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10/21/2008 06 Marvin Gardens, Final Plat Deadline Extension
BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON • AGENDA STATEMENT Item No. 6 For Meeting of October 21, 2008 ITEM TITLE: Public Meeting to consider the final plat of Marvin Gardens submitted by Opportunities Industrialization Center of Washington (OIC) and Yakima Valley Partners Habitat for Humanity and extend the deadline for approving the final plat. SUBMITTED BY: William R. Cook, Director of Community & Economic Development CONTACT PERSON/TELEPHONE: Jeff Peters, Associate Planner, 575-6163 SUMMARY EXPLANATION: The Plat of Marvin Gardens is a 20 -lot subdivision located at in the vicinity of 3000 — 3100 Hathaway Ave. In open Council session on January 18, 2005 the Hearing Examiner's 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 a financial security for all improvements outstanding left on this plat. The City Engineer has also 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: 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 ity Manager STAFF RECOMMENDATION: Adopt the resolution authorizing the Mayor to grant an extension of time for final plat approval, and sign the final plat of Marvin Gardens. BOARD RECOMMENDATION: Hearing Examiner recommended approval of the • Plat of Marvin Gardens, Subdivision on November 30, 2004. Yakima City Council approved the preliminary plat of Marvin Gardens on January 18, 2005. COUNCIL ACTION: • RESOLUTION NO. R -2008- A RESOLUTION approving the final plat of Marvin Gardens and granting PP 9 P 9 9 an extension of the three -year final plat review period to provide City Council the time necessary for consideration of the final plat review for this twenty -lot subdivision located in the vicinity of 3000 — 3100 Hathaway Avenue and authorizing the Mayor to sign the final plat; Opportunities Industrialization Center of Washington (OIC) and Habitat for Humanity, a Washington Nonprofit Corporation are the applicants herein. WHEREAS, on November 15, 2004, the Hearing Examiner held a public hearing to consider the application submitted by Opportunities Industrialization Center of Washington and Habitat for Humanity, a Washington Nonprofit Corporation for a twenty -lot subdivision known as Marvin Gardens, located in the vicinity of 3000 — 3100 Hathaway Avenue (City of Yakima Preliminary Plat #1 -05); and ___ . WHEREAS, on November 30, 2004, following an open record public hearing the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at a closed record public hearing held on January 15, 2005, the City Council affirmed and adopted the Hearing Examiner's Findings, Conclusions and Recommendation approving the preliminary long plat; and WHEREAS, on October 16 2007, the Yakima City Council approved an emergency budget appropriation in the amount of $371,866 by means of Resolution No. R- 2005 -42 to fund expenditures incurred during 2007 to provide infrastructure for the plat of Marvin Gardens affordable housing subdivision; and . WHEREAS, on February 13, 2008, the City Council Neighborhood Development Committee recommended that the development contract for construction and funding for the homes to be assisted by ONDS be forwarded to the full City Council for approval as a precondition for authorizing the contractor to begin the second phase of infrastructure work at Marvin Gardens; and WHEREAS, at its March 18 2008, City Council meeting the Yakima City Council approved a contract between the City of Yakima and OIC of Washington for construction of the proposed buildings within the plat of Marvin Gardens. However, approval of the construction contract ultimately delayed submittal of the final plat within the 36 month timeline established in Yakima Municipal Code 14.20.170; and WHEREAS, approval of this final plat now requires City Council to approve an extension of the 36 month requirement; and 0 WHEREAS, the applicant has 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 Jc(res) /Marvin Gardens Final Plat 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 Marvin Gardens, consisting of two sheets dated September 3, . 2008 depicting a 'twenty -lot subdivision located in the vicinity of 3000 — 3100 Hathaway Avenue, together with its accompanying extension allowing additional time for City Council Consideration of the final plat is approved; the Hearing Examiner's Findings, Conclusions and Recommendation are adopted in their entirety; and the Mayor is hereby authorized to sign the final plat. The applicant shall file the signed final plat for Marvin Gardens 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 Edler, Mayor ATTEST: City Clerk • 2 • 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 #6 -08 . for the Plat of Marvin Gardens (20 lots) ) Jeff Peters Submitted by Opportunities ) Assistant Planner Industrialization Center of Washington &) 575 -6163 Yakima Valley Partners — ) Habitat for Humanity ) Location: 3000 —3100 Hathaway Ave.) 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 Marvin Gardens. • FINDINGS BACKGROUND. Marvin Gardens is a 20 -lot subdivision located at 3000 — 3100 Hathaway Avenue. In open Council session on January 18, 2005, 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 doe 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 Hathaway Ave. • 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 Marvin Gardens Final Long Plat #1 -05 o1c 1 3000 — 3100 Hathaway Ave. subdivision design. The plat of Marvin Gardens has been found to comply with all applicable 0 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 September 30, 2004, 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 November 30, 2004 (see attached). The conditions that must be met before the final plat can be approved consist of the following: 1. The sidewalk shown along the south side of the new street is required to be extended to the extreme east end of the street improvement to the intersection. 