HomeMy WebLinkAbout2002-060 Memorial Hospital Rezone F
ORDINANCE NO. 2002- G
AN ORDINANCE concerning land use regulation and planning, rezoning, with
conditions, a certain parcel of property located in the vicinity of the
400 block of South 30th Avenue from Single - Family Residential (R-
1) to Multi- Family Residential (R -3), approving, with conditions,
the recommendation of the Hearing Examiner for the City of
Yakima regarding a certain Class (3) land use for operation of a
proposed medical building and hospital parking, and approving
certain associated administrative adjustments regarding lot
coverage, setbacks, and fence heights; Yakima Valley Memorial
Hospital as applicant herein.
WHEREAS, the Hearing Examiner for the City of Yakima issued a
recommendation on October 28, 2002, and an addendum on October 30, 2002,
recommending that the City approve the rezoning of a certain parcel of property as
more fully described herein, with conditions set forth on pages 12 through 14 of the
Hearing Examiner's recommendation of October 28, 2002, which rezone was applied for
by Yakima Valley Memorial Hospital; and
WHEREAS, the City Council finds that the considerations of the Hearing
Examiner in response to the requirements of Yakima Municipal Code ( "YMC ")
§ 15.23.030(E) are correct and appropriate, and that the same should be adopted by the
City Council as its findings herein; and
WHEREAS, the Hearing Examiner recommended that the associated application
for Class (3) review of the operation of a medical building and hospital parking lot be
approved with conditions set forth on pages 12 through 14 of the Hearing Examiner's
recommendation of October 28, 2002; and
WHEREAS, the Hearing Examiner recommended that the associated application
for certain administrative adjustments to lot coverage, setbacks, and fence heights be
approved with conditions set forth on pages 13 and 14 of the Hearing Examiner's
recommendation of October 28, 2002; and
WHEREAS, the City Council finds that it is in the best interest of the City to
enact the following; now therefore:
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF YAKIMA,
WASHINGTON:
Section 1. The following parcel of property located in the vicinity of the 400
block of South 30th Avenue within the City of Yakima shall be, and the same hereby is,
rezoned from Single - Family Residential (R -1) to Multi- Family Residential (R -3): 181323-
33506, subject to the conditions set forth in the Hearing Examiner's recommendation
dated October 28, 2002, at pages 12 through 14, which conditions are incorporated by
this reference as if fully set forth herein. Attached hereto and incorporated herein as
Exhibit "A" is a copy of the legal description of said property.
Section 2. The findings of the Hearing Examiner's recommendation in this
matter dated October 28 and October 30, 2002, are hereby adopted by the City Council
as its findings in support hereof pursuant to YMC § 15.23.030(F), and are incorporated
by this reference as if fully set forth herein.
Section 3. The proposed Class (3) use of the subject premises for the operation
of a medical building and hospital parking lot is hereby approved subject to conditions
set forth on pages 12 through 14 of the Hearing Examiner's recommendation in this
matter dated October 28, 2002, which conditions are incorporated by this reference as if
fully set forth herein. This approval pertains to real property parcel numbers: 181323-
33004, 33413, 33414, 33417, 33418, 33447, 33450, 33451, 33453, 33465, 33473, 33474, 33475,
33477, 33478, 33479, 33480, 33448, 33489, 33490, 33492, 33494 through 33505, and 33506.
Attached hereto and incorporated herein as Exhibit "B" is a copy of the legal
description of said property. As project mitigation in addition to that set forth in the
Hearing Examiner's recommendation, it shall be a condition of this approval that the
applicant install a traffic signal at the intersection of S. 28th Avenue and Tieton Drive,
subject to approval by the City Engineer and compliance with all MUTCD standards,
Section 4. The proposed administrative adjustments for setbacks, lot
coverage, and fence height, as described in the Hearing Examiner's recommendation in
this matter dated October 28, 2002, are hereby approved subject to the conditions set
forth in the Hearing Examiner's recommendation dated October 28, 2002, at pages 12
through 14, and as more fully explained in the Hearing Examiner's addendum dated
October 30, 2002, which conditions are incorporated by this reference as if fully set forth
herein.
Section 5. Any and all zoning, land use, and other similar maps maintained
by the City of Yakima shall be amended or modified to reflect said rezone. The City
Clerk is hereby authorized and directed to file a certified copy of this ordinance with
the Yakima County Auditor.
Section 6. Severability: If any section, subsection, paragraph, sentence, clause
or phrase of this ordinance is declared invalid or unconstitutional for any reason, such
decision shall not affect the validity of the remaining portions of this ordinance.
Section 7. 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.
PASSED BY THE CITY COUNCIL at a regular meeting and signed and
approved this s 7 r" day of December, 2002.
Mar/ ace, Mayor
ATTEST:
4<ok.hil„, 12,3-4,—QAZ__
City Clerk
Publication Date: I c - a® ---3C0 a Effective Date: 1 t9 - Q003
EXHIBIT "A"
Lots 1 thru 2, Neilan's Memorial Heights, according to the official plat thereof
recorded in Volume "N" of Plats, Page 25, records of Yakima County,
Washington.
EXHIBIT "B"
YAIKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion 11 Medical Office Building
PARCEL NUMBERS AND LEGAL DESCRIPTIONS OF EACH LOT INCLUDED
Parcel # 18132333004: E 165 feet of N 65 feet of S1 /2 NW1 /4, SW1 /4 SW1 /4 EX E 20 feet,
Yakima County, Washington.
Parcel # 18132333413: Grandview half acre TRS: SE1 /4 of TR 11, Yakima County,
Washington.
Parcel # 18132333414: Grandview half acre TRS: S 45 feet of W 145 feet of Lot 11, Yakima
County, Washington.
Parcel # 18132333417: Grandview half acre TRS: E 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333418: Grandview half acre TRS: W 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333447: Lot 13, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333450: Lot 14, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333451: Nob Hill Orchard Heights: W1/2 of Lot 15, EX, N 2 feet, Yakima
County, Washington.
Parcel # 18132333453: Nob Hill Orchard Heights N 2 feet of W1/2, Lot 15, W1/2 EX N 9
feet Lot 16, Yakima County, Washington.
Parcel # 18132333465: Lot 3, DE FOE quarter acre, Yakima County, Washington.
Parcel # 18132333473: Lot 7, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333477: Lot 11, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333478: Lot 12, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333479: Grandview Suburban Homes: Lot 13 EX N 3 feet, Yakima County,
Washington.
Parcel # 18132333480: Grandview Suburban Homes: N 3 feet Lot 13 also Lot 14, Yakima
County, Washington.
EXHIBIT "B" CONTINUED
Parcel # 18132333488: Neilan's Memorial Heights: Lot 19 also S 12 feet Lot 20, Yakima
County, Washington.
Parcel # 18132333489: Neilan's Memorial Heights: N 50 feet of Lot 20 & S 24 feet of Lot
21, Yakima County, Washington.
Parcel # 18132333490: Neilan's Memorial Heights: N 38 feet of Lot 21 also Lot 22, Yakima
County, Washington.
Parcel # 18132333492: Grandview Suburban Homes: S 1 foot of Lot 9, all Lot 10 & N 2 feet
of W 140 feet of E 330 feet of SW1 /4 SW1 /4 SW1 /4, Yakima County, Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under Auditor's
file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat thereof,
recorded in volume "N" of plats, Page 25, records of Yakima County, Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, page 25, records of Yakima County, Washington.
In the Matter of the Master Application ) CL (3) #9 - -42
b y ) UAZO ADM. ADJ. #12-02
)
)
YAKIMA VALLEY MEMORIAL )
HOSPITAL ) J T 2 8 Z�O�
) HEARING EXAMINER'S
) RECOMMENDATION CITY QF YAKIM
)
PLANNING my,
for a Rezone from-R-1 to R -3; )
construction of a Class (3) hospital clinic )
in the R -3 Zoning District; Adjustments )
of Lot Coverage, Fence Height, and ) No. IUO2 -2 -14
Building Setbacks )
Through a master application, Yakima Valley Memorial Hospital ( "Memorial ") has
applied pursuant to the Urban Area Zoning Ordinance (Chapter 15.23 YMC) for an
amendment to the urban area zoning map to change the zoning designation of certain
parcels from R -1, Single Family Residential, to R -3, Multifamily Residential. The
change would allow siting of a medical office building on the rezoned property after
Class (3) zoning review. The medical office building is part of a hospital campus plan
that has been underway since the 1980s. As part of the Class (3) review, Memorial
requests administrative adjustments to lot coverage, fencing and structural setback
requirements in order to meet its parking and architectural objectives. An open record
hearing was conducted on October 10, 2002, and the Hearing Examiner conducted a site
visit on the same date. Members of the public stated concerns about traffic impacts,
neighborhood impacts associated with parking expansion, and the incremental loss of
residential properties near the hospital campus.
SUMMARY OF RECOMMENDATION: The zoning map amendment, Class (3)
hospital use, and adjustments to fencing, setback and lot coverage should be
APPROVED, SUBJECT TO CONDITIONS set out more fully in the
RECOMMENDATION.
