HomeMy WebLinkAbout1984-2786 MODIFICATION TO PROPERTY AT 54 WEST NOB HILL BOULEVARD (BAMBOO TERRACE RESTAURANT) ORDINANCE 41 2 7 8 6
AN ORDINANCE granting a major modification to a Planned Development
zone applicable to property at 54 West Nob Hill
Boulevard.
41111 WHEREAS, pursuant to due and legal notice, the City Council
of the City of Yakima held hearings on April 17 and June 19, 1984,
on the recommendation of the Planning Commission that a major
modification be granted to the existing Planned Development zone
applicable to property at 54 West Nob Hill Boulevard, Yakima,
Washington, and
WHEREAS, as a result of its hearings, the City Council hereby
makes its following findings and conclusions:
FINDINGS:
1. Property at 54 West Nob Hill Boulevard is presently zoned
1110 as Planned Development. A restaurant called the Bamboo Terrace is
operated on the premises.
2. Kuie Wen, owner, made application to modify the existing
Planned Development to allow the addition of approximately 3,000
square feet for a new lounge and dance floor. The construction is
'
to extend directly west from the existing restaurant facility.
ast year, a new parking ,
Within the lot was constructed east of i
Rock Avenue for restaurant patrons.
3. Th modification substantially conforms to the general plan
of the City; and the proposal is in harmony with the surrounding
4110 area. J '
)
4. The entire area is under one ownership and is of sufficient
size to accommodate the contemplated development to be performed
pursuant to the modification.
5. The City Planning Commission recommended approval of the
major modification, subject to the conditions set out below.
CONCLUSIONS:
1110 1. The recommendation of the Planning Commission to grant
the major modification should be affirmed, and the major modification
III request should be granted, subject to the conditions set out below,
now, therefore,
BE IT ORDAINDED BY THE CITY OF YAKIMA:
Section 1. The recommendation of the Planning Commission of
the City of Yakima that the major modification to the Planned
Development zone applicable to the following described property at
54 West Nob Hill Boulevard, Yakima, Washington, to wit:
Ile
The east 165 feet of the north 211.4 feet of the northeast
quarter of the northeast quarter of the northwest quarter
of the southwest quarter of Section 30, Township 13 North,
Range 19, E.W.M., EXCEPTING therefrom the following: the
north 150.6 feet; the east 25 feet from road. Situated in
Yakima County, State of Washington.
be, and the same is hereby, approved and the property is hereby
rezoned as Planned Development zone to include the major modifica-
tion proposed by the development plan and program approved by the
Yakima Planning Commission, a copy of which is attached hereto and
by reference made a part hereof; provided, the major modification
is granted subject to the condition that adequate soundproofing 4 11 1
measures be submitted for review and subject to the approval of
the Code Manager of the City of Yakima before a building permit is
issued.
Section 2. The above change in zoning shall be included and
depicted on the next regularly amended use district map prepared
0
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
4 111
thirty days after its passage, approval and publication as provided
by law and by the City Charter.
PASSED BY THE CITY COUNCIL, signed and approved this day
of , 1984.
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ATTEST:
>6P /ery-62-e,
City Clerk
-2-
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 6
Flar Meeting Of 2/22 /83
ITEM TITLE: Public Hearing - Bamboo Terrace, 54 West Nob Hill Boulevard
Major Modification/Rezone urns R -2 to Planned Development
SUBMITTED BY; John Beer, Jr., Director of Comunity & Economic Developrent
CONTACT PERSON/TELEPH ^
Haddix ,)75 -6162
SUMMARY EXPLANATION:
Mr. Kuie Wen has requested a major modification to an emisting planned
deve1c rrEnt (kitchen area expansion) and bo rea ne certain properties lying east
of Paco Avenue to Planned Development for a new 32 stall parking facility.
It is suggested that the kitchen expansion be held one foot away from the sow
property line. This will clearly preserve the line between residential and
ccflmrercia1. develop rent and allow the existing fence to remain. The staff,
because of concerns expressed by neighbors about refuse and grease run -off into
the Rock Avenue gutter, suggested aaaitional improvements to the existing refuse
site. A wall or fence should be constructed for debris containment and
screening. in addition, a grease tzap /drywell system should be installed to
contain on site, water- grease - debris runoff.