2. A 12 -inch water main extension shall be required in Fruitvale Boulevard west to 30 Avenue; an 8 -inch water main extension shall be required in 30 Avenue from Fruitvale Boulevard to Hathaway Avenue; a 6 -inch water main extension shall be required in Hathaway Avenue; or al water service shall otherwise be provided to the proposed preliminary plat by means of such other plans as may be approved by the City. The applicant will be reimbursed by the City's Water/Irrigation Division for the cost of over sizing between the required 8 -inch size pipe and the proposed 12 -inch line in Fruitvale Boulevard west to 30 Avenue. 3. All easements that are provided for irrigation lines or facilities and all 8- foot -wide public utility easements for existing and proposed sewer stubs that are outside the 10- foot -wide utility easement along the front of the lots shall be shown on the face of the plat. 4. The applicant shall provide an updated title report to confirm that the property is owned by the parties seeking to develop the property; and 5. A construction dust plan shall be filed with, and approved by, the Yakima Regional Clean Air Authority prior to construction. Status: Items I — 5 above: All street, utility, private improvements and permits have been engineered, reviewed and completed. The City Engineer has evidenced his approval by signing the final plat. III Plat of Marvin Gardens Final Long Plat #1 -05 OIC 2 3000 — 3100 Hathaway Ave. • • 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 Marvin Gardens and asks that the resolution authorizing the Mayo r to sign the final plat be adopted. • Plat of Marvin Gardens Final Long Plat #1 -05 OIC 3 3000 — 3100 Hathaway Ave. OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS — HABITAT FOR HUMANITY "PLAT OF MARVIN GARDENS" FINAL LONG PLAT #6 -08 EXHIBIT LIST City Council Public Meeting October 21, 2008 Applicant: OIC and Habitat for Humanity File Number: Final Long Plat #6 -08 Site Address: Vicinity of 3000 -3100 Hathaway Avenue Staff Contact: Jeff Peters, Associate Planner Table of Contents ' CHAPTER A Resolution ' CHAPTER B Staff Report CHAPTER C Hearing Examiner Recommendation CHAPTER D Vicinity Map P CHAPTER E Final Plat — Marvin Gardens • 1 1 OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS — HABITAT FOR HUMANITY "PLAT OF MARVIN GARDENS" FINAL LONG PLAT #6 -08 1 EXHIBIT LIST City Council Public Meeting October 21, 2008 1 t Applicant: File Number: OIC and Habitat for Humanity Final Long Plat #6 -08 Site Address: Vicinity of 3000 -3100 Hathaway Avenue Staff Contact: Jeff Peters, Associate Planner Table of Contents ' CHAPTER A Resolution ' CHAPTER B Staff Report I CHAPTER C Hearing Examiner Recommendation CHAPTER D Vicinity Map 1 CHAPTER E Final Plat — Marvin Gardens 1 1 r 1 r _ OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS - HABITAT FOR HUMANITY "PLAT OF MARVIN GARDENS" r EXHIBIT LIST CHAPTER A r Resolution z. ° EXHIBIT DOCUMEIT DArTE A -1 Resolution 10/21/08 r r r r r r 1 r r r 1 RESOLUTION NO. R -2008- A RESOLUTION approving the final plat of Marvin Gardens and granting an extension of • the three -year final plat review period to provide City Council the time necessary for consideration of the final plat review for this twenty -lot subdivision located in the vicinity of 3000 - 3100 Hathaway Avenue and authorizing the Mayor to sign the final plat; Opportunities Industrialization Center of Washington and Habitat for Humanity, a Washington Nonprofit Corporation are the applicants herein. WHEREAS, on November 15, 2004, the Hearing Examiner held a public hearing to 1 consider the application submitted by Opportunities. Industrialization Center of Washington and Habitat for Humanity, a Washington Nonprofit Corporation for a twenty -lot subdivision known as Marvin Gardens, located in the vicinity of 3000 - 3100 .Hathaway Avenue (City of Yakima Preliminary Plat #1 -05); and t WHEREAS, on November 30, 2004, following an open record public hearing the Hearing Examiner issued his Recommendation for approval of the proposed plat subject to several conditions; and WHEREAS, at a closed record public hearing held on February 15, 2005, the City ' Council affirmed and adopted the Hearing Examiner's Findings, Conclusions and Recommendation approving the preliminary long plat; and WHEREAS, on October 16 2007, the Yakima City Council approved an emergency budget appropriation in the amount of $371,866 by means of Resolution No. R- 2005 -42 to fund for expenditures incurred during 2007 to provide infrastructure for the plat of Marvin Gardens affordable housing subdivision; and WHEREAS, on February 13, 2008, the City Council Neighborhood Development Committee recommended that the development contract for construction and funding for the homes to be assisted by ONDS be forwarded to the full City Council for approval; and WHEREAS, its March 18 2008, City Council meeting the Yakima City Council approved a contract between the City of Yakima and OIC of Washington for construction of the proposed buildings within the plat of Marvin Gardens. However, approval of the construction ' contract ultimately delayed submittal of the final plat within the 36 month timeline established in Yakima Municipal Code 14.20.170; and r WHEREAS, approval of this final plat now requires City Council to approve an extension of the 36 month requirement; and ' WHEREAS, the applicant has 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 finjOgt, Now, Jc(res) /Marvin Gardens Final Plat INDEX • I 1 Therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: i The proposed final plat for Marvin Gardens, consisting of two sheets dated September 3, 2008 depicting a twenty -lot subdivision located in the vicinity of 3000 — 3100 Hathaway ' Avenue, together with its accompanying extension allowing additional time for City Council Consideration of the final plat, is approved, the Hearing Examiner's Findings, Conclusions and Recommendation are adopted in their entirety and the Mayor is hereby authorized to sign the final plat. The applicant shall file the signed final plat for Marvin Gardens 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. 