HomeMy WebLinkAbout1984-2814 REZONE PROPERTY ON NORTHWEST CORNER OF INTERSECTION OF NOB HILL BOULEVARD & 26TH AVENUE . .:_.
ORDINANCE NO.
AN ORDINANCE accepting the recommendation of the Planning
• Commission and, rezoning property on the Northwest
corner of the intersection of Nob Hill Boulevard
• and 26th Avenue from R-2 , Two-Family 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 23rd day of October,
1984, on the recommendation of the Planning Commission that real
property situate at the northwest corner of Nob Hill Boulevard
and 26th. Avenue in the City of Yakima, Washington, the legal
description of which is set out hereinbelow, be rezoned from R-2,
Two-Family Zone to Planned Development Zone, and
4111 WHEREAS, as a result of its hearing, the City Council hereby
makes its following findings and conclusions:
FINDINGS:
1. Dr. Cornelius Brandt has submitted a final plan and
program for a rezone from R-2, Two-Family Zone to Planned Develop-
ment
Zone for property located in the northwest corner of the
intersection of Nob Hill Boulevard and South 26th Avenue. The
plan proposes the construction of a 52 unit two-story apartment
complex on the 2.13 acre. site.. The density of project would be
24.4 dwelling units per net residential acre (DU/NRA). Off-street
parking would be provided at a ratio of 1.79 spaces per apartment
unit which exceeds the requirement of 1.5 spaces per unit. Vehicle
111
access to the site is proposed to be limited to two access points
on South. 26th Avenue. While there will be no access to Nob Hill
Boulevard, the applicant has proposed dedication of the necessary
right-of-way for the City's proposed improvement to the street.
2. Land use in the vicinity of the site is characterized by
a mix of single-family, multi-family, and commercial uses. Residen-
tial uses in the vicinity average approximately 5 DU/NRA. Land use
• and zoning on adjacent properties is as follows:
Zoning Land Use
NORTH R-2 Single residential
SOUTH B-2 Wards Plaza
EAST R-2 Single-family residential
WEST R-2/R-3 Single and Multi-Family residential
3. The density of the proposed development, 24.4 DU/NRA,
places it in the High Density Residential (12+ DU/NRA) land use
category in the Urban Area Plan. The Optimal Land Use Element
indicates that the development is compatible with multi-family
111
and commercial uses in the vicinity, and compatible, with site
considerations, with adjacent low density residential uses.
4. A surface drainage problem exists in the neighborhood of
this proposed development, making it desirable that storm drainage
plans for the development be submitted to and subject to the
approval of the Yakima City Engineer prior to commencement of
construction of the project on this property.
5. The City Planning Commission recommended approval of
the request subject to certain conditions specified below.
411
CONCLUSIONS;
1. The request is consistent with the development criteria
for high density residential uses established by the Yakima Urban
Area Comprehensive Plan.
2. The design of the project, including structure setbacks,
site screening, and buffering, will provide compatibility with
adjacent single family residences.
3. Although the (24 DU/NRA) density of the request is sub
stantially higher than the surrounding neighborhood, the pre-
dominance of one bedroom units will result in a significantly
lower impact.
4. On October 2, 1984, the Yakima City Planning Commission
recommended approval of the request subject to the condition that
there be no vehicular access to South 27th Avenue at the northwest
corner of the development site.
5. The recommendation of the Planning Commission to grant the
rezone should be affirmed, and the rezone should be granted subject 4111
to the conditions set out hereinbelow, now, therefore,
BE IT ORDAINED BY THE CITY OF YAKIMA: 410
Section 1. The recommendation of the Planning Commission of
the City of Yakima that the following described real property
situate at the northwest corner of the intersection of Nob Hill
-2-
and 26th Avenue in the City of Yakima, Washington, and more parti-
cularly described as follows, to wit:
The south 330.00 feet of the east half of the west half
of the southeast quarter of the northwest quarter of
Section 26, Township 13 North, Range 18 East, W.M.,
4111 EXCEPT, the east 25 feet thereof for South 26th Avenue,
and the south 26 feet thereof for West Nob Hill Boulevard.
be rezoned from R-2, Two-Family Zone to Planned Development 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 development plan and program
therefore approved by the City of Yakima Planning Commission, a
copy of which is attached hereto and by reference made a part hereof;
provided, the rezone granted by this ordinance is subject to the
following conditions:
• 1. That vehicular access between this planned development
project and 27th Avenue be restricted as depicted by the final plan.
2. That right-of-way along Nob Hill Boulevard, as shown on
the final plan, be deeded to the City prior to the issuance of
building permits.
3. That storm drainage plans for the development be submitted
• to and subject to the approval of the Yakima City Engineer prior
to the commencement of construction of the project on the property.
