HomeMy WebLinkAbout1993-005 Rezoning northeast corner of 40th and Englewood (
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ORDINANCE NO. 93-
AN ORDINANCE: relating to zoning, rezoning property located at the
northeast corner of North 40th Avenue and Englewood
Avenue in Yakima, Washington from R -3 (Multi - Family
Residential) to B-1 (Profe•sional Business), amending the
Zoning Map of the City of Yakima; approving the
preliminary plat and preliminary subdivision submitted
by Smith /Lukehart Partnership (Medical View West) for
six lots at the northeast corner of North 40th Avenue and
Englewood Avenue in the City of Yakima, and authorizing
the Mayor to sign the preliminary plat; subject to all of the
conditions contained in the Hearing Examiner's
Recommendation.
WHEREAS, on December 17, 1992, the Hearing Examiner held a public
hearing on an application submitted by Smith /Lukehart Partnership for
preliminary plat approval and rezone of property located at the northeast
corner of North 40th Avenue and Englewood Avenue in Yakima, Washington,
the legal description of which is set out hereinbelow, from R -3 (Multi - Family
Residential) to B -1 (Professional Business), and
WHEREAS, as a result of that hearing, the .Hearing Examiner
recommended to the City Council that the rezone be granted and the
preliminary plat be approved, subject to certain conditions; and
WHEREAS, at its public meeting on February 2, 1993, the City Council
determined to accept the Hearing Examiner's recommendations and found that
said recommendations are consistent with the considerations set forth in
Yakima Municipal Code Subsection 15.23 030(E) and should be adopted, now,
therefore,
BE IT ORDAINED BY THE CITY OF YAKIMA:
Section 1 The decision of the Hearing Examiner recommending the
rezone of property located at the northeast corner of North 40th Avenue and
Englewood Avenue in Yakima, Washington, legally described as follows:
Lot 1 of Short Plat 92 -90 Records of Yakima County Washington
(Yakima County Assessor's Parcel No. 181315- 43401).
from Multi- Family Residential (R -3) to Professional Business (B -1), and
recommending approval of the preliminary plat of Medical View West, all
subject to the certain conditions set forth in the Hearing Examiner's
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(1s)ord /smith /lukehart rp
OP . *
Recommendation, is hereby affirmed, and the above - described property will
be rezoned to B -1 (Professional Business) upon satisfaction of all the
conditions precedent set forth in Section 2 below The preliminary plat of
Medical View West is hereby approved, and the Mayor is hereby authorized to
sign the preliminary plat, subject to the conditions set forth in Section 2
below
Section 2 This rezone and preliminary plat approval is expressly made
subject to the following conditions precedent:
A. All lots shall be served with public sewer and water. The water
and sewer main will be extended to the property at the applicant's
expense, with plans prepared by a licensed civil engineer and submitted
to the City Engineer for approval.
B. All public and private utilities shall be underground.
G Fire hydrants shall be provided and installed by the developer at
locations and to the specifications of the City of Yakima Codes
Administrator
D. City Engineer approval of road improvement plans in
conformance with the preliminary plat.
IIP
E. Five feet of right -of -way shall be dedicated to the City with
respect to that portion of North 40th Avenue where currently it is 45
feet of right -of -way, for a total of 50 feet of total right -of -way along the
frontage of North 40th Avenue. (To be noted on the face of the final
plat)
F Final lot dimensions and lot areas shall substantially conform
with the preliminary plat drawing dated November 4, 1992 on file with
the City Planning Division.
G. A method of dust control during the construction phases shall be
submitted to, and approved by, the Yakima County Clean Air Authority.
A written notice of their approval shall be submitted to the City
Planning Division prior to construction of any work phase of this
proposal. The developer shall designate a responsible party for contacts
during working hours regarding alleged air quality violations.
H. No lots shall have direct access to North 40th Avenue or
Englewood Avenue. This restriction shall be reflected in a notation on
the face of the plat.
