HomeMy WebLinkAbout1996-052 Rezone 0 ORDINANCE NO. 96 - 52
n' 5.69 acres located in the vicinity AN ORDINANC rezoning 5 6 c es c ty of 5104 West Nob Hill
Boulevard from Suburban Residential (SR) to Multi - Family
Residential (R -3) and amending the zoning map of the Yakima
Urban Area accordingly
WHEREAS, on April 11, 1996, the Hearing Examiner conducted a duly convened
public hearing on the application submitted by Ron Knight and Ron Coleman (UAZO
RZ #8 -95) requesting amendment of the Official Yakima Urban Area Zoning Map with-
in the City of Yakima and rezone from Suburban Residential (SR) to Multi- Family Resi-
dential (R -3) of 5 69 acres located in the vicinity of 5104 West Nob Hill Boulevard,
comprised of Yakima County Assessor's Parcel #181328- 41400, (referred to below as
"the Subject Property "), and
WHEREAS, as a result of that hearing and review of the record, and subject to
the condition specified on pages 10 -11 of the Hearing Examiner's Recommendation that
a development agreement executed by the property owners and runrung with the land
shall be recorded creating certain building setbacks, the Hearing Examiner recommend-
ed to the City Council that the requested rezone be granted, and
WHEREAS, subject to the condition based on a development agreement stated
above, the Subject Property is. (1) suitable for uses permitted in the Multi - Family Resi-
dential (R -3) District and (2) compatible with the neighborhood, (3) there exists a public
need for the proposed rezone and (4) since the existing zoning was established circum-
S stances have changed and now make the proposed rezone appropriate, and (5) the pro-
posed rezone is consistent with and complies with (a) the requirements and considera-
tions set forth in Yakima Municipal Code Chapter 15.23 (b) the goals and policies of the
Yakima Urban Area Comprehensive Plan, and (c) the intent of the Yakima Urban Area
Zoning Ordinance, and (d) other applicable land use controls, and,
WHEREAS, the best interests of the City of Yakima would be advanced by
rezoning the Subject Property; now, therefore,
BE IT ORDAINED BY THE CITY OF YAKIMA.
Section 1 Subject to the condition precedent specified in Section 3 below, the deci-
sion of the Hearing Examiner recommending amendment of the Official Yakima Urban
Area Zoning Map within the City of Yakima and rezone from Suburban Residential
(SR) to Multi- Family Residential (R -3) of 5 69 acres located in the vicinity of 5104 West
Nob Hill Boulevard in Yakima, Washington, comprised of Yakima County Assessor's
Parcel #181328 -4140 , legally described as:
North 420 ft, lot 23, Yakima Valley Orchard Tracts, except W 20 feet for road,
except N County Road R /W, as recorded in Volume A of Plats, Page 75, records
of Yakima County, Washington
Situated in Yakima County, State of Washington.
(referred to below as "the Subject Property "), is hereby affirmed and adopted, and the
Subject Property shall be zoned Multi - Family Residential (R -3)and the Official Yakima
III Urban Area Zoning Map shall be amended accordingly
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UAZO RZ #8 -95 / KNIGHT- COLEMAN
REZONE ORDINANCE -- Page 1
Section 2. The Yakima City Council hereby adopts the findings and conclusions of the
Hearing Examiner's Recommendation, Examiner No I96 -2 -21, City No UAZO RZ #8-
95, a true copy of which Hearing Examiner's Recommendation is attached to this
ordinance as Exhibit "A ", and is incorporated herein by reference
Section 3 Condition Precedent: A development agreement executed by the property
owners and running with the land shall be recorded creating a building setback on the
west property line which equals 30 feet plus the appropriate building setback from a 50
foot wide public road right -of -way This development agreement is a condition of the
rezone and shall be recorded concurrently with execution of the Council resolution
approving the rezone.
Section 4. The City Council finds formally that subject to the condition precedent speci-
fied in Section 3 above, the Subject Property is. (1) suitable for uses permitted in the
Multi - Family Residential (R -3) District and (2) compatible with the neighborhood,
(3) there exists a public need for the proposed rezone and (4) since the existing zoning
was established circumstances have changed and now make the proposed rezone ap-
propriate, and (5) the proposed rezone is consistent with and complies with (a) the re-
quirements and considerations set forth in Yakima Municipal Code Chapter 15.23 (b) the
goals and policies of the Yakima Urban Area Comprehensive Plan, and (c) the intent of
the Yakima Urban Area Zoning Ordinance, and (d) other applicable land use controls.
