinity of the intersection of the irrigation canal and Tieton Drive on the south part of the subject property, but again, the installation of an access street meeting Title 12 standards would require acquisition of more property. Requiring acquisition of additional property interests in absence of a specific regulatory requirement for two access points would raise questions about the consistency of such a demand with the "achieving economic growth patterns" objective in the comprehensive plan. In absence of evidence that a second access point is necessary to avoid a substantial decline to the existing neighborhood or threat to public safety or welfare, there appears to be no basis for mandating a second point of access. If there is no substantial evidence of the subdivision design's inconsistency with the comprehensive plan objectives, and the development is consistent with the future land use designation and other comprehensive plan objectives, it follows that the proposed subdivision passes the test of. The comprehensive plan also includes parks and recreation, utility and transit elements, the latter which includes transit issues. There is not evidence that the proposed plat presents conflicts with any of these plan elements. Public agencies responsible for implementing the elements of the comprehensive plan did not find the preliminary plat objectionable as reflected in the DST review results. Page 7 Plat of Sierra Vista Pre Plat #2 -07 • DOC. INDEX e -i 4110 CONSISTENCY WITH THE ZONING ORDINANCE. 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 lot dimensions, availability of utilities, and proposed street design are consistent with the R -1 zoning district. There is no evidence that the lots could not be consistent with applicable zoning requirements. 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. CONSISTENCY WITH CHAPTER 58.17 RCW. The consequence of the DST review is the identification of whether the preliminary plat and subdivision makes appropriate provisions for the matters set out in RCW 58.17.110. Public comment serves the same purpose. Based on the analysis of public comment and 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, 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. The Preliminary Plat of Sierra Vista also identifies that there are both a 30 -foot and a 25 -foot wide public utility and access easement created by Yakima County Short Plats # P -18 and # K -46. These easements were created by and for the benefit of the above short plats to provide access and utilities to the existing properties. Since these easements were created for the benefit of the properties to be platted, the establishment of new easements to serve the same properties provides appropriately for the necessary subdivision features, and allows the easements established in the earlier subdivisions to be vacated. Parks and recreation, open spaces, transit and schools are public amenities that are reviewed by DST, but no particular needs were identified by reviewers. These amenities are addressed broadly Page 8 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # C 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. PUBLIC USE AND INTEREST. Based in the consistency of the proposed