Filed
Hearing Examiner
EXN #, AA—( ,Date /0-28-02-
HEARING EXAMINER RECOMMENDATION -1 File #. Z � -o)-
From the site visit, a review of the staff report and other exhibits, information received at
the hearing, and a review of Urban Area Zoning Ordinance and the Yakima Urban Area ✓
Comprehensive Plan as it pertains to the subject application, the Hearing Examiner
makes the following
FINDINGS
1. Applicant: Yakima Valley Memorial Hospital, 2811 Tieton Drive, Yakima, WA
98902
2. Application: Master application including (1) a zoning map amendment to
change one lot from R -1 to R -3, (2) Class (3) review of a proposed medical building to be
constructed on R -3 properties and hospital parking on R -1 properties, and (3) associated
administrative adjustments to increase allowable lot coverage for parking purposes,
adjust setback requirements to allow development of an awning over a patient drop off
area, and to increase fence height consistent with the applicant's existing fencing scheme.
3. Location and Parcel Numbers: The properties are generally located on the 400
Block of S 30 Avenue within the City of Yakima. The rezone application pertains to
Assessor's Parcel No. 181323- 33506. The Class (3) review application pertains to
Assessor's Parcel Nos. 181323 - 33004, 33413, 33414, 33417, 33418, 33447, 33450, ~'
33451, 33453, 33465, 33473, 33477, 33478, 33479, 33480, 33448, 33489, 33490, 33492,
33494 through 33505, and 33506.
4. Owners: In its application, Memorial represents that it is the owner of all of the
subject properties.
5. Zoning and Land Use: The subject property consists of 32 parcels, 12 of which
are currently zoned R -3, Multi- Family Residential and 20 parcels zoned R -1, Single -
Family Residential. Adjacent properties have the following characteristics:
Location Zoning Existing Land Use
North R -1 Residential
East R -3 Hospital
West R -1 Residential
South R -3 Hospital
Uses immediately next to the property proposes for rezoning are as follows:
HEARING EXAMINER RECOMMENDATION -2
Location Existing Land Use
North vacant
East Hospital
West Church and residence
South Hospital
6. Property Description: The subject properties are contiguous and essentially flat.
All municipal utilities are available on the property, including potential stormwater
management facilities. Until recently, the properties were developed with single family
and multifamily dwelling units. As of the hearing date, the homes are being demolished
or moved to new locations. The area is served by the grid of local access and collector
streets. The nearest developed arterial street is Tieton Drive. Maps showing the street
system serving the subject properties are included in Hearing Exhibit B.
7. Proposed Use: Memorial plans to construct a medical building on properties
immediately adjacent to the current hospital buildings. The building is proposed to be
50,000 square feet and sited on R -3 properties. The applicant also proposes to develop
paved parking lots on R -1 properties. The proposed site plan is included in Hearing
Exhibit C.
9. Notices: Notice for the hearing was provided in accordance with the zoning
ordinance requirements in the following manner:
• Application and SEPA notices mailed to adjacent owners August 23, 2002.
• Notice posted on property September 30, 2002.
• Legal Ad published in the Yakima Herald September 30, 2002.
10. Environmental Review: On September 17, 2002 the City of Yakima issued a
Mitigated Determination of Nonsignificance for environmental checklist #14 -02. The
mitigation measures imposed are as follows_
1. Install speed bumps along S 30 Avenue, north of the parking lot entry.
2. Install a chicane on S 28 Avenue, north of the Walnut Street intersection.
3. Install a traffic signal at S 28 Avenue and Tieton Drive to improve safety for
vehicles making left turns. The design of this signal must be approved by the City
HEARING EXAMINER RECOMMENDATION -3
Engineer and meet all MUTCD standards. The traffic signal to be installed shall
be compatible with the City of Yakima NEMA standards.
On September 23` an Amended MDNS was issued wherein the traffic signal is to be
required only if S 30 Avenue is to be closed. No appeal of the MDNS or Amended
DNS was filed prior to the date of hearing.
11. Analysis of Rezone Application:
a. Rezone review criteria. YMC 15.23.030.E provides the following criteria
to be considered in making a recommendation on a zoning map amendment, which are
respectively analyzed below:
• The suitability of the property in question for uses permitted under the
proposed zoning;
• The extent to which the proposed amendments are in compliance with
and /or deviate from the goals and policies as adopted in the Yakima urban
area comprehensive plan and the intent of Title 15 YMC;
• The compatibility of the proposed zone change and associated uses with
neighboring land uses; •
• The recommendation from interested agencies and departments;
• The adequacy of public facilities, such as roads, sewer, water and other
required public services;
• The public need for the proposed change; and,
• The testimony at the public hearing.
b. Suitability of the property for R -3 uses. The R -1 property that is subject to
the rezone application is immediately adjacent to property already zoned R -3. The
property is essentially flat and does not present physical limitations to use for R -3
purposes. The property may be readily served (with potential size upgrades, depending
on the actual use to which the property is put) by the existing utility infrastructure.
Access to the properties is available from all directions, and access to arterials is also
available to the south on 30 Avenue. The access roads appear adequate to support R -3
uses, which principally include passenger vehicle traffic.
c. Compliance with and/or deviation from the YUACP and the intent of
zoning ordinance. The YUACP Future Land Use Map (Map III-3) designates that the
HEARING EXAMINER RECOMMENDATION -4
•
subject property being considered for rezoning as suitable for high- density residential
development. The R -3 zone is intended to locate high- density residential development:
• in areas receiving the full range of urban services;
• near neighborhood shopping facilities;
• so that traffic generated by the development does not pass through lower -
density residential areas.
The future use designation on balance supports the zoning of the property as R -3
although no neighborhood shopping centers are situated close by.
d. Compatibility of associated uses with neighboring land uses. The
rezoning of property from R -1 to R -3 changes the development standards that are
applicable to new uses of the property. The differences in development standards
between the districts are set forth in Table 5 -1 in Chapter 15.05 YMC. Maximum lot
coverage is increased from 45% to 80 %, and maximum structure height is increased from
35 feet to 50 feet. No evidence has been presented indicating that these changes would
produce incompatibilities in this case. Otherwise, uses allowable in the R -3 district
generally present no general incompatibility with other nearby hospital facilities, or with
nearby residential uses. Other potential, specific incompatibilities from a particular use
would be addressed through zoning review, which requires mitigation of such
incompatibilities.
e. Agency and department recommendations. No agency comments were
offered with respect to the rezone per se. Agency comments regarding applicable
development standards and requirements are addressed in the context of a specific
development project.
£ Adequacy of public facilities. This property is currently served by all
necessary public utilities and is otherwise developed to urban standards.
g. Public need. There is not a public need that specifically demands the
requested rezone. Nevertheless, the proposed rezone is consistent with and implements
the Future Land Use Map designation of the property adopted by the City Council. There
is a public need to implement zoning regulations consistent with comprehensive plans or
amendments to plans in accordance with the state Growth Management Act, Chapter_
36.70A RCW.
HEARING EXAMINER RECOMMENDATION -5
h. Public comment. Public comments at hearing and in correspondence
related for the most part to the adequacy of the analysis of the traffic impacts or other
impacts from the development of specific facilities, rather than the appropriateness of the
rezoning of the one lot to R -3. One comment questioned the limits on rezoning of single
family residential property. The question is a good one in the context of the
comprehensive plan, but as noted above, in the present case the land to be rezoned has
already been classified by action of the City Council as appropriate for high- density
residential development. The appropriateness of the development of non - residential uses
in the R -3 district is addressed below.
12. Analysis of Class (3) Application
a. Characterization of proposed uses for zoning review. Hospital use is a
Class (3) use in the R -1 district. Hospital parking is an accessory use that is subject to the
same standards and review requirements as is hospital use. Therefore, development of
the additional hospital parking on R -1 property (or R -3 property for that matter) may be
approved subject to Class (3) review.
Medical offices and clinics are permitted uses in the R -3 district, but not in the R-
1 district. Accessory parking would be subject to the same limitations. Because the
applicant appears to intend to use the parking being developed on the R -1 property to
serve the proposed medical building, the medical building itself must be a hospital use.
To be a hospital use under the municipal code, the medical building must be within the
scope of the hospital license issued to Memorial by the Washington Department of Social
and Health Services, or an amendment to the license. See YMC 15.02.020. Any approval
of the current application must be conditioned on maintenance of hospital license
coverage for the medical building.
Administrative adjustments to Class (3) uses are also subject to Class (3) review.
Each of the proposed adjustments is addressed below in respect to the standard for which
the adjustment is being sought.
b. Class (3) review criteria. The final decision in Class (3) review must state
the specific reasons, and citing the specific chapters and sections of this title upon which
his decision to approve, approve with conditions, or deny the issuance of a certificate of
zoning review is based. The findings must demonstrate that the decision complies with
HEARING EXAMINER RECOMMENDATION -6
the objectives of the Yakima urban area comprehensive plan, the intent of the zoning
district, and the provisions and standards established in Title 15 YMC.
c. YUACP Compliance.
(1) Medical building development. The High Density Residential designation
of properties in the city specifically contemplates the development of certain community
services on such properties. See 1997 YUACP p. III -9. Hospitals are characterized in
the zoning ordinance permitted land use table (Table 4.1) as "community services."
Objective G.1, by and through Policy G1.5 (YUACP pp. II-4 and II -5), calls for
careful evaluation of the benefits of large institutional development plans against the
possible negative impacts on traffic and adjacent land uses. Taking the proposed building
and its relationship to the hospital together with the parking lot development, it is
reasonable to view Objective G.1 as pertinent to the proposal. The policy sets out site
design criteria and a requirement for a traffic impact assessment. Key design criteria
relate to avoiding increases in traffic on local residential streets and assuring adequate
off - street parking. As a result of the SEPA analysis, the city 's Transportation Capacity
Analysis, and an underlying traffic study by the Transpo Group included in Exhibit G -1,
conditions were identified in the Amended MDNS which serve to calm traffic on the
nearby residential streets and direct hospital traffic generally toward Tieton Drive.