The two 90° parking stalls at the northeast corner should be signed for compact
cars only. The planter area should be expandad two feet eastward to ensure that
the stalls remain for compact cars. The sign plan submitted is not in keeping
with signs normally found acceptable in planned developments. However, in
keeping with existing property signage and location the staff concurs with the
Planning Commission Findings that the size and height proposed is not detrimental
to the sirrounding area.
The Planning Commission reoziimends the following conditions for approval:
I. That the kitchen expansion ~amour at least one foot from the southerly
property line.
2. That the refuse area be improved by site screening and installation of
a drywe11 /grease trap.
3. That the two 90* stalls be designated for c pact cars.
4. That the planter be widened two feet.
5. That a dedication of 5 feet for public right -of -way purposes be made.
6. That a sidewalk he constructed similar to the sidewalk to the west.
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* Eli t tai's
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* Resolution Ordinance Contract X Minutes Plan /Map
* iatification List; Yes No _ Other (Specify)
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* APPROVED FOR SUBMITTAL:
* CITY MANAGER
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STAFF RDD I RATION: Concurs wi th Planning Commission for
approval . •
BOARD /COMMISSION RECOMMENDATION: The Planning cmmissiori recararend.5 to the
City Council approval of the request with the cited conditions.
lefwmnft 11A
OFFICE OF ENVIRONMENTAL PLANNING
Staff Report
January 28, 1983
SUBJECT: Bamboo Terrace Planned Development (Final)
LOCATION: Vicinity of 54 West Nob Hill Blvd.
REQUEST:: Major Modification/Rezone from R -2 to Planned Development
•
Background
Mr. Kuie Wen has submitted his final plan and program to modify an an
existing planned development and to rezone certain properties from R -2
to PD. The applicant has substantially reduced his expansion plans to
only the kitchen area and the construction of a new 32 stall parking
facility.
14 4 .
Findings
The staff has reviewed the plans for kitchen expansion and find no
objection to the proposal. It is suggested that the building line be
held at least a foot away from the southerly property line. This will
clearly preserve the property line that separates commercial from res-
idential development and further, allow the fence to remain as a buffer
to the two land use classifications. As required by Code, the south
wall will have no openings and be rated as a two -hour fire wall for fire
code purposes. Also according to Code, certain kitd en venting systems
must remain 10 feet from the southerly property line.
As a direct result of the concern expressed by neighbors over refuse and
grease problems generated by the restaurant, the staff suggests some
consideration be given to improving the refuse site. If the area ad-
jacent to the southeast corner of the building is continued as the
,- refuse site, some manner of wall or fence should be erected around the
site for containment and screening purposes. Secondly, to contain
grease and other debris on site during a wash down or rain, a grease
trap /dzywell system should be installed. These methods should adequ-
ately prevent runoff and debris entering the City street gutter system.
The parking lot plan contains the site design suggestion given at the
preliminary meeting. The two 90 degree parking stalls at the northeast
corner should be designated for compact cars only. To ensure this, the
planter area should be widened two feet to the east. A sign design is
indicated on the plan. The sign shown is not the type of sign generally
found acceptable in City planned developments. Low ground signs 4 to 8
feet high containing no more than 15 sq, ft. of sign area are most
prevalent. However, in keeping with the location and existing signage,
the staff suggests a sin with an overall height from ground level of no
more than 12 feet and a sign face area no greater than 20 sq. ft. The
STAFRP G1
sign message should be limited to the name and type of business and/or
identification of product, services or events offered.
Recommendation
The staff recamtends approval of the request conditioned on the follow -
ing:
1. That the kitchen expansion renain at least 1 foot fran the
southerly property line.
2. .That the refuse area be improved by site screening and in-
stallation of drywell /grease trap.
3. That the two 90° stalls are designated for canpact cars.
4. That the planter be widened two feet.
5. That the total sign height be no greater than 12 feet frcm
grade.
6. That the total sign face be no greater than 20 sq. ft. on a
side.
7. That the sign message be limited to restaurant identification
and promotion.
8. That a dedication of five feet for public right of way pur-
poses be made.
9. A sidewalk constructed similar to the sidewalk to the west.
JAH:bd
L
' STAFRP G2
e,
Gt Le r1,Lmi rairiUARY 1, 1983 PLANNING COMMISSION MINUTES
BAMBOO TERRACE
' John Haddix presented the staff report and explained to the Commission that the
applicant, Mr. Kuie Wen, had changed his original request for major modification to
only include expansion of the kitchen and a new parking lot to the east of the existing
building. Mr. Haddix further stated that staff recommended approval of this request
with the stated conditions in the staff report.