When the final plat is submitted for City approval, the Director of Community
& Economic Development shall make a written determination as to whether the
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(1s)ord /smith /lukehart rp
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foregoing conditions have been satisfied. This written determination shall be
submitted to the City Council prior to final plat approval.
Section 3. The City of Yakima Zoning Map shall be amended to
correspond to the rezone ordained by Section 1 of this ordinance upon
satisfaction of the above conditions.
Section 4 The Yakima City Council hereby adopts the findings and
conclusions pertaining to this rezone and contained in the Hearing Examiner's
Recommendation, City No. UAZO Sub /Prel Long Plat #5 -92 and UAZO RZ #6 -92,
Examiner's No. I92- 24 -50, a true copy of which Recommendation is attached
hereto as Exhibit "A" and incorporated by reference herein.
Section 5 The City Clerk is hereby authorized and directed to fiie with
the Yakima County Auditor a certified copy of this ordinance with exhibits.
Section 6 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 and 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 2 - day of
2x , 1993
ATTEST 4
City Clerk
Publication Date: "D- - 5 - S3
Effective Date: 3 - 7- S
1
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(1s)ord /smith /lukehart rp
NOTIFICATION OF HEARING EXAMINER
RECOMMENDATION TO THE
YAKIMA CITY COUNCIL
On December 30, 1992 the Yakima Hearing Examiner rendered his
recommendation on the application submitted by Smith/Lukehart
Partnership, UAZO Sub/Prel Long Plat #5 -92 & UAZO RZ #6 -92 of the
property located at the northeast corner of North 40th and
Englewood Avenues, Yakima, Washington. The application was
reviewed at a public hearing held by the Hearing Examiner on
December 17, 1992.
A copy of the Hearing Examiner's Findings and Recommendation is
enclosed.
The Hearing Examiner's Recommendation will be considered by the
Yakima City Council in a Public Meeting to be scheduled. The City
Clerk will notify you of the date, time and place of the public
meeting.
For further information or assistance you may contact Dan Valoff,
Associate Planner, City of Yakima Planning Division located on the
2nd floor of Yakima City Hall, (129 North Second Street), 575 -6163.
on S. Skone
Planning Manager
Date of mailing: 12/31/92
(- RECEIVED
DEC 3 01992
SUMMARY OF
Preliminary Plat and ) EXAMINER'S RECOMMOMMEINAMMA
Rezone Application ) PLANNING DIV.
) NO: UAZO Sub /Prel Long Plat
by Smith /Lukehart ) #5 -92 6 UAZO RZ #6 -92
for R -3 to B -1 at ) EXAMINER'S NO. I92 -24 -50
40th 6 Englewood )
This summary of the Hearing Examiners recommendation provides complete details of the actual
conclusions and decision, but does not include all of the findings or reasoning involved. You may obtain a
complete copy of the recommendation, free of charge, by calling the City Planning Department at 575-6113.
S U M M A R Y
Applicant: Smith /Lukehart Partnership.
Type of Application: Preliminary plat and rezone.
Location: Northeast corner of North 40th and
Englewood Avenues. Yakima County
Assessor's Parcel No. 181315 - 43401.
Date Decision Filed: December 30, 1992.
Current Land Use: Vacant.
Proposed Land Use: Medical clinics and office buildings.
Current Zone: R -3
Proposed Zone: B -1
Decision:
CONCLUSIONS
1. The Examiner has jurisdiction.
2. The proposed rezone and subdivision conforms with the
goals and policies of the Yakima Urban Area Comprehensive Plan, the
Yakima Urban Area Zoning Ordinance, and the provisions of the City
of Yakima Subdivision Ordinance. It will serve the public use and
interest, subject to the conditions set forth in the recommendation
below.
3. All notice provisions of the ordinance have been complied
with.