1 David Edler, Mayor ATTEST: City Clerk ' 1 1 1 1 1 1 1 1 DOC. ' 2 INDEX _ , ' OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS - HABITAT 1 FOR HUMANITY "PLAT OF MARVIN GARDENS" ' EXHIBIT LIST CHAPTER B Staff Report EXHIBIT DOCUME DACE y. 5 B -1 Staff Report 10/21/08 1 1 1 1 1 I 1 1 °1 1 1. 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 #6 -08 for the Plat of Marvin Gardens (20 lots) ) Jeff Peters • ' Submitted by Opportunities ) Assistant Planner Industrialization Center of Washington &) 575 -6163 Yakima Valley Partners — • I Habitat for Humanity ) Location: 3000 —3100 Hathaway Ave.) ' 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 Marvin Gardens. FINDINGS • • ' • BACKGROUND. Marvin Gardens is a 20 -lot subdivision located at 3000 — 3100 Hathaway Avenue. In open Council session on January 18, 2005, 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 doe 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 Hathaway Ave. • 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 Marvin Gardens Final Long Plat #1 -05 DOC. o1c 1 INDEX. ' 3000 — 3100 Hathaway Ave. t t � • 1 subdivision design. The plat of Marvin Gardens has been found to comply with all applicable 1 standards and the final plat is in general conformance with the preliminary design. ENVIRONMENTAL REVIEW. i A Determination of Nonsignificance was issued for this subdivision on September 30, 2004, 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 November 30, 2004 (see attached). The conditions that must be met before the final plat can be approved consist of the following: 1. The sidewalk shown along the south side of the new street is required to be extended to the extreme east end of the street improvement to the intersection. 1 2. A 12 -inch water main extension shall be required in Fruitvale Boulevard west to 30 Avenue; 1 an 8 -inch water main extension shall be required in 30 Avenue from Fruitvale Boulevard to Hathaway Avenue; a 6 -inch water main extension shall be required in Hathaway Avenue; or water service shall otherwise be provided to the proposed preliminary plat by means of such other plans as may be approved by the City. The applicant will be reimbursed by the City's Water /Irrigation Division for the cost of over sizing between the required 8 -inch size pipe and the proposed 12 -inch line in Fruitvale Boulevard west to 30 Avenue. 1 3. All easements that are provided for irrigation lines or facilities and all 8 foot - wide public 1 utility easements for existing and proposed sewer stubs that are outside the 10- foot -wide utility . easement along the front of the lots shall be shown on the face of the plat. 1 4. The applicant shall provide an updated title report to confirm that the property is owned by the parties seeking to develop the property; and 1 5. A construction dust plan shall be filed with, and approved by, the Yakima Regional Clean Air Authority prior to construction. Status: Items I — 5 above: All street, utility, private improvements and permits have been engineered, reviewed and completed. The City Engineer has evidenced his approval by signing the final plat. 1 • Plat of Marvin Gardens Final Lone Plat #1-05 DOC• OIC 2 INDEX 3000 — 3100 Hathaway Ave. 1 • 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. final plat is in substantial conformance with the preliminary 3. The p p y lat and the relevant p 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 Marvin Gardens and asks that the resolution authorizing the Mayor to sign the final . plat be adopted. • 1 1 1 1 1 1 i ' Plat of Marvin Gardens DOG. Final Long Plat #1 -05 INDEX oIc . 3 'Y EX ' 3000 — 3100 Hathaway Ave. y # fr I OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS — HABITAT FOR HUMANITY "PLAT OF MARVIN GARDENS" EXHIBIT LIST ' CHAPTER C Hearing Examiner's Recommendation ExHIBIT DOCU�NI�NT a � ` ANTE , `c r '* C -1 Hearing Examiner's Recommendation 11/30/04 I I I I I I I I I „ I 1 • 2d,j4 i CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION November 30, 2004 i In the Matter of a Preliminary Plat ) Application Submitted by: ) ) PREL LONG PLAT #2 -04 City of Yakima Office of Neighborhood ) EC #22 -04 i Development Services ) ) i For a 20 -Lot Subdivision to be ) Known as "Marvin Gardens" ) Introduction. The Hearing Examiner conducted a public hearing on November 15, ' 2004 and has issued this decision within 10 business days. The staff report presented by Assistant Planner Jeff Peters recommended approval of the preliminary plat with i conditions. The applicant's representatives, Mr. Thomas Upton of Thomas F. Upton Surveying and Mr. Marvin Miller, testified in favor of approval of the preliminary plat. No testimony was presented in opposition to the preliminary plat at the hearing and no written comments were received in opposition to the preliminary plat prior to the hearing. Summary of Recommendation. The Hearing Examiner recommends approval of this preliminary plat subject to conditions. I Basis for Decision. Based on a view of the site with no one else present on November i 15, 2004; the staff report, exhibits, testimony and other evidence presented at the open record public hearing on November 15, 2004; and a consideration of the applicable City of Yakima Office of Neighborhood 1 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32 ❑d Ave. PREL LONG PLAT #2 -04; EC 22 -04 DOC. INDEX i # � °, subdivision requirements, development standards and