• Modification of 30 Avenue and 28 Avenue to prevent access to the hospital
campus from the north is the surest way to minimize increases in traffic in the residential
areas on those streets. The Transpo study assessed the effects of such modifications and
provided for traffic signal installation to mitigate the effects of closures on Tieton Drive
and the level of service of the intersections with Tieton Drive. The MDNS conditions did
not call for closure of 30 Avenue or 28 Avenue to prevent traffic impacts to the
residential neighborhoods, based on a view that impacts would not be unacceptable if the
calming strategies were instituted. That position is consistent with Policies T3. 3 and
T3.4, which implement Objective T3.
Several comments called for a joint Memorial /neighborhood evaluation of traffic
impacts to the neighboring streets prior to any decision on the development proposal.
However, the purpose of the present proceeding is to develop findings and conclusions
regarding the consistency of the application with the comprehensive plan and
HEARING EXAMINER RECOMMENDATION -7
development standards. This context provides no basis for mandating the proposed joint
process. ---
Some comments requested changes to the parking lot driveway configurations to
minimize traffic effects on 30 Avenue. Others called for closure of 30 Avenue. If
evidence were presented indicating that the expected traffic would significantly affect the
residential neighborhood despite the traffic calming strategies, then such comments could
affect the conditions that may be imposed on the proposed development. In absence of
any factual information to counter the traffic analysis that has been done to this point, that
analysis and statements provided by city technical staff provides the basis for assessing
comprehensive plan and ordinance compliance. In absence of evidence to the contrary,
the existing traffic analysis and proposed mitigation measures reflect a balance between
Objectives G1 and T3.
The development of the building reduces the inventory of properties available for
high density residential development. Objective H1.4 calls for creation of an inventory
of potential sites for affordable housing development and redevelopment. Construction
of the medical building directly removes the subject parcel from the existing residential
property inventory. However, given that community service uses are part of the uses
contemplated for the high density residential property, this cannot be viewed as a direct
conflict.
(2) Parking lot development. Large -scale parking lot development by itself
does little to maintain the character of a community or a residential neighborhood. See
Objective H3.1. Clearly, the development results in a local elimination of housing stock.
As noted above, though, institutional development requires sufficient off - street parking.
The expanded parking is also intended to address lingering conflicts between residential
traffic and parking on the one hand and hospital staff and patient parking needs on the
other. This tension was noted by various persons in written comments and at hearing.
Given the traffic benefits from the additional off street parking and the need for parking
generally in pursuing community services siting objectives, the effect of parking lot
development on the character of the neighborhood cannot be said to overbalance its
benefits. So long as appropriate provision is made for landscaping, landscape buffering
HEARING EXAMINER RECOMMENDATION -8
and lighting impact mitigation, the parking lot use is consistent with the YUACP
objectives.
d. Intent of the Zoning District. The R -3 zone is intended to locate high -
density residential development:
• in areas receiving the full range of urban services;
• near neighborhood shopping facilities;
• so that traffic generated by the development does not pass through lower -
density residential areas.
See YMC 15.03.030.4. The primary issue presented is whether the proposed
development is consistent with the traffic generation element. The intent of the district
cannot be presumed to require that there be no chance whatsoever that traffic generated
by a development will pass through lower density residential areas. The result of such a
reading of the ordinance would be that R -3 property would have to be surrounded on all
sides by arterials or otherwise completely cut off from the local transportation grid. The
proposed development is part of the hospital campus, which is accessible from Tieton
Drive without passing through any residential areas. By this analysis, the development is
consistent with the intent of the district.
e. Zoning Ordinance Development Standards.
(1) Parking. The proposed new building is less than 50,000 square feet in
floor area. The parking standard for medical offices is one space for every 200 square feet
of gross floor area. Based upon this standard a building of 50,000 square feet will require
250 spaces. The application indicates that 458 parking spaces will be provided.
(2) Required Landscaping of Parking Areas. Five per cent of the total parking
area is required to be landscaped in accordance with the provisions of YMC 15.06.090.
The final site plan for this project must indicate which areas are to be landscaped and the
calculations provided to verify that the standard has been met.
(3) Lighting. Lighting must be provided to illuminate any off-street parking or
loading space used at night. When provided, lighting shall be directed to reflect away
from adjacent properties.
(4) Sitescreening. Three different standards, A, B and C, have been
established to accommodate a range of sitescreening needs. Standard A is required for
HEARING EXAMINER RECOMMENDATION -9
boundaries separated from residential uses by a street. Standard A requires a ten -foot
wide landscaped planting strip with trees at twenty-foot to thirty-foot centers, shrubs, and
groundcover. Standard C is required on project boundaries directly abutting residential
uses. Standard C requires a six - foot -high, view- obscuring fence, made of wood, masonry
block or slatted chain Link. A three- foot -wide planting strip landscaped with a
combination of trees, shrubs and groundcover along the outside of the fence is also
required when the fence is adjacent to streets, alleys and pedestrian ways. The site plan
provides for the requisite site screening near residences. In addition, Memorial will
construct brick and metal fences consistent with the motif it has employed elsewhere on
the campus on the street side of the parking areas across from residences, with six -foot
arborvitae planted behind the fences to shield the residences from headlight glare at night.
This approximates Standard B, and an applicant is generally free to install higher
standard sitescreening as the applicant may choose.
(5) Setbacks. For the new medical office building an adjustment request has
been submitted to reduce the front yard setback from 45 feet to zero, the side yard
setbacks reduced from 5 feet to zero and the rear yard setback reduced from 15 feet to 7
~
feet. The setbacks are for patient convenience. The setback adjustments do not
compromise the purposes of setbacks in the residential area since the actual development
in the vicinity will be a combination of parking and medical buildings, and no negative
effects will be realized with regard to privacy, light, air and emergency access. See YMC
15.05.020.D.
(6) Signs. No new freestanding signs are indicated on the site plans. Any new
freestanding signs will require additional Class (3) review. Any directional signs are
exempt from the sign code.
(7) Lot coverage. Permitted lot coverage within the R -3 zoned areas of this
proposal is 80% and in the R -1 zoned portions 45 %. An administrative adjustment has
been requested to increase the lot coverage within the R -1 zone to 80 %. The purpose of
the R -1 lot coverage standard is to protect the open character of the district, and insure
that land is available to accommodate septic tanks and drainfields. The proposed
development is accessory parking. The change in lot coverage to allow parking lot
development will not compromise openness and the area is served by the regional sewer
HEARING EXAMINER RECOMMENDATION -10
utility. The intent of the standard is therefore not compromised by the adjustment. The
adjustment to 80 %coverage will render the coverage consistent with the standard R -3 lot
coverage applicable to adjacent property and is acceptable accordingly.
(8) Fences. Fences built within the front yard setback area of residential
zoning districts are permitted to be no more than four feet tall. A two -foot adjustment of
this standard is requested to allow the continuance of the hospital's six -foot perimeter
fencing. The zoning ordinance does not expressly state the intent of the four -foot
limitation. However, in absence of any evidence that a higher fence will work some
mischief in this case, the conformity of the six -foot fence with the prevailing landscaping
and fencing scheme on the hospital campus provides a basis for approving the
adjustment.
13. Other development standards. Various agency and departmental staff provided
comments regarding development standards outside of the zoning ordinance. Those
comments are included in Hearing Exhibits D -3 through D -7, and reflect standard
conditions imposed on Class (3) uses under similar circumstances. All development will
have to conform to the development requirements identified in those comments. Existing
nonconformities with those requirements will have to be corrected.
From the foregoing findings, the Hearing Examiner makes the following
CONCLUSIONS
1. The Hearing Examiner has jurisdiction to conduct an open record hearing
and make recommendations on the applications to (1) change the zoning of the properties
identified in the findings from R -1 to R -3, (2) construct a 50,000 square foot licensed
hospital building on the R -3 property, (3) install off - street accessory parking for hospital
purposes on R -1 property, and (4) make adjustments to applicable development
standards.
2. The requirements for public notice of the applications and the hearing
were satisfied.
HEARING EXAMINER RECOMMENDATION -11
3. The subject property is suitable for some of the uses permitted under the
proposed zoning so long as the uses comply with applicable design and development
standards set out in the Yakima Municipal Code.
4. The proposed zoning amendment is consistent with the Future Land Use
Map in the 1997 Yakima Urban Area Comprehensive Plan.
5. The proposed zoning amendment complies with the intent of the zoning
ordinance.
6. The proposed zoning amendment does not present any substantial
incompatibility with neighboring land uses.
7. Public facilities are adequate at the site to support the proposed use and
other possible high density residential uses of the property.
8. The rezone is an appropriate action for implementing comprehensive plan
amendments.
9. The proposed construction of the hospital - related building and accessory
parking complies with the objectives of the YUACP.
10. The proposed construction of the hospital - related building and accessory
parking complies with the intent of the R -3 zoning district.
11. The proposed construction of the hospital - related building and accessory
parking complies with applicable development standards, as adjusted, in the urban area
zoning ordinance.
12. In view of the preceding conclusions, the project meets consistency
requirements set forth in YMC 16.06.020.
From the foregoing Findings and Conclusions, the Hearing Examiner makes the
following
RECOMMENDATION
The applications should be APPROVED, SUBJECT TO THE FOLLOWING
SPECIAL CONDITIONS:
1. The development of the properties shall comply with all conditions set
forth in the Amended MDNS dated August 23, 2002 (File No. UAZO EC #14 -02).