EXAMINER'S SUMMARY - 1
HEARING EXAMINER
FOR THE
CT' AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKMA. WASHINGTON 98907
(509) 248 -0706
r- C
Based upon the foregoing Findings and Conclusions, the
Examiner submits to the Yakima City Council the following:
RECOMMENDATION
Approve this rezone application, from R -3 to B -1. Approve
this preliminary plat, subject to the following conditions:
A. All lots shall be served with public sewer and water.
The water and sewer main will be extended to the property at the
applicant's expense, with plans prepared by a licensed civil
engineer and submitted to the City Engineer for approval.
B. All public and private utilities shall be underground.
C. Fire hydrants shall be provided and installed by the
developer at locations and to the specifications of the City of
Yakima Codes Administrator.
D. City Engineer approval of road improvement plans in
conformance with the preliminary plat.
E. Five feet of right -of -way shall be dedicated to the City
with respect to that portion of North 40th Avenue where currently
it is 45 feet of right -of -way, for a total of 50 feet of total
right -of -way along the frontage of North 40th Avenue. (To be noted
on the face of the final plat).
F. Final lot dimensions and lot areas shall substantially
conform with the preliminary plat drawing dated November 4, 1992 on
file with the City Planning Division.
G. A method of dust control during the construction phases
shall be submitted to, and approved by, the Yakima County Clean Air
Authority. A written notice of their approval shall be submitted
to the City Planning Division prior to construction of any work
phase of this proposal. The developer shall designate a
responsible party for contacts during working hours regarding
alleged air quality violations.
H. No lots shall have direct access to North 40th Avenue or
Englewood Avenue. This restriction shall be reflected in a
notation on the face of the plat.
Respectfully submitted this ` � 0 day of December, 1992.
RECEIVED
Examiner: (\t—t-11 DEC O
3 1992
CITY OF YAKIMA
PLANNING DIV.
EXAMINER'S SUMMARY - 2
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248 -0706
RECEIVED
DEC 3 01992
CITY OF YAKIMA
PLANNING DIV.
Preliminary Plat and ) EXAMINER'S RECOMMENDATION
Rezone Application )
) NO: UAZO Sub /Prel Long Plat
by Smith /Lukehart ) 15 -92 i UAZO RZ #6 -92
for R -3 to B -1 at ) EXAMINER'S NO. I92 -24 -50
40th 6 Englewood )
The Examiner conducted a public hearing on December 17, 1992.
The staff report presented by Dan Valoff recommended approval.
There was no opposition, but there were several questions about
impact of traffic on Englewood, and the location of streets. The
Examiner inspected the property prior to the hearing.
SUMMARY OF RECOMMENDATION. The Examiner recommends approval
of both the preliminary plat and the rezone.
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. Smith /Lukehart Partnership.
2. Location. Northeast corner of North 40th and Englewood
Avenues. Yakima County Assessor's Parcel No. 181315 - 43401.
The legal description is:
Lot 1 of Short Plat 92 -90, Records of Yakima County,
Washington.
3. Application. Preliminary plat and rezone.
4. Proposed Zone. Professional Business (B -1).
5. Proposed Use. Medical clinics and office buildings.
6. Current Zoning and Use. The property is currently zoned
Multi- Family Residential (R -3). The lot subject to this
application is one of four lots created by a short plat filed with
EXAMINER'S RECOMMENDATION - 1
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248 -0706
the Yakima County Auditor in September, 1992. The property is
currently undeveloped. Land use and zoning on adjacent property is
as follows:
Location Zoning Existing Land Use
North R -3 Vacant
East R -3 Vacant
South R -1 City water reservoir
West (across 40th) R -1 Church
R -2 Duplex
Diagonally across the intersection of 40th and Englewood, on
the southwest corner of the intersection, is 37 House and the
recently approved B -1 development owned by Dr. Michael Taylor.
7. Project Description. The Smith /Lukehart partnership
wants to rezone approximately 5.31 acres located in the northeast
corner of the intersection of 40th and Englewood Avenues. Six lots
would be created, arranging in size from 27,000 to 39,200 square
feet. A new north 39th Avenue would be constructed serving this
property, ending in a cul -de -sac. City water and sewer would be
extended into the plat. There would be no access to North 40th.