consistency criteria; the Hearing Examiner makes the following: a FINDINGS Applicant. The applicant is the City of Yakima Office of Neighborhood Development Services, 112 South 8 Street, Yakima, Washington 98901. Location. The proposed preliminary plat is located on both sides of a westerly extension of Hathaway Avenue to be constructed between North 30 Avenue and North 32 Avenue in Yakima; parcel numbers 181314 -23438 through 23449. Application. This preliminary plat prepared by Thomas F. Upton Surveying would 111 divide a 4.76 -acre parcel into a 20 -lot subdivision to be known as "Marvin Gardens." The proposed 20 single- family lots comprising a total of 3.81 acres are located in a Two - Family Residential (R -2) zoning district and range in size from 6,124 square feet to 8,935 square feet. A pocket park is proposed which would be .19 acres or about 8,300 square feet in size. An extension of Hathaway Avenue with a cul -de -sac at its westerly terminus east of North 32 Avenue would serve as access for all the lots in the P lat. 11 Notices. Notices were provided in accordance with applicable ordinances as follows: Mailing of SEPA/hearing notice to applicant/owners within 500 feet: September 3, 2004 Posting of notice on property: September 22, 2004 Mailing of SEPA determination to applicant/owners within 500 feet: September 30, 2004 Publishing of notice of SEPA determination in newspaper September 30, 2004 Mailing of notice of rescheduled hearing to applicant/owners October 26, 2004 Publishing of notice of rescheduled hearing October 27, 2004 City of Yakima Office of Neighborhood 2 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N.30 to N. 32 Ave. DOC. PREL LONG PLAT #2 -04; EC 22 -04 INDEX # ��� O I I Environmental Review. The City of Yakima Planning Division is the lead agency for this proposal under the State Environmental Policy Act (SEPA). After reviewing the I environmental checklist submitted for this proposed preliminary plat, the SEPA I Responsible Official determined that the proposal will not have a probable significant adverse impact on the environment and issued a Determination of Non - Significance on I September 30, 2004. No SEPA appeal was filed within the 15 -day time limit allowed for a SEPA appeal under the City's SEPA ordinance. 1 Zoning and Land Use of Site and Adjacent Properties. The site is zoned Two - I Family Residential (R -2). Adjacent properties have the following characteristics: I Direction Zoning Land Use North R- 2 /CBDS Single- family homes/Industrial use South R -3 Mobile home court 1 West R -2 Mobile home court East R -2 CBDS/R -2 Single- family homes I Subdivision Application Requirements. Subsections 14.20.030(B)(1), (B)(2), 1 (B)(3), (B)(4) and (B)(5) of the Yakima Municipal Code (YMC) serve to implement the I provisions of Section 58.17.033 of the Revised Code of Washington (RCW) which states that a fully completed preliminary plat application shall be defined by local ordinance. I T Those subsections state that a subdivision application must include a completed application, a current preliminary land title commitment, 20 copies of the proposed 1 preliminary . plat, the application fee and a completed SEPA checklist with the SEPA fee. Since the two title insurance commitments submitted into the record do not show the I property in the proposed plat to be in the ownership of the applicant, those commitments need to be updated prior to the City Council's consideration of this application to confirm I that the property is owned by the parties seeking to develop the property. I City of Yakima Office of Neighborhood 3 tY g Development Services (ONDS) I 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32n Ave. INDEX PREL LONG PLAT #2 -04; EC 22 -04 111 # Preliminary Plat Content Requirements. Subsections 14.20.050(A) through (J) of the YMC list the details that must be included on the mylar of the preliminary plat submitted to the City Council for its approval. Insofar as . Subsection 14.20.050(F) a requires that all utility easements must be shown on the face of the preliminary plat, the 111 location of irrigation water easements and the location of any 8-foot-wide utility easements for existing and future sewer stubs that will be outside the 10- foot -wide utility easement shown along the front of lots must be shown on the preliminary plat that is submitted to the City Council for its consideration. 0 Preliminary Plat Review Criteria. Section 14.20.100 of the YMC provides that the II Hearing Examiner shall review a proposed subdivision during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: 1) Subsection 14.20.100(1) -- Consistency with the provisions of the City's Urban Area Zoning Ordinance: Subsection 15.03.030(3) of the Urban Area Zoning Ordinance indicates that the purpose of the Two - Family Residential (R -2) zoning district is to establish and preserve residential neighborhoods for detached single - family 1 � dwellings, duplexes and other uses compatible with the intent of this district and also to locate residential development ranging generally from seven to twelve dwelling units per net residential acre in areas served by public water, sewer, police and fire services. The If — — SEPA: Checklist indicates that the proposed preliminary plat is designed to provide _ affordable and attractive single - family living units which will complement adjacent parcels and uses. The proposed density is 5.25 dwelling units per net residential acre. The plat will be served by public water, sewer, police and fire services. Table 4 -1 of Chapter 15.04 of the UAZO provides that single - family dwellings are Class (1) permitted 0 uses in the R -2 zoning district. The size and configuration of the proposed lots are consistent with Table 5 -2 of Chapter 15.05 of the UAZO which provides that the D City of Yakima