HEARING EXAMINER RECOMMENDATION -12
2. Prior to and during its occupation, the medical building shall at all times
be licensed as a part of the hospital facility as required by YMC 15.02.020 and Chapter
70.41 RCW.
3. The final site plan for the parking lot element of the project shall indicate
which areas are to be landscaped and the calculations provided to verify that the 5%
landscaping standard has been met.
4. Any new freestanding signs will require additional Class (3) review. All
other signs are to be installed in compliance with the provisions of Chapter 15.08 of the
zoning ordinance.
The applications should be APPROVED, SUBJECT TO THE FOLLOWING
STANDARD CONDITIONS based on agency and departmental comments:
1. All new curb cuts, driveway approaches and new sidewalks shall be
handicap accessible.
2. All driveway approaches from the public right -of -way shall be
commercial driveway approaches.
3. All new sidewalks within the public right -of -way shall be five feet wide.
4. . City standard streetlights shall be installed at all driveways and street
intersections.
5. All storm water runoff must be retained on site.
6. All unused water services, domestic and irrigation, shall be abandoned at
the water mains.
7. A dust control plan must be filed with, and approved by Yakima Regional
Clean Air Authority YRCAA. The hospital and/or their contractors shall designate a
responsible party to serve as the contact for any suspected air quality violations.
8. Permits must be obtained from the City of Yakima for all grading,
construction and signs.
9. A final site plan shall be required prior to issuance of a certificate of
zoning review showing all changes that have been made following this application as
well as any changes or conditions recommended by the hearing examiner.
HEARING EXAMINER RECOMMENDATION -13
DATED THIS 28th DAY OF OCTOBER, 2002
1
P ATRICK . - ' URGIN
HEA 1G EXAMINER PR, TEM
HEARING EXAMINER RECOMMENDATION -14
In the Matter of the Master Application ) City File Nos. UAZO RZ *02: L AZO
by ) CL (3) #9 -02; UAZO ADM. ADJ. #12 -02
)
YAKLNIA VALLEY MEMORIAL )
HOSPITAL ) ADDENDUM TO
) HEARLN G EXAMINER'S
) RECOMMENDATION
for a Rezone from R -1 to R-3; )
construction of a Class (3) hospital clinic )
in the R -3 Zoning District; Adjustments )
of Lot Coverage, Fence Height, and )
Building Setbacks ) No. IUO2 -2 -14
I. BACKGROUND
Through a master application, Yakima Valley Memorial Hospital ( "Memorial ") has
applied pursuant to the Urban Area Zoning Ordinance (Chapter 15.23 YMC) for an
amendment to the urban area zoning map and Class (3) zoning review of a medical
building on the rezoned property. As part of the Class (3) review, Memorial requested
administrative adjustments to lot coverage, fencing and structural setback requirements in
order to meet its parking and architectural objectives. An open record hearing was
conducted on October 10. 2002, and the Hearing Examiner conducted a site visit on the
same date. The Hearing Examiner issued a recommendation on October 28, 2002. The
Planning Department requested consideration of issues related to lot coverage and the
applicability of the recommendation to two parcels not included in the original
application.
H. ISSUES AND ANALYSIS
A. The recommendation allowed for the increase in lot coverage in the R -1 portion
of the proposed development from 45% to 80 %. Parking standards in the urban area
zoning ordinance require that at least 5 °. /0 of a parking lot area be landscaped. The
•
produces some confusion as to whether the 5% landscaping is part of the 20% of the R -1
property that may not be covered with an impervious surface or is in addition to the 20 %.
In view of the reference to impervious surfaces in YMC 15.05.020.C, the parking lot
ADDENDUM TO HEARING EXAMINER RECOMMENDATION -1
landscaping requirement may be credited against the 20% pervious surface requiremen:
and is not in addition to it.
B. The original master application filed by Memorial did not include two parcels
(181323 -33474 and - 33475) within the block of properties it seeks to develop for hospital
parking. Consequently, the properties were not addressed in the 11DNS issued for the
proposed activity. At hearing.. Memorial stated that it had acquired the two parcels and
intended to develop them as part of the parking lot. The Hearing Examiner
Recommendation did not specifically address the two parcels.
It does not appear that the development of the two parcels is likely to substantially
increase the magnitude of environmental impacts or present greater compatibility issues.
However, the development of the parcels has not been addressed in a permit application
(YMC 15.11.030) or the SEPA threshold determination issued for the project. Those
documents are both important to effective public notice, and announcement of the plan to
include the parcels does not appear to be an adequate substitute for the notice provisions
in the ordinances. See YMC 15.11.080.3 ( "A complete application shall be reviewed by
the department and if SEPA review is required, referred to the designated SEPA
responsible official for SEPA review under the provisions of WAC 197 -11. No approval
or permit shall be issued on the proposal until SEPA review is complete. "). Despite the
apparent small likelihood of significant, unmitigated environmental impacts or
incompatibilities, a recommendation of approval respecting, the two parcels cannot be
offered without prior SEPA compliance.
DATED THIS 30 DAY OF OCTOBER, 2002
l
• RICK D. SPURGIN
•
HEARING EXAMINER PRO TEM
ADDENDUM TO HEARING EXAMINER RECOMMENDATION -2
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No.
For Meeting Of December 17, 2002
ITEM TITLE: Ordinance Adoption — Memorial Hospital Rezone
SUBMITTED BY: Wicfam R. Cook, Director, Community & Economic Development
CONTACT PERSON/TELEPHONE: Bruce Benson, Senior Planner 575 -6042
SUMMARY EXPLANATION:
On November 26, 2002 the City Council voted to accept the Hearing Examiner's
recommendation to approve a rezone for property located at 400 S 30` Avenue.
Attached for your action is the ordinance that will effect this rezone from R -1, Single -
Family Residential to R -3, Multi - Family Residential.
•
Resolution _ Ordinance X Contract _ Other (Specify)
Funding Source
APPROVAL FOR SUBMITTAL:
City Manager
•
STAFF RECOMMENDATION: Adopt Ordinance.
BOARD RECOMMENDATION: The Hearing Examiner recommended approval of this
rezone on October 28, 2002.
COUNCIL ACTION:
YAKIMA VALLEY ii/lEiVItIRIAL HOSPITAL
EXHIBIT LIST
City Council Closed Record Public Hearing
November 26, 2002
Table of Contents
CHAPTER AA Hearing Examiner's Recommendation
CHAPTER A Staff Report
CHAPTER B Maps
CHAPTER C Site Plan
CHAPTER D DST (Development Services Team) Comments
CHAPTER E SEPA (State Environmental Policy Act) review
CHAPTER F Comment letters received
CHAPTER G Applications
CHAPTER H Notices
YAKIMA VALLEY MEMORIAL HOSPITAL
EXHIBIT LIST
City Council Closed Record Public Hearing
November 26, 2002
CHAPTER AA
HEARING EXAMINER'S RECOMMENDATION
EXHIBIT # DOCUMENT DATE
AA -1 Hearing Examiner's Recommendation 10 -28 -02
In the Matter of the Master Application ) City File Nos. UAZO RZ #6 -02; UAZO
b ) CL (3) #9 -02; UAZO ADM. ADJ. #12 -02
)
)
CEIVED
YAKIMA VALLEY MEMORIAL )
HOSPITAL ) CT 2 8
`
) HEARING EXAMINER'S 2
) RECOMMENDATION CITY oF
) PLANNIN
fora Rezone from R -1 to R -3; )
construction of a Class (3) hospital clinic )
in the R -3 Zoning District; Adjustments )
of Lot Coverage, Fence Height, and )
Building Setbacks ) No. IUO2 -2 -14
Through a master application, Yakima Valley Memorial Hospital ( "Memorial ") has
applied pursuant to the Urban Area Zoning Ordinance (Chapter 15.23 YMC) for an
amendment to the urban area zoning map to change the zoning designation of certain
parcels from R -1, Single Family Residential, to R -3, Multifamily Residential. The
change would allow siting of a medical office building on the rezoned property after
Class (3) zoning review. The medical office building is part of a hospital campus plan
that has been underway since the 1980s. As part of the Class (3) review, Memorial
requests administrative adjustments to lot coverage, fencing and structural setback
requirements in order to meet its parking and architectural objectives. An open record
hearing was conducted on October 10, 2002, and the Hearing Examiner conducted a site
visit on the same date. Members of the public stated concerns about traffic impacts,
neighborhood impacts associated with parking expansion, and the incremental loss of
residential properties near the hospital campus.
SUMMARY OF RECOMMENDATION: The zoning map amendment, Class (3)
hospital use, and adjustments to fencing, setback and lot coverage should be
APPROVED, SUBJECT TO CONDITIONS set out more fully in the
RECOMMENDATION.
Filed
Hearing in
EXH AA' .Da a /O - Z' - o 2 -
HEARING EXAMINER RECOMMENDATION -1 File # P.Z # (41-0)-
From the site visit, a review of the staff report and other exhibits, information received at
the hearing, and a review of Urban Area Zoning Ordinance and the Yakima Urban Area
Comprehensive Plan as it pertains to the subject application, the Hearing Examiner
makes the following
FINDINGS
1. Applicant: Yakima Valley Memorial Hospital, 2811 Tieton Drive, Yakima, WA
98902
2. Application: Master application including (1) a zoning map amendment to
change one lot from R -1 to R -3, (2) Class (3) review of a proposed medical building to be
constructed on R -3 properties and hospital parking on R -1 properties, and (3) associated
administrative adjustments to increase allowable lot coverage for parking purposes,
adjust setback requirements to allow development of an awning over a patient drop off
area, and to increase fence height consistent with the applicant's existing fencing scheme.