subdivision with the comprehensive plan, the zoning ordinance, the subdivision ordinance, and RCW 58.17.110, it will serve the public use and interest so long as the final plat and development comply with the following conditions: 1. The developer shall dedicate and develop the street right -of -way for the extensions of . Torrey Pines Lane., S. 93rd, S. 92nd and W. Walnut Avenues, and all other rights -of -way necessary for the development of the Preliminary Plat of Sierra Vista in conjunction with the applicant's site plan dated May 17, 2007 and the review /approval of the City of Yakima Engineer. (YMC §§ 12.06.060 A, D & E) 2. The developer shall install or bond for all streets frontage improvements within the Plat of • Sierra Vista which include: 1). A five -foot sidewalk with drainage, rolled curb, gutter, residential approaches, streetlights; and .2.) Asphalt paving, as specified by the City of Yakima Engineer. under YMC Ch. 12.05 thru 12.06. 3. Civil Engineered design plans fur rug eight itieli sewer main, as depicted upon the applicant's Utility Layout Plan, dated May 17 -2007, shall be submitted and approved by the City of Yakima Engineer and installed or bonded for prior to recording of the final plat in accordance with YMC Ch. 12.03. 4. A Stormwater design made in accordance with the Eastern Washington Stormwater Management Manual and City of Yakima Stormwater Guide shall be submitted and approved by the City of Yakima Engineer. 5. Two fire hydrants shall be installed interior to this development at the following locations: 1.) The intersection of South 92nd Avenue, and West Walnut, and 2.) The intersection of South 92nd Avenue and Bell Avenue. (YMC § 12.04.010, 020, 030 & 050) 6. - . All domestic water delivery lines and connections for this development shall be installed to Nob Hill Water Co. standards. (YMC § 12.04.050) 7. Items 1 - 6 above shall be installed or bonded for prior to recording of the final plat. 8. A minimum eight foot wide utility easement shall be dedicated along the north edge of the plat in accordance with Nob Hill Water Co. standards for the purpose of looping existing water lines. (YMC §§ 12.02.010, 020, 060, 12.040.020, 030 & 050) 9. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. Page 9 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX • # C'_� 10. This Plat shall include a statement evidencing irrigation water right -of -way in substantially 'a the following form: The property described hereon is wholly or in part within the boundaries of the Yakima Tieton Irrigation District and all lots within the short 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. The developer shall also comply with Yakima Tieton Irrigation District Resolution 97 -5. 11. Erosion control measures shall be installed and in place prior to clearing, grading, or construction in accordance with the Department of Washington State Department of Ecology's Erosion Sediment Control Plan regulations. 12. A construction dust plan shall be filed with, and approved by, YRCAA. 13. An approved YRCAA asbestos survey shall be conducted prior to the demolition of the existing buildings, and should ACM be found, removal shall be done by a licensed asbestos abatement contractor. 