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HomeMy WebLinkAbout1983-2685 REZONE PROPERTY AT 40TH AVENUE & TIETON DRIVE 265 III ORDINANCE NO. - AN ORDINANCE accepting the recommendation of the Planning Commission • and rezoning property at 40th Avenue and Tieton Drive from R-2, Two-Family Zone and B-2, Local Business Zone, to Planned Development Zone. WHEREAS, pursuant to due and legal notice, the City Council of the City of Yakima held a hearing on the 22nd day of March, 1983, on the recommendation of the Planning Commission that real property situate at the intersection of 40th Avenue and Tieton Drive in the City of Yakima, Washington, the legal description of which is set out hereinbelow, be rezoned from R-2, Two-Family Zone and B-2, Local Business Zone, to Planned Development Zone, and WHEREAS, as a result of its hearing the City Council determined that the rezone should be granted, and hereby makes its following findings and conclusions: FINDINGS: 1. Albertson's Food Center, Inc., has applied for a rezone for properties located on South 40th Avenue between Walnut and Tieton Drive from R-2, Two-Family Zone, and B-2, Local Business Zone, to Planned Development Zone. The purpose of the application is to construct a 41,896 sq. ft. supermarket and a 3,000 sq. ft. pad for future consideration of a retail/bank building. The existing supermarket building will be demolished. The applicants 110 testified that this project is necessary in order for applicant to remain competitive in the Yakima area. The timetable for completion is 9.5 months after necessary permits are issued to applicant. 2. The site is approximately 3.6 acres in size. The southern portion is zoned B Local Business Zone, and is occupied by the 410 existing Albertson's store. The remainder of the site is zoned R-2, Two-Family Zone, and is predominantly undeveloped pasture land. A single-family dwelling exists on the northeast corner. 3. The zoning and land use adjacent to the subject property is as follows: Zoning Single-family NORTH R-1 (Single-fithirj residential) Land Use amily residential SOUTH PD (Planned Development) Bank EAST B-2 (Local Business) Professional Office R-2 (Two-Family Residential) Vacant WEST B-1 (Modified Business) Medical Office R-3 (Multi-Family Residential) Drive-in/multi-family 4. The Urban Area Plan classifies this proposal as a "small convenience center". This proposal is generally compatible with the area, with site considerations to the northeast. The development 111 plan for the requested rezone calls for lowering the grade of the 111 subject property and installing a fence and landscaping along the northerly border, and installing a fence and landscaping along the easterly border, of the subject property to minimize any incompat- ibility between the subject property and properties to the north and east. 5. The development plan calls for street right-of-way to be dedicated along the westerly edge of the rezone site to alleviate any congestion which may be caused by increased traffic or by altered traffic patterns attributable to the development for which the rezone is sought. 6. The development plan calls for installation of vegetation along the easterly and northerly borders of the rezone property, and for limiting hours of store operation between 7 o'clock a.m. and 12 o'clock midnight, and for confining deliveries to the prem- ises to the hours between 7 o'clock a.m. and 10 o'clock p.m., all in order to minimize objectionable noise emanating from the subject premises. 7. No reduction of property values in the vicinity of the subject property will result as being attributable to the develop- ment as proposed of the subject property. 411 8. The Planning Commission recommended to the City Council that the application be granted for a Planned Development Zone subject to certain conditions, some of which have been satisfied by incorporating features in the revised plan and program as it was presented to the City Council; however, the rezone should be 41 conditioned on certain considerations set forth in the Conclusions hereof. CONCLUSIONS 1. The recommendation of the Planning Commission to grant the rezone should be affirmed, and the rezone should be granted 111 subject to the following conditions: -2- (1) Only the infrastructure within the public right-of-way for possible future utility service to the area designated Pad A shall be installed during the construction of the new store building authorized by this rezone ordinance. (2) Rooftop mechanical equipment, with the exception of three • airconditioners and four fans, shall not extend higher than the roof line of the store; and all rooftop mechanical equipment shall be painted in earth tone colors to make them less visible. (3) Parking lot lights shall be reflected downward into the parking lot by reflectors with an anodized finish_ (4) All items identified as mitigating measures on pages 13 through. 17 of the Final Environmental Impact Statement for this 0 project shall be requirements for and conditions of granting the Planned Development Zone, now, therefore, BE IT ORDAINED BY THE CITY OF YAKIMA: Section 1. The recommendation of the Planning Commission of the City of Yakima that the following described real property situate at the intersection of 40th Avenue and Tieton Drive, on 40th Avenue between Walnut and Tieton Drive, in the City of Yakima, Washington, and more particularly described as follows, to wit: PARCEL A: All that part of the southwest quarter of the southwest quarter of the southeast quarter of Section 22, Township 13 North, Range 18, E.W.M., bounded as follows: Commencing at the south quarter corner of said Section 22, thence north 0°01' east, reference meridian, along the north-south centerline of said section, 30.00 feet; thence east, parallel with the south line of said section, 5.00 feet to the point of beginning; Thence continuing east 259.24 feet to the west line of the east one acre of the west half of the southwest quarter of the southwest quarter of the southeast quarter of said section; thence north 0°00'40" east along the west line of said east one acre 195.00 feet; thence west 259.22 feet to a point 5.00 feet east of the north-south centerline of 1110 said section, said point being on the easterly right-of- way line of 40th Avenue, thence south 0°01' west along the easterly right-of-way line of 40th Avenue 195.00 feet to the point of beginning. • EXCEPTING THEREFROM THE FOLLOWING: Commencing at the south quarter corner of said Section 22; thence north 0°01' east reference meridian, along the north- south. centerline of said section, 30.00 feet; thence east, parallel with the south line of said section, 5.00 feet to the point of beginning; thence north 0°01' east 22.00 feet; thence east 5.00 feet; thence south 0°01' west 9.00 feet; thence along'the arc of the curve to the left having a radius of 15.00 feet through a central angle of 60°03'38" to the northerly right-of-way line of Tieton Drive; thence west 12.51 feet to the point of beginning. -3- • PARCEL B: All that part of the southwest quarter of the southwest quarter of the southeast quarter of Section 22, Township 13 North, Range 18, E.W.M., bounded as follows: Commencing at the south quarter corner of said Section 22; thence north 0°01 east, reference meridian, along the north-south centerline of said section, 30.00 feet; thence east, parallel with. the south. line of said section, 264.24 feet to the west line of the east one acre of the west half of the southwest quarter of the southwest quarter of the southeast quarter of said section; thence north 0°0040" east along the west line of said east one acre 195.00 feet to the point of beginning; thence continuing north 0°00'40" east 146.86 feet to a point 285.00 feet south of the north line of the southwest quarter of the southwest quarter of the southeast quarter of said section; thence north 89°55' 30" west parallel with said north line, 259.20 feet to a point 5.00 feet east of the north-south centerline of said section, said point being on the easterly right-of-way line. of 40th Avenue; thence south 0°01' west along the easterly • right-of-way line of 40th Avenue 147.20 feet to a line bearing west from the point of beginning; thence east 259.22 feet to the point of beginning. The north. 