Office of Neighborhood 4 111 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32 Ave. DOC. PREL LONG PLAT #2 -04; EC 22 -04 INDEX f 111 I I minimum lot size is 6,000 square feet per dwelling unit in the Two - Family Residential (R -2) zoning district and that the minimum lot width is 50 feet at the rear line of the 1 required front yard. 2) Subsection 14.20.100(2) -- Consistency with the provisions of the I Comprehensive Plan: The City's Future Land Use Map and 1998 Comprehensive Plan I designate the subject property as suitable for Medium Density Residential development. This proposed plat is consistent with the Medium Density Residential designation which I is characterized by a mixture of single- family detached residences and duplexes with a variety of other housing types at a residential density ranging between seven and eleven I dwelling units per acre. This proposed plat is also consistent with the goals and objectives of the City's Comprehensive Plan such as Goal H3 which is to preserve and I improve existing residential neighborhoods; Objective G9 which is to encourage quality design while achieving economic growth patterns; Objective L2 which is to establish a I pattern of development that supports a sense of community; and Objective H3.1 which is stabilize existing, viable neighborhoods. I to 3) Subsection 14.20.100(3) -- Consistency with the provisions of this title, I Title 14 entitled "Subdivision Ordinance ": This proposed plat will need to be consistent in all respects with the provisions of the City's Subdivision Ordinance. This 1 review and the conditions of this recommendation are intended to ensure consistency with the provisions of the City's Subdivision Ordinance as well as other applicable City Il ordinances.. -- 4) Subsection 14.20.100(4)(a) — Appropriate provisions for public health, 1 safety and general welfare: The construction of 20 new lower -to- middle- income -level I housing units which will be attractive and will complement adjacent uses will promote the public health, safety and general welfare. There is a need in this community for the I type of use proposed for this plat and the applicant appears to be very capable of I City of Yakima Office of Neighborhood 5 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" I On Hathaway Ave.:N. 30 to N. 32n Ave. DOC. PREL LONG PLAT #2 -04; EC 22 -04 INDEX 11 completing a quality development within the proposed plat that will be designed to D improve the quality of life for its future residents. 5) Subsection 14.20.100(4)(b) — Appropriate provisions for open spaces: The proposed lots are substantially larger than the minimum sizes that could be approved for various types of dwelling units in the R -2 zoning district. The proposed single - family residences will have the use of a pocket park within the plat and will be separated by a 111 dead -end street with sidewalks on both sides totaling 50 feet in width. The design of the plat makes adequate provision for open spaces in that it will provide substantially more light and air for its future residents than minimum standards would require. 6) Subsection 14.20.100(4)(c) — Appropriate provisions for drainage ways: a The preliminary plat shows on its face that all surface water will be retained on site. The City's Engineering Division indicated at the Development Services Team (DST) meeting 11 held on September 1, 2004 that the improvements shown on the preliminary plat are adequate except for the need to extend the sidewalk to North 30 Avenue. 7) Subsection 14.20.100(4)(d) — Appropriate provisions for streets or roads, I alleys and other public ways: The extension of Hathaway Avenue westerly from North 30 Avenue will be constructed to City standards and will be a dead -end street with a cul- de-sac east of North 32 Avenue. There will be concrete sidewalks five feet wide If completely around the extended street on both sides that will extend to the intersection of North 30 Avenue. The City's Traffic Engineering Division indicated as a part of the DST process that the Traffic Capacity Analysis was completed on September 14, 2004; I 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. Therefore, the proposed subdivision makes adequate provisions for streets within the development and will not trigger a need for improvement of the streets outside the development that will be used for access by residents of the plat. I City of Yakima Office of Neighborhood 6 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" DOC. On Hathaway Ave.:N. 30 to N. 32 " Ave. INDEX PREL LONG PLAT #2 - 04; EC 22 - # c 'r 8) Subsection 14.20.100(4)(e) — Appropriate provisions for transit stops: The proposed plat is only one block from Fruitvale Boulevard and from North 29 Avenue and about four blocks from Castlevale Road. The evidence did not establish a need for any special provisions for a transit stop at this proposed plat that would add only 20 residences in this area. 9) Subsection 14.20.100(4)(f) — Appropriate provisions for potable water supplies, irrigation and other water suppliers: The City's Water/Irrigation Division ' indicated as a part of the DST process that a 12 -inch water main extension is needed in Fruitvale Boulevard west to North 30 Avenue, that an 8 -inch water main extension is needed from Fruitvale Boulevard south to Hathaway Avenue, and that a 6 -inch water main extension is needed in Hathaway Avenue. The Water/Irrigation Division further indicated that it will reimburse the applicant for the cost of oversizing between the required 8 -inch size pipe and the proposed 12 -inch line in Fruitvale Boulevard west to 30 Avenue. Due to the water main extensions that will be provided primarily at the applicant's expense, there will be adequate provisions for potable water to the plat. The applicant indicated that irrigation water will be provided if it is practicable, which is unknown at this time. The Building Codes Division noted that the various aspects of the development will require plan review, permits and inspection. 