14. Removal of vegetation shall be done by chipping or transport to a landfill; open burning is prohibited. 15. An 8 -foot wide public utility easement shall be required for all existing sewer stubs and proposed stubs. (YMC § 12.02.010) 16. All irrigation lines and easements shall be shown on the face of the plat. (YMC § 14.20.050) 17. All lots shall be addressed as specified in the staff report and all addresses must be clearly shown on the face of the final plat. 18. The following note shall be placed upon the face of the final plat: 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. 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 Page 10 410 Plat of Sierra Vista Pre Plat #2 -07 DOC. INDEX # e - / ill Sierra Vista 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 RECOMMENDATION. The Preliminary Plat Application by SBJ Joint Venture, LLC, for the 30 -Lot "Plat of Sierra Vista" (File No. Pre Plat #2 -07) should be APPROVED, SUBJECT TO THE FOLLOWING CONDITIONS: II, 1. The developer shall dedicate . and develop the street right -of -way for the extensions of Torrey Pines Lane., S. 93rd, S. 92nd and W. Walnut Avenues, and all other rights -of -way necessary for the development of the Preliminary Plat of Sierra Vista in conjunction with the applicant's site plan dated May 17, 2007 and the review /approval of the City of Yakima Engineer. 2. The developer shall install or bond for all streets frontage improvements within the Plat of Sierra Vista which include: 1). A five -foot sidewalk with drainage, rolled curb, gutter, residential approaches, streetlights; and 2.) Asphalt paving, as specified by the City of Yakima Engineer, under YMC Ch. 12.05 thru 12.06. 3. Civil engineered design plans for an eight -inch sewer main, as depicted upon the applicant's Utility Layout Plan, dated May 17 -2007, shall be submitted and approved by the City of Yakima Engineer and installed or bonded for prior to recording of the final plat in accordance with YMC Ch. 12.03. 4. A Stormwater design made in accordance with the Eastern Washington Stormwater Management Manual and City of Yakima Stormwater Guide shall be submitted and approved by the City of Yakima Engineer. 5 Two fire hydrants shall . be installed interior to this development at the following locations: 1.) The intersection of South 92nd Avenue, and West Walnut, and 2.) The intersection of South 92nd Avenue and Bell Avenue. Page 11 DOC. Plat of Sierra Vista Pre Plat #2 -07 INDEX # e_f 6. All domestic water delivery lines and connections for this development shall be installed to Nob Hill Water Association standards. 7. Items 1 through 6 above shall be installed or bonded for prior to recording of the final plat. 8. A minimum eight foot wide utility easement shall be dedicated along the north edge of the plat in accordance with Nob Hill Water Co. standards for the purpose of looping existing water lines. 9. All public and private utilities shall be located underground, with the exception of telephone boxes and such similar structures. 10. This Plat shall include a statement evidencing irrigation water right -of -way in substantially the following form: The property described hereon is wholly or in part within the boundaries of the Yakima Tieton Irrigation District and all lots within the short 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. The developer shall also comply with Yakima Tieton Irrigation District Resolution 97 -5. 