285.00 feet of the west 4 acres of the southwest quarter of the southwest quarter of the southeast quarter of Section 22, Township 13 North, Range 18, E.W.M., EXCEPT the west 5 feet and north 25 feet conveyed for streets, situated in Yakima County, Washington. TOGETHER WITH all water rights and appurtenances thereunto belonging. Situated in Yakima County, State of Washington. be rezoned from R-2, Two-Family Zone and B-2, Local Business Zone be, and the same is hereby, approved and said real property is hereby rezoned to a Planned Development Zone, all in accordance with, and to conform to, the final develpment plan and program therefor, a copy of which is filed herewith and by reference made a part hereof; however, the rezone hereby granted is subject to the III following conditions: (1) Only the infrastructure within the public right-of-way for possible future utility service to the area designated Pad A shall be installed during the construction of the new store building authorized by this rezone ordinance. (2) Rooftop mechanical equipment, with the exception of three airconditioner and four fans, shall not extend higher than the roof 111 line of the store; and all rooftop mechanical equipment shall be painted in earth tone colors to make them less visible. (3) Parking lot lights shall be reflected downward into the parking lot by reflectors with an anodized finish. (4) All items identified as mitigating measures on pages 13 through. 17 of the Final Environmental Impact Statement for this project shall be requirements for and conditions of grantin g this Planned Development Zone: • Section 2. The above change in zoning shall be included • and depicted on the next regularly amended Use District Map prepared by and for the city. • Section 3. The City Clerk is hereby authorized and directed to file with the Yakima County Auditor a certified copy of this ordinance. Section 4. This ordinance shall be in full force and effect thirty days from its passage, approval and publication as provided by law and by the City Charter. PASSED BY THE CITY COUNCIL, signed and approved this i 4,� day of , 1983. 1 ( r Mayor ATTEST: City C er • -5- INESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 10 For Meeting Of March 22, 1983 ITEM TITLE: Public Hearing - Albertson's, Inc., So. 40th Ave. & Tieton Drive Rezone from R -2 & B-2 to Planned Development SUBMITTED BY: John Beer, Jr., Director of Community & Economic Development CONTACT PERSON /TELEPHONE: Black, late Planner - 575 -6164 SUMMARY EXPLANATION: See Attached Memo ******************************************************** * * * * * * * * * * * * * ** * * * * * * * * * * * * * * ** * EXHIBITS * * * Resolutior. Ordinance Contract ( Minutes x Plan /Map * * Notification List: Yes No Other (Specify) Petition /Tptter * * * APPROVED FOR SUBMITTAL: * �3 CITY MANAGER ******************************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** STAFF RECOMMENDATION: The staff concurs with the Planning Commission's recommendation. BOARD /COMMISSION RECOMMENDATION: The Planning Commission unanimously recommends approval with conditions as noted in the Findings Section of the March 16, 1983 staff report attached. COUNCIL ACTION: STDCII FF1 _ FICE OF ENVIRONMENTAL PLANNING STAFF REPORT Mardi 16, 1983 SUBJECT: Albertson's Inc. LOCATION: So. 40th Ave. & Tinton Drive REQUEST: Rezone from R -2 & B -2 to Planned Development BACKGROUND Albertson's Food Center, Inc. has requested a rezone for properties located on So. 40th Ave. between Walnut and Tieton Drive from R -2 and B -2 to Planned Development. The purpose of this request is to construct a 41,896 sq. ft. Supermarket and a 3,000 sq. ft. pad for future con- sideration of a retail /hank building. The old supermarket building will be demolished. The proponents believe this project is necessary to remain competitive in this area. Timetable for completion is 9.5 months after receiving the necessary permits. LAND USE AND ZONING The site is approximately 3.6 acres. The southern portion is zoned B -2 and is occupied by the existing Albertson's Store. The remainder of the site is zoned R -2 and is predominantly undeveloped land in pasture. A single - family dwelling does exist on the northeast corner. Zoning Land Use NORTH R -1 (Single- family residential) Single- family Residential SOUTH PD (Planned Development) Bank EAST B -2 (Local Business) Professional Office R -2 (Two- Family Residential) Vacant WEST B -1 (Modified Business) Medical Office R -3 (Multi- Family Residential) Drive-in/multi-family URBAN AREA PLAN The Urban Area Plan classifies this proposal as a "small convenience • center ". It would then indicate that this proposal would be generally compatible to the area, with site considerations to the northeast. However, this proposal is not compatible with residential development to the north. FINDINGS 1. On Mardi 1, 1983, the Planning Commission recommended approval of the final plan and program on the conditions that: A. 1) Pad "A" be withdrawn from this proposal and that said pad will require a major modification when it is proposed for construction, but that any infrastructure for utilities be allowed to be installed at the tune of the new store construction; 2) that the final plan indicate a 30 foot radius on So. 40th Ave. and Tieton Drive, rather than the 20 foot radius shown; 3) a 4' sidewalk on Walnut Street adjacent to the curb be constructed; 4) the 6' sign proposed at the corner of So. 40th Ave. and Tieton Drive be referred to staff to make a final determination of size and placement; 5) the lighting at the rear of the building be referred to staff for final determination; 6) a 6' fence cyclone with wooden slats between columns be installed on the north and east sine of property; 7) the driveway cut for the loading docks will be marked for exit only; 8) all other items identified as mitigating measures in the Final Environmental Impact Statement (FEIS) be herein referenced as conditions of final approval. 