HomeMy WebLinkAbout1996-051 Rezone ORDINANCE NO 96 -1'
AN ORDINANCE rezoning a 1.299 acre parcel located in the vicinity of 3901 Tieton
Drive in Yakima, Washington, from Two - Family Residential (R -2)
to Small Convenience Center (SCC) and amending the zoning map
of the Yakima Urban Area accordingly
WHEREAS, on May 9, 1996, the Hearing Examiner conducted a duly convened
public hearing on the application (UAZO RZ #2 -96) submitted by Albertson's, Inc.
requesting amendment of the Official Yakima Urban Area Zoning Map within the City
of Yakima and rezone from Two - Family Residential (R -2) to Small Convenience Center
(SCC) of a 1.299 acre parcel located in the vicinity of 3901 Tieton Drive in Yakima,
Washington, specifically Yakima County Assessor's Parcel #181322 - 43051, (referred to
below as "the Subject Property "), and
WHEREAS, subject to the condition that the rezoned parcel must be merged
with the adjacent parcel owned by Albertson's, Inc , the Hearing Examiner recommend-
ed that rezone be granted, and
WHEREAS, at the public meeting on July 2, 1996, the City Council determined
that a concrete masonry sound barrier wall proposed to be constructed on or behind the
north, east, and south property lines of the Subject Property should be at least 8 feet,
instead of 6 feet, above the higher of the existing grade of abutting property or the
finished grade of the anticipated parking lot, and
WHEREAS, if it is merged with Albertson's adjacent property and surrounded
on the north, east and south sides with a concrete masonry sound barrier wall. (1) the
Subject Property is suitable for uses permitted in the Small Convenience Center (SCC)
District and is compatible with the neighborhood, (2) there exists a public need for the
proposed rezone, (3) since the existing zoning was established circumstances have
changed and now make the proposed rezone appropriate; and (4) the proposed rezone
is consistent with and complies with. (a) the requirements and considerations set forth
in Yakima Municipal Code Chapter 15.23, (b) the goals and policies of the Yakima
Urban Area Comprehensive Plan, (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 conditions precedent specified in Section 3 below, the decision
of the Hearing Examiner recommending amendment of the Official Yakima Urban Area
Zoning Map within the City of Yakima and rezone from Two - Family Residential (R -2)
to Small Convenience Center (SCC) of a 1.299 acre parcel located in the vicinity of 3901
Tieton Drive, comprised of Yakima County Assessor's Parcel #181322- 43051, and legally
described as.
A portion of the West 1/2 and the East 1/2 of the Southwest 1/4 of the Southwest
1/4 of the Southeast 1/4 of Section 22. Township 13 North Range 18 East of the
lap /zoning /rezones /albertson's 40th ave ord7 /16/96 1.33 PM
UAZO RZ #2 -96 / ALBERTSON'S, INC.
REZONE ORDINANCE -- Page 1
Willamette Meridian, in the City of Yakima, Yakima County Washington, being
more particularly described as follows.
Commencing at the South 1/4 corner of said Section 22, thence EAST 263 76 feet
along the South line of said Section to the Southwest corner of the East one acre of
the West 1/2 the Southwest 1/4 of the Southwest 1/4 of the Southeast 1/4 of said
Section, thence north East 205 00 {feet along the West line of said East one acre to the
TRUE POINT OF BEGINNING, thence North 00 °00'22" East 426 69 feet continuing
along said West line to a point being on the South line of the North 25 00 feet of said
East one acre, thence South 89 °55'39" East 132.70 feet along said South line to a point
on the East line of the West one acre of the East 1/2 of the Southwest 1/4, of the
Southwest 1 /4 /of the Southeast 1/4 of said Section, thence South 00 °00'22" West
426.52 feet along said East line to a point; thence leaving said East line, WEST 132.70
feet and parallel with the South line of said Section to the POINT OF BEGINNING
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 Small Convenience Center (SCC), and the Official
Yakima Urban Area Zoning Map shall be amended accordingly
Section 2. Except to the extent they are inconsistent with the conditions precedent
specified in Section 3 below, the Yakima City Council hereby adopts the findings and
conclusions of the Hearing Examiner's Recommendation, Examiner No I96 -2 -28, City