Citizen Comments (For)
Mr. Tom Culpepper, Architect, 5 Burning Tree Drive, expressed concern for the sign
height restrictions to be no greater than 12 feet from grade as indicated in the staff
report.
Mr. Kuie Wen, 2707 McCullough Road, owner of Bamboo Terrace, addressed the Commission
and stated that he was in agreement with the staff recommendations, with exceptions of
the sign restriction and would like to use the proposed soft drink sign.
Citizen Comments (Against)
No one present wished to speak against this request.
Commission Comments
After discussion concerning the height of the proposed sign, it was MOVED by Nubling,
seconded by Kurbitz to accept the staff recommendations excepting conditions 5, 6 and 7
(relating to the size, height and advertisement of the proposed sign) and that the sign
recommended by the proponent and architect be accepted. Motion carried, all present
voting aye by voice vote.
STDCII EEI
EXCERPT FROM JANUARY 4, 1983 PLANNING COMMISSION MINUTES
A. BAMBOO TERRACE
John Haddix presented the staff report and recommended the Planning
Commission deny the proposed southerly building addition, but give
consideration of an addition to the west of the existing facility,
and. reccmnended that the parking lot improvement be approved with
conditions as stated in the staff report.
Citizen Canmrents (For)
Mr. Tan Culpepper, Architect, representing Mr. Kuie Wen, owner of
the Bamboo Terrace, explained briefly to the Canrnission the pro-
posed parking lot design. He stated the addition to the restaurant
would increase the seating capacity by 260 persons. The expansion .
would include a cocktail lounge and dance floor. He further ex-
plained that the single- family residence to the south is owned by
Mr. Wen and the proposed landscaping would serve as a buffer to the
'neighborhood. He felt that this plan would alleviate the current
problem of night time parking in the lot of another business dir-
ectly west of the current building.
Citizen Canments (Against)
Faye Quigley, 1108 Rock Avenue,• explained to the Canmission that
she was agreeable to the Planned Development when it was first
presented in 1974. However, since that time, there has been a
considerable amount of noise with refuse pick -up in early morning
•
hours and is against any further expansion to the south.
John Carr, 1110 Rock Avenue, explained to the Canmission the cur-
rent traffic problem getting onto Nob Hill Blvd. from Rock Avene.
He would approve of a parking lot to the east of Rock Avenue but
opposes the request for expansion of the business to the south.
Ruby Cock, residing at 1120 Rock Avenue, and owner of 1114 Rock
Avenue, stated that she was against the proposed expansion, but
would be in favor of the additional parking to the east side of
Rock Avenue. She expressed her concern to the Canmission regarding
the debris in the gutters from the restaurant which has never been
corrected and that the landscaping on the corner of Rock Ave. and
Nob Hill Blvd. is not currently being maintained.
Ronald Miller, 1107 Landon Avenue, expressed that there is cur-
rently inadequate parking for the restaurant, and he frequently has
to ask patrons of the restaurant to move their cars from his drive-
way. Due to the excessive traffic that this addition would cause,
he stated that he is opposed to the entire project.'
Victor Quigley, 1108 Rock Avenue, asked why the proponents could
not consider expansion on the west side of the current structure as
recanmrnded by staff and would like to see expansion of a parking
to the east of Rock Avenue. He was not in favor of the proposed
expansion to the south, as it would be within 5 feet of his pro-
perty line. .,.
V. E. Cook, 1120 Rock Avenue, objected to the expansion of the
proposed facility to the south side of the building. •.
Canmission Ccmr tints
After some discussion, it was the general consensus of the Can-
mission that the proponent should consider an alternative to his
proposed plan, either to the west or the north of the existing
building. The Commission felt the proposed east parking lot would
alleviate sane of the current parking problems. The concerns of
the neighbors, e.g., garbage pick -up hours, grease /debris in the
gutters, and parking in driveways, was addressed by the Canmission
by advising the neighbors to work•with City departments, the Health
District and the Police Department regarding these matters.
OFFICE OF ENVIRONMENTAL PLANNING
Staff Report
Decenber 29, 1982
SUBJECT: Bamboo Terrace /Xuie Uen Planned Development
LOCATION: Vicinity of 54 West Nab Hill Blvd.