2. The applicant has agreed to the conditions as set forth by the Planning Commission. STAFRP C2 f J MINUTES CITY OF YAKIMA PLANNING COMMISSION MARCH 1, 1983 MEMBERS PRESENT STAFF PRESENT Janet Snodgrass John Beer, Jr., Director of Vincent Nubling Cannunity & Econamic Development Nick Hughes D. Larry Wright, Assist. Director Manuel Olivas of Community & Economic Development Tony Menke Judd Black, Associate Planner Dolores Heinen Larry Lehman, Associate Planner Denny Covell, Director of MEMBERS EXCUSED Engineering & Utilities Deb Patterson Pat Brady, Dept. Asst. IV James Kurbitz Charlotte Phillips The meeting was called to order by Vice - chairman Tony Menke at 7 :30 p.m. the February 1, 1983 minutes were approved with the following corrections: "Correct the typographical spelling of Cowden to Camden on page L2 and insert the word "if" on the last paragraph of Citizen Comments (For) regarding the hearing for D. Miller and J. Sahr." A. GEORGE CAMDEN 2 Larry Lehman presented the staff report and findings and recommended approval of the Final Plan and Program at 406 So. 15th Avenue for rezone from R -2 to Planned Development. Citizen Comments (For) Mr. George Carden, 408 South 15th Avenue, addressed the Commission regarding the concerns expressed at the preliminary hearing. He stated that the Camden's had met with Mrs. Elva Asbury, 404 South 15th Avenue, regarding her concern of the noise created by the children in the back yard. Mr. Camden explained that the children would have a 15 minute play period in the morning session and a 15 minute play period in the afternoon session and that adding greenery to that side of the property should act as a buffer for the noise concerns. Mr. Camden also explained that he had Observed the traffic on South 15th Avenue during the peak hours and stated that the students going to St. Paul's School will be in school at 8:20 A.M. and students at McKinley and Franklin Schools will be in school at 8:30 A.M., Whereby he felt that these students would not be in the area when the Montessori School commences at 8:30 A.M. Therefore, the 8:30 A.M. class time would not increase additional traffic congestion. Regarding safety, Mr. Camden stated that the - parents of his students would be responsible adults and cautious. MINUTE FF1 FOR COUNCIL INFORMATION M;`• R. Citizen Comments (Against) Mrs. Rosemary Rief, 403 So. 16th Avenue, read a petition signed by eighteen neighbors (Opponents Eibit A) stating the concerns of the neighboring residents. Mrs. Elva Asbury, 404 So. 15th Ave., objected to a tall fence next to her living roar and kitchen windows and felt that her property could decrease in value because of the school being situated next to her hone. Mrs. Asbury further stated there was the possibility of her having to sell her home because of her health. Commission Comments The Commission commended Mr. and Mrs. Camden for their attempt to address the neighborhood concerns. After the Camden's assured the Commission they were not planning on using the alley for parking or the disembarking of students, it was MOVED by Olivas, seconded by Nubling that the rcguest of George and Mary Camden and Leota Loftus Everist for a rezone from R -2 to Planned Development at 406 South 15th Avenue be approved. Motion carried, all members present voting aye by voice vote. B. ALBERTSON'S Judd Black presented the staff report and Findings and recommended approval of the Final Plan and Program for rezone from R -2 and B -2 to Planned Development with the conditions stated on the staff report. Denny Cavell, City Engineer and Ex- Officio Member, suggested that Staff Recommendation #1 be revised to state that any infrastructure of utilities (stub -outs to the right-of-way line) be included at the time of the new store's construction so as to alleviate any street cutting in the future. Larry Wright explained to the Commission that this request would be agreeable to staff, but any future request for the use of that area commonly referred to as "Pad A" would have to be considered a major modification to the Planned Development. This area would have to be submitted to the Planning Commission prior to development as a major modification. Citizen Comments (For) Mr. Donald Bond, Attorney, representing Albertson's, Inc., addressed the Commission and stated that Albertson's personnel had met with the neighborhood on two occasions and a number of the concerns expressed at the December 7, 1982 meeting had been resolved or revised. These items included: 1. Grading: The grading of the site has been established so that the loading dodo at the back of the store (north) will be 8' below the level of Walnut St. with a 6' fence at the street with landscaping covering the fence. MINUTE FF2 2. Signs: The sign on the building will be on the front of the store below the roof line and a monument sign at the corner of So. 40th Avenue and Tieton Drive will be 6' in height. Albertson's has agreed that the radius of the turn at 40th Ave. & Tieton be enlarged from 20' to 30', which necessitates the sign to be moved back fram that shown on the sketch. 3. Fences: Fences will be placed on the north side and east side of the building with landscaping. 4.. Sidewalk: Sidewalk on Walnut St. has been eliminated on the Albertson's final plan as it was indicated by some of the neighbors that they would prefer the landscaping rather than a sidewalk, but that Albertson's would be agreeable to the City staff recommendation, if a sidewalk is desired. 5. Mechanical Equipment: Roof top medhanical equipment, with the exception of one air conditioner and two fans, would be below the roof line. The equipment that is visible would be painted earth tones as to make than less visible. 6. Parking Lot Lighting: Lights will be reflected down into the packing lot and will have an anodized finish. 7. Right -of -way: Right ■f -way will be dedicated to the City on 40th Avenue to permit a two -way left turn lane on 40th Avenue. 8. Baled Waste: All baleable waste will be baled inside the store. 9. Incinerator: There will be no on -site incineration of garbage. 10. Store Operations: Store hours will be limited to 7 :00 a.m. to 12:00 a.m. and all deliveries will be confined to 7:00 a.m. to 10 :00 p.m. 11. Loading Dock: The loading dock must be to the rear of the building (North). This is requested by the applicant for proper in -store operational logistics, i.e, short enough distance between refrigeration truck and neat locker to meet health reguirenents, while permitting optimum stodking access for the remainder of the store. 12. Pad A ": Is intended for future development only at this time. If this Pad is needed, then Albertson's would care to the Planning Commission for approval of its development as a major modification. Mr. Don Dunoanbe, Real Estate Manager, Albertson's, Inc., stated that he had last net with the neighbors on January 6, 1983, to attempt final compromise and the final plan is a result of those meetings. Mr. Buncombe stated the following items had been addressed: • MINUTE FF3 1. Loading Dove: in addition to the 8' below street level, an additional truck well of 54" will be installed. 2. Fencing: Fencing will be brick columns 6' or 8' high with a drain link (cyclone) fence with wooden slats between columns and landscaping. This was chosen over block fencing due to the problem of grafitti which sometimes occurs on solid block fencing. Mr. buncombe did not recall the neighbors requesting a sidewalk in the area, but Albertson's would put one on Walnut Street if required. However, Albertson's felt that the proposed fence and landscaping would best address the concerns of the neighbors. 