The current intention is to market the land for construction of
medical offices on the proposed lots. At this time they have a
contingent offer on three of the lots for a medical clinic, and
negotiations under way concerning some of the other lots.
There are no specific development plans for the adjacent
vacant land, some of which was part of the recent short plat.
The rezone will be considered first, because the zoning sets
the pattern for subsequent land use division and utilization.
8. Yakima Urban Area Comprehensive Plan. The Plan's land
use compatibility table, OLU -1, indicates that professional
services development is most compatible adjacent to other
professional services, commercial, and high density residential
land uses. The plan as a general goal indicates that future
development should be compatible with existing uses, and served by
public utilities.
There are no compatibility issues raised by this proposal.
The only significant policy issue is whether increasingly
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
CT' AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248 -0706
scarce R -3 zoned ground should be converted to similarly scarce B -1
zoning. Both public planning policy and the market forces tend to
influence these decisions. One of the factors seem to be that
financing for multi - family residential is difficult to arrange, at
the same time that B -1 projects on large vacant parcels seem to be
increasingly popular and financially feasible.
This proposal furthers the goals of the Plan to maintain
Yakima as a health care center for the region, and to foster its
continued commercial success. This proposal does so at the expense
of decreasing the inventory of vacant R -3 ground. The owners
appear to be willing to develop the property as either residential
or professional office, and are pursuing the professional office
alternative at this point because they have more demand for that
than for residential. This in turn is consistent with the Plan's
emphasis on being responsive to market forces.
9. Yakima Urban Area Zoning Ordinance. The criteria for
rezones established by YMC 15.23.030(5) are considered below:
9.1 Testimony. There was no opposition. There was
concern by a resident across Englewood about the location of new
North 39th Avenue off Englewood relative to Howard Avenue, which is
a private drive servicing the upper deck of the tennis court and
several residences. His concerns were resolved at the hearing.
Mr. and Mrs. Martin Secondo testified as to their concern
about the difficulty of making a left turn off 40th onto Englewood.
They would like to have the light modified to include a directional
left turn signal. This Examiner indicated that this project is
unlikely to result in improvements to that intersection, but that
the Secondos should feel free to convey their concerns to the City
Council.
Leonard Frejo, with REW, testified that he
represents a medical group consisting of at least three local
physicians who have conditionally contracted to buy and develop
lots 1, 2 and 3 of this project for a medical clinic.
Mark Smith, on behalf of the applicant, testified that in
addition to the local interest in three of the lots, an out -of -town
EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248.0706
medical group is interested in lots 5 and 6. He also indicated
that this project is a logical use of the land; from a residential
standpoint it is the least desirable area of the Lukehart parcel
since it is located along the arterials of both 40th and Englewood.
It is unknown how this project might connect in the
future to Kern and whether or not Kern would continue to have
access to 40th Avenue. Those issues are not being resolved by this
proceeding.
9.2 Suitability of the Property. The property is suited
for all uses permitted in the B -1 zoning district identified in
UAZO Table 4 -1. The B -1 zone is the most restrictive business
zone, with very few uses permitted outright as a Class 1 use. Most
commercial and retail uses are not permitted in the B -1 zone.
Offices for Realtors and Doctors are the most prevalent use
permitted outright. Professional offices and, in some areas, a mix
of professional offices and multi - family dwellings are the primary
use of the B -1 zoning district. This property is well suited for
B -1 uses. The existing character of surrounding land uses along
with location adjacent to a major arterial would indicate that the
subject property is suitable for B -1 type development.
9.3 Agency Recommendations. The city planning
department recommended approval of this rezone. The county
planning department during SEPA review indicated that this proposal
would reduce the already short supply of vacant R -3 zoned property
in the urban area, and that the applicant should be prepared to
demonstrate how the need for B -1 zoning in this location is greater
than the need to retain R -3 zoning. They also indicated, an
agreement with the city, that direct access to North 40th Avenue
should be prohibited.