10) Subsection 14.20.100(4)(g) — Appropriate provisions for sanitary waste disposal:- There- is a- 15-inch sewer line and manhole near the southwest corner of the development for connection that will be adequate provision for sanitary waste disposal. 1 11) Subsection 14.20.100(4)(h) — Appropriate provisions for parks and recreation: The proposed plat contains a park which is about 8,300 square feet in size 1 and which will provide park and recreation opportunities for the future residents of the. plat. In addition, there are City parks in the general vicinity, including Chesterley Park City of Yakima Office of Neighborhood 7 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" DEC. On Hathaway Ave.:N. 30` to N. 32 Ave. INDEX PREL LONG PLAT #2 -04; EC 22 -04 # c -f D located west of North 34 Avenue. There are adequate provisions for parks and recreational opportunities in the plat and in the general area for a plat of this size. 12) Subsection 14.20.100(4)(i) — Appropriate provisions for Yg la rounds: P Besides the playgrounds at the schools that will be utilized by the future residents of the area, the pocket park in the proposed plat itself may serve as a playground, as well as other parks in the general area such as Chesterley Park. o 13) Subsection 14.20.100(4)(j) - Appropriate provisions for schools and school grounds. Castlevale School is only about four blocks from the proposed 1� preliminary plat. There was no testimony at the hearing regarding a need for additional schools in the area to serve the 20 additional single-family residences that would result g Y from this plat. a 14) Subsection 14.20.100(4)(k) — Appropriate provisions for sidewalks: The City's Engineering Division indicated as a part of the DST process that the sidewalk for a the plat needs to be extended completely to North 30 Avenue so that it extends completely around the entire westerly extension of Hathaway Avenue. With that a condition, the proposed plat will make appropriate provisions for sidewalks. 15) Subsection 14.20.100(4)(1) — Appropriate provisions for other planning features that assure safe walking conditions for students who walk to and from school: The evidence submitted at the hearing did not suggest a need for other planning g gg P g features of this nature in view the - size of this plat and the area in which it is located. Although nearby streets lack sidewalks, they do not appear to have high traffic volumes. 16) Subsection 14.20.100(5) — Public use and interest: Based on the standards a discussed above, it is apparent that the public use and interest will in fact be served by the subdivision. It complies with the City's Urban Area Zoning Ordinance, Comprehensive II Plan and Subdivision Ordinance. It makes appropriate provisions for the public health, safety and general welfare, open spaces, drainage ways, streets, potable water, sanitary City of Yakima Office of Neighborhood 8 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32n Ave. INDEX PREL LONG PLAT #2 -04; EC 22 -04 I I waste disposal, parks and recreation, playgrounds and sidewalks. The size and nature of the plat does not demand provisions for other features listed in Subsection 14.20.100(4) I of the YMC and in Section 58.17.110 of the RCW. Consistency Analysis under Subsection 16.06.020(B) of the Yakima Municipal v B� al n • I Code. The following analysis involves the application's consistency with applicable development regulations, or in the absence of applicable regulations, the adopted I Comprehensive Plan as mandated by the State Growth Management Act and the Yakima Municipal Code. During project review, neither the City nor any subsequent reviewing I body may re- examine alternatives to, or hear appeals on, the items identified in these conclusions except for issues of code interpretation. I a) The type of land use contemplated by the proposal (a residential I development) is permitted on this site so long as it complies with the regulations of the zoning ordinance, subdivision ordinance, building codes and other applicable regulations. I b) The level of development (lot size, contemplated density) will not exceed the allowable limit in the Two - Family Residential (R -2) zoning district. 1 c) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that will be provided primarily at the - I applicant's expense will insure that adequate infrastructure and public facilities are available for the proposed plat. - — -- — _ d) The character of the proposal, such as the proposal's consistency with I applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves consideration of specific development standards relating to lot size, I access, potable water, sewage disposal and other features of the proposed plat which have been discussed in detail above. With appropriate conditions, the proposed preliminary I plat will be consistent with the development standards of applicable City ordinances. I City of Yakima Office of Neighborhood 9 Development Services (ONDS) I 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32 Ave. DOC. PREL LONG PLAT #2 -04; EC 22 - INDEX CONCLUSIONS 1. The Hearing Examiner has pursuant ursuant to Section 14.20.100 of the YMC J to make a recommendation to the City of Yakima City Council regarding this application for preliminary plat approval. 2. An environmental Determination of Non - Significance (DNS) was issued for this II project on September 30, 2004 and was not appealed within the time period for an appeal. 