3. Lighting on back of building: There will be some lighting on the back of the building, and it will be installed below fence height and directed downward. Citizen Comments (Against) Mr. Don Bunch, 211 So. 40th Avenue, spokesperson for the neighborhood, thanked the Planning staff for their time devoted to assisting all concerned in this project and to Albertson's for meeting with the neighborhood to allow than to express their concerns. There are now three basic positions that remain with the neighborhood committee: 1) some oppose the Albertson's project in its entirety; 2) some are happy with arrangements that were agreed upon with Albertson's and those perms will be addressing the Commission regarding their concerns; 3) the concerns of expansion to the east have been solved, as Albertson's has indicated they have no plan to expand, with the exception of Pad A as shown on the original plans. He stated further that he did not have a neighborhood staff report at this meeting. Mr. Glen LeMaster, 206 So. 39th Avenue, read a petition (Opponents Exhibit A) signed by twenty -eight neighbors in opposition to the rezone of Albertson's at this site. IIe also read a letter from Mrs. Margaret C. Brown, 207 So. 39th Avenue, (Opponents Exhibit B) stating her opposition to the expansion and rezone of the property and indicated that she desired a fence that would block the view of the Albertson's store from the neighbors. Mr. LeMaster expressed his opposition to the rezone and the following concerns: the future expansion to the east of the property; since 40th Avenue is a major arterial this project would create a traffic problem; Albertson's has not maintained their present property since the store has been built; the loading dock would be right across the street from two houses. Mr. Rip Hollingbery, 214 So. 37th Avenue, expressed his concern regarding: fence of grapestake and brick columns would be vandalized and would not be a noise barrier for the loading dock and would like to see a more substantial fence, preferrably an 8' high concrete fence with plantings; a sidewalk should be installed on Walnut Street for safety reasons; he would like to see the free MINUTE FF4 - - standing sign at 40th Avenue and Tieton eliminated canpletely or the lighted portion be eliminated; the large parking lot proposed would be a problem for traffic and suggested a center island be installed with landscaping. Mr. Don White, 3907 W. Walnut St., made the following statements: the loading dock will be across from his front door; the roof line will be seen from his windows with the lighting creating a problem; his property will be affected by the odors and fumes; his property values will decrease; he requested the definition of baleable matter; a fence of grapestake will not be sufficient and suggested that the fence be of the sane material as the store material or cement block; request information on who would regulate the noise and dust during the 91 months of construction of the new building. Mr. Mike Crawford, 208 So. 39th Avenue, addressed the problem of egress /ingress to the loading zone and suggested the elimination of the proposed egress at the corner of 40th & Walnut; the fences and vegetation at the current site are in disrepair; and asked who would be responsible of the eaforcerent of maintaining the proposed fence. Mr. Don Bundi, 211 So. 40th Avenue, addressed the C mission to state his own opinion: he felt that some type of business will eventually be built on the site in question, and felt that Albertson's would be a good compromise to another type of business; if a sidewalk is to be installed on Walnut Street, he preferred it be narrow and close to the curb; a cyclone fence would be better than a wooden fence; questioned the traffic problem at the corner • of 40th Avenue and Tieton Drive and suggested one or more ingress /egress lanes to alleviate congestion during peak hours; and stated that Albertson's has mitigated the questions raised at the first hearing. Mr. Steve Ruark, 4304 Mary Lin Drive, part -owner of Tieton Drive Animal Clinic, 3901 Tieton Drive, stated that he hoped that a permanent masonry fence structure on the northeast corner would improve the problem of vandalism and help with the litter problem, and if a cyclone fence is used, it should be reinforced with cedar slats. Mrs. Lynnette Lee, 3903 W. Walnut, objected to: the loading dock at the rear of the building; the problem of the lights and noise; and if she sells her house all of these will he a factor against it. Mrs. Auden Akland, 215 So. 39th Avenue, inquired regarding: the enforcement of all the promises made by Albertson's; will the landscaping be grown plants when new; will the store hours dlange in the future. Mr. Don Bunch, 211 So. 40th Ave., stated the neighborhood committee felt that a 8' cyclone fence with cedar slats on the north side would be acceptable as opposed to a 6' fence with vinyl slats. MINUTE FF5 w. At this time, Larry Wright noted Proponents Exhibits: Exhibit A: Rendering of 4 Store Elevations £i: Rendering of Level and Landscape Plan C: Rendering of Grading Plan D: Sign Elevation Rebuttal: Mr. Don Bond, Attorney for Albertson's, stated that Albertson's will meet all of the obligations of the Planned Development zone; the proposed monument sign is one of good taste; the reason of not placing an island in the parking lot is due to the snow removal problem; there will be 3 -4 large trucks per we using the loading dock; the 3,400 trip (traffic number) stated in the FEIS are trip ends and the 3,400 trips should be divided by one -half; Albertson's has agreed to an 8' fence on the north side if that is What is desired by staff. Mr. Don Dunccmbe stated that Albertson's had no objection to the kind or height of fence that would best suit those involved and • Albertson's will accept the responsibility of maintaining the fence and the landscaping. Commission Comments After lengthy discussion regarding all of the comments and concerns regarding fence height, fence type, sign height, traffic patterns, new planting size, etc., the Commission expressed appreciation to Albertson's and to the neighborhood for working together on the previous raised questions. It was MOVED by Hughes, seconded by Snodgrass that the Planning Commission accept the rezone request of Albertson's and the staff recommendation he corrected to state: 1) that Pad "A" be withdrawn from this proposal and that said pad will require a major modification when it is proposed for construction, but that any infrastructure for utilities be allowed to be installed at the time of the new store construction; 2) that the final plan indicate a 30 foot radius on So. 40th Ave. and Tieton Drive, rather than the 20 foot radius shown; 3) a 4' sidewalk on Walnut Street adjacent to the curb he constructed; 4) the 6' sign proposed at the corner of So. 40th Ave. and Tieton Drive be referred to staff to make a final determination of size and placement; 5) the lighting at the rear of the building be referred to staff for final determination; 6) a 6' fence