11. Erosion control measures shall be installed and in place prior to clearing, grading, or construction in accordance with the Department of Washington State Department of Ecology's Erosion Sediment Control Plan regulations. 12. A construction dust plan shall be filed with, and approved by, YRCAA. 13. An approved YRCAA asbestos survey shall be conducted prior to the demolition of any existing buildings, and should ACM be found, removal shall be done by a licensed asbestos abatement contractor. 14. Removal of vegetation shall be done by chipping or transport to a landfill; open burning of such materials within the City of Yakima is prohibited. 15. An 8 -foot wide public utility easement shall be required for all existing sewer stubs and proposed stubs. 16. All irrigation lines and easements shall be shown on the face of the plat. Page 12 • Plat of Sierra Vista Pre Plat 142 -07 DOC. INDEX # c -/ 4110 17. All lots shall be addressed as follows and all addresses must be clearly shown on the face of the final plat. Alternate addresses to be used if Sierra Vista Addressing structure is accessed from other side street (for corner lots only) Lot 1 215 S 93rd Ave Lot2 217S93rd Ave . Lot 3 219 S 93rd Ave Lot4 221 S93rdAve Lot 5 223 S 93rd Ave 9205 W Walnut Ave Lot 6 216 S 92nd Ave Lot 7 218 S 92nd Ave Lot 8 220 S 92nd Ave Lot 9 222 S 92nd Ave Lot 10 224 S 92nd Ave 9203 W Walnut Ave Lot 11 9208 W Walnut Ave Lot 12 9206 W Walnut Ave Lot 13 9204 W Walnut Ave 40 Lot 14 402 S 92nd Ave 9201 Bell Ave Lot 15 9203 Bell Ave Lot 16 9205 Bell Ave Lot 17 9207 Bell Ave Lot 18 9206 Bell Ave Lot 19 9204 Bell Ave Lot 20 9202 Bell Ave Lot 21 9200 Bell Ave Lot 22 9103 W Walnut Ave 223 S 92nd Ave Lot 23 9101 W Walnut Ave Lot 24 9009 W Walnut Ave Lot 25 9008 W Walnut Ave Lot 26 9100 W Walnut Ave Lot 27 9102 W Walnut Ave 401 S 92nd Ave Lot 28 403 S 92nd Ave Lot 29 405 S 92nd Ave Lot 30 407 S 72nd Ave 18. The following note shall be placed upon the face of the final plat: The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The Page Plat of Sierra Vista DOC. Pre Plat #2 -07.. INDEX # e - City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance. DATED THIS 23 DAY OF AUGUST, 2007 PATRICK i. SPURGIN HEARING EXAMINER PR a TEMPORE • Page 14 S Plat of Sierra Vista DOC. Pre Plat #2 -07 INDEX JBS PROPERTIES INC. "PLAT OF SIERRA VISTA" FINAL LONG PLAT #5 -08 EXHIBIT LIST CHAPTER D 0 Vicinity Map EXHIBIT DOCUMENT DATE D -1 Vicinity Map 10/05/07 0 1. — I y N V \I I I 0 Z 2 i . J I W BARGE ST ' :: :: Z 1 lit NM ' a W • YAKIMA AVE t m Z WYAKIMA AVE .,�� - , ■ r R • • • W CHESTNUT W Chestnut Ave 111 IIIIII y • 1111 >"'.( \ TORREY PINES LN C ro �. i rIM, RIM :: 1111 y -- s■ c �' y� • • 1111 • W < 7 m p l c , .. 1111 111 M LI cz COMP 61 2 *j#44 1111 W WALNUT ST , ft : MAN i \ 7 _ r 41110 , • W WALNUT ST \ � l , a m o "II e: x , , 0 .. .. 0 " , \ _i • • • • . • Tieton Dr ' •/ . . :: W I– • .. :: U3 r- TS U N- . 