No UAZO RZ #2 -96, 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 Conditions Precedent: (1) The Subject Property must be merged with the
adjacent parcel owned by Albertson's, Inc. Albertson's plans to become the owner of the
Subject Property by exchanging a separate parcel which will be created by short subdi-
vision from Albertson's existing parcel for the Subject Property The required merger
may be acoomplished within this short subdivision process (2) An eight foot concrete
masonry sound barrier wall must be constructed on or behind the north, east, and south
property lines of the Subject Property The combined height of this wall and any
retaining walls which are necessitated by cutting or filling the existing surface of the
parcel shall be at least 8 feet but not more than 12 feet above the higher of the existing
grade of abutting property or the finished grade of the anticipated parking
Section 4 The City Council finds formally that subject to the condition precedent
provided in Section 3 above: (1) the Subject Property is suitable for uses permitted in
the Small Convenience Center (SCC) District and is compatible with the neighborhood,
(2) there exists a public need for the proposed rezone, (3) since the existing zoning was
established circumstances have changed and now make the proposed rezone
appropriate, and (4) the proposed rezone is consistent with and complies with. (a) the
requirements and considerations set forth in Yakima Municipal Code Chapter 15.23, (b)
the goals and policies of the Yakima Urban Area Comprehensive Plan, (c) the intent of
the Yakima Urban Area Zoning Ordinance, and (d) other applicable land use controls.
•
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UAZO RZ #2-96 / ALBERTSON'S, INC.
REZONE ORDINANCE -- Page 2
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Section 5 The City Clerk is hereby authorized and directed to file with the Yakima
County Auditor a certified copy of this ordinance, and
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 /6 day of
, 1996
Af dc..c.. At—
ATTEST ynn Buchanan, Mayor
City Clerk
Publication Date: 7- /(' - 94,
• Effective Date. J /5- 96
•
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UAZO RZ #2-96 / ALBERTSON'S, INC.
REZONE ORDINANCE -- Page 3
RECEIVED
I88UED: KAY 14, 1996 MAY 14199 '
i Master Application by ) EXAMINER'S RECOMMENDATION CITY OF YAKIMA
Albertson's, Inc. ) PLANNING OIV
for a Rezone from ) CITY NO. UAZO R2 #2 -96
R -2 to BCC, and Class 2 )
Review, of a Parcel at ) Examiner No. 196 -2 -28
3901 Tieton Drive )
The Examiner conducted a public hearing on May 9, 1996. The
staff report presented by Dan Valoff recommended approval subject
to a number of conditions. The hearing was attended by a number of
neighbors as well as Gordon Chin, owner of the parcel, and
representatives of Albertson's. These included local store manager
Mark Folk, architect Bruce Petersen, and attorneys Fred Halverson
and Erin Anderson. The Examiner inspected the property prior to
the hearing.
SUMMARY OF RECOMMENDATION. The Examiner recommends approval
of the rezone subject to merger of the rezone parcel with the f .
• grocery store parcel. In addition, the Class 2 application to
develop the rezone parcel as a parking lot for the grocery store is
approved, subject to construction of a solid masonry block or
concrete wall on the north, east, and south borders of the rezone
parcel.
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:
TINDINGS
1. Applicant and Owner. The applicant is Albertson's,
Inc. The owner of the,property is Gordon Chin as general partner.
2. yocatioi. The property is located in the vicinity of
3901 Tieton Drive, Assessor's parcel number 181322- 43051. The
legal description attached to the application and set forth on the L
HEARING EXAMINE '
FOR THE
llap /zoning /rezones /albertson's 40th ave ord i /11/96 I.39 PM CRY MO COUNTY OF YMUMA
UAZO RZ # 2 -96 / ALBERTSON'S, INC. YAKau WA�NGT 9
REZONE ORDINANCE -- EXHIBIT A (509) 2490709
survey is incorporated by reference. The parcel subject to the
rezone is characterized in these documents as "parcel one ".
"Parcel two" refers to the larger parcel on which the Albertson's
grocery store is located.
3. Application. Master application for a rezone and Class
2 review of a grocery store parking lot.