REQUEST: Major Modification/Rezone from R2 to Planned Development
Background
Mr. Buie Wen has made application to modify an existing planned
development and to rezone certain properties from R -2 to PD to
accanmodate a proposed restaurant expansion and new parking facility.
The proposed building expansion is to enlarge the kitchen, expand the
lounge area and add a dance floor. A new 32 stall paved, lighted and
landscaped parking lot is being provided for restaurant patrons on the
east side of Rods Avenue.
Zoning and Land Use
The proposed restaurant expansion site is presently zoned Planned
Development and R-2 and contains . the existing restaurant facility and a
single- family residential dwelling. The site for the parking lot is
zoned R -2 and is vacant, unimproved property. The surrounding zoning
and land use is as follows:
NORTH M-2 Bag Manufacturing /Printing Business
SOUTH R -2 Single - Family /Duplex Dwelling Units
EAST M-2 Wolesale /Distributing Business
VEST PD Paint Supply Store
Optimal Land Use Plan
The Optimal Land Use Plan for the Urban Area indicates that the proposal
may be canpatible with apEcopciate site considerations and where
compatibility conflicts with citizens of the area can be resolved.
Findings
The fact that canmercial land uses have developed along Nob Hill
Boulevard, and in particular, this vicinity is undeniable. It must be
emphasized however, that in this case the cammercial land use was
established in full recognition and consideration for the impacts on the
suxlounding land uses. The most important consideration of course was
given to the protection of the remaining residential neighborhood that
begins immediately south of the restaurant facility. The two lots on
Which the restaurant facility now sets were considered to be of adequate
depth and size to provide adequate space to buffer the cahmercial fran
STAFRP Al
the established residential. Several conditions were offered and
accepted that ensured maximum protection to the abutting residential
neighbothood. The planned development conditions cited ranged from
fencing to lighting of the property. As result of public hearings and
the granting of the Planned Development, a well defined and accepted
boundary line was established protecting abutting residential properties
from further commercial encroadiment.
The applicants proposed expansion of course, breathes the previously
accepted line, but a more important fact to be considered is the way the
applicants propose a mixing of residential and commercial land uses.
The applicant's proposal does not perform a smooth transition nor makes
the two distinct land uses even remotely compatible.
There is an alternative. The transition line between residential and
commercial does not need to be crossed and existing compatibility can be
reserved. The alternative is to place the addition to the west of the
existing structure. The discussions held with the applicant on this
alternative have brought to light some problems in interior design and
function of the restaurant as well as a City code matter of building
over an existing utility easement. In the matter of the utility
easement, there is a possible solution, as for the interior design and
function of the restaurant, the applicant of course would have to decide
What is workable. In any case, a future addition should be reasonably
pegged to the anount of parking spaces provided.
The proposed new parking lot, east of Rods Avenue is considered to be a
very beneficial addition to the existing resturant facility. There are
times when restaurant patrons must use an adjoining business parking
lot. The new lot will alleviate a majority of the parking problem for
the restaurant during its peak hours of operation. The preliminary plan
indicates many good concepts to ensure and maintain canpatibility with
the existing neighborhood such as fencing, landscaping, thoughtful
placement of entrance and exit points and signing. The alleyway will
not be used for vehicular movement to or from the parking lot. There is
a concern for how the parking lot will be lighted. Tedlnically, those
crossing Rods Avenue in places other than the corner of Nob Hill Blvd.
and Rock Avenue could be cited for jaywalking. Proper lighting could
• encourage and promote safety inside as well as outside the parking area.
Recommendation
It is recommended to the Planning Commission to deny the proposed
southerly building addition, but to remain open to consideration of an
addition to the west of the existing facility, given that the size
coincide with the number of parking spaces available.
It is further recommended that the parking lot improvement be approved
subject to the following conditions being incorporated into the final
plan:
STAFRP A2
1. That a minimum of 5 feet be dedicated to the City for
right-of -way purposes.
2. That a sidewalk similar to the sidewalk to the west be
constructed along Nob Hill Blvd.
3. That complete landscaping, irrigation, drainage, lighting and
signing plans be submitted and approved.
4. That at least four street trees be planted at 30 foot
intervals in the planting strip along Nob Hill Blvd.
JAH:bd
STAMP A3
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DEVELOPMENT
�L�4NNED
NAME:. Bamboo Terrace REQUMT: R -2 to Planned Development
LOCATION: ' • '54 W. Nob Hill 1 mk "'H:' 12/8/82
•