07 • • LELLOMMI W .. e.1 N CITY OF YAKIMA, WASHINGTON � , . . VICINITY MAP •.,,; s . s FILE NO:. Final Inng Plat#5 -08 1 • APPLICANT: SBJ JOINT VENTURE 0 , Subject Property REQUEST: 30 LOTS 8,399 -16,145 SQFT , Yakima City Limits • Scale — tin =400ft LOCATION: S 93RD AVE & W WALNUT 1 hate 0 200 N ., 0710/05/07 JY. • _# 10 -/ 0 JBS PROPERTIES INC. "PLAT OF SIERRA VISTA" FINAL LONG PLAT #5 -08 EXHIBIT LIST CHAPTER E Final Plat EXHIBIT DOCUMENT DATE E -1 Preliminary Plat of Sierra Vista 10/22/07 E -2 Final Plat of Sierra Vista 09/24/08 0 • 110 N PLAT OF SIERI� VISTA • (A Portion of E. 1/2, SW 1/4, SW 1 /4,.and A Raton OF W. 1@, SCALE BAR SE 1/4, SW 1/4, Section 19, T.13N,, R18E., W.M.) S 1/4, Si 1/4. SECT. �7 'I _ - _ _ - _ to LtJN. RtBE, Wit - - - - - —� - .. VVV 5 8952'22 • _ _ CASED MON FOUND 5 6952'22• W IJ33� - - 1316.75 1 - - - _ _ _ -- _ _ Chestnut Ave. _ • • , o-EX. -•••I 1 8' PUBLIC I I \ , /Pot. ESMT. UTILITY EWE 1' I Ro T OF war is�soe 1 I DEDICATED HE1TE I I I 18' RBGAT CN d8"' I �V Q�(t N B952'22•I Eb' I-4- EMT. PER 1 25' EASING R/W N' • o j 4 p 000 . H1 "' I SP. 7550877 - i S 84'52'23' W [ RIGH CF WAY94, _ _ NOTE, • I 30' EASING HEREON DETAIL R/w PER - - SEE SHEET 2 FOFt LINE AND CURVE TAERE$ . [ 1 " = 2O' SEE DETAI N 8952'22' E 329.55' . s SP, 93-81 1 - LEGAL DESCRIPTION. AND ADDITIONAL NOTES. • I 176.13' 151.16' ,, C • [ PlneS Lane 25 :1 ,[2.5),117.1, $ mldi [zo6] I I I % e a F I 1 FGFND I 10 P.U. EDIT. . 10' P.U. ESMT. \ , HERON RESERVED HEAEN RESERVED - •I 1. 0 DENOTES 5/ NUMBER 132 ® ]]89'4D • 0.q'4Q1�• E 1 ° b�A� I ( I • 1 S 137.0L6 •f S - 14820 G • -- - _ - SEE. - I I - [207] C 11 LOTT (2O8] '- Q 1 2 . • DENOTES PROPERTY [ _ �+ 30' EXISTING 1 1 I . GDRNER FOUND. I 851' 1 R/w PER I I ] • DENOTES MCFU SEAR T S R 1J76 ]' r C /1;1 1' F 1..: • 1 . SP. 93-81 [ L_ • I 1JL8 u1.69 - - 2 • AC. O N JO R ® I a [2091 LOTS �' LDTa [MIL �. N CASE I I 11.7WW ° 1{/®111 .. I V • ' 4. P.U. DENOTES � PUBLIC UBJ1Y . I I I• 8 __ I 1 1 1:30 140. 9 ' • \ 1 5. DBMS EXISTING FENCE 1 I I I 1 I I (217] _ I ; 8 � . I C � � I_ - - \ 6. [ ] OENOIES ADDRESS - i • aa 11 1 212 HT • - • 1 J \ \ 1 1 S I 1 •' [ )I I RIGHT OF WA to- DEDICATED 1 • • 1J9. , 140.1 ol [ - - YAKIMA COUNTY TREASURER'S CERTIFICATE • • I [ 1 17 31 J] lQTB g _ LOf 10. [214] g /� n1 I HEREBY CERTIFY THAT ALL CHARGEABLE REGULAR AND S PECIAL • [ I I :. „• • 11,1aY11 10155 • - 00 114.4 1 - - . - - - L / 1 75' • S 89'401y E '. r . I I[ SF. 18 - / I ASSESSMENTS COLLECTIBLE RET B THIS OFFICE E O TH ARE DUE IS _ — - - _ - - - - o mI �� Lew LOT 18 LOT / r OWNG ON THE PROPERTY DESCRIBED HERON ON DATE OF THIS ,e„ • 0 • .0 139.44 1 _ impart CERTIFlCAnON HAVE BEEN PAID. • 78.65' , 25' S' [9101] ...• 1 / W LQE 11 [� 1910.1] '� \ DATED THIS DAY OF • [115] P o_ 11,12M11 [416] - 9105 ` 10' P.U. r 20_ - [ ] U 16' PUEiIC W. Waln Ave. S [217] o ?7 -- 8337 - • ., : • . • • E AIT. HERON I • UTBI E SIR . i.,1, I - - '� J r ° s :•'b'I ' E x , flESERVEO J % PER CHESTNUT I BY: - \ I 0 19 .80 11892 I N EISSU" 2' E 4°5 87 • • , :c ' HCLOW PH. 3 $ __ _ • $ 1 = FENCE 0.9 I ' N 8952'22 E I1A (• v I We Wal Avenue �I ' LOT 10. . E.