cyclone with wooden slats between columns be installed on the north and east side of property; 7) the driveway cut for the loading docks will be marked for exit only; 8) all other items identified as mitigating measures in the Final Environmental Impact Statement (FEIS) be herein referenced as conditions of final approval. Motion carried, all menhers present voting any aye by voice vote. MINUTE FF6 C. OTHER BUSINESS Reminder of the Mard1 15, 1983 Study Session, Noon to 2:00 p.m. in the Planning Conference Roam, to discuss the Sub -area Plan for the Medical Center. There being no further business to cane before the Cission, the meeting was adjourned at 10 :10 p.m. MINUTE FF7 • R. MINUTES CITY OF YAKIMA PLANNING COMMISSION MARCH 1, 1983 MEMBERS PRESENT STAFF PRESENT Janet Snodgrass John Beer, Jr., Director of Vincent Nubling Camrrunity & Economic Development Nidc Hughes D. Larry Wright, Assist. Director Manuel Olivas of CamTunity & Economic Development Toy Menke Judd Black, Associate Planner Dolores Heinen Larry Lehman, Associate Planner Denny Covell, Director of MEMBERS EXCUSED Engineering & Utilities Deb Patterson Pat Brady, Dept. Asst. IV James Kurbitz Charlotte Phillips B. ALBERTSON'S Judd Blade presented the staff report and Findings and recommended approval of the Final Plan and Program for rezone from R -2 and B -2 to Planned Development with the conditions stated on the staff report. Denny Covell, City Engineer and Ex -Officio Member, suggested that Staff Recommendation #1 be revised to state that any infrastructure of utilities (stub -outs to the right -of -way line) be included at the time of the new store's construction so as to alleviate any street cutting in the future. Larry Wright explained to the Commission that this request would be agreeable to staff, but any future request for the use of that area cammmnly referred to as "Pad A" would have to be considered a major modification to the Planned Development. This area would have to be submitted to the Planning Commission prior to development as a major modification. Citizen Comments (For) Mr. Donald Bond, Attorney, representing Albertson's, Inc., addressed the Canndssion and stated that Albertson's personnel had met with the neighborhood on two occasions and a number of the concerns expressed at the December 7, 1982 meeting had been resolved or revised. These items included: 1. Grading: The grading of the site has been established so that the loading code at the bade of the store (north) will be 8' below the level of Walnut St. with a 6' fence at the street with landscaping covering the fence. MINUTE FF11 2. Signs: The sign on the building will he on the front of the store below the roof line and a monument sign at the corner of So. 40th Avenue and Tieton Drive will be 6' in height. Albertson's has agreed that the radius of the turn at 40th Ave. & Tieton be enlarged from 20' to 30', which necessitates the sign to be moved back from that shown on the sketch. 3. Fences: Fences will be placed on the north side and east side of the building with landscaping. 4. Sidewalk: Sidewalk on Walnut St. has been eliminated on the Albertson's final plan as it was indicated by some of the neighbors that they would prefer the landscaping rather than a sidewalk, but that Albertson's would be agreeable to the City staff recommendation, if a sidewalk is desired. 5. Mechanical Equipment: Roof top medlanical equips nt, with the exception of one air conditioner and two fans, would be below the roof line. The equipment that is visible would be painted earth tones as to make them less visible. 6. Parking Lot Lighting: Lights will be reflected down into the parking lot and will have an annodized finish. 7. Right -of -way: Riot of -way will be dedicated to the City on 40th Avenue to permit a two -way left turn lane on 40th Avenue. 8. Baled Waste: All baleable waste will be baled inside the store. 9. Incinerator: There will be no on -site incineration of garbage. 10. Store Operations: Store hours will be limited to 7:00 a.m. to 12:00 a.m. and all deliveries will be confined to 7:00 a.m. to 10:00 p.m. 11. Loading Dods: The loading dock must be to the rear of the building (North). This is requested by the applicant for proper in -store operational logistics, i.e, short enough distance between refrigeration truck and meat locker to net health requirements, while permitting optimum stocking access for the remainder of the store. 12. Pad A ": Is intended for future development only at this time. If this Pad is needed, then Albertson's would come to the Planning Commission for approval of its development as a major modification. Mr. Don Dunoanbe, Real Estate Manager, Albertson's, Inc., stated that he had last met with the neighbors on January 6, 1983, to attempt final canpremise and the final plan is a result of the meetings. Mr. Duncombe stated the following it had been addressed: MINUTE FF3 1. Loading Dock: In addition to the 8' below street level, an additional truck well of 54" will be installed. 2. Fencing: Fencing will be brick columns 6' or 8' high with a Chain link (cyclone) fence with wooden slats between columns and landscaping. This was chosen over block fencing due to the problem of grafitti which sometimes occurs on solid block fencing. Mr. Duncombe did not recall the neighbors requesting a sidewalk in the area, but Albertson's would put one on Walnut Street if required. However, Albertson's felt that the proposed fence and landscaping would best address the concerns of the neighbors. 3. Lighting on back of building: There will be some lighting on the hack of the building, and it will be installed below fence height and directed downward. Citizen Comments (Against) Mr. Don Bunch, 211 So. 40th Avenue, spokesperson for the neighborhood, thanked the Planning staff for their time devoted to assisting all concerned in this project and to Albertson's for meeting with the neighborhood to allow them to express their concerns. There are now three basic positions that remain with the neighborhood committee: 1) some appose the Albertson's project in its entirety; 2) some are happy with arrangements that were agreed upon with Albertson's and those persons will be addressing the Commission regarding their concerns; 3) the concerns of expansion to the east have been solved, as Albertson's has indicated ,they have no plan to expand, with the exception of Pad A as shown on the original plans. He stated further that he did not have a neighborhood staff report at this meeting. Mr. Glen LeMaster, 206 So. 39th Avenue, read a petition (Opponents Exhibit A) signed by twenty-eight neighbors in opposition to the rezone of Albertson's at this site. He also read a letter from Mrs. Margaret C. Brown, 207 So. 39th Avenue, (Opponents Exhibit B) stating her opposition to the expansion and rezone of the property and indicated that she desired a fence that would block the view of the Albertson's store fran the neighbors. Mr. LeMester expressed his opposition to the rezone and the following concerns: the future expansion to the east of the property; since 40th Avenue is a major arterial this project would create a traffic problem; Albertson's has not maintained their present property since the store has been built; the loading