9.4 Compliance with Comprehensive Plan and Zoning
Ordinance. Subject to the policy issue set forth above, concerning
converting R -3 land to B -1, this project complies in all technical
details with the zoning ordinance and the comprehensive plan.
9.5 Adequacy of Public Facilities. Public facilities
including roads, sewer, and water are adequate to serve this
EXAMINER'S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA . WASHINGTON 98907
(509) 2494706
r f
location. A new city street will be built on the interior.
Previous traffic studies in this area, as for Fred Meyers in 1990,
indicate that peak hour traffic generation for both R -3 and B -1
land uses are about the same. Typically, however, B -1 uses
generate two to three times the total volume of trips as R -3 uses.
The total vehicle trips, however, are distributed throughout the
day. The facilities are adequate for both R -3 and B -1 zoning.
9.6 Compatibility. Pursuant to the comprehensive plan,
B -i development is compatible both on paper and in reality, with
the adjacent R -3 high density residential zone property, some of
which is developed and some of which is vacant. This project is
also compatible with the residential development south of
Englewood. Much of that area is served by a private drive, which
will be located approximately directly south of the new 39th
Avenue. All of the lots in this plat will have their access onto
interior streets, with no access onto 40th or Englewood.
9.7 Public Need. Determining public need involves
balancing public planning policy with market demand. This large
parcel of ground has been vacant since before adoption of the Urban
Area Zoning Ordinance in 1986. During all of that time it has been
zoned R -3. A portion of it has in recent times been developed with
R -3 projects. The largest portion, however, remains vacant even
though it has been held for a number of years by individuals or
entities who are actively interested in developing it.
Since adoption of the Urban Area Zoning Ordinance,
particularly in the last three years, the urban area has
experienced increased demand for professional office buildings,
primarily on the west side, for relocation of medical facilities.
Oral surgeons, dentists, physicians, and opthamologists have all
built on B -1 or similar property, on the west side, in the last
three years.
The city's vacant land study, done within the last year,
indicates that there are 25 useable acres of B -1 zoned property.
However, there are very few large parcels, particularly located on
arterials. A similar scarcity exists concerning R -3 property. The
EXAMINER'S RECOMMENDATION - 5
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(5091248 -0706
difference between the two is that there has been market demand for
B -1 property, and projects have actually been built. With respect
to R -3, this Examiner has had several hearings concerning large
multi - family projects. Although approved, the projects have not
gotten off the ground.
This intersection, 40th and Englewood, is in the midst of
a significant amount of retirement housing, and if this project is
approved appears likely to develop as a medical hub for the
community. For years there has been little development along 40th,
and now, within the last year, it is experiencing significant
development pressure. Given the residential character of many of
the neighborhoods along 40th, it is more desirable to have this
developed as professional offices than as more commercial retail.
Market and development trends indicate a significant
change of circumstance has occurred in this area, justifying this
rezone.
10. Subdivision Review.
10.1 Total Area. 5.31 acres.
10.2 Number of Lots. Six lots.
10.3 Lot Size. The lots range in size from 27,000 to
39,200 square feet (.6 to .9 acres).
10.4 Lot Access. All of the lots will have access to
new north 39th Avenue, which will cul -de -sac on the north property
line. There will be no access from the lots onto North 40th
Avenue. There will be no access to Englewood from the lots, since
they will be below the Yakima Valley canal which cuts off the
corner between North 40th and Englewood Avenue. The land above the
canal is owned by the city.
10.5 Street Access. South 39th Avenue will run north
from Englewood, adjoining what will probably be called Fairbanks
Avenue, an extension of existing Fairbanks which serves the multi-
family housing project to the east. These six lots will be able to
access Englewood from both North 39th and existing North 37th
Avenues.