• 172111 C: 77 r 19100] - - ml lP1E ;-4444111180.... _'0 17,4RE11 [ •- 80.26 - = 60.00' . . _ 13oz]! [910. L4 e YAKIMA COUNTY TREASURERS OFFICE EAST OF PROP -. LOT14 lielnene SURVEYOR'S CERTIFICATE A 1 ~ — m OWEDICATOFD V I $ 7 I • g - [9N14] ] = 8 • �� `;. '- T. AE LOT � ,"', Q' 1, ERIC T. HERZOG, A PROFESSIONAL C [ [ w 7 100. %' 726.31' Y'; Ad11 _ _ 41rE11 ? - 4 fl ,0 \ LAND SURVEYOR, DO HEREBY CERTIFY 4,46 4 T2 [ 4- W 77 ' t It _ VISTA IS �• ' [ i - LOT 18 W 7•.OQ 89522Y E 79.76 �_ _ - - - - .4* BASED UPON AN ACTUAL y [ 1 910N THAT THE PLAT OF SIERRA SURVEY AND [ I - LGT 16 '�^ 1471'17 LOT 18 I 25' 1.44' 110.69 r IJ4.1 7 ' , \ 1 SUBDIVISION OF SECTION 19, TOWNSHIP 1 111 �. 8` ' .[ 1303] 4 13 NORTH, RANGE 1B EAST, W.M.; t aA78E g 7,10 5 4 770 W fl • ' THAT THE DISTANCES, COURSES, AND g 1920 _0.,46&61 _ I 2159 _ _ w ANGLES ARE SHOWN HEREON �i }` •[ I [9207) •_ C 13" r � Cn [9203] c 19201] - 6,,, c SABlIA11 W y CORRECTLY AND THAT MONUMENTS Gi'4L LAIN + TRACTW I I I I J° • 1,�•?. 'J �o .• - y • . .�5 AND LOT CORNERS HAVE BEEN SET ON C12 n S 895222 W 237 1 [ 30 5 ] ' - , / THE GROUND AS SHOWN ON THE PLAT. • 1 3 1 45.00' �i 8952'47 E Cl g 11e cl h l L�► E 8 / STOR1 DFNAJAGE EASEMENT OVTBt 1 FILING CERTIFICATE: I [ I i • ' „ •o � dale ' ALL OF TRACT 'A' RESERVE) • _ .I FAE09 FO THE OBVERT OF THE - I a [920) • (9202] C2 N t E, FILED FOR RECCRD AT THE REQUEST OF HUIBREGISE, LOUMAN • 6] �tf✓ 3 10' P.U. [9200 1, • •i 5.79' ASSOC., INC., THIS DAY OF 7.22' "� �• ROADWAYS W1HN THE PLAT __ $ [91W] ESMT. HERON I ' S 8936 E ' ° SEE NOTE 6 ON SHEET 2 2D AT _ ANO RECORDED UNDER AUDITOR MINUTES PAST - -_M. ( _ 1 ” 1 RESERVED c ° � - �, I AUDITOR'S FILE NUMBER [ 1 CE ON _ .: 7,ahl11 Ti. HAT 8 .• g [ 1RMCE A y WASHINGTON. 4a' ' �y RECORDS OF YAKIMA COUNTY. _ 6.71 VVV I L . ,.,. fit♦ I . 1® •• 1 I I I ' N 894316 E- [ Z 1 I _O Q o 0. ' Q/ I I FEE . - • / I I I RETANINC WALL 25 PUBLIC LO ACCESS I b l + ., / O YAKIMA COUNTY AUDITOR I pt IYIE ESNT. PER SP. K -46 AND - g I S t/4 CDR, SECT. 19, PUBLIC U —' nUTY EMT. PER S.P. t'3 1 �� v� IAN., R.18E, W.N. BY DEPUTY 7550877 TO BE VACATED HEREO R 8 1 1 [ �7 30' PUBLIC UTILITY AND I [ it I CCNSTRUCTON OF `, ACCESS MAT, PER SP. 40. 10' PUBLIC UNITY ESMT. TWIN �� I [ � / [ P -18 TO SS VACATED �` RESERVED HEREON • 1 P °«+rut P�+ PARCEL NUM PLAT CF RI DGE4IE1Y • 25250 UNDERGROUND r ; / I NEST N0. 2 A.FNO. FC UTILITY Es6r. PER S.P. 1 7D3 swcE UNO 181319 -33539 6 762704 I / _ _ _ __ - N J1oJ 21 0.28' OF 181319 4403 Tieton Drive 1/ 4 , / 12. H E�IDGEPOUSCTIPONO5na1. 1 132811' _ 19, T.13N. R18E, R.N. _131661 . • W.1"111--/H - • _ N 89 WV E ,•■ NCH FOUND 2646.98 - - - - — TOTAL PLAT AREA =9.55± Acres SW COR, SECT. 19, ' ' T.13N., R18E, Wit 408 N0. FOUND CASED MON LCR 2 - M -1417 Aibregtse, Loanean Associates, inc Ialtr F NAME O7 . +AS CIVIL ENGINEERING •LAND SURVEYING • PLANNING DATE: 9-2408 801 North 39th Avenue •Yakima, WA 98902 SHEET (509) 966-7000• FAX (509) 965 -3800 1 OF 2 DOC. .. INDEX . # c -A _ • • • 4110 . N PLATOFSIERRAVISTA A E tit 4A P ®t E. 1g, 8Y/1/4, Sail 1/4, and A Poen of W. in. • m. .,--,,•54,,.7.,* SE 1/4, 8W 1/4, 8®a+von 18, T.15N., R.18E, �4 *) • • SCALE BAR . 8 IAfruCict pi tun AatE. BtL UC NO OWE TAUS — . 1-1)—i- r — -� 1 T — wi c91t •� I I ulfrn r ear — I . I a BAY I P1p fP, I I 1 I I ® I I I �! N6GATER 7BBW7r Al 1 1 • N ' I f- �- tslr P61 7y EATON R/11 I tP.1 77 • . It I R/0 P8I Sri Isar a f111 I I 1 . 20 . at BETA N •• •s, Iv . 43-I; I t NO r>mT•NrL ME • H I t2061 1 , .. . ' 4 , , •IRE�Rfa 10164 , — I I. O iUf! • 1 ( Ita I 1 1• mores PNDP• TT • I 1 1 . I2071 • f E If I I 1 mea Pawo I I 1 1 "c"e: • I I I 1 I , , a PA, nag vim IL —4— ones costs gm. I il - 1 ' '... ' :, sikww/ H''`'‘ .