3. Location and Parcel Numbers: The properties are generally located on the 400
Block of S 30 Avenue within the City of Yakima. The rezone application pertains to
Assessor's Parcel No. 181323- 33506. The Class (3) review application pertains to
Assessor's Parcel Nos. 181323- 33004, 33413, 33414, 33417, 33418, 33447, 33450,
33451, 33453, 33465, 33473, 33477, 33478, 33479, 33480, 33448, 33489, 33490, 33492,
33494 through 33505, and 33506.
4. Owners: In its application, Memorial represents that it is the owner of all of the
subject properties.
5. Zoning and Land Use: The subject property consists of 32 parcels, 12 of which
are currently zoned R -3, Multi- Family Residential and 20 parcels zoned R -1, Single -
Family Residential. Adjacent properties have the following characteristics:
Location Zoning Existing Land Use
North R -1 Residential
East R -3 Hospital
West R -1 Residential
South R -3 Hospital
Uses immediately next to the property proposes for rezoning are as follows:
HEARING EXAMINER RECOMMENDATION -2
•
Location Existing Land Use
North vacant
East Hospital
West Ch and residence
South Hospital
6. Property Description: The subject properties are contiguous and essentially flat.
All municipal utilities are available on the property, including potential stormwater
management facilities. Until recently, the properties were developed with single family
and multifamily dwelling units. As of the hearing date, the homes are being demolished
or moved to new locations. The area is served by the grid of local access and collector
streets. The nearest developed arterial street is Tieton Drive. Maps showing the street
system serving the subject properties are included in Hearing Exhibit B.
7. Proposed Use: Memorial plans to construct a medical building on properties
immediately adjacent to the current hospital buildings. The building is proposed to be
50,000 square feet and sited on R -3 properties. The applicant also proposes to develop
paved parking lots on R -1 properties. The proposed site plan is included in Hearing
Exhibit C.
9. Notices: Notice for the hearing was provided in accordance with the zoning
ordinance requirements in the following manner:
• Application and SEPA notices mailed to adjacent owners August 23, 2002.
• Notice posted on property September 30, 2002.
• Legal Ad published in the Yakima Herald September 30, 2002.
10. Environmental Review: On September 17, 2002 the City of Yakima issued a
Mitigated Determination of Nonsignificance for environmental checklist #14 -02. The
mitigation measures imposed are as follows:
1. Install speed bumps along S 30 Avenue, north of the parking lot entry.
2. Install a chicane on S 28 Avenue, north of the Walnut Street intersection.
3. Install a traffic signal at S 28 Avenue and Tieton Drive to improve safety for
vehicles making left turns. The design of this signal must be approved by the City
HEARING EXAMINER RECOMMENDATION -3
•
Engineer and meet all MUTCD standards. The traffic signal to be installed shall
be compatible with the City of Yakima NEMA standards.
On September 23"' an Amended MDNS was issued wherein the traffic signal is to be
required only if S 30 Avenue is to be closed. No appeal of the MDNS or Amended
DNS was filed prior to the date of hearing.
11. Analysis of Rezone Application:
a. Rezone review criteria. YMC 15.23.030.E provides the following criteria
to be considered in making a recommendation on a zoning map amendment, which are
respectively analyzed below:
• The suitability of the property in question for uses permitted under the
proposed zoning;
• The extent to which the proposed amendments are in compliance with
and /or deviate from the goals and policies as adopted in the Yakima urban
area comprehensive plan and the intent of Title 15 YMC;
• The compatibility of the proposed zone change and associated uses with
neighboring land uses;
• The recommendation from interested agencies and departments;
• The adequacy of public facilities, such as roads, sewer, water and other
required public services;
• The public need for the proposed change; and,
• The testimony at the public hearing.
b. Suitability of the property for R -3 uses. The R -1 property that is subject to
the rezone application is immediately adjacent to property already zoned R -3. The
property is essentially flat and does not present physical limitations to use for R -3
purposes. The property may be readily served (with potential size upgrades, depending
on the actual use to which the property is put) by the existing utility infrastructure.
Access to the properties is available from all directions, and access to arterials is also
available to the south on 30 Avenue. The access roads appear adequate to support R -3
uses, which principally include passenger vehicle traffic.
c. Compliance with and /or deviation from the YUACP and the intent of
zoning ordinance. The YUACP Future Land Use Map (Map III -3) designates that the
HEARING EXAMINER RECOMMENDATION -4
•
subject property being considered for rezoning as suitable for high- density residential
development. The R -3 zone is intended to locate high- density residential development:
• in areas receiving the full range of urban services;
• near neighborhood shopping facilities;
• so that traffic generated by the development does not pass through lower -
density residential areas.
The future use designation on balance supports the zoning of the property as R -3
although no neighborhood shopping centers are situated close by.
d. Compatibility of associated uses with neighboring land uses. The
rezoning of property from R -1 to R -3 changes the development standards that are
applicable to new uses of the property. The differences in development standards
between the districts are set forth in Table 5 -1 in Chapter 15.05 YMC. Maximum lot
coverage is increased from 45% to 80 %, and maximum structure height is increased from
35 feet to 50 feet. No evidence has been presented indicating that these changes would
produce incompatibilities in this case. Otherwise, uses allowable in the R -3 district
generally present no general incompatibility with other nearby hospital facilities, or with
nearby residential uses. Other potential, specific incompatibilities from a particular use
would be addressed through zoning review, which requires mitigation of such
incompatibilities.
e. Agency and department recommendations. No agency comments were
offered with respect to the rezone per se. Agency comments regarding applicable
development standards and requirements are addressed in the context of a specific
development project.
f. Adequacy of public facilities. This property is currently served by all
necessary public utilities and is otherwise developed to urban standards.
g. Public need. There is not a public need that specifically demands the
requested rezone. Nevertheless, the proposed rezone is consistent with and implements
the Future Land Use Map designation of the property adopted by the City Council. There
is a public need to implement zoning regulations consistent with comprehensive plans or
amendments to plans in accordance with the state Growth Management Act, Chapter
36.70A RCW.
HEARING EXAMINER RECOMMENDATION -5
•
h. Public comment. Public comments at hearing and in correspondence
related for the most part to the adequacy of the analysis of the traffic impacts or other
impacts from the development of specific facilities, rather than the appropriateness of the
rezoning of the one lot to R -3. One comment questioned the limits on rezoning of single
family residential property. The question is a good one in the context of the
comprehensive plan, but as noted above, in the present case the land to be rezoned has
already been classified by action of the City Council as appropriate for high- density
residential development. The appropriateness of the development of non - residential uses
in the R -3 district is addressed below.
12. Analysis of Class (3) Application "
a. Characterization of proposed uses for zoning review. Hospital use is a
Class (3) use in the R -1 district. Hospital parking is an accessory use that is subject to the
same standards and review requirements as is hospital use. Therefore, development of
the additional hospital parking on R -1 property (or R -3 property for that matter) may be
approved subject to Class (3) review.
Medical offices and clinics are permitted uses in the R -3 district, but not in the R-
1 district. Accessory parking would be subject to the same limitations. Because the
applicant appears to intend to use the parking being developed on the R -1 property to
serve the proposed medical building, the medical building itself must be a hospital use.
To be a hospital use under the municipal code, the medical building must be within the
scope of the hospital license issued to Memorial by the Washington Department of Social
and Health Services, or an amendment to the license. See YMC 15.02.020. Any approval
of the current application must be conditioned on maintenance of hospital license
coverage for the medical building.
Administrative adjustments to Class (3) uses are also subject to Class (3) review.
Each of the proposed adjustments is addressed below in respect to the standard for which
the adjustment is being sought.
b. Class (3) review criteria. The final decision in Class (3) review must state
the specific reasons, and citing the specific chapters and sections of this title upon which
his decision to approve, approve with conditions, or deny the issuance of a certificate of
zoning review is based. The findings must demonstrate that the decision complies with
HEARING EXAMINER RECOMMENDATION -6
the objectives of the Yakima urban area comprehensive plan, the intent of the zoning
district, and the provisions and standards established in Title 15 YMC.
c. YUACP Compliance.
(1) Medical building development. The High Density Residential designation
of properties in the city specifically contemplates the development of certain community
services on such properties. See 1997 YUACP p. III -9. Hospitals are characterized in
the zoning ordinance permitted land use table (Table 4.1) as "community services."
Objective G.1, by and through Policy G1.5 (YUACP pp. I1 -4 and 1I -5), calls for
careful evaluation of the benefits of large institutional development plans against the
possible negative impacts on traffic and adjacent land uses. Taking the proposed building
and its relationship to the hospital together with the parking lot development, it is
reasonable to view Objective G.1 as pertinent to the proposal. The policy sets out site
design criteria and a requirement for a traffic impact assessment. Key design criteria
relate to avoiding increases in traffic on local residential streets and assuring adequate
off - street parking. As a result of the SEPA analysis, the city 's Transportation Capacity
Analysis, and an underlying traffic study by the Transpo Group included in Exhibit G -1,
conditions were identified in the Amended MDNS which serve to calm traffic on the
nearby residential streets and direct hospital traffic generally toward Tieton Drive.