Section 5 The City Clerk is hereby authorized and directed to file with the Yakima
County Auditor a certified copy of this ordinance
Section 6 Subject to the foregoing provisions and conditions precedent, this ordinance
shall be in full force and effect 30 days after its passage, approval, and publication as
provided by law and by the City Charter, and this decision shall be final and conclusive
unless within 30 days from the date of final action by the City Council an aggrieved
party obtains an appropriate writ of judicial review from the Yakima County Superior
Court for the purpose of review of the action taken.
PASSED BY THE CITY COUNCIL, signed and approved this //.. of
$9 ,1996.
AT 1'EST ynn Buchanan, Mayor
1<Ci u2-1 je
City Clerk
Publication Date: 7- /6 - 9 f,
Effective Date. g-1s 910
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UAZO RZ #8 -95 / KNIGHT - COLEMAN
REZONE ORDINANCE -- Page 2
RECEIVED
APR 3 01996
ISSUED: APRIL 30, 1996 CITY OF YAKIMA
PLANNING DIV.
Rezone Application by ) EZAMX UR'B RECOMMENDATION
)
Ron Knight and Ron Coleman ) City No: UAW RS #6-95
)
for 5.69 Acres at ) Examiner No. I96 -2 -21
5104 W. Nob Hill Blvd., )
from SR to R -3 )
The Examiner conducted a public hearing on April 11, 1996.
The staff report presented by Larry Lehman recommended approval.
Although there was some opposition by adjacent land owners, the
primary issue concerned how to provide access to landlocked
property located south of this site. The Examiner inspected the
property prior to the hearing.
SUMMARY OF RECOMMENDATION. The Examiner recommends approval
of the rezone subject to recording a development agreement which
41/1 limits development within a certain distance of the west property
line, in order to maintain flexibility to develop a future street.
From the view of the site, the matters contained in the
official record, including the staff report, a review of both the
Yakima Urban Area Comprehensive Plan and the Yakima Urban Area
Zoning Ordinance, and from evidence received at the hearing, the
Examiner makes the following:
FINDINGS
1. Applicant. Ron Knight and Ron Coleman.
2. Location. 5104 West Nob Hill Blvd. Assessor's parcel
number 181328- 41400.
3. Application. Rezone.
4. Proposed Zone Three Family Residential (R -3).
S. proposed Use. Multi - family residential complex.
6. Current Zoning and Use. This property is zoned Suburban
EXAMINER'S RECOMMENDATION - 1
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKM!
POST OFFICE BOX 4
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UAZO RZ #8 -95 / KNIGHT - COLEMAN (509)248 -0708
REZONE ORDINANCE -- EXHIBIT A
Residential (SR). It is presently developed as a single family
residence with barns, outbuildings, and pasture.
Adjacent properties have the following characteristics:
Location Zone band Use
North (Across nob Hill) R -1 Fruit Packing and multi- family
South SR Orchard
West SR Orchard
East SR Undeveloped, Almon residence
7. Project Description. This 5.69 acre parcel fronts on Nob
Hill Blvd., a 2 -lane principal arterial developed to rural
standards with gravel shoulders. It is part of 19 acres which are
currently being annexed by the city of Yakima. The annexation area
includes parcels to the south, and a 20 foot wide parcel on the
west side of this site, running south from Nob Hill to the adjacent
larger parcel, which is owned by Kellers.
Although all of this property is still in the county,
Yakima County has transferred land use jurisdiction to the city
because of the pending annexation.
Messrs. Knight and Coleman, or their assigns , plan to
develop a multi - family residential complex. Relatively high 40
density multi - family residential projects are allowed as Class 1
uses in the R -3 zone. Accordingly, this is a non - project rezone.
Project review will be conducted later by the planning department
when specific development plans are submitted.
The only technical issue concerns access to property
south of this site. The Keller family owns the orchard immediately
south of this site. Further south is a parcel owned by Hochrein,
and a small corner parcel owned by Congdon Orchards. All of these
parcels total the 19 acres included in the pending annexation,
which is likely to be final in July, 1996.