Section 2. The above change in zoning shall be included,and
depicted on the next regularly amended Use District Map prepared
4111 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 after its passage, approval and publication as provided
by law and by the City Charter.
4111 PASSED BY THE CITY COUNCIL, signed and approved this & day
of ,4„2,/ , 1984.
• ( &am
ayor
ATTEST:
_I 1 / L
„ i
City Clerk
Publication Date NO1V 8 1984
Effective Date JDEG 8 1984 -3-
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
I / .2-.
For Mee O
twig, 10/23/84
ITEM TITLE: Public Hearing - Dr. Cornelius Brandt Planned Development
N.W. Corner - Nob Hill Blvd. & 26th Avenue
SUBMITTED BY: . Beer, Jr., Director of Community & Economic Development
CONTACT PERSON /TELEPHONE: Don Skone, Associate Planner (575 -6184)
SUMMARY EXPLANATION:
Background
Dr. Cornelius Brandt has submitted a Final Plan and Program for a rezone from R-2
{Two-Family) to Planned Development for property located in the northwest corner
of the intersection of Nob Hill Blvd. and So. 26th Avenue. The plan proposes the
construction of a 52 unit two -story apailLi nt complex on the 2.13 acre site. The
density of project would be 24.4 dwelling units per net residential acre
( DU/NRA). Off - street parking would he provided at a ratio of 1.79 spaces per
apartment unit which exceeds the requirement of 1.5 spaces per unit. Vehicle
access to the site is proposed to be limited to two access points on So. 26th
Avenue. While there will be no access to Nob Hill Boulevard, the applicant has
proposed dedication of the necessary right -of -way for the City's proposed
improvement to the street.
Land Use and Zoning
Land use in the vicinity of the site is characterized by a mix of single - family,
multi- family, and commercial uses. Residential uses in the vicinity average
approximately 5 DU /NRA. Land use and zoning on adjacent properties is as
follows:
Zoning Land Use
NORTH R -2 Single - family Res.
SOUTH B-2 Wards Plaza
EAST R -2 Single - family Res.
WEST R -2/R -3 Single and Multi- Family
Residential
Urban Area Plan
The density of the proposed development, 24.4 DU/NRA, places it in the High
Density Residential (12+ DU /NRA) land use category in the Plan. The Optimal Land
Use Element indicates that the development is compatible with multi - family and
commercial uses in the vicinity, and compatible, with site considerations, with
adjacent low density residential uses.
CONTINUED ON REVERSE
******************************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
* EXHIBITS
* Resolution Ordinance Contract X Minutes X Plan /Map
* *
* Notification List: Yes No Other (Specify)
*
* . _ *
* APPROVED FOR SUBMITTAL: /l ( &2G Y� *
cITY ' GER T
******************************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
STAFF RECOMMENDATION: The staff recommends approval of the request provided:
a) Storm drainage plans he reviewed and approved by the City Engineer
b) Right - of -way be deeded to the City prior to issuance of building permits.
c) Vehicular access to So. 27th Ave. is restricted as depicted by the Final
Plan.
BOARD /COMMISSION RECOMMENDATION: Approval, subject to restriction of vehicular
access to So. 27th Avenue.
COUNCIL ACPION: f/ Z'-1 AC„
/1-
eq2.104,44 .
g6
STAFRP L1
Findings
1. The request is consistent with the development criteria for high density
residential uses established by the Yakima Urban Area Comprehensive Plan.
(See attar Criteria)
2. The design of the project, including structure setbacks, site screening, and
buffering, will provide compatibility with adjacent single family
residences.
3. Although the (24 DU /NRA) density of the request is substantially higher than
the surrounding neighborhood, the predominance of one bedroom units will
result in a significantly lower impact.
4. On October 2, 1984, the Yakima City Planning Commission recommended approval
of the request subject to the condition that there be no vehicular access to
South 27th Avenue at the narthwast corner of the development site. The
Planning Commission also recommended that the Yakima City Cbtnlcil consider
restricting parking on So. 26th Avenue along the frontage of the site.
STAFRP L2
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PLANNED DEVELOPMENT
NAME: Dr. Cornelius Brandt DATE: August 15, 1984
LOCATION: 26th Avenue & Nob Hill Blvd. REQUEST: B-1 to Planned Development
MINUTES
QTY OF YAKIMA PLANNING COMMISSION
October 2, 1984
MEMBERS PRESENT STAFF PRESENT
Charlotte Phillips John Beer, Jr., Director of
- Janet Snodgrass Ccmmuhity & Economic Development
Robert Tenney Larry Wright, Assistant Director of
Dolores Heinen COO unity & Economic Development
Vince Nubling Judd Black, Associate Planner
Tony Menke Don Skone, Associate Planner
James Kurbitz Larry Lehman, Associate Planner
Nick Hughes Pat Brady, Department Assistant
MEMBERS EXCUSED
Deb Patterson
The meeting was called to order by Vice Chairman Tony Menke at 7:30 p.m.