dodo would be right across the street frcrn two houses. Mr. Rip Hollingbery, 214 So. 37th Avenue, expressed his concern regarding: fence of grapestake and brick columns would be vandalized and would not be a noise barrier for the loading dock and would like to see a more substantial - fence, preferrably an 8' high concrete fence with plantings; a sidewalk should be installed on Walnut Street for safety reasons; he would like to see the free MINUTE FF4 • • standing sign at 40th Avenue and Tieton eliminated completely or the lighted portion be eliminated; the large parking lot proposed would be a problem for traffic and suggested a center island be installed with landscaping. Mr. Don White, 3907 W. Walnut St., made the following statements: the loading dock will be across fran his front door; the roof line will be seen fran his windows with the lighting creating a problem; his property will be affected by the odors and fumes; his property values will decrease; he requested the definition of baleable natter; a fence of grapestake will not be sufficient and suggested that the fence be of the same material as the store material or cement block; request information on who would regulate the noise and dust during the 91 months of construction of the new building. Mr. Mike Crawford, 208 So. 39th Avenue, addressed the problem of egress /ingress to the loading zone and suggested the elimination of the proposed egress at the corner of 40th & Walnut; the fences and vegetation at the current site are in disrepair; and asked who would be responsible of the enforcement of maintaining the proposed fence. Mr. Don Bung►, 211 So. 40th Avenue, addressed the Commission to state his an opinion: he felt that some type of business will eventually be built on the site in question, and felt that Albertson's would be a good compromise to another type of business; if a sidewalk is to be installed on Walnut Street, he preferred it be narrow and close to the curb; a cyclone fence would be better than a wooden fence; questioned the traffic problem at the corner of 40th Avenue and Tieton Drive and suggested one or mare ingress /egress lanes to alleviate congestion during peak hours; and stated that Albertson's has mitigated the questions raised at the first hearing. Mr. Steve Ruark, 4304 Mary Lin Drive, part-owner of Tieton Drive Animal Clinic, 3901 Tieton Drive, stated that he hoped that a permanent masonry fence structure on the northeast corner would improve the problem of vandalism and help with the litter problem, and if a cyclone fence is used; it should be reinforced with cedar slats. Mt,. Lynnette Lee, 3903 W. Walnut, objected to: the loading dock at the rear of the building; the problem of the lights and noise; and if she sells her house all of these will be a factor against it. Mrs. Arden Akland, 215 So. 39th Avenue, inquired regarding: the enforcement of all the promises made by Albertson's; will the landscaping be grown plants When new; will the store hours change in the future. Mr. Don Bunch, 211 So. 40th Ave., stated the neighborhood committee felt that a 8' cyclone fence with cedar slats on the north side would be acceptable as opposed to a 6' fence with vinyl slats. MINUTE FF5 • At this time, Larry Wright noted Proponents Exhibits: E hibit A: Rendering of 4 Store Elevations B: Rendering of Level and Landscape Plan C: Rendering of Grading Plan D: Sign Elevation Rebuttal: Mr. Don Bond, Attorney for Albertson's, stated that Albertson's will meet all of the obligations of the Planned Development zone; the proposed monument sign is one of good taste; the reason of not placing an island in the parking lot is due to the snow removal problem; there will be 3 -4 large trucks per week using the loading dock; the 3,400 trip (traffic number) stated in the FEIS are trip ends and the 3,400 trips should be divided by one -half; Albertson's has agreed to an 8' fence on the north side if that is that is desired by staff. Mr. Don Dunccmbe stated that Albertson's had no objection to the kind or height of fence that would best suit those involved and Albertson's will accept the resporsibility of maintaining the fence and the landscaping. Commission Comments After lengthy discussion regarding all of the comments and concerns regarding fence height, fence type, sign height, traffic patterns, new planting size, etc., the Commission expressed appreciation to Albertson's and to the neighborhood for working together on the previous raised questions. It was MOVED by Hughes, seconded by Snodgrass that the Planning Commission accept the rezone request of Albertson's and the staff reacmmendation be corrected to state: 1) that Pad "A" be withdrawn from this proposal and that said pad will require a major modification when it is proposed for construction, but that any infrastructure for utilities be allowed to be installed at the time of the new store construction; 2) that the final plan indicate a 30 foot radius on So. 40th Ave. and Tieton Drive, rather than the 20 foot radius shown; 3) a 4' sidewalk on Walnut Street adjacent to the curb be constructed; 4) the 6' sign proposed at the corner of So. 40th Ave. and Tieton Drive be referred to staff to make a final determination of size and placement; 5) the lighting at the rear of the building be referred to staff for final determination; 6) a 6' fence cyclone with wooden slats between columns be installed on the north and east side of property; 7) the driveway cut for the loading docks will be narked for exit only; 8) all other items identified as mitigating measures in the Final Environmental Impact Statement (FEIS) be herein referenced as conditions of final approval. Motion carried, all members present voting any aye by voice vote. MINUTE FF6 MINUTES CITY OF YAKIMA PLANNING COMMISSION December 7, 1982 MEMBERS PRESENT STAFF PRESENT Deb Patterson D. Larry Wright, Assistant Director Tony Menke of Canmunity & Econanic Development Janet Snodgrass Judd Black, Associate Planner Vincent Nubling Denny Cavell, Director of Engineering & Charlotte Phillips Utilities Dolores Heinen Pat Brady, Dept. Asst. IV John Beer, Jr., Director of Community & Econanic Development MEMBERS EXCUSED MEMBERS ABSENT James Kurbitz Manuel Olivas Nick Hughes The meeting was called to order by Chairman Deb Patterson at 7:30 p.m. The November 2, 1982 minutes were approved as presented. A. ALBERTSONS, INC. Judd Black presented the staff report and recommended the Planning Commission approve the preliminary plan and program on the basis that the Findings or alternatives addressed in the EIS to mitigate impacts be incorporated in the final plan and program. -- Larry Wright explained to the Commission that the first phase of this informal hearing was to consider the land use and rezone question and was not to address the Draft Environmental Impact Statement until that portion of the hearing was closed. After a question from Don Bung, 211 So. 40th Avenue, regarding procedure and haw the nei4hborhoa3 committee should address their questions and concerns to the Commission, Chairman Patterson opened the informal hearing to the land use and /or rezone of Albertsons, Inc. at the corner of 40th Avenue and Tieton Drive. Citizen Cements (For) Donald Bond, Attorney, representing Albertson's