City staff are concerned that provisions should be made
to protect potential development of a street grid network in the
area. All of the parcels identified are practically landlocked,
particularly the Keller property. Keller's access is now limited
to a 20 foot strip on the west side of the Knight property, out to
Nob Hill Blvd. This 20 foot width is inadequate for anything but
EXAMINER'S RECOMMENDATION - 2
HEARING E
FOR THE
CRY AND COUNTY OF YAKM
POST OFFICE BOX 4
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REZONE ORDINANCE -- EXHIBIT A
a farm road. City staff have recommended that this rezone require
dedication by the applicant to the city of sufficient right -of -way
to construct a city standard street into the Keller property.
There is no intent to construct the street at this time, nor any
decision as to who would construct it. The point of the staff
recommendation is that provisions should be made to protect the
right of way, so that 52nd can be extended south from Nob Hill
Blvd. in the future.
1. Takina Urban Area Zoning Ordinance. The criteria
for rezones established by YMC 15.23.030(5) are considered below:
1.1 Testimony.
8.1.1 pigbt -of -way Dedication. Knight and
Coleman are opposed to dedicating right -of -way, but are not opposed
to restricting development in the area which might be utilized for
right -of -way in the future. Keller and Hochrein prefer dedication
of right -of -way. The city staff position is outlined above.
1.1.2 Appropriateness of Rezone. Keller and
Hochrein support the rezone. Almon, owner of 18 acres adjacent to
the east, opposes the rezone to R -3, suggesting a rezone to either
R -1 or B -1 (Professional Business) as more in keeping with
neighborhood expectations and the city's comprehensive plan. Other
neighbors in the area are opposed to a rezone because of the impact
upon the character of the neighborhood and the probability of
greatly increased traffic. Concerns were also expressed about the
need to clarify the city's plans for developing bicycle and
pedestrian paths in conjunction with the YVT right -of -way corridor.
Mr. Knight pointed to the well - documented need for
additional R -3 land in the urban area, in order to provide housing
for lower income families. There are only a few undeveloped larger
R -3 parcels available within the urban area. Recent statistics
concerning the housing affordability index continue to indicate
that there is a significant shortage of rental units renting for
less than $600.00 per month.
Ken Keller, owner of the orchard to the south, is not
opposed to the rezone, but recognizes that residential development
i EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAK,.
POST OFFICE BOX 4
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REZONE ORDINANCE -- EXHIBIT A
will adversely impact his continued operation of the orchard, and
will probably lead to some sort of residential development of that
property. The 20 foot by 420 foot right of way servicing his
orchard, out to Nob Hill Blvd., was originally a part of the Knight
parcel, and is for farming purposes only. Property owners on Nob
Hill are concerned about. the traffic and potential vandalism
generated by the rezone. Fifty - second as it exists north from Nob
Hill is basically only a trail. There is some multi - family
development on 51st, and with no alternate traffic access except to
Nob Hill, this project if fully developed to the intensity allowed
by the ordinance could generate substantial additional traffic
volumes.
Alvin Norman (of the Norman's Nursery family) has an
option to buy this property from Knight, subject to the rezone. If
the rezone is approved, Mr. Norman intends to develop affordable
housing in the range of $600 or less per month per unit. He
indicates that most recent construction of multi - family housing in
the area rents in the $750 to $800 range, and that there is a
significant lack of more affordable housing units available.
8.2 suitability of the Property. This property is
reasonably level and is well suited for multi- family development.
It is located on a major arterial, and based upon a review of the
zoning and land use maps for the urban area, is located in an area
with a small amount of R -3 housing.
If this property is rezoned to R -3, it will have a
significant impact upon the future development of all of the
property in the southwest quadrant of the intersection of 48th and
Nob Hill Blvd. In all probability it will tend to establish a
trend encouraging future similar rezones, allowing either
relatively high density residential or related retail development.
8.3 Agency Recommendations. All agency
recommendations are in favor of the rezone.
8.4 Compliance with Comprehensive Plan and Zoning
Ordinance. The plan and zoning ordinance provide that new
residential development should make efficient use of the existing
EXAMINER'S RECOMMENDATION - 4 Ali
HEARNG EXAM.