Modification of 30 Avenue and 28 Avenue to prevent access to the hospital
campus from the north is the surest way to minimize increases in traffic in the residential
areas on those streets. The Transpo study assessed the effects of such modifications and
provided for traffic signal installation to mitigate the effects of closures on Tieton Drive
and the level of service of the intersections with Tieton Drive. The MDNS conditions did
not call for closure of 30 Avenue or 28 Avenue to prevent traffic impacts to the
residential neighborhoods, based on a view that impacts would not be unacceptable if the
calming strategies were instituted. That position is consistent with Policies T3. 3 and
T3.4, which implement Objective T3.
Several comments called for a joint Memorial /neighborhood evaluation of traffic
impacts to the neighboring streets prior to any decision on the development proposal.
However, the purpose of the present proceeding is to develop findings and conclusions
regarding the consistency of the application with the comprehensive plan and
HEARING EXAMINER RECOMMENDATION -7
development standards. This context provides no basis for mandating the proposed joint
process.
Some comments requested changes to the parking lot driveway configurations to
minimize traffic effects on 30 Avenue. Others called for closure of 30 Avenue. If
evidence were presented indicating that the expected traffic would significantly affect the
residential neighborhood despite the traffic calming strategies, then such comments could
affect the conditions that may be imposed on the proposed development. In absence of
any factual information to counter the traffic analysis that has been done to this point, that
analysis and statements provided by city technical staff provides the basis for assessing
comprehensive plan and ordinance compliance. In absence of evidence to the contrary,
the existing traffic analysis and proposed mitigation measures reflect a balance between
Objectives Gl and T3.
The development of the building reduces the inventory of properties available for
high density residential development. Objective H1.4 calls for creation of an inventory
of potential sites for affordable housing development and redevelopment. Construction
of the medical building directly removes the subject parcel from the existing residential
property inventory. However, given that community service uses are part of the uses
contemplated for the high density residential property, this cannot be viewed as a direct
conflict.
(2) Parking lot development. Large -scale parking lot development by itself
does little to maintain the character of a community or a residential neighborhood. See
Objective H3.1. Clearly, the development results in a local elimination of housing stock.
As noted above, though, institutional development requires sufficient off - street parking.
The expanded parking is also intended to address lingering conflicts between residential
traffic and parking on the one hand and hospital staff and patient parking needs on the
other. This tension was noted by various persons in written comments and at hearing.
Given the traffic benefits from the additional off street parking and the need for parking
generally in pursuing community services siting objectives, the effect of parking lot
development on the character of the neighborhood cannot be said to overbalance its
benefits. So long as appropriate provision is made for landscaping, landscape buffering
HEARING EXAMINER RECOMMENDATION -8
and lighting impact mitigation, the parking lot use is consistent with the YUACP
objectives.
d. Intent of the Zoning District. The R -3 zone is intended to locate high-
d ens it y residential development;
• in areas receiving the full range of urban services;
• near neighborhood shopping facilities;
• so that traffic generated by the development does not pass through lower -
density residential areas.
See YMC 15.03.030.4. The primary issue presented is whether the proposed
development is consistent with the traffic generation element. The intent of the district
cannot be presumed to require that there be no chance whatsoever that traffic generated
by a development will pass through lower density residential areas. The result of such a
reading of the ordinance would be that R -3 property would have to be surrounded on all
sides by arterials or otherwise completely cut off from the local transportation grid. The
proposed development is part of the hospital campus, which is accessible from Tieton
Drive without passing through any residential areas. By this analysis, the development is
consistent with the intent of the district.
e. Zoning Ordinance Development Standards.
(1) Parking. The proposed new building is less than 50,000 square feet in
floor area. The parking standard for medical offices is one space for every 200 square feet
of gross floor area. Based upon this standard a building of 50,000 square feet will require
250 spaces. The application indicates that 458 parking spaces will be provided.
(2) Required Landscaping of Parking Areas. Five per cent of the total parking
area is required to be landscaped in accordance with the provisions of YMC 15.06.090.
The final site plan for this project must indicate which areas are to be landscaped and the
calculations provided to verify that the standard has been met.
(3) Lighting. Lighting must be provided to illuminate any off - street parking or
loading space used at night. When provided, lighting shall be directed to reflect away
from adjacent properties.
(4) Sitescreening. Three different standards, A, B and C, have been
established to accommodate a range of sitescreening needs. Standard A is required for
HEARING EXAMINER RECOMMENDATION -9
boundaries separated from residential uses by a street. Standard A requires a ten -foot
wide landscaped planting strip with trees at twenty -foot to thirty -foot centers, shrubs, and
groundcover. Standard C is required on project boundaries directly abutting residential
uses. Standard C req uires a six- foot -high, view - obscuring fence, made of wood, masonry
block or slatted chain link. A three - foot -wide planting strip landscaped with a
combination of trees, shrubs and groundcover along the outside of the fence is also
required when the fence is adjacent to streets, alleys and pedestrian ways. The site plan
provides for the requisite site screening near residences. In addition, Memorial will
construct brick and metal fences consistent with the motif it has employed elsewhere on
the campus on the street side of the parking areas across from residences, with six -foot
arborvitae planted behind the fences to shield the residences from headlight glare at night.
This approximates Standard B, and an applicant is generally free to install higher
standard sitescreening as the applicant may choose.
(5) Setbacks. For the new medical office building an adjustment request has
been submitted to reduce the front yard setback from 45 feet to zero, the side yard
setbacks reduced from 5 feet to zero and the rear yard setback reduced from 15 feet to 7
feet. The setbacks are for patient convenience. The setback adjustments do not
compromise the purposes of setbacks in the residential area since the actual development
in the vicinity will be a combination of parking and medical buildings, and no negative
effects will be realized with regard to privacy, light, air and emergency access. See YMC
15.05.020.D.
(6) Signs. No new freestanding signs are indicated on the site plans. Any new
freestanding signs will require additional Class (3) review. Any directional signs are
exempt from the sign code.
(7) Lot coverage. Permitted lot coverage within the R -3 zoned areas of this
proposal is 80% and in the R -1 zoned portions 45 %. An administrative adjustment has
been requested to increase the lot coverage within the R -1 zone to 80 %. The purpose of
the R -1 lot coverage standard is to protect the open character of the district, and insure
that land is available to accommodate septic tanks and drainfields. The proposed
development is accessory parking. The change in lot coverage to allow parking lot
development will not compromise openness and the area is served by the regional sewer
HEARING EXAMINER RECOMMENDATION -10
utility. The intent of the standard is therefore not compromised by the adjustment. The
adjustment to 80% coverage will render the coverage consistent with the standard R -3 lot
coverage applicable to adjacent property and is acceptable accordingly.
(8) Fences. Fences hilt w ithin the front yard setback area of residential
zoning districts are permitted to be no more than four feet tall. A two -foot adjustment of
this standard is requested to allow the continuance of the hospital's six -foot perimeter
fencing. The zoning ordinance does not expressly state the intent of the four -foot
limitation. However, in absence of any evidence that a higher fence will work some
mischief in this case, the conformity of the six -foot fence with the prevailing landscaping
and fencing scheme on the hospital campus provides a basis for approving the
adjustment.
13. Other development standards. Various agency and departmental staff provided
comments regarding development standards outside of the zoning ordinance. Those
comments are included in Hearing Exhibits D -3 through D -7, and reflect standard
conditions imposed on Class (3) uses under similar circumstances. All development will
have to conform to the development requirements identified in those comments. Existing
nonconformities with those requirements will have to be corrected.
From the foregoing findings, the Hearing Examiner makes the following
CONCLUSIONS
1. The Hearing Examiner has jurisdiction to conduct an open record hearing
and make recommendations on the applications to (1) change the zoning of the properties
identified in the findings from R - to R -3, (2) construct a 50,000 square foot licensed
hospital building on the R -3 property, (3) install off - street accessory parking for hospital
purposes on R - property, and (4) make adjustments to applicable development
standards.
2. The requirements for public notice of the applications and the hearing
were satisfied.
HEARING EXAMINER RECOMMENDATION -11
3. The subject property is suitable for some of the uses permitted under the
proposed zoning so long as the uses comply with applicable design and development
standards set out in the Yakima Municipal Code.
4. The proposed zoning amendment is consistent with the Future Land Use
Map in the 1997 Yakima Urban Area Comprehensive Plan.
5. The proposed zoning amendment complies with the intent of the zoning
ordinance.
6. The proposed zoning amendment does not present any substantial
incompatibility with neighboring land uses.
7. Public facilities are adequate at the site to support the proposed use and
other possible high density residential uses of the property.
8. The rezone is an appropriate action for implementing comprehensive plan
amendments.
9. The proposed construction of the hospital- related building and accessory
parking complies with the objectives of the YUACP.
10. The proposed construction of the hospital - related building and accessory
parking complies with the intent of the R -3 zoning district.
11. The proposed construction of the hospital - related building and accessory
parking complies with applicable development standards, as adjusted, in the urban area
zoning ordinance.
12. In view of the preceding conclusions, the project meets consistency
requirements set forth in YMC 16.06.020.
From the foregoing Findings and Conclusions, the Hearing Examiner makes the
following
RECOMMENDATION
The applications should be APPROVED, SUBJECT TO THE FOLLOWING
SPECIAL CONDITIONS:
1. The development of the properties shall comply with all conditions set
forth in the Amended MDNS dated August 23, 2002 (File No. UAZO EC #14 -02).