4. Proposed Zone. Small Convenience Center (SCC)
S. proposed Use. Expanded parking lot for Albertson's.
6. Current Zoning and Use. The subject property is zoned R-
2, Two- Family Residential. The property is currently vacant. Land
use and zoning on adjacent properties is as follows:
Location Zoning Existing Land Use
North R -1 Residential
East R -1 Residential
South 8 -1 Veterinary Clinic
West SCC Grocery store
7. protect Descrtptioi4. This parcel is north of the vet
clinic on Tieton, and east of Albertson's. It consists of 56,610
square feet, and is owned by the Gordon Chin family. If this
• rezone is approved, Chins will convey the property to Albertson's,
which will develop it as a parking lot for the grocery store.
Albertson's will in turn create a 20,000 square foot parcel at the
southwest corner of the grocery store parcel, and exchange it to
Chins. Chins will develop this retail pad, in the northeast corner
of the intersection of 40th and Tieton, for some sort of retail or
bank facility.
Albertson's and Chins have applied to short plat the
second parcel, which would be processed by staff if Council
approves the rezone. The short plat application is not under
review as part of this rezone and Class 2 application.
Albertson's has submitted a detailed site plan as part of
the survey documents. The currently vacant parcel will have to be
graded to match the existing Albertson's parking lot pavement.
This requires 3 to 4 foot deep cuts on the north end, and
approximately one foot of fill on the south end. The landscaping
scheme on Walnut will be continued east.
EXAMINER'S RECOMMENDATION - 2 HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
flap /zoning /rezones /albertson's 40th ave ord7 /11/96 1.39 PM YAKMA. WASHINGTON 98907
UAZO RZ #" 2 -96 / ALBERTSON'S, INC. (509) 248.0706
REZONE ORDINANCE -- EXHIBIT A
Landscaping on the east and south property lines is
described on the site plan. It consists of a 10 foot densely
planted strip between the retaining wall and the parking lot. The
east property line will have a 6 foot solid masonry sound barrier
wall on top of the retaining wall. Albertson's proposes a cyclone
fence with slats on the north line, along Walnut. This is
consistent with the existing slatted cyclone fence on Walnut. No
fence or wall is proposed on the south line, behind the Tieton
Animal Clinic.
The parking lost by creating a retail pad in the existing
grocery store parking lot is more than made up by the new parcel.
The new parking lot will have 136 spaces. The parcel which will
transfer to Chin currently has 48 spaces. The grocery store, based
upon its square footage, requires 147 parking stalls. The original
parking lot, minus the proposed retail pad, plus the new parking
lot will provide 251 stalls for the grocery store, over 100 more
than required by the ordinance.
The rezone parcel will not have any access out to
adjacent streets. All access will utilize the existing Albertson's
driveways on 40th and Tieton.
The major issue is protection of the adjacent residential
neighborhood from traffic and noise. This recommendation is
designed to insure that if the rezone is approved, but for some
reason the parking lot is not developed, there will be no access
necessary to Walnut because this parcel will be merged with the
Albertson's parcel. If the property is not merged, Albertson's
could sell the property, resulting in a commercially zoned property
having its only access onto an exclusively residential street,
Walnut Avenue. The second aspect is that if the lot is developed,
sitescreening and sound buffering walls will be installed.
8. Yakima Urban Area Zoning Ordinance. The criteria for
rezones established by YMC 15.23.030.5 are considered below:
8.1 Testimonv. Albertson's plans to continue the
existing landscaping and fencing scheme along Walnut Avenue. Some
of the existing landscaping on the north end of the store has died
EXAMINER'S RECOMMENDATION - 3 HEARING EXAMIN
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE sox 4
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UAZO RZ #2 -96 / ALBERTSON'S, INC. (509)248 -0706
REZONE ORDINANCE -- EXHIBIT A
out and been removed. It will be replaced and continue to the east
property line. The existing fencing on the north end of the store
is 6 foot cyclone fence with slats; Albertson's wants to extend
this to the east property line also.
Residential neighbors to the north have a long history of
being concerned about the noise generated by activity at the
Albertson's loading dock. As established in prior hearings over
the years, the loading dock area acts as an echo chamber,
reflecting noise up to the higher placed residents north of Walnut,
who look down into the grocery store area. The neighbors would
prefer to see a solid concrete wall along the complete north
frontage, including the frontage of the existing store.