Inc., reviewed the background of the proponents proposal for a planned development and rezone at that site. He explained that an initial application was withdrawn earlier in 1982 due to the fact that the right -of -way needed to widen the street would result in the loss of parking stalls in the current location. Also, the current application indicates a financial pad which should not be considered at this time, as it is understood that if any businesses requested place- ment at that location, an application for a major modification to MINUTE I1 the planned development would have to be heard by the Planning Commission and City Council. He explained the zoning of the var- ious areas surrounding the property in question and suggested that those persons in attendance might wish to address their questions to Don Duncombe, Real Estate Manager, Northwest Region, Albert - son's, Inc.; Rork Thorpe, R. W. Thorpe & Associates, Developer of the Landscaping Plan and Consultant for the Draft EIS; and Neil Mc- Farlane, Traffic Consultant. Don Duncambe, 120030 SW Hall, Portland, Oregon, explained to the Cemtdssion that the proposal for expansion was due to the fact that the current building was not large enough to compete with other grocery markets in the area and this larger building would make than more competitive. Robert Thorpe, Seattle Tower, Seattle, Washington, described the various plans for the proposed site: 6' cedar fence or similar barrier on the east side with vegetation on both sides of the fence; 6' to 8' fence on the north with vegetation on the north side of the fence; landscaping of the cum area on 40th Avenue and Tieton Drive; that the space between lot line and the delivery docks will be 33' and serve as the buffer for those areas; and that the building proposed is 20' below existing grade. It was then clarified that the building would be at a maximum of 28' in height and approximately 15' above Walnut Street. He explained that all oral cements regarding the DEIS will be recorded and submitted for the record as well as any written comments regarding this project. Neil McFarlane, Traffic Consultant, explained the study done of the ingress and egress lanes and the increase of traffic due to the proposal. Citizen Comments (Against) Larry Daman, 209 So. 40th Ave. asked for clarification regarding the riot -of -way that the City will request for street widening. It was explained that it would be 10' (this was later corrected to 20'). Don Bunch, 211 So. 40th Ave., stated he represented approximately 60 persons from 38th and 39th Avenues from Walnut to Tieton and Casa Court, and indicated that sub- committees had been formed to further study the DEIS and will present written questions and co ueents regarding sane by the December 28, 1982 deadline. He stated that the neighbors do not oppose expansion of the Albert - son's Store, but there are concerns with the size of the expansion and do not agree with the present proposal. He further indicated that staff had related to him that this proposal was to be a small service center which the ccimntttee disagrees with and questions what Albertson's is planning in the future. He questioned if this would be a grocery store/ delicatessen /department store, and how this development would take away from the single family development in the City. It was further stated by Mr. Bunch that if this planned development is approved, it would be easier for another development to be approved for this property. MINUTE I2 Those in attendance representing the neighborhood committee were: Mike & Salley Crawford, 208 S. 39th Ave.; Curt & Arden Akland, 215 So. 39th Ave., Alan & Allegra Bennett, 3803 Tieton Drive; Phillip J. & Hazel J. Robillard, 406 S. 38th Ave.; Rip Hollingbyry, 214 S. 37th Ave.; Jerry Garrison, 3704 Casa Ct.; Steve J. Garrison, 3704 Casa Ct.; Robert R. Bruce, 409 So. 38th Ave.; Margaret Hecker, 404 S. 38th Ave.; Joe W. Hooker, 404 S. 38th Ave.; Robert and Marilyn McGee, 3704 W. Walnut; J. C. & Dorothy Cagle, 213 S. 40th Ave.; Pat and Don White, 3907 W. Walnut; Don and Linda Bundh, 211 So. 40th Ave.; Larry and Marla Doman, 209 S. 40th Ave.; Joe & Margaret Dumford, 205 So. 39th Ave.; Glen & Florence LeMaster, 206 5o. 39th Ave.; A. Lynette Lee, 3903 W. Walnut; Ridlard & Ann Fraley, 209 S. 39th Ave.; Mr. and Mrs. Bill Abhold, 204 So. 39th Ave. J.C. Cagle, 213 So. 40th Ave., requested information regarding the proposal of the loading dock on the north side which faces Walnut Street. It was explained to him that it would not be possible for the delivery trucks to use Walnut Street for deliveries and there would not be any curb cuts on Walnut. Don White, 3907 W. Walnut, explained that the loading dock would be near his front property line, which would depreciate his property value and requested that the proponents consider placement of the building on the south side of the property. Don Bund1 asked Albertson's representatives the following ques- tions: 1. Does Albertson's have a plan as it sits on the B -2 property? 2. What will the proposed new store sell? 3. Does Albertson's have any present or future designs in asking for a rezone of the vacant property to the east? Don buncombe, Albertson's Inc., addressed these questions: 1) The current building will be demolished and a grocery store will be constructed. 2) The new proposedi store will sel 1 groceries, have a service deli for take -home floods, expansion of their drug department, film and inexpensive cameras, no clothing, no large appli- ances. 3) There are no plans now or in the future to expand to the east of the Planned Development. Don White asked why the building could not be placed in the center of the proposed property with parking on both sides of the building and it was explained why this would create a traffic problem. Lynette Lee, 3903 W. Walnut, stated that landscaping at the site would appear different as you go up 40th Avenue and is concerned with the noise factor. MINUTE 13 .» Rip Hollingbery, 214 So. 37th Ave., requested information regarding .:: the shielding of lighting and Mr. Duncanbe explained that it would be directed down so as to not interfere with traffic on 40th Ave- nue. Glen LeMaster, 206 So. 39th Ave., asked that if the B -2 zoning is approved to a Planned Development and if any other businesses wished to locate on that property, would in fact have to make application to the Planning Canmission. The Canmission and staff assured hiss that there would be a hearing if a project was re- quested. Lary Wright stated that Pad "A" as shown on the site plan must not be considered at this time as part of the Planned Development and would have to be heard as a separate proposal if it was ever re- quested for development. Commission Comments: Tony Menke complimented Albertson's for their overview of the project and the neighborhood committee for showing their concern and constructive criticism. He stated that the concerns and Ob- jections were not so discouraging to deny Albertson's from pro- ceeding with the Final Plan and Program. He asked that Albertson's and the Committee try to meet and work out their concerns. Janet Snodgrass stated that she felt the sane as Mr. Menke and that after living by a store with delivery docks, she did