West Valley's future out for review

YAKIMA, Wash. -- Designated areas for commercial development and extension of Nob Hill Boulevard are among the highlights of the long-awaited West Valley Neighborhood Plan now available for public review.

The Yakima County plan presents a detailed snapshot of how growth will occur in the rapidly urbanizing area west of Yakima. It was put together by county planning officials, with input from a citizens committee and commercial real estate businessmen Bill Almon Sr. and Bill Moultray.

Nine years in the making, the plan covers the urban growth boundary outside Yakima's city limits. The geographical boundary encompasses 5,380 acres, or 8 square miles of land that the city expects to grow into during the next two decades.

From the southwest corner, the area runs from near Ahtanum Road and South 38th Avenue around the city's west side to Cowiche Canyon Road, northwest of Yakima. It includes Apple Tree Resort, the golf course and residential area on both sides of Occidental Road that have already been annexed to the city.

The development plan has twice been delayed by the failed incorporation of a new city of West Valley in 2001 and a protracted legal battle over annexation procedures that was finally settled by the state Supreme Court five years ago.

The city of Yakima, based on requests from property owners, has been aggressively annexing property in the area. Though they have not yet reviewed it closely, city officials say they're anxious to get the plan approved.

"The West Valley plan is critical. Residential development is happening out there. We need this plan today so we can make capital investment decisions in the future," said Bill Cook, the city's community and economic development director.

Those decisions involve development of roads, water and sewer utilities.

The new development proposal for rural West Valley is substantially different from the current land-use map now in effect.

The existing plan shows the area primarily sketched out for single-family homes.

Under the county's proposal, commercial and higher-density residential uses are suggested for West Valley.

Phil Hoge, senior project planner for Yakima County, said the planning group wanted to provide a mix of uses.

The plan suggests a "community commercial" land-use designation for property at 96th Avenue and Wide Hollow Road.

The property, currently a sod farm, was selected because it is centrally located to the West Valley area and remains among the few open areas near a major intersection, Hoge said.

The plan envisions the site as a "village center" that would be a walkable neighborhood with a mixture of commercial businesses with second-story high- and medium-density housing. The nearby Wide Hollow Creek could act as a public gathering place, as long as the creek's flood potential is taken into account.

In addition to the village center, the plan identifies eight commercial centers throughout the area. One of the larger ones would be at South 96th Avenue and Tieton Drive. Others are at Ahtanum Road and 64th Avenue; at the entrance to Apple Tree on Occidental and 88th Avenue; in unincorporated Wiley City; and along Summitview Avenue near Hennessy Road in the northwest corner of the planning area.

Hoge said the planning committee wanted to provide centrally located areas for commercial services and not have strip mall development.

For streets, Hoge said the plan recognizes a shortage of east-west connector streets.

"It funnels all traffic to a few roads," Hoge said, adding that more roads would give drivers more options and more direct routes to their destination.

To do that, the plan suggests extending Nob Hill Boulevard, which currently ends at South 80th Avenue, in a southwest direction to link with Wide Hollow Road.

Another suggested road extension is West Washington Avenue to Dazet Road, south of the new West Valley High School.

The plan also recommends that 86th Avenue be extended north from near Occidental Road to the new section of Nob Hill Boulevard.

If you go:

WHAT: Open houses for residents to review the proposed West Valley Neighborhood Plan.

WHERE: The Harman Center, 101 N. 65th Ave., Yakima.

WHEN: 5 to 8 p.m. Wednesday and 5 to 7 p.m. Dec. 2

INFORMATION: Visit www.yakimacounty.us/Publicservices/Planning_WV.htm

Following the Dec. 2 open house, the Yakima Urban Area Regional Planning Commission will hold a public hearing at 7 p.m. on the plan at the Harman Center.

The planning commission also has sessions scheduled on Dec. 17 and 23 from 3 to 5 p.m. at Yakima City Hall, 129 N. Second St. The commission will make recommendations to Yakima County commissioners and the Yakima City Council.

Both bodies will conduct future hearings on the plan.