Neighbors to the east, on 38th, are supportive of the
landscaping and solid wall proposal advanced by Albertson's. Some
question whether the wall should be higher. The wall will be 6
feet high, located on top of the retaining wall. The retaining
wall will be somewhat above grade on the east side of the property
• line, but probably no more than a foot. Overall height of the
wall, as compared to the grade of the existing single family
houses, will probably be 7 feet or less. Because the property
slopes down, from north to south, cars parked in the north half of
the lot will be somewhat to significantly below grade of the houses
to the east. Cars in the southern third of the lot may be at or
slightly above grade, perhaps a foot to two feet. At the south
end, if the retaining wall is 2 feet above grade, that plus the
sound barrier wall will total 8 feet.
Residential neighbors are adamantly opposed to any access
to Walnut from this parcel.
The residential neighbors generally support this rezone,
subject to the concerns about traffic access and noise. They are
generally critical of the manner in which Albertson's has
maintained their property in the past. The new manager, Mark Folk,
however, has made a positive impression and clearly has been
responsive to neighborhood concerns. It appears from the testimony
•
that many of the concerns relate to prior local management's
EXAMINER S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF VAX NA
POST OFFICE BOX 4
Ilap /zoning /rezones /albertson's 40th ave ord7/11/96 1.39 PM YAKIMA. WASHINGTON 98907
UAZO RZ # 2 -96 / ALBERTSON'S, INC. (509) 248-0706
REZONE ORDINANCE -- EXHIBIT A
failure to maintain landscaping, clear sidewalks, and police
litter.
These issues, related to the original store, are not
directly germane to this land use proceeding, but do reflect upon
the compatibility of this proposal with the neighbors. Albertson's
credibility in the neighborhood will be substantially strengthened
if store manager Mark Folk is able to maintain the track record he
has established thus far.
Owners of the veterinary clinic on Tieton are
legitimately concerned that a solid wall is required on the south
property line of this parcel, to mitigate the same concerns
expressed by the residential neighbors, as well as to control
potential storm drainage problems. In addition, residential
neighbors located to the southeast, somewhat diagonally, will also
be protected by requiring a wall to be built on the south side.
8.2 Suitability of the Pronerty_. This property is most
suitable to be developed as an integral part of the Albertson's
facility. Its only access is otherwise out to Walnut, which is a
purely residential street. In addition, Walnut is substantially
higher than this lot, rendering access relatively difficult.
41,
This is a logical expansion of the Albertson's facility,
and is more logical than developing multi - family housing on this
long narrow lot with access only to Walnut. The impact of two or
three story dwelling units on the residential neighbors to the
north and east would be far more significant than this proposal.
8.3 Agencv Recommendations. All agencies are in favor.
The proposed conditions of approval are responsive to some of their
comments during the design review stage.
The City Engineering Department recommended that 15 feet
of right -of -way be dedicated along the store's frontage with 40th
Avenue. This right -of -way dedication is not based upon any impact
from this proposed rezone, involves a parcel not subject to this
rezone, and does not appear to be reasonably related to this
proposal.
If the Chin family proposes development of the retail pad
at the corner of 40th and Tieton, that project might generate
EXAMINER'S RECOMMENDATION - 5 NEARING EXAMIN
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX
Ilap /zoning /rezones /albertson's 40th ave ord7/11/96 1.39 PM YAKIMA. WASHINGTON 98907
UAZO RZ # 2 -96 / ALBERTSON'S, INC. (509) 248 -0706
REZONE ORDINANCE -- EXHIBIT A
traffic impacts which require street revisions, which in turn may
require additional right -of -way. That possibility can be reviewed
in the process of the short plat and any subsequent zoning review
of specific projects for the retail pad. In conjunction with this
combined application, Albertson's commissioned a traffic study
which will be helpful during the short plat and retail pad
development review process. There is no impact at this point on
either of the streets caused by this reconfiguration of the parking
lot, except that some additional traffic will probably try to use
the loading dock exit on 40th adjacent to Walnut Avenue.
8.4 Compliance with Comprehensive Plan and Zoning
Ordinance. The plan encourages commercial development if it
strengthens existing commercial areas, is not incompatible with
other existing land uses, and provides opportunities for expansion
and diversification of area (Plan, OLU -11). The plan
also has among its objectives the economical provision of public
services, consideration of whether proposed uses are compatible
with existing uses, and an overall objective that land use controls
• should be responsive to rather than directing the market.