3. The City's Traffic Capacity Analysis of September 14, 2004 estimated that this proposed development would add 20 net PM peak hour trips which will not exceed the 0 PM peak hour capacity of the City's arterial street system because reserve capacity exists on all streets impacted by this development. ,1 4. This proposed preliminary plat, with the conditions set forth below, is consistent 111 with the City's Urban Area Zoning Ordinance, Comprehensive Plan and Subdivision Ordinance. 5. This proposed preliminary plat, with the conditions detailed below, makes appropriate provisions for the public health, safety and general welfare and for open 1 spaces, drainage ways, streets, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks and, according to the weight of the evidence presented at the hearing, is not of such a size or in such a location as would require that a. specific provisions be made for the other requisite plat considerations such as transit stops, schools, schoolgrounds and other planning features that assure safe walking a conditions for students who only walk to and from school. 6. The proposed preliminary plat is in compliance with the consistency requirements P �'Y p P Y q of Subsection 16.06.020(B) of the YMC. City of Yakima Office of Neighborhood 10 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32 Ave. DOC. PREL LONG PLAT #2 -04; EC 22 - INDEX # r -e I I RECOMMENDATION III The Hearing Examiner recommends to the City of Yakima City Council that the 20 -lot I preliminary plat of Marvin Gardens described in the application and in the related documents which are assigned file numbers PREL LONG PLAT #2 -04 and EC #22 -04 be APPROVED, subject to compliance with the following conditions: 1 1. The sidewalk shown along the south side of the new street is required to be extended to the extreme east end of the street improvement to the intersection. I 2. A 12 -inch water main extension shall be required in Fruitvale Boulevard west I to 30 Avenue; an 8 -inch water main extension shall be required in 30 Avenue from I Fruitvale Boulevard to Hathaway Avenue; a 6 -inch water main extension shall be required in Hathaway Avenue; or water service shall otherwise be provided to the I proposed preliminary plat by means of such other plans as may be approved by the City. The applicant will be reimbursed by the City's Water/Irrigation Division for the cost of I oversizing between the required 8 -inch size pipe and the proposed 12 -inch line in Fruitvale Boulevard west to 30 Avenue. I I 3. All easements that are provided for irrigation. lines or facilities and all 8 -foot- wi public utility easements for existing and proposed sewer stubs that are outside the I 10- foot -wide utility easement along the front of the lots shall be shown on the face of the plat. i 4. The applicant shall provide an updated title report to confirm that the property • I is owned by the parties seeking to develop the property. I City of Yakima Office of Neighborhood 11 Development Services (ONDS) I 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32 " Ave. DOC. PREL LONG PLAT #2 -04; EC 22 -04 INDEX I # e — ' 11 5. A construction dust plan shall be filed with, and approved by, the Yakima Regional Clean Air Authority prior to construction. DATED this 30 day of November, 2004. (1.4.4■44..L_ Gary M. Cuillier, Hearing Examiner II 1 I' a .I 11 0 a I City of Yakima Office of Neighborhood 12 Development Services (ONDS) 20 -Lot Long Plat named "Marvin Gardens" On Hathaway Ave.:N. 30 to N. 32 Ave. DOC. PREL LONG PLAT #2 -04; EC 22 -04 INDEX # c_f 1 OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS - HABITAT 1 FOR HUMANITY "PLAT OF MARVIN GARDENS" ■ EXHIBIT LIST CHAPTER D Vicinity Map EXHIBIT DOCUYIENI' DATE D -1 Vicinity Map 8/18/04 1 1 1 1 1 1 t 1 1 1 1 �, \ ---, jii ,_____ 1 1 \ RIVER RD / \ RIVER i - Q S w 1 _ z � L , 4, ewe i 7 t O L_ 1 I I I 1 f I I t R � I q 4 1 e"`0 1 - . . a x 1 z r) z 1 1 1 Cactlevale Rd 1 CASTI FVA E RD 1 1 .i 111 -L i17 -1— ,"' /.‘( I E e i Nk4. A 1 I 6 4 4 lit N CITY OF YAKIMA, WASHINGTON / ` I VICINITY MAP ; rt'i I: • s e FILE NO: FINAL IDNG PLAT#6 -08 ' 1 APPLICANT: CITY OF YAKIMA, ONDS / %® Subject Property • REQUEST: 20 LOT PRELIMINARY LONG PLAT SUB- /�. / Yakima City Limits .% '�/ I DIVISION & ENVIRONMENTAL REVIEW scale —l.n = ao0ft LOCATION: 3000 -3100 BLOCK OF HATHAWAY ST. 0 20° IND GPLT -2- 0 4 08/18/04 1 1 OPPORTUNITIES INDUSTRIALIZATION CENTER OF WASHINGTON and YAKIMA VALLEY PARTNERS - HABITAT 1 FOR HUMANITY "PLAT OF MARVIN GARDENS" EXHIBIT LIST I CHAPTER E Final Plat - Marvin Gardens EXHIBIT DOCUMENT DATE E -1 Preliminary Plat of Marvin Gardens 8/12/08 ' E -2 Final Plat of Marvin Gardens 9/04/08 1 1 1 1 1 1 ' 1 1 1 al - 1 MI M MN MI NM MN I .- = MN N • NM INII II II= N MARVIN GARDENS- • • _ LOCATED IN THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER GRAPHIC SCALE • • SECTION 14 TOWNSHIP 13 NORTH, RANGE I S EAST, W.M. CITY OF YAKIMA. YAKIMA COUNTY, WASHINGTON. mC3T,mp Ea•O p \ 0ir'STs'9E T7i ZF9ti1tT9f FrF 4s�i t • 1 T ) • or trinor T •as!R[i irra [WT1'R:irim • monns 1/1 Iorl 88454 CM (LS18w4) r!CURD. ©ff�R •9t!T'7i11F!im11F!•9- 'F:fi'7 r�AliIilTiiZIFT9W 1'7W'f7Thr!I;7 . 106711 - 8e F'wormnstr"it*^i___ EN 7 NOTE: • • DOTES 1/x nc8M ■tH CAP (4474 u 0 +x»e) ST. - • 0i7: PTIIIt .rIllarTi11i'1MIW1F�FTi:'Y 1 6467640 EMEWENT OF UNDLYL® BOTH on Inane Eounw, FOR .1.1001 14110 CONDOM MAW 741 4570140 WASTE • CASEY'S A0 OIMF�TI '�irgriliWri tiT.�Y77 1e6GATI0M CM7EN 1014144 APPROIIATELT W CENTRAL PMT N41TH'Lw! 4 A00111014 ESTMUIOD BY SOWN 11 E • DENOTES Alta. CM (UP TON 1.512306) SET M MOM. CASE. D.i 11MIIEVIriliTI IIIIrr9 _ ANO •*0040 THE NORTH u[ OF THE 50118 t/2 Or INC of NATO/F.2 14446507 TRACTS As EYOEOrcm El 1 CORNER ' - 0EHO*ES PRIOR LOT CANE (CASEY'S ADD TM). �Yi E'1 nisrr'•7i i i>rriiT7_'ii_ ____ SOUINWEST 1/ 4 IT THE SOUTANES! 1/4 OF 114E NORTHCST 64NU o 1145 400101 p4rs r41145 OOK oR RECORD 4" S SURVEY ®�I ' •7 i Tafrr I'T!i .