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
1509) 248 -0706
The right -of -way for 40th Avenue adjacent to this property
tends to meander. At some points, there is 50 feet east of the
centerline, and at some points 45 feet. In those areas where it is
only 45 feet, an additional 5 feet of right -of -way along North 40th
will be required. This is not opposed by the applicant.
The right -of -way for Englewood Avenue is 35 feet north of
the centerline and is adequate.
10.6 New North 39th and new Fairbanks Avenue will be
built to standard city local access street standards, as reflected
on the plat. They will be located within 50 feet of right -of -way,
with 33 feet of pavement to back of curb. The streets will have
curbs as reflected on the plat.
10.7 Water Supply. City of Yakima.
10.8 Sewage Disposal. City of Yakima, Yakima Regional
Wastewater Treatment Plant.
10.9 Utility Easements. Eight foot public utility
easements are reflected on the plat.
10.10 Sidewalks /Street Lights. Sidewalks will be
located on the west side of North 39th Avenue, and on the north
side of Fairbanks Avenue. They will be located immediately
adjacent to the curb and five feet wide.
Standard residential street lights will be placed as
indicated on the preliminary plat.
10.11 Open Spaces. Parks and playgrounds are not
provided. Chesterly Park is located within walking distance to the
north.
10.12 Sight for Schools. School locations are not
provided. The area is served by Gilbert Elementary.
11. Public Health, Safety and Welfare. This plat is
consistent with these concerns.
12. Compliance with Comprehensive Plan and Zoning Ordinance.
This plat complies with both the comprehensive plan and the zoning
ordinance.
13. Environmental Review. A final Determination of Non -
EXAMINER'S RECOMMENDATION - 7
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAK MA. WASHINGTON 98907
(509) 248 -0706
(-\
significance was issued by the City Planning Department on November
17, 1992.
14. 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 and subdivision conforms with the
goals and policies of the Yakima Urban Area Comprehensive Plan, the
Yakima Urban Area Zoning Ordinance, and the provisions of the City
of Yakima Subdivision Ordinance. It will serve the public use and
interest, subject to the conditions set forth in the recommendation
below.
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
Approve this rezone application, from R -3 to B -1. Approve
this preliminary plat, subject to the following conditions:
A. All lots shall be served with public sewer and water.
The water and sewer main will be extended to the property at the
applicant's expense, with plans prepared by a licensed civil
engineer and submitted to the City Engineer for approval.
B. All public and private utilities shall be underground.
C. Fire hydrants shall be provided and installed by the
developer at locations and to the specifications of the City of
Yakima Codes Administrator.
D. City Engineer approval of road improvement plans in
conformance with the preliminary plat.
E. Five feet of right -of -way shall be dedicated to the City
with respect to that portion of North 40th Avenue where currently
it is 45 feet of right -of -way, for a total of 50 feet of total
EXAMINER'S RECOMMENDATION - 8
HEARING EXAMINER
FOR THE
CT' AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248 -0706
right -of -way along the frontage of North 40th Avenue. (To be noted
on the face of the final plat).
F. Final lot dimensions and lot areas shall substantially
conform with the preliminary plat drawing dated November 4, 1992 on
file with the City Planning Division.
G. A method of dust control during the construction phases
shall be submitted to, and approved by, the Yakima County Clean Air
Authority. A written notice of their approval shall be submitted
to the City Planning Division prior to construction of any work
phase of this proposal. The developer shall designate a
responsible party for contacts during working hours regarding
alleged air quality violations.
H. No lots shall have direct access to North 40th Avenue or
Englewood Avenue. This restriction shall be reflected in a
notation on the face of the plat.
Respectfully submitted this O day of December, 1992.
(
PHILIP A. LAMB
Hearing Examiner
RECEIVED
DEC 3 01992
CITY OF YAKIMA
PLANNING DIV.
EXAMINER'S RECOMMENDATION - 9
HEARING EXAMINER
FOR THE
CRY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA. WASHINGTON 98907
(509) 248 -0706