This proposal complies with the comprehensive plan. Even
if ultimately not developed as a parking lot, if the lot is
required to be merged as a condition of the rezone with the
Albertson's parcel, all access can be from 40th and Tieton,
relieving any impact on West Walnut Avenue.
With respect to the zoning ordinance, the purpose of
Small Convenience Center zoning is to provide areas for commercial
activities outside the Central Business District. These zones are
typically 3 to 10 acres in size, with commercial uses located in a
coordinated manner around a common parking lot. This project fits
that description perfectly, and is consistent with the intent and
development requirements of the zoning ordinance.
8.5 Adeauacy of Public Facilities. Roads and all
utilities currently exist at the site. As reflected in the traffic
study, turning movements at the store driveways are not
particularly good. This project, however, will have no impact upon
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKMA
POST OFFICE BOX 4
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UAZO RZ #2-96 / ALBERTSON'S, INC. (509) 248.0706
REZONE ORDINANCE -- EXHIBIT A
them except that there is a probability that some additional
traffic will use the truck loading driveway. This can be minimized
by requiring employees to park in the north portion of the new
parking lot, together with signs which discourage customer use of
the truck dock area.
As a practical matter, the increasing volume of loading
dock activity, coupled with its narrowness, will discourage
substantially increased usage of this area by store customers.
However, there will continue to be an ongoing problem with traffic
conflicts between motorists on West Walnut and the driveway, as
they enter and leave 40th Avenue. That is an existing problem
unlikely to be substantially affected by either this rezone or the
Class 2 approval of the parking lot.
There is no basis in the evidence to require dedication
of 15 feet of right -of -way along 40th by Albertson's. If there was
some impact from this new parking lot which could be mitigated by
additional right -of -way on 40th, the requirement could perhaps be
justified. As it is, if 15 feet are dedicated, the emergency
SO
employee access on the west wall of the store, near its northwest
corner, would exit directly onto public right -of -way, as would the
main customer entrance at the southwest store corner.
8.6 Compatibility. This 1.3 acre parcel is currently
vacant. It could be developed as a moderate density residential
development with single - family, duplex, and /or multi - family
development of up to 12 dwelling units per net residential acre.
This would allow up to 16 units based on the size of the parcel.
Currently the only access to this property is from West Walnut
Avenue. A moderate density housing development would increase
traffic on West Walnut Avenue and through a low density residential
neighborhood. This proposal carries with it none of these impacts,
and is a less intensive and intrusive use of the property.
Retaining walls and sound barrier walls on the property perimeter,
combined with heavy landscape sitescreenings will minimize any
adverse impacts of the expanded parking area.
EXAMINER'S RECOMMENDATION - 7
HEARING EXAMIN
FOR THE
CfTY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
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UAZO RZ # 2 -96 / ALBERTSON'S, INC. (509) 248 -0706
REZONE ORDINANCE -- EXHIBIT A
1.7 public Need. The zoning ordinance recites as a
. requirement for rezone consideration of the public need.
Washington case law references a change of circumstance from
the previous zoning which must exist. These requirements are
somewhat similar.
The Albertson's store has evolved over time, moving its
location on this parcel and then substantially remodeling. Since
the adoption of the Urban Area Zoning Ordinance in 1986, this
vacant parcel has not been developed consistent with its R -3
zoning, probably in large part due to its configuration and
terrain. Developing it as a parking lot will clear up a dark
isolated corner of the Albertson's property, northeast of the
loading dock, which in the past has experienced a variety of
undesirable activity. The new parking lot will be more open and
lit, deterring loitering and vandalism. This proposal puts
property to optimum use with minimal impacts to the neighbors.
9. Class 2 Review of Parking Lot Expansion. The basis for
the expansion, its design, and the analysis of it has been
incorporated in consideration of the rezone criteria above.
Parking lots associated with grocery stores which are open long
hours in the SCC zone are subject to Class 2 review, since they are
a Class 2 use in the SCC zone. Class 2 uses are generally
permitted, and are generally dealt with administratively. Because
this is a master application, all items are treated as a
recommendation to be acted on by the City Council.
Subject to construction of a solid wall on the north,
east and south property lines, the landscaping scheme set forth on
the site plan, refurbishing the existing landscaping along Walnut,
and replacing missing slats in the existing cyclone fence, this
project is compatible with the neighborhood, and consistent with
the objectives and development regulations of the zoning ordinance.