•Irri • I/4 OF SEC TM 14 Ti. 13 NORTH, RM. le EAST. W.N. RECORDED UNDER AV4TOR FILE NOS. 2601166 AND 7225546. - BEARINGS 6110401 BY ors SURVEY AK RELAPSE TO AL/11 nu NO. 66830 W SOUTH •• OF TNE 1168 1141 EST 40 15 Or I SECTION 14. AS SONG SOUTH EAST. 7. • INSTANCES SWOON N F. 4REMWSS ARE FROM PLAT CF CASEY'S 50441141; All OWNS ME I now ACTUAL ICED 01505016. 01505016. . NATCHE{ HIGHWAY TRACTS VOL. 'K', PACE 9 I . . ,1� I NOR TN scum FENCE I# I - I • IL �� 1 Mw I/a Ecnari SW 1 1 I / / NORM �O PREP. WTI. PREP. UM( �I CON4ICTE PAD 1 1 iENCE �aN. I FENCE CON. 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SOUTH • ' ) ICI •.I' WEST , 1 • w IM i D • ■ • • 88 • Z I cl; • 14 ' = 15 '8 16 "�� 17 '� 18 'g 19 ` 20 ♦ s I m. s 12 • ° ,. �°�. 0,232 qn 3 4.800 AO • 8.800 .oft $ 3 6.6130 qn 3 8.600 4401 S 8,400 qn V S 8 q45 P o p . • • 8, 664 n q a 8 - - 8 c X 8 - ., o D • 0 . '''W ` 1 MC EA SEM ENT FOR PUIUC UTILITIES • ERICAIEM RAMSES � W� L- _ / - ---,Cl /JI TEN. 13 N., to • e ® '� - L --- - - � - - -- -- +- J )6 � I• �0li. IJ N.. O10..0 E.,01.14. ® 66 .4 662 '. /\ m. •• 5 w75 '40'E 2653.62' • ' 1114688 CON. / FENCE CON./ eea• • i 04 1' CDR. .' 1168(• sv 0011. 3111 . SR' 1 4 1\ E,ql T 1 / 4 CEP. SECTION 14 [AST KST FENCE LOW 0. e' TO UNPLA SOUTH PR4E11TY CANE TEN PROP. UNE o.1' SOUTH 5 .. T. IJ M.; WC. l [. WTI. O 4,A V/ .� 0 A' Thomas F. U Prefer:mei Lad Surveyor I / ix PO WE »ir, YNOMA, INASMG141 MOT • TAM (5 w) 616-0111. 76- 0 .5x -0581 Tall FT. r, I- 888-- 645 -0401 SEAT I OF x • SEPTEMBER 17,1001 27611R01DNVO • . • g€ Ti ..mg ''. .0."0“E 3 .CI.IILO H 1 r p 6 ilE F A OZOtil AE'KCI < t� �*• y a iii 6 -■ hV 9 1` [ 5 - Y - t! >_$ W . C r 0 r 2. k r 41f 1YKr Y z1tiK •.Ll.2ami i 5 V i .K91[I ,K71i1 n 1 ! o A t k. R b I Q� € I t b b 7i , a $ R S 8 1 t b1 '< t t 1 E $8 8^ ' r � u 0 0 0 € 8 R 8 5 00'02'23' E 1317.75' F E . � U 9 p • E • 1 1 1 6 it R — bf ; C elf i f On �a� 1 611 ,316.93. s 00'0!'56' C 263].M' j y Z ° b b b I 11... ■ 22 e o d° ih - 'rV.! w I ! E z th Vi a.... lil 6.. . g_i . ,. 4111 • , b b F i b iF / � M § 7 t k 1 a "re h a 1151 � `b b I�p{ i ! ! h ! ft g b eM ; � 1 1 b a g , ' 9 ~ SK '� 2 J e l W I p a b r_ g s�"� a se @�� � ' a r e b �<� 6 to -a.Ye Yp 3 6 i E _ gel - . , 1021 - <* E1 b<r it )41 ; i= i 3 1 ;F�b Ili r l I! r r Y �� 8 ygib a q i b lb g a 111 ''' h P ! 7 W . T.th '. XC1 Ots 1 i 1 1 1 keag ! e� 'xi e 9 ;3111 i l'liz� . RA' 1 i 4 1 seb gr . € : r III b 1 8 1 Mist . h r < i bbx' � g . a > : : e :ps @ F ; 'III p �g r ppppp ri a iiI " 1�wylMyyylyy ER y 1 S W i 0 • 2E0 [ a ail ' 1 a :4< 1 1�yyy1�yl�y - q YY Yi! n ! i 7 _ p $ 8w tt g 1 5 N • t'vvrw :ry v 1{ vwvvrvvrw 4 'POI " _ 11141:q itlt % g °o8°"_"" • • :� ��� Q t g�aa s -. b b y 9 e :b g rir a b d ° - - t24 ;i% 11 L 51 aairtYY i 51 ail X: i Xt2; 0 i 00000000000b00000000 . DOC. INDEX i 1 MINI MEI MI INN NM ® ® ® Es • : 2, 20 4 p,UG y AK IV IMA THE PRELIMINARY PLAT OF 1 �'�_ 1►�LQ \ MARVIN GARDENS CURRENT VACANT LAND USE QASSITICATIDI . R -E, MI FAMILY RESIDENTIAL WATER . . . . • . CITY OF YAKIMA • 105,119 M IOC w 1 / 4 s NE IN 1/4 Of 110111011 M 10011000 a MM. RIME 11111051, Y MAGIC OI WPOSAL . ... . CITY OF YAKIIM UTILITIES UNIEAQmISO \ \ \ �4� \ \ \ 1 S TS VAY, ASPHALT PING, bt7TAILE CURBS \ Rb , R - SIDEVMJCS . . -. . . . . . S' CO4ETE AS SHOWN 1 4 • \ IttF SALE RIM6F DETAINED ON SITE \ \ \ \ MARVIN IRRIGATION . . . . . . . W I L L SE PROVIDED IF PRACTICAL \ \ GARDENS4 I I) I N \ .. 1 ` \� i FF 5 WILDING SET IMxD . . • . . FRONT EA 1�EE REAR IS' RIDE 9' \ I . lI Itl , 1 � ALL LOTS TO DE SINGLE FAMILY 1111-SITE CONSTRUCTION GROSS AREA 4. 76 AWES - - =��"' ... J TIP .T PA O. ACRES '1' MUM, AK . 1 - 7 I TOTAL NET AREA ,AWES I j j - VICINITY MAP ` M S 1!S DUELLING UNITS PER NET RESIDENTIAL AWE I no scale , . I OFFSITE WATER CONNECTION no scale • 1FDAL DESCRIPTION !181714 -27478 norms - Ems) I 11/002 1.118711748 Taco I I I 1 I LOTS 1.2.7.4.5.8 AND 7 AND TRACTS A AND B. CASEYS AOGMO/, RECORDED M I 1 1 1 I � I f VOLUME 12 ME PLATS. PACE 14, REOU YAH ODS OF IRA COUNTY. WASHINGTON. 1 etlIF234l1 1 151318-111.87 1 1!131.- 23411117131. -s3R1 1 4 1 '„L '„ " 1 • -I I S7L� 4 I 1 / ems' 70.7' i 80.1' 1 00.8 1 b.e' 1 b.7 1 70.7 1 WA' 1 75.0 _ 75.0' x\ GRAPHIC SCALE i . I 1 37. \f 3 b T f yw I_1) 6 8.11.10.11 ♦,»hn 1 . . f tin R ' «1"n b b b m b S wYn A me.n 1 7.72•571 n 3 mi.n a ' hn 1 1 110317 LWOW 7 DEM. OPER 04700 YAKIM80. O2 scu m OF 11 81 A O.N.D.S HABITAT FOR HUYAMIY 11 - • n - • - • - - 112 m 8TH ST, 2900 0 m7N AVE YANNA. MA 08801 25 178 08202 '., ,. - b PM( (208) 575 -!1131 (500) 457 -8077 \ lO' Of U!U1lES EA - ,. T 010x0 • LOT UM - • � j 1 ® �` M ` e a _ � , .. A. `® PG . ,e __ P `:! ,. e J THOMAS F. UPTON P.L.S. ENDUES 0 0VET1. P .C. 1 ' 9 C m � 7 8t °° .: BSi'tif�ES i�AYiA! ®I �... DE E . q A .T ii .n la l� a �¢� n• • • - I �1 . 1 p - 2115 THOMAS F. !%%A N0 0 4808 CASTIEMEM ]LANCES F MIRA, WA alum e \ f • �� : I � _ a rTarz RAm (eD7 en rAIIMA, RA Ge1G5 81315 / !•norm t aooavt , m _ummlm°mgoy � " \ RI PUT" - -� ) (500) 015 -01St ® 0 ' DISTANCES SHOWN ARE SCALE • r> `. B 01MENSTONS ONLY AND SHOULD BE CONSIDERED A5 O 4890 11017.1111 T 1701CTU APPROXIMATE • ga ply 44 • X D71 w s _ 1 TO e< ME1104fD 21.0 LOT AREAS S140011 INCLUDE PORTIONS PINPOSED TIMET MOW b tT ,, A. - POWDERED BY THE VARIOUS .r A fT h n 1 h ft II l> h n - Al h n b Anil. n G A1x M n 1 Af' , n - ....lit n h n Q M OT IN EYEx _ 1115,...,0. EASEMENTS + HIOMIFL RAC xmAMT 1 .- ��.. .1 MAXIMUM STREET GRADES 8 E A 1 I MIYI7M EERFIR GRADE 0.5 N I ZEST 14/. 0011c11 7 5F0 1 . TAP 17 .554 is C. WA. ' FOLLOW REAR } p� uq } 7 ' }1 ' (1.n0 ) / • Ni I IRRIGATION OTT UN. DISTRIBUTION SYSTEM l0 010 T Soo' T 710 10 1 X110' 1 1 /10 ITT 22.0 1 710 r OLT �,- Rl' 4 J / _ ! - — _/ sow: E1051M0 GROUND SLOPES EROM P"177877.1=0"::0•71:81.7 F3zm2 NORIHREST N SOUIHIIEST AT GRADE ,.�s 7 0 x20e0s 1I LESS DUN IX NO CONTOURS ARE F A4 ' ' - ?g Thomas F. Upton I SHOWN. s r.xe:..l.m La �A b ,7 40 OM MK .» ea. �� we) .u-� • • 7•1777. P one u� .no..n J