-. --. I • , I I I I TBBteY/ Im • T a 9A \ I OmxaTrB • , . COUNTY TREA I 1 rH 8 31 - Y AKIMA COU CER CA • � 1 - [r3] ;r 1 1' i - :: �:., '' S11� SL Ili TE / 1 Nowt COIIIFT THAT ILL ON M9EAE{t REGULAR AND sum. / I7lr f • y�:�. t II l AS N TE COW:M ILE 9T 119 MACE T HAT ARE ME OW . - ____ _ L .' �� pp {{ �� "�� / 411 . , .ri 4 r. 9 R1� ! ^ • ;___ -. L. [2171 Inn Tt; Ulwi tai is'1 � I eltul — .c term] . IC 1 f l IC Io PA b a�n+ oAT aF �r [e t, r....• wNt I�1 1 usury --' - _____\ .,...: I I Nit o • N t tor a. • t .. Tf Ws Mama :: r I9loot °I MANn1A COUNTY TPCABJNITS OPM a ( W MAI - .104Tf ,''.� t !I I 1 k i ♦:_ • .i / W _O - �t� 7i� ,= Nart a ir teal _ . $URMEYOR' SR77� F7J+IF I 1 1 I• — parr or 1 .� .•I • 4 I L WIC T. A PUN6Ff8iOpAL ��C � ' I I _. , � •. _ - . �" 1 LAND SURI HE DO REBY C ORT 's 1 1 � ., THAT THE PLAT OF SINRA VITA I8 ± A.• 1 • - ` a >S', t0': 1 1 BASED UPON AN ACTUAL SURVEY AND I - - S BDROSOW4 OP =PON 19, TOM194P. , o I I fir n Iq I I i1 f NtTT ► E OIETANf5TS8 EAST. C0iR1 - 1- K}' woo ANC SHOWN NO ON • CORRECTLY YO MAT M R • '� � lib VIE: ONtpJ1T9 fY0 45 4 1 . • . I I I _ . _ ' . y AND T CORKERS AtE Ff?I ON - - 1 11C QAOUPO LO AE BHDdI/ H ON 8 ME EEr FLAT E l0 ! L = / DROWN AA r OPtR I FI CERTIFICATE . d J IC 'LOX RI ` ; \ Y 2 9200 �Q fW1DM1'S BBIN THE NAt - RUM FOR R ECORD AT 1116 RECOEl1T G' ►APWC CTB e LORAN _ - I _ I [9206] , ✓" ID PAL typr r („ •, • V • assoc.. ILO. MI - DAY Or • I 1 i I I P9 j_ � iii Mote ( ! x _ TEE 9 a SHUT 1 - AND 6 AT 16111,0t6 PAST AtUd W COUNTr• - I we, , � I WAffiANGTON• • 1 1` RC1Mfp Neat 1D wilt ATM A m NO M I �1 / / I ' / \ . a 011E tat Pm IP. 11-45 A!0 E9 I I 1 T SL, Vii. • D FaU 1 YARMA dklNir A11aTOR • • I A o v m Ef l rT. PG tP. ro ro 1MCAB9 I E>roo R I • I 1 I '- 1 10• 'LOX uL1i1f es I 1 • \ / i �t •� � # � uwrr tsalr • I cx wl T I _ 3 1 ,w PARCEL NUMBERS Elw tf10E ww0 181910 WIWI i worn affi w 181510,44409 • 1 D 11VO O RL E I 17r ata Pv91BN 181510 4404 1/1 >a I/1 ter tax au. Pte: 18181064408 - - - - - - - - =E - - - - - .. TOTAL PLAT 14REA141.632 Ansi t E. I .108 N4 t • FOOD LOI N_A • ['hoibre Lea Associates, Inc. R`` R 408 • • • Gab. ENGNEERNO • LAND SUF1MD O • PLINKING � 801 Noll 588 /moo **Wm WA 98 2 Mr (808) 988 -7000 •FAN (800) 489 -34� '� OP 2 . m ® ®C. . . INDEX • . . i • 1,'4'..1°,"lie:'i.."'• 0.503.1.1 Cr 300. 1 I . I 1 I I . . ' "'713""'4'1"7.17;22'"''.77:24."7'.277.1•:711" 1 I 1 1 I I I CHESNUT HOLLOV1 PH ASEl 3 , , , . 2.‘ .I.__ I _L__ ... i • _ . __ ,____, ., . ___ • ---1 -v- am 1, , . • ...,-,,.•._. ..,. . .-,Q . , cs,-,, ., ,,... , ,-,. \ - ,• .. - i -....... ! 1.... C '6 ' 1 l'ej CP . •'' - - - - - 1- cc 12 S rf: -, '_'' ,"_- t ..;.; - ,. , • - .0 1 o 2S 53 ,.., ,C3 151' - • .... \ is,,,Lgt oat \ .., • ., e, vai 1 c p? • -\ 1 4'3' 1 9. -\ 9 - --- --- - R------ J Bri:, ----- 9- • • .., ',, N N c.). \, 1 ..... .... c). \16 —...)?•o 1 : )\ 59 - -\ I -!, „ . - • ' . .,_, r \-C % - N : N, . SE 5PLEI 1 0 2 RR OAK WO tne • _ I 1 '". r 7 : ..I,. 123.03' 11.1L5 MO 0.. L . 4 - - - _ ,, , ... .. i r , I \ ,-,...., ., 0N ;:-- 1;47.'''.: . i- ..i .9775 0 PARCEL NUMBERS g .1 N _ r 8 ,,,,. • s. ,........c2, -----, - 181319-33538 _ _____ • '0, 1! -I - i: Eir_ .. ...1. 