HEARING EXAMINER RECOMMENDATION -12
2. Prior to and during its occupation, the medical building shall at all times
be licensed as a part of the hospital facility as required by YMC 15.02.020 and Chapter
70.41 RCW.
3 The final site plan for the parking lot element of the project shall indicate
which areas are to be landscaped and the calculations provided to verify that the 5%
landscaping standard has been met.
4. Any new freestanding signs will require additional Class (3) review. All
other signs are to be installed in compliance with the provisions of Chapter 15.08 of the
zoning ordinance.
The applications should be APPROVED, SUBJECT TO THE FOLLOWING
STANDARD CONDITIONS based on agency and departmental comments:
1. All new curb cuts, driveway approaches and new sidewalks shall be
handicap accessible.
2. All driveway approaches from the public right -of -way shall be
commercial driveway approaches.
3. All new sidewalks within the public right -of -way shall be five feet wide.
4. City standard streetlights shall be installed at all driveways and street
intersections.
5. All storm water runoff must be retained on site.
6. All unused water services, domestic and irrigation, shall be abandoned at
the water mains.
7. A dust control plan must be filed with, and approved by Yakima Regional
Clean Air Authority YRCAA. The hospital and /or their contractors shall designate a
responsible party to serve as the contact for any suspected air quality violations.
8. Permits must be obtained from the City of Yakima for all grading,
construction and signs.
9. A final site plan shall be required prior to issuance of a certificate of
zoning review showing all changes that have been made following this application as
well as any changes or conditions recommended by the hearing examiner.
HEARING EXAMINER RECOMMENDATION -13
DATED THIS 28th DAY OF OCTOBER 2002
- PATRICK fe . URGIN
•
HEATG EXAMINER PR E
HEARING EXAMINER RECOMMENDATION -14
•
In the Matter of the Master Application ) City File Nos. UAZO RZ #6 -02; UAZO
by ) CL (3) #9 -02; UAZO ADM. ADJ. #12 -02
)
)
)
YAI [IVLA VALLEY MEMORIAL )
HOSPITAL ) ADDENDUM TO
) HEAREs G EXAMINER'S
) RECOMMENDATION
)
for a Rezone from R-1 to R -3; )
construction of a Class (3) hospital clinic )
in the R -3 Zoning District; Adjustments )
•
of Lot Coverage, Fence Height, and )
Building Setbacks ) No. IUO2 -2 -14
I. BACKGROUND
Through a master application, Yakima Valley Memorial Hospital ( "Memorial ") has
applied pursuant to the Urban Area Zoning Ordinance (Chapter 15.23 YMC) for an
amendment to the urban area zoning map and Class (3) zoning review of a medical
building on the rezoned property. As part of the Class (3) review, Memorial requested
administrative adjustments to lot coverage, fencing and structural setback requirements in
order to meet its parking and architectural objectives. An open record hearing was
conducted on October 10, 2002, and the Hearing Examiner conducted a site visit on the
same date. The Hearing Examiner issued a recommendation on October 28, 2002. The
Planning Department requested consideration of issues related to lot coverage and the
applicability of the recommendation to two parcels not included in the original
application.
H. ISSUES AND ANALYSIS
A. The recommendation allowed for the increase in lot coverage in the R -1 portion
of the proposed development from 45% to 80 %. Parking standards in the urban area
zoning ordinance require that at least 5% of a parking lot area be landscaped. The
produces some confusion as to whether the 5% landscaping is part of the 20% of the R -1
property that may not be covered with an impervious surface or is in addition to the 20 %.
In view of the reference to impervious surfaces in YMC 15.05.020.C, the parking lot
ADDENDUM TO 'HEARING EXAMINER RECOMMENDATION -1
•
landscaping requirement may be credited against the 20% pervious surface requirement
and is not in addition to it.
B. The original master application filed by Memorial did not include two parcels
(181323 -33474 and - 33475) within the block of properties it seeks to develop for hospital
parking. Consequently, the properties were not addressed in the i\IDNS issued for the
proposed activity. At hearing, Memorial stated that it had acquired the two parcels and
intended to develop them as part of the parking lot. The Hearing Examiner
Recommendation did not specifically address the two parcels.
It does not appear that the development of the two parcels is likely to substantially
increase the magnitude of environmental impacts or present greater compatibility issues.
However, the development of the parcels has not been addressed in a permit application
(YMC 15.11.030) or the SEPA threshold determination issued for the project. Those
documents are both important to effective public notice, and announcement of the plan to
include the parcels does not appear to be an adequate substitute for the notice provisions
in the ordinances. See YMC 15.11.080.3 ( "A complete application shall be reviewed by
the department and if SEPA review is required, referred to the designated SEPA
responsible official for SEPA review under the provisions of WAC 197 -11. No approval
or permit shall be issued on the proposal until SEPA review is complete. "). Despite the
apparent small likelihood of significant, unmitigated environmental impacts or
incompatibilities, a recommendation of approval respecting the two parcels cannot be
offered without prior SEPA compliance.
DATED THIS 30 DAY OF OCTOBER, 2002
40
i
R ICK D. SPURGIN
HEARING EXAM[NER PRO TEM
ADDENDUM TO HEARING EXAMINER RECOMMENDATION -2
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER A
Staff Report
EXHIBIT # DOCUMENT DATE
A -1 Staff Report 10 -10 -02
City of Yakima, Washington
Division of Environmental Planning
PUBLIC HEARING
October 10, 2002
Master Application submitted by: ) Staff Report
Yakima Valley Memorial Hospital ) UAZO RZ #6 -02
UAZO CL (3) #9 -02
for a Rezone from R -1 to R -3; ) UAZO ADM. ADJ. #12 -02
construction of a Class (3) hospital ) EC #14 -02
clinic in the R -3 Zoning District; )
Adjustments of Lot Coverage, Fence ) Bruce Benson
Height, and Building Setbacks ) Senior Planner
together with Environmental Review ) 575 -6042
SUMMARY OF RECOMMENDATION.
Staff recommends approval of this master application subject to
conditions.
From the view of the site, the matters, contained in the
application, Development Services Team comments, and a review of
both the Yakima Urban Area Comprehensive Plan and the Yakima
Urban Area Zoning Ordinance, staff makes the following:
FINDINGS
APPLICANT. Yakima Valley Memorial Hospital
2811 Tieton Drive
Yakima, WA 98902
LOCATION. 400 Block of S 30 Avenue.
Filed
Hearing Examiner
Yakima Valley Memorial Hospital 1
400 Block of s 30 Avenue EXH # f /1 F //rte /O_°�
UAZO Master Application; /� /�. Date, (/
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02 File #
•
PARCEL NOS. 181323 - 33004, 33413, 33414, 33417, 33418, 33447,
33450, 33451, 33453, 33465, 33473, 33477, 33478,
33479, 33480, 33448, 33489, 33490, 33492, 33494
thru 33505, 33506.
APPLICATION.
Master application combining a project specific rezone from R -1,
Single- Family Residential to R -3, Multi - Family Residential; a
Class (3) application to permit a hospital facility to locate
within the R -3 zoning district; and Administrative Adjustments of
the lot coverage and fence height standards of the R -1 zoning
district and the building setback standards of the R -3 zoning
district.
CURRENT ZONING AND LAND USE.
The subject property consists of 32 parcels, 12 of which are
currently zoned R -3, Multi - Family Residential and 20 parcels
zoned R -1, Single- Family Residential.
Adjacent properties have the following characteristics:
Location Zoning Existing Land Use
North R -1 Residential
East R -3 Hospital
West R -1 Residential
South R -3 Hospital
COMPREHENSIVE PLAN COMPLIANCE.
The Future Land Use Map (Map III -3) designates that the property
herein considered for rezoning is suitable for high- density
residential development.
The 1997 Comprehensive Plan includes the following goals,
Yakima Valley Memorial Hospital 2
400 Block of s 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
•
objectives and policies that apply to medical clinic and office
developments:
Policy C2.2: Office development should be encouraged to
locate within city limits.
Objective Si: Encourage the location of public and semi-
public facilities in appropriate locations throughout the
urban area.
Objective S2: Require public and semi - public uses to be
developed in a manner, which does not detract from
surrounding uses.
URBAN AREA ZONING ORDINANCE.
The zoning ordinance permits hospitals and their accessory uses
to locate in the R -3 zoning district if approved following Class
(3) review. Class (3) land uses are considered to be generally
incompatible with their neighbors for one or more reasons.
In this application the area of presumed incompatibility involves
the expansion of hospital facilities in very close proximity to
residential properties. Class (3) land uses may be permitted by
the hearing examiner if he determines that any difficulties
related to compatibility have been resolved.
REZONE CRITERIA.
Recommendations for approval of rezone applications are governed
by the following seven criteria specified in Section 15.23.030
YMC.
Yakima Valley Memorial Hospital 3
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
1. Testimony at public hearing.
Public testimony at the hearing is pivotal in the determination
of compatibility for any proposed land use change.
2. Suitability of property for proposed use.
The requested zoning change is suitable for the property in
question because the property is served by all urban services and
is located in an area designated by the comprehensive plan as a
suitable location for high- density residential development.
3. Recommendations from interested agencies.
No agencies have submitted recommendations either for or against
this rezone request.
4. Compliance with the Comprehensive Plan.
This rezone is compatible with future land use map III -3 and land
use compatibility chart III -2 of the Comprehensive Plan.