FOR THE
CRY AND COUNTY OF YAKMA
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YAKMA. A6H NGTON 9990'
UAZO RZ #8 -95 / KNIGHT - COLEMAN (509)248 -0706
REZONE ORDINANCE -- EXHIBIT A
arterials, assure economical provision of public services, protect
4110 existing residential areas from the adverse impacts of more intense
uses, and provide the opportunity for a wide variety of residential
settings. This is a relatively large parcel of land, surrounded to
the south, west, and east by similarly large parcels. It is
separated from the residential development to the north by Nob Hill
Blvd., which transitions from four lanes to two lanes near this
property. Nob Hill will in all likelihood be extended four lanes
in the future to the west, further buffering the impact of this
project from the single family housing to the north.
This project is consistent with both the plan and the
zoning ordinance.
$.S Adequacy of Public Facilities. Public water
is available from Nob Hill Water. A sewer main is located on the
north side of Nob Hill Blvd., and can be extended by a side sewer
to this property. All necessary utilities are available or can
economically be provided.
The city is legitimately concerned that property
development should proceed concurrently with construction of an
adequate street network. This is a legitimate exercise of the
city's police power, and is recognized in the preambles to both the
comprehensive plan and the zoning ordinance as one of the elements
underlying and legitimizing local land use regulation.
The legal issue is whether in conjunction with this
rezone the city can or should require dedication of public right of
way on the west side of this parcel. The purpose of the dedication
is not to mitigate the impact of any development on this project,
but to provide potential public street access to the Keller
property. The current access is limited to a 20 foot strip, for
farm purposes only.
This identical issue was dealt with by the courts in
1995.
Luxembourg v. Snohomish County, 76 Wn.App. 502 (Jan.
1995), pet. for rev. den., 127 Wn.2d 1005 (July, 1995) involved a
subdivision adjacent to landlocked property. As a condition of
EXAMINER'S RECOMMENDATION - 5
HEARNG EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOx •
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UAZO RZ #8 -95 / KNIGHT - COLEMAN 1509)248-0706
REZONE ORDINANCE -- EXHIBIT A
subdivision approval, the county wanted the developer to dedicate
a 60 foot right of way to the adjacent property. The Hearing
Examiner denied the subdivision request because it did not provide
access. The Snohomish County Council affirmed the decision of the
Hearing Examiner, as did the Superior Court. The Court of Appeals,
Division One, reversed.
The adjacent land had always been landlocked; providing
access was not required as a result of the proposed subdivision,
and was not made necessary as a result of the subdivision. The
court noted that the owner of the landlocked property has the right
to bring a private condemnation action to obtain access, and that
there was no reason for the county to solve the landlocked owner's
problem.
The subdivision developer had offered to leave a strip of
land undeveloped to serve as a potential right -of -way to the
adjacent property. The court in noting this indicated that it was
not necessary to determine to what extent the county could impose
such a requirement. The court held only that the county could not
condition approval of a subdivision on dedication of property
unless a need for the dedication arises from the development under
review. The court cited with approval the U.S. Supreme Court case,
Pollan v. California Coastal Comm'n, 483 U.S. 825 (1987) with
respect to the "essential nexus requirement" that exaction of
property must address some problem arising from the development
under consideration.
In this instance, it appears that Messrs. Knight and
Coleman are willing to maintain an undeveloped strip on the west
side. Even if they were not willing to, I specifically find that
the city in the exercise of its police power has the authority to
condition this rezone upon a development agreement restricting
development on a 30 foot strip, including the appropriate building
setbacks from the strip.
There is no evidence justifying dedication at this time,
since this dedication would not mitigate any impact of development
on this parcel. If the Keller orchard is to be commercially
EXAMINER'S RECOMMENDATION - 6
HEARING
FOR THE
Gm AND COUNTY OF YAKM'
POST OFFICE Sox 4
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REZONE ORDINANCE -- EXHIBIT A
developed•in the future, the owners will have to obtain, at their
expense, appropriate street access. It is not the purpose of a
rezone to make a gift to an adjacent property owner. It is
appropriate in this rezone, however, to at least preserve the
potential for extending street at sometime in the future on the
west side of this property. This issue was not decided by the
Luxembourg Court, but is a logical extension of that decision.
Furthermore, this requirement, as part of the rezone does not
impair, in any material or significant way, the ability of the
owners of this property to develop it consistent with an R -3
rezone. Furthermore, this setback requirement is consistent with
the Mitigated Determination of Non - Significance referenced below.