It was MOVED by Nubling, seconded by Snodgrass to approve the minutes of
the September 4, 1984 minutes as presented. Motion carried, all
members present voting aye by voice vote.
A. DR. CORNELIUS BRANDT
Don Skone presented the staff report and findings, recarmiending
that the Final Plan and Program of Dr. Cornelius Brandt for a
rezone from R-2 to Planned Development in the vicinity of So. 26th
Avenue and Nob Hill Boulevard be approve subject to the conditions
on the staff report.
Citizen Comments (For)
Dick Loofbu_rrow, Architect, Loofburraa /Hollingbery Associates,
demonstrated a colored site plan (Ekhibit P-1) of the proposed
project. Mr. Loofburrow stated: 16' of right - of-way on Nob Hill
Boulevard would be dedicated; southern entrance to the project has
been moved 40' from Nob Hill Boulevard; there will be 6' site
screening with landscaping; ten (10) additional parking spaces have
been included in the final plan; an engineer has been retained to
design the drywells in order to alleviate any drainage problem.
Citizen Comments (Against)
Paul Kocher, 1005 So. 27th Avenue, stated that he Objected to: 1)
erection of a two -story structure which would disturb the
single - family residential area and the density of the proposed
project; 2) wants assurance from the City that the dead -end on So.
27th Avenue will not be opened to through traffic; 3) there is a
currently a drainage problem in the neighborhood, and an asphalt
parking lot will intensify the problem.
MINUT El
Clifford Nelson, 1003 So. 27th Avenue, stated that if the project
is approved, he would like to see an entrance /exit on Nob Hill
Boulevard and not on So. 26th Avenue; requested that the west side
of So. 26th Avenue from Nob Hill Boulevard to Bonnie Doone be
posted with "no parking" signs. Mr. Nelson also said that drywalls
will not be adequate to handle the drainage problems; would like
So. 27th Avenue to remain a dead -end street; would prefer one -story
apartment buildings rather than two -story structures; traffic would
increase on Bonnie Doane.
Louis Hickman, 1009 So. 27th Avenue, asked about the suggested
cul -de -sac, but staff explained that it was not proposed in the
Final Plan and Program. Mr. Hickman said that he Objected to the
project, but if approved would like the parking spaces in the
project along the northern side covered in order to protect his
property from trash /debris and alleviate the noise.
Al Lantrip, 808 Pioneer Lane, owner of 2701 W. Nab Hill Boulevard,
made the following statements: he is concerned about the
additional traffic on Nob Hill Boulevard if project is approved;
the 6' high site screening fence and 16' of dedicated right -of -way
will make safe access from his property onto Nob Hill Boulevard
more difficult; the project will lower the value of his property
and decrease the desirability as a rental unit.
Mrs. Edwin Keller, 1012 So. 26th Avenue, stated that she would not
like to see a high site screen fence next to her property; she is
concerned about the noise and the traffic if proposed project is
approved; weeds on property have been a problem.
Frank Blevins, 1010 So. 26th Avenue, stated that there is a 12"
sewer pipe under his hone and the City has installed a by -pass
which has not alleviated the problem. Mr. Blevins said he is
opposed to the project and thinks that the additional persons
living in the apartments will cause more problems with the sewer.
Camnission Ccm ants
Discussion followed regarding drainage and traffic in the area.
Staff explained that a bypass for the sewer line had been installed
by the City to alleviate his problem; there is no intent to create
a cul- de-sac onto So. 27th Avenue and there is no ingress /egress to
So. 27th Avenue from the proposed project. After discussion, it
was MOVED by Kurbitz, seconded by Nubling to accept the staff
recxxmiendations and include the Findings: South 27th Avenue will
not be opened to public access as a resuot of this project and a
reaxrunendation that no parking be permitted for the length of the
development on So. 26th Avenue. Motion carried, Nubling,
Snodgrass, Kurbitz, Hughes, Heinen, Menke voting aye. Phillips,
Tenney voting nay.