'a/ -'.. \ .........- .. E 5 . 0 . A738 . E 0 '''' C O. C;S . \ ...6 \ 181319-34403 1!' .1,•,-.; , '', i ^ "• ' „‘4`,.&_:4 : ' -N 1 181319-34404 9;6 • , 181319-34405 100.00 'tip • • ET. i 4 , ..-., 'II., . 4:?) --, 1\ - g, , s .0 - 1 . i - ,"---- : 0 ,'''- itg --- ... r - ' It TOTAL PLAT AREA=9.55± Acres I; ' ' ',Ss ■ 1 . 1.; , I I . ' 'at . U .4, 1 - .. '', '" ° ; , '.., Ns,,<, . c • \ 1 C,S 6 \ • '4 ' • (. .\ - b ,'A3 . Al '' '''n . I 1 g P I . '.• ". ' *5 . • ' , . i P 1 C D• s (S\ \.... ' W i 5? • 6 \ \ Li:, . \- \.... cD• \...° './. I- ----",. . , 0 va--• . I ' g l' o ° --r. ' - ----J - - ---------- -- I . - • .., '.' '''s - • , ..,‘,, , • • 1 . ...„,, % I -1:A ..,., . , ,--- ' L../. • t t .= --- - . -- — 7.... 1 N , ) 1 I. -- - --- — — . -' -..-- -- • *Ru. .,... '% ......„...,. 1 . i 1-- ...„. , 4 ....... _ - „.,..„ ,--- - " •7 L ••• • - - el01141111 rn, -.,..—.. -- . . ... N. '6111111, go , tau. . N — . _ ■.... -.....••.--.._ - --- ..., _ . ,,,,_ . -% . - . • - Mmictirgazu . 1 I 1 — 2.--- . --4. ---7- 2.. -2 ?! . ? . .0. - mr " - L- SO D - 1.22W I . I !iv - "- _____ 1, 0.78 5.. `. -. . 3 . • e -.., 5.5.7 ----5 .11 'e'I.. rp"-/,, - ..1-i: , ,.., .t' I: - UTH 92 ne AVENUE . --,„, • - - L ,,,,. ,., ,.. - .., - .1"` .- ---, -'-' Og • . " I ' ogiRrv' --------__ <-0 1 • t ---1 1 ...I ' : - '' - le-rs -.5 - . \\. . .- it'l A - c 6 1 i i.-. •.,- n '.4.. " - ;,....:-.,,t .. 14 ..... , iii - R . FS ; 0 Pi - --v; I 49 , I r • I L g4 ' It . 1 .5 ;., 1 G ; k- s r. .- .- g ' N'il •..- ... "-'-.?......., . -:-., MR - ic.;.., -;14_,... .- 7- . -- 2-7- "- - I . 0 g / 1, .... \ •,,, '--, % %. - - s. -A"1 . .._ .- '‘. al ig or., 1 ,rx -Id L„.1 RECEIVED • ! I fit V 1 r 13. '''' ' • \ \ C3' 5 3 .;>i3 E . . 5 ...TM --- -- . *IV i.'• );.: s C0117311 .. 5 00,7 E • 5 C.397 • . • • .. .- ... . . • . P 83.00 5 COS 30 5 3.7 • • i14.17 - X ... "'". --, I , ..e ..: • 2 ,,,4=1(14,1, 2 1+4 4- ..e, c D• \ 1: , - ,.,-, "... _ ._.., g . +I a ' , • A ,_, .., , 1 „, , __ .., . , o - 7-'' / .‘ I:0- ,., • e. - - „.. 5 - ,t,i !,,, , : i f x , -,.. . ,7,s -i- i- sl ;L. ,,,-C I :•:. # ,_'” - i' .....k k .0:0- ' , --' -'- It 1-, • n i- - rRi.k oiz , • - •.4 op kc ol3 R.5 „0- vk 1. /II , '\ " I: '. Jr - ' , • --4 ..., . 1 I d . ,_ 1 Rs - — - _.• - s ''s . I iii 1 ! , •, is„ . . . . F - 10 az 8 co I; .„..... . ___,,,, ,92 4 . • 1 ,- • - ,. , ,t • -.,- - ',f • ,‘,., 4 -6,.., . 78.00" r y4. I .. - 1 20 . 4444 ' -,... I- ;.., a , El .. i 1 •- • . - II. „, .• .- - . - -. I 1 i ii:-.--. 7 • . ! • 1 - ,,, _ _ . • i - , . „,' . I • 1 ' IERRA ES A THA I E ES P 3 & 4 i i; 1 . , . SOUTH 3rd AVENUE i i • Iiifl 1 K S. 93rd Ave. - :. COM 5tC7 it. ' TZ,':::: " • • ;;;I:1 VA ::: OEM 30-1.117 JOE MAWR: I DATE Hnibregtse, Lonman Associates, Inc - JBS INVESTMENTS SHEET 07043a 10-22-07 . 4 . '..1;;Ii%: clte'..ii„ • RE NAMES 2 • ' DRANING 070430.6)g Plat of Sierra Vista • CIVIL ENGINEERING • LAND SURVEYING • PLANNING ... ... , Or • 801 North 39111 Avenue •vakinw. WA 98902 14 L ),/ 1 • 4 2 t. 07.1 MEI DE.(1) BY Preliminary Plat : —. City of Yakima, Yakima County, Washington , •ai 2 (509) 968-7000 • rox m9) ORAL S‘.-- DM ■•• 14 , 4 C- ...... . " - DAR ENTERED [Et ICDT . 1 maw 4 ., ■4 44 1 RENSION . . • • • . . . • • • 111 10 ' - . . • . •