Another issue is the impact upon public schools. It is
not clear from the record whether this parcel is in the West Valley
School District or the Yakima School District. If it is in the
West Valley School District, it is reasonable to expect that the
district will continue to assert the arguments it has made in the
past concerning the impact of additional residential housing on the
district's overcrowded school building situation.
The school district did comment on this particular
proposal. Because this rezone is not directly resulting in
additional housing units, it is premature to determine what impact,
if any, there is on the district.
The position taken with respect to other SEPA appeals
asserted by the district with respect to county processed
subdivisions is that each new housing unit or single family
residential lot should be expected to pay impact fees to the school
district in order to help them accommodate the projected student
population growth. These appeals have uniformly been denied by the
Yakima County Commissioners. The basis of those denials has often
been that the subdivisions being challenged were developments
involving land which has been zoned residential for years. The
argument has often been that the district should be expected to
anticipate development of existing residentially zoned land to the
density contemplated by the existing zoning.
EXAMINER'S RECOMMENDATION - 7
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKMA
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UAZO RZ #8 -95 / KNIGHT - COLEMAN YAK i.WA94 WASHINGTON 98907
REZONE ORDINANCE -- EXHIBIT A
This rezone to R -3 substantially increases the potential
dwelling unit density. This is something which has not been
reasonably foreseeable by the school district, and which may well
result in hearings or litigation, related to actual development
projects, concerning school impact fees. This has been an issue
that the Yakima City Council has not had to directly face, because
the Yakima School District has as a policy matter not asserted a
need for impact fees and most if not all of the city is located
within the Yakima School District. By contrast, the West Valley
School District has taken a consistent position requesting and
sometimes litigating the issue of school impact fees related to
residential subdivisions.
The issue is raised here simply to identify one public
facility, schools, which may not be adequate. The adequacy of the
schools can be dealt with in conjunction with actual development
proposals. Absent a project specific proposal, it is impossible to
determine the impact of this rezone on the need for additional
schools.
8.6 Compatibility. This property and the adjacent
orchard are clearly in a transitional area. This is reflected by
the SR zoning, which is intended by the ordinance to be a holding
zone until full utilities are available, at which point the area is
expected to shift into more intense uses. Whether that shift is to
residential or retail uses, it is nevertheless clear that there
will be an impact upon adjacent existing uses. Given the presence
of adequate arterials, both 48th and Nob Hill, the traffic related
impact of this project can be mitigated. There is no evidence in
the record which would suggest any decrease in level of service on
the adjacent arterials.
The southwest quadrant of the intersection of 48th and
Nob Hill is one of the largest undeveloped tracts of land on the
west side. Any development there will be substantially more
intense than the present development, will have a substantial
impact on the neighborhood, and will have a major impact on the
manner in which the rest of the area develops.
EXAMINER'S RECOMMENDATION - 8
HEAR NG EXAM
FOR THE
CRY AND COUNTY OF YAKMI
POST OFFICE BOX •
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UAZO RZ #8 -95 / KNIGHT - COLEMAN '509)248-0706
REZONE ORDINANCE -- EXHIBIT A
4111 If this property is rezoned to R -3, not only are other R-
3 rezones more probable in this area, but also the likelihood of
more intense business zoning, perhaps 8-1, nearer the intersection
of 48th and Nob Hill.
These impacts, while substantial, are consistent with the
zoning ordinance and the Development Trends Map of the
comprehensive plan. They are also considered compatible with the
existing development in the area. The primary impact will be
traffic. The review of any development proposals will necessarily
deal with the traffic issue in the specific fashion, based upon the
actual project under review. At that point adequate measures can
be taken to require any appropriate road improvements necessitated
by a specific project. This should occur regardless of the level
of review under the zoning ordinance. In other words, even if
planning department review is not required because it is only a
Class 1 use, the impact on the adjacent road system should be
considered and evaluated by the city prior to issuance of building
permits.
8.7 Public Need. There is a dramatic shortage of
larger R -3 zoned parcels in the Yakima urban area. In fact, there
is almost a complete absence of R -3 zoned land west of 40th Avenue.
As the existing R -3 land has been developed, there is an increasing
need to convert some of the transitional Suburban Residential zoned
land to more intensive uses. This proposed rezone is responsive to
the need for additional R -3 land west of Yakima, and is in an area
well suited to accommodate more intense uses. It is always
difficult to assemble larger parcels, particularly when
neighborhoods are nearly fully developed with existing housing.