10. State Environmental Policy Act. A Determination of Non -
significance was issued on April 8, 1996 and is final.
11. public Noticg. Public notice of the hearing was provided
in accordance with the ordinance.
EXAMINER'S RECOMMENDATION - 8 HEARING EXAMINER
FOR THE
CITY AND COUNTY OF VAX MA
POST OFFICE BOX 4
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UAZO RZ #2-96 / ALBERTSON'S, INC. (509) 248 -0706
REZONE ORDINANCE -- EXHIBIT A
Posting of property: April 22, 1996
Legal Ad Published: April 26, 1996
Notification of property owners: April 26, 1996
From the foregoing Findings, the Examiner makes the following:
CONCLUSIONS
1. The Examiner has jurisdiction.
2. The proposed rezone and Class 2 application conform 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 SCC District; any
problems with neighborhood compatibility can be resolved; and a
public need does exist for the proposed change.
3. 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
1. Approve this rezone application, from R -3 to SCC, subject
to merger of the rezone parcel with the adjacent Albertson's
parcel. (A recommended procedure for accomplishing this is to
merge the property after the Council votes on the rezone. The
merger should be completed prior to the Mayor's execution of the
ordinance or resolution enacting the Council vote.)
2. Approve the Class 2 application for a parking lot (if the
rezone is approved by Council) subject to the following conditions:
A. No access shall be allowed onto West Walnut.
B. The expanded parking area shall be constructed and
landscaped in substantial conformance with the site plan submitted
with the Class 2 application dated March 8, 1996, subject to the
additional requirement that a decorative solid masonry sound
barrier wall be constructed on the north and south property lines
EXAMINER'S RECOMMENDATION - 9
HEARING EXAMIN
FOR THE
CITY AND COUNTY OF YAXIMA
POST OFFICE BOX 4
Ilap /zoningirezonesialbertson's 40th ave ord7/ 11/96 1.39 PM YAKIMA. WASHINGTON 98907
UAZO RZ # 2 -96 / ALBERTSON'S, INC. (509) 248 -0706
REZONE ORDINANCE -- EXHIBIT A
. of the rezone parcel, consistent with the wall to be constructed on
the east property line.
C. The existing landscaping north of the Albertson's
store on the larger parcel shall be refurbished. The existing
cyclone fence shall be repaired, and slats replaced, as necessary.
D. Lighting for the new parking lot shall be shielded
and designed to reflect light and glare from adjacent residential
areas. Consideration should be given to lower than normal light
poles, so as to avoid reflecting light over larger areas.
Respectfully submitted this pi day of May, 1996.
G .4._,,(_2
PHILIP A. LAMB
Hearing Examiner
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EXAMINER'S RECOMMENDATION 10
HEARING EXAMINER
FOR THE
CITY ANO COUNTY OF YAKIMA
POST OFFICE BOX 4
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UAZO RZ #2-96 / ALBERTSON'S, INC (509) 248-0706
REZONE ORE' ' 4NCE -- EXHIBIT A
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
ITEM NO. ) b
FOR MEETING OF: July 16. 1996
ITEM TITLE: Ordinance approving the rezone request by Albertson's Inc. and the
Gordon Chin family in the vicinity of 3901 Tieton Drive
SUBMITTED BY Glenn J Valenzuela, Director of Community & Econom'
Development
CONTACT PERSON / TELEPHONE: Dan Valoff, Associate Planner, 575 -6163
SUMMARY EXPLANATION:
On July 2, 1996 the City Council voted to approve the rezone request by Albertson's
Food Store on behalf of the Gordon Chin family from R -2, Two - Family Residential to
SCC, Small Convenience Center The 1 3 acre rezone is located on the vacant lot
north of the vet clinic on Tieton Drive and east of the Albertson's food store at 40th
Avenue and Tieton Drive The Council added an additional condition to have an 8'
• high block fence around the parking lot to protect the neighbors which was
incorporated into the rezone ordinance
Resolution _ Ordinance X Contract Other (Specify)
Funding Source
APPROVAL FOR SUBMITTAL.
City Manager
STAFF RECOMMENDATION Adopt legislation prepared by City Legal Department.
BOARD RECOMMENDATION Hearing Examiner recommends approval with
conditions
COUNCIL ACTION Voted to approve the requested rezone