MINUT E2
•
MINUTES
CITY OF YAKIMA PLANNING COMMISSION
September 4, 1984
MEMBERS PRESENT STAFF PRESENT
Deb Patterson John Beer, Jr., Director of
Janet Snodgrass Community & Economic Development
Robert Tenney Larry Wright, Assistant Director of
Dolores Heinen Community & Economic Development
Vince Nubling John Haddix, Planning Supervisor
Tony Menke Judd Black, Associate Planner
James Kurbitz Don Sloane, Associate Planner
Larry Lehman, Associate Planner
MEMBERS EXCUSED Dennis Covell, Director of
Nick Hughes Engineering & Utilities
Charlotte Phillips Pat Brady, Department Assistant
D. DR. CORNELIUS BRANDT
Don Skone presented the staff report and findings, recommending
that the Preliminary Plan and Program of Dr. Cornelius Brandt for a
rezone from R-2 to Planned Development in the vicinity of So. 26th
Avenue and Nob Hill Boulevard be approved subject to the conditions
of the staff report.
Citizen Comments (For)
Dick Loofburrow, Architect, Loofburrow/Hol1ingbery Associates,
residing at 808 Queen Avenue, explained the site plan, which
included the building elevation and site screening around the
•
project. Mr. Loofburrow stated that 16' of right -of -way on Nob
Hill Boulevard would be dedicated; property is currently an R -2
zone and 16 -18 units could be constructed, but would like to
develop the proposed project of 52 two -story apartment complex on
the 2.13 acre site; off - street parking will be provided at a ratio
of 1.6 spaces per apartment unit.
Mel Gress, 1024 So. 25th Avenue, stated that he is in favor of the
project.
Citizen Comments (Against)
Louis Hickman, 1009 So. 27th Avenue, objected to the two -story
buildings and said the number of persons living in the proposed
project would create traffic problems.
Mrs. Edwin Keller, 1012 So. 26th Avenue, requested information
regarding the boundary lines and if the site screening would be
adjacent to her fence.
MINUT E12
Al Lantrip, 808 Pioneer Lane, owner of 2701 W. Nob Hill Blvd.,
objected to the project, stating that 40 unit apartments will
likely have two cars for each unit; traffic on Nab Hill is very
• • 32' :.'lding would Obstruct view from his property.
..hn Aitchison, 1006 So. 26th Avenue, stated that he objected to
the t would be too many people and cars in the area,
and was opposed to the height of two -story buildings.
Bob Kinder, 1006 So. 27th Avenue, stated that he would not object
to duplexes on the property, but is opposed to the height of
two -story apartments.
Clifford Nelson, 1003 So. 27th Avenue, objected to the projects as
• it was presented; opposed two -story apartments; explained the
recent storm drain problems in the area and asked for clarification
of the storm drainage problems if the project is constructed.
Mrs. Frank Blevins, 1010 So. 26th Avenue, requested information
regarding a possible sewer line under her residence and how the
project would effect her.
Nels Haddix, 1004 So. 26th Avenue, stated he was opposed to the
number of units in the proposed project; traffic on So. 26th Avenue
at the corner of Nab Hill Blvd. is congested now and the project
would create more traffic problems.
Commission Cbmments
Discussion followed regarding the right of way on Nob Hill
Boulevard, the storm drainage, the sewer line on the rear of the
property. This being a Preliminary Hearing, the following comments
were submitted to the applicant by the Commission: consider moving
the entrance to the project further north than indicated on plan;
prefer one story apartments, but two story is acceptable with site
screening; since property is currently zoned R -2 a large amount of
duplexes could be built on this property and the density would be
the same; if applicant maintains an adults only complex, it would
alleviate the density problem; agree with the neighbors regarding
the density of the project; 1.6 parking spaces per unit is not
adequate.
Dick Loofburrow stated that he would be glad to talk with the
neighbors if they wished to call him at his office.
MINUT Elli
r
LOOFBURROW
HOLLINGBERY
ASSOCIATES
ARCHITECTURE 1 PLANNING
PROPOSED APARTMENT BUILDING COMPLEX
AT NOB HILL & 26TH AVENUE, YAKIMA
FI.uA L.
PROGRAM:
1. Other apartment complexes of similar characteristics in Yakima now have waiting
lists for new tenants. This demonstrates an existing demand. Further analysis
will be needed to study both the project's construction costs and what currently
acceptable rent rates will support as construction costs.
2. The property is now owned by a Limited Partnership with Dr. C. D. Brandt as
the general partner (controlling partner). The apartment complex will be owned
by the same partnership.
1
3. The property will be operated and maintained under the direction of the limited
partnership. If at some future date the project is divided, an agreement will
be created to provide for continuing access and maintenance of the facilities.
4. On site garbage containers will be concealed.
5. Lighting will be hooded and directed to the paving on site.
6. Water and sewer service will be provided by the City of Yakima.
7. Public bus service is available, both east bound and west bound on Nob Hill
Blvd., adjacent to site.
8. There are no community facilities as part of this proposed project.
9. Estimated completion of construction is late 1985.
I
504 NORTH NACHES AVENUE, SUITE 1 YAKIMA, WASHINGTON 98901 TELEPHONE (509) 457.5121
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