This area is not developed with housing, thus reducing
compatibility conflicts.
9. State Environmental Policy Act. A Determination of Non -
significance was issued by the city on February 5, 1996. It
provides:
Right -of -way for future public street access
to properties to the south of this site shall
• EXAMINER'S RECOMMENDATION - 9
HEARNG EXAM iNER
FOR THE
CRY AND COUNTY OF YNCMA
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POST OFFICE ON 9
rAKwu►.wASiiNGTON 98907
UAZO RZ #8 -95 / KNIGHT - COLEMAN (609)248-0706
REZONE ORDINANCE -- EXHIBIT A
be defined prior to final approval of this
rezone and the associated annexation of
properties to the south. The right -of -way 4110
shall conform with City of Yakima Subdivision
standards (YMC Section 14.30.070).
This MDNS was not appealed, and is now final.
10. Public Notice. Public notice of the hearing was provided
in accordance with the ordinance.
From the foregoing Findings, the Examiner makes the following:
CONCLUSIONS
1. The Examiner has jurisdiction.
2. The proposed rezone conforms to the goals and policies of
the Yakima Urban Area Comprehensive Plan and to the intent of the
Yakima Urban Area Zoning Ordinance; the property is suitable for
uses permitted in the R -3 District; any problems with neighborhood
compatibility can be resolved; and a public need does exist for. the
proposed change.
3. A development agreement executed by the property owners
and running with the land shall be recorded creating a building
setback on the west property line which equals 30 feet plus the
appropriate building setback from a 50 foot wide public road right -
of -way. This development agreement is a condition of the rezone
and shall be recorded concurrently with execution of the Council
resolution approving the rezone.
4. All notice provisions of the ordinance have been complied
with.
Based upon the foregoing Findings and Conclusions, the
Examiner submits to the Yakima City Council the following:
RECOMMENDATION
Approve this rezone application, from SR to R -3, subject to
the following condition:
A. A development agreement executed by the property owners
and running with the land shall be recorded creating a building
setback on the west property line which equals 30 feet plus the
EXAMINER'S RECOMMENDATION - 10
HEARING EXAMINE
FOR THE
CT' AND COUNTY OF YAKMA
OFFICE lap /zoning /rezones /knight coleman ord 7/11/96 11:56 AM YAKtit 4
UAZO RZ #8 -95 / KNIGHT - COLEMAN 1509)248-0706
REZONE ORDINANCE -- EXHIBIT A
J
• appropriate building setback from a 50 foot wide public road right-
of -way. This development agreement is a condition of the rezone
and shall be recorded concurrently with execution of the Council
resolution approving the rezone.
Respectfully submitted this day of April, 1996.
PHILIP A. LAMB
Hearing Examiner
4111
EXAMINER'S RECOMMENDATION - 11
HEARING EXAMINER
FOR THE
CrrY AND COUNTY OF Y NUM A
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UAZO RZ #8-95 / KNIGHT - COLEMAN YAKMA. WASHINGTON 9e907
1509)248.0706
REZONE ORDINANCE -- EXHIBIT A
•
BUSINESS OF THE CITY COUNCIL
• YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No )
For Meeting Of July 16. 1996
ITEM TITLE: Ordinance Accepting Hearing Examiner's Decision to Approve Rezone
of property at 5104 W Nob Hill Blvd submitted by Ron Knight & Ron Coleman
[UAZO RZ #8 -95]
SUBMITTED BY Glenn J Valenzuela, Director of Community and Econ D- J
CONTACT PERSON /TELEPHONE: Larry Lehman, Associate Planner, 575 -61 y:
SUMMARY EXPLANATION:
On May 21, 1996, following a public meeting before the City Council, the Council
voted to approve the Hearing Examiner's recommendation regarding the application
submitted by Ron Knight & Ron Coleman to rezone property at 5104 W Nob Hill
Boulevard from SR to R -3
The attached ordinance expresses in writing the decision of the Council
Resolution _ Ordinance X Contract Other (Specify) Funding Source
APPROVAL FOR SUBMITTAL. < l
• City Manager
STAFF RECOMMENDATION Approve Ordinance
BOARD RECOMMENDATION
COUNCIL ACTION
•