not consider that a detriment to the project and was therefore in favor of seeing them proceed. She hoped that delivery times could be stated so that Albertson's would not deliver at inconvenient times for the neighbors. Vince Nubling stated that he understood the neighbors concerns, but felt that this would improve the area and had no major objection to the Preliminary Plan and would approve to have it proceed. Charlotte Phillips felt that Albertson's has been trying to cork with the City staff and that widening of 40th Avenue would be an • improvement. She desired that Albertson's work with the neigh- borhood committee to work out the problems discussed. Delores Heinen stated that this would be an improvement to the area and would like to see it refined to a Final Plan and Program. Deb Patterson stated she understood the concern of the neighbors of the placement of the building and would like to see Albertson's consider placement in another portion of the property in question. Also, she stated that she could not see any commercial business going into that piece of property in the future. MINUTE 14 • B. ALBERTSON'S, INC. - DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS) Judd Black explained the background of the DEIS, whidl has been presented to the Canmission for their review. John Beer, Jr. , explained to the Canmission that one additional concern other than those addressed by staff in a letter to Mr. R. W. Thorpe dated November 22, 1982, was the consideration of left hand turn lanes that are now being assessed by the Traffic Eng- ineering Division. Citizen Cannnts (For) Robert Thorpe explained the DEIS and how a final Environmental Impact Statement would be prepared. Don Bond stated that the developer should not have to respond to conditions of other sites of the same activity. Also, he stated that this project should not be reviewed as an amendirent to the zoning ordinance, but a private project on this specific site. Citizen Comments (Against) Don Bung requested that the following information be considered as the neighborhood committee concerns and /or objections regarding the DEIS. 1) Position of building on lot a. loading ramp should be on east side b. buffer for noise not sufficient 2) Lighting a. loading ramp lighting b. lighting will be seen by those on the north plus the top of the building 3) Noise 4) Traffic 5) Odors - both during and after construction a. dust b. smoke The Committee would also like to know what hours the store will be open. Don White requested that the DEIS address: 1) The handling of trash or garbage 2) Site - screening 3) Landscaping 4) Eliminating trudc passage on the north 5) If construction will take 91 months, has will the dust and noise factor be controlled • MINUTE I5 Rip Hol]ingbery requested that the following be addressed in the DF1S: 1) Lower building on property 2) Lighting a. Low as possible and beamed dawn 3) Noise from roof units, e.g., air conditioners 4) Visual screen of roof units Larry Dolman requested that the following be addressed in the DEIS: 1) loading ramp to east of building rather than north of building Bob McGree, 3704 W. Walnut, asked the Commission and staff who would police the Planned Development, and was told that the City staff is responsible for that action. Joe Hooker, 404 So. 38th Ave., stated the following regarding the DEIS: 1) Woad fence would not be a stable screen 2) Buffer for noise could be accomplished with planting of ar- borvitae. The Committee stated that they would be submitting their concerns and comments in writing by December 28, 1982. Also, the Committee suggested they would like to meet with the Albertson's officials to discuss all of the above mentioned comments and Mr. Duncanbe was highly agreeable to do so. Commission Comments The Commission addressed the fact that the neirghborhood committee would contact Mr. Donald Bond, Attorney for Albertson's, to set-up a meeting to discuss all of the concerns and comments in order to assist Albertson's in preparing the final Environmental Impact Statement (EIS). It was the general consensus that the final EIS would be prepared and available for the February 1, 1983 meeting and that the neighbors would be contacted regarding that meeting. r , 09.&A)60r t7 YJe, the undersigned, as property owners of the immediate area around 40th and Walnut, do protest the rezone of that area as proposed by Albertson's stores. We feel that the present R -2 zone offers a good buffer between the present business at 40th andTieton and the surrounding R -i zone. We protested the establishment of a high traffic business at 40th and Tieton _ when Albertsons built there because of the school children and we remain firm against any enlargement of the present business. el -e4it— 4,..„ ? 2 u G-- 3 ? . -e.-27 - .01.e.../.4,.ea- .'�}- " 3 9DG 7zJ. i �uAtG '' - 4 �„-,.._ 3 7 1 `� 1..) C -. W3.1.0-v "-- C, f t 3 G-, q k. • (fr,,,,,,...4.4 a•� ljt,,,a4 lXi+l .1a -M' _ ' 71 - ci 7 7 "i, 7 /t X1. t .--...----A ' '' ' ---.; 11/ _, _., c , 7 /./..... 2 .,...),z_e 1.(,,,,, _____. p , --:-,, , i = , -- , .11 / 4 1--.---- - -) 7' - ca. 7 _60 ---i .z _'l -Q -&--,'-, i 70 xi ea'o-0 C.,.t ` 7 A. Iv � '... i5 y ', __.. `z_ 0 0 . `'; / liL.c`(_ °?/'/' c 5 i ,. _ cvol. ).4--- ..---f---(. g ;(:)4 J - ��„� lam' 4- 4L•., / y o `: ` !/g if/ „,terri L., ,, , , .h _ r % - , 1 - `� dI 63 -et-Cx: fig-e1.-,--. cis 39 C { a2_ C5 - 1 C: , th : &-' 4 . 3 9T ae.0 A - S - a4c4 070,4_,WA - To: Yakima City Council Frotn: Margaret C. Brown Re: Albertsonts expansion Albertson's parking lot, at 40th. and Tieton has been visible from my house for the fifteen years that 1 have lived at 207 S. 39th. Avenue. At no time has the parking lot been sufficiently full to warrant expansion into a residential area. I feel that the area encompassed by Albertson's at the present time is sufficient; there is plenty of unused area to renovate and/or expand. If Alberbson's request for expansion must be granted, a fence should be built of sufficient height and permanency to block the view of those residences adversely affected. C. / w ,� r ....-.., . T ____ — f • - • • - - • . ___ - 1 ---- 1 \ ,1 1 . .......,;--...„..„ 1 { , 6 4 ' ) .- - --- ' ' 3 ------ p , 5 ' tv, \..... •., A -Mg 1 7/ ' N. — D • • 8 vt_pitA c E U II ,N e 9 f i 1 ---- 2 - -- r 6 II .2___ • -Ifitero ______ 1 i C ,..., • " li 112=1121111K.: ••••■•-■ i 1 - . ----........ ri — .......- - — 7 5 4 - Z.. i r,,S, ,..........,.........„ ,.. 3 4tP t — I t / II H ,-...) I 11 Tr- - 2 - r• '',,‘ . 6 °I 7 . i . . I _ ot 1111111111119 IN"' 'i R—i / . -1 ii ------ 1 h 4 1 ,,., . 51 7 " • I ■• _ t, * .I !1 - t, ..., ci t: 4 177 ._ 9 ° — '''' I IELM I c i:, 23 II -0 71 2° , --ilimmir I ^ ill 4 . 4 I 1 1 111 . , _ flgi I II 1 IIII '4 — AREA 1 , MI 1 5 I .. - i st i r SUBJECT !...' viciorrir ' • a • , (r '-', t'- III ' ■ --* 5 -, 3 it: 1 .---• ° r;a7 1.11 II 12 —. ,..., l ''' 'NW I • 4 ;Idle •- ?1 , 11 vi :,4;i74-H .... I' -- 111 .41 pittllip nil 4,i 1 jit• 4 1 , 1 - $ A t- ': i . •-• ..., 71 B-2 , ......._. , 9 VI tit ME A DOtV LANE Ri ...s 5 1111111 8 ! 1: 7 - S rEry - Ci*:44 .• • '''; _k_r,, ali 1111 r tl I 11 I 11 PLANNED DEVELOPMENT NAME: Albertsons REQUEST: R-2 and B-2 to PD ADDRESS: 40th Ave./Tieton Drive DAIE: November 5, 1982 --1.