5. Adequacy of public utilities.
All affected agencies and city departments have indicated that
public services are available to the site and this rezone would
not create any difficulties as far as infrastructure is
concerned.
6. Compatibility of proposed use.
Yakima Valley Memorial Hospital has been at this location for
fifty years and consequently is a long established part of this
residential neighborhood. In furtherance of compatibility the
hospital has provided and maintained an attractive buffer
consisting of a brick and wrought iron fence together with
landscaping. This practice will continue around the perimeter of
this proposed hospital expansion. Additionally, the hospital has
Yakima Valley Memorial Hospital 4
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
acquired all of the privately owned property surrounding the area
of the rezone thereby providing yet another layer of buffering.
7. Public Need /Change in Circumstance
This rezone fulfills the public need for zoning regulations that
are consistent with the City's Comprehensive Plan. Additionally,
this rezone will allow expansion of Yakima Valley Memorial
Hospital's healthcare services. As such, it also addresses the
need for additional up -to -date medical facilities with which to
meet the public health needs of Yakima's growing population.
ZONING ORDINANCE DEVELOPMENT STANDARDS.
The zoning ordinance sets forth specific standards for lot size,
parking, building height, sight screening, signs, lot coverage,
building setbacks and fencing. What follows is an assessment of
where this application meets, or does not meet, these standards:
Parking.
The proposed new building is less than 50,000 square feet in
floor area. The parking standard for medical offices is one space
for every 200 square feet of gross floor area. Based upon this
standard a building of 50,000 square feet will require 250
spaces. The application indicates that 458 parking spaces will be
provided.
Site screening.
Based upon existing land uses and a strict application of the
site screening standards of Chapter 15.07, site screening
standard "C," consisting of a six - foot -high, view - obscuring fence
and a ten - foot -wide landscape strip, is indicated wherever this
project is immediately adjacent to a residential use. Wherever a
street separates the hospital from residential properties site
Yakima Valley Memorial Hospital 5
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
screening standard "A" is required. Standard "A" consists of a
ten -foot wide landscaped planting strip with trees at twenty to
thirty -foot centers, shrubs, and groundcover. The site plan
indicates that all required site screening will be provided.
Building height.
The building height limitation within the R -3 zoning district is
50 feet. The proposed new building complies with this height
limitation.
Signs.
No new freestanding signs are indicated on the site plans. Any
new freestanding signs will require additional Class (3) review.
Any directional signs are exempt from the sign code.
Lot coverage.
Permitted lot coverage within the R -3 zoned areas of this
proposal is 80% and in the R -1 zoned portions 45%. An
administrative adjustment has been requested to increase the lot
coverage within the R -1 zone to 80 %. This request will be
addressed in greater detail later in this report.
Setbacks.
For the new medical office building an adjustment request has
been submitted to reduce the front yard setback from 45 feet to
zero, the side yard setbacks reduced from 5 feet to zero and the
rear yard setback reduced from 15 feet to 7 feet.
Fences
Fences built within the front yard setback area of residential
zoning districts are permitted to be no more than four feet tall.
A two -foot adjustment of this standard is requested to allow the
Yakima Valley Memorial Hospital 6
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
continuance of the hospital's six -foot perimeter fencing.
Adjustment of Zoning Standards.
As stated earlier, the hospital has requested chances to the
zoning ordinance standards for lot coverage, building setbacks
and fence heights. Chapter 15.10.020 authorizes the adjustment of
certain of the standards of Chapters 15.05 through 15.08 of the
zoning ordinance. The purpose for this is to provide flexibility
to what are otherwise rigid standards. These particular standards
may be reduced or modified so long as the reviewing official
determines that the adjustment and /or reduction is consistent
with the purpose of this title, the intent and purposes of the
standard, and will accomplish one or more of the following
objectives of this chapter.
1. Allow buildings to be sited in the manner which maximizes
solar access.
2. Allow zero lot line or common wall construction in
conformance with the provisions of this title.
3. Coordinate development with adjacent land uses and physical
features of the site.
4. Permit flexibility in the design and placement of structures
and other site improvements.
5. Allow development consistent with a specific sub -area plan
adopted by either the city of county.
The three adjustment requests are consistent with the purpose
of Chapter 15.10, the intent and purpose of the standards and
they accomplish the objective of flexibility in the design and
placement of structures and other site improvements.
DEVELOPMENT SERVICES TEAM (DST) REVIEW.
The DST meeting for this proposal was held on August 21, 2002 at
Yakima Valley Memorial Hospital 7
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
which time the following comments were submitted.
City Engineer.
1) All new curb cuts, driveway approaches and new sidewalks must
be handicap accessible.
2) All driveway approaches from public right of way should be
Commercial driveway approaches.
3) All new sidewalks within public right of way should be 5 feet
wide.
4) There is an existing sanitary sewer main in Walnut Avenue
along the north curb line and runs along the north side of the
proposed building connecting with the north south main in the
utility easement in the parking lot.
5) There is an existing 6" sewer main running north /south behind
the proposed building for service to this proposal.
6) City standard streetlights should be installed at all
driveways and street intersections.
7) All storm water runoff must be retained on site.
Traffic Engineer.
A. Trip Generation Rates: Total expected traffic generated by
the proposed expansion is 285 PM Peak Hour vehicle trips or
2,818 total daily vehicle trips. This estimate is based upon
Institute of Transportation Engineers Trip Generation manual
Land Use Category # 720, Medical Office. The Transpo Study
includes Table 4 (page 7) that distributes the peak hour
Yakima Valley Memorial Hospital 8
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
trips to adjoining street segments, based upon a recent
license plate survey of traffic in the vicinity.
B. Significant Impacts: Without mitigation, additional vehicle
trips will traverse the residential neighborhood to the
north of the proposed building. Additionally, the proposed
development will have a significant adverse impact on two
street intersections (Tieton Drive at 30 Avenue and Tieton
Drive at 28 Avenue (Page 6). The traffic analysis prepared
by Transpo analyzes the impacts of closing either 28
Avenue or 30 Avenue in order to mitigate increased traffic
through the residential area north of the hospital complex.
The Study concluded that a traffic signal at 28 Avenue and
Tieton would be an appropriate mitigation measure if one of
these streets were closed and hospital complex traffic was
primarily limited to access at the intersection of 28
Avenue and Tieton Drive. The development plan submitted for
public review does not include a proposal to close any
streets.
C. Trip generation from the proposed 50,000( + / -) square foot
office building does not trigger the need for a traffic
signal, without the street closure. Recommendations for
mitigation measures are summarized on Pages 40 - 45 of the
application package. Based upon the findings of the study
and site review, Traffic Engineering recommends the
following mitigation measures:
a. Add speed bumps along 30 Avenue, north of the parking
lot entry, at locations to be determined by the City of
Yakima.
Yakima Valley Memorial Hospital 9
400 Block of S 30` Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
•
b. Add a chicane on 28 Avenue, north of Walnut Street
intersections with a design to be approved by the City
of Yakima.
c. The traffic signal proposed at Tieton Drive and 28
Avenue is a recommended mitigation measure if 30
Avenue is to be closed, as documented in the traffic
analysis. The design of the signal must be approved by
the City Engineer and meet all MUTCD standards. The
traffic signal to be installed will be compatible with
the City of Yakima NEMA standards.
D. Traffic Engineering staff does not recommend closure of
South 30 Avenue, based on the additional office building.
The most prevalent concern expressed by neighbors is the
speed of traffic. The proposed traffic calming measures
should address speeding in the vicinity of the hospital.
E. Pedestrian safety will be enhanced with the addition of
sidewalks along the east sides of 30 and 31 Avenues. The
City of Yakima will determine where crosswalks are to be
installed
Water /Irrigation Division
• There is a six -inch main in 30 Avenue, which may have
to be increased in size depending upon the necessary fire
flow and any new water demands in excess of previous
residential use. Fire flow is 3500 gallons per minute.
• Irrigation lines are located in Chestnut and Walnut and
along the back property lines. Easements for these lines
will need to be retained and observed.
Yakima Valley Memorial Hospital 10
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
•
• Fire hydrants are located at 30 and Chestnut and 30
and Walnut.
• Depending upon meter size there may be a meter charge.
Credit will be given for existing meters that are removed.
• All unused water services, domestic and irrigation,
must be abandoned at the water mains. Contact should be
made with both the Water and Irrigation divisions to
coordinate abandonment of services.
Codes - Addressing
The new medical building will be addressed as 404 S 30 Avenue
Yakima Regional Clean Air Authority (YRCAA)
This project may be subject to New Source Review (NSR.) Emissions
from boilers, generators and toxic air pollutant sources are most
likely to require controls per §4.02 of YRCAA regulations.
All demolition or renovation is subject to an asbestos survey and
abatement. Buildings that require demolition or renovation where
asbestos could be disturbed, a Notice of Demolition and
Renovation is to be filed and approved by YRCAA. An asbestos
survey must be completed and all asbestos must be removed prior
to demolition.
YRCAA regulations require dust control during demolition, site
preparation, construction and landscaping phases cited in this
project. A dust plan must be filed with, and approved by YRCAA.
TRAFFIC CONCURRENCY.
Yakima Valley Memorial Hospital 11
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
Traffic Concurrency Review for this project was completed on
September 20, 2002. Based upon the information provided by the
applicants this development will not exceed the PM peak hour
capacity of the City Arterial street system and reserve capacity
exists on all impacted streets.
STATE ENVIRONMENTAL POLICY ACT.
On September 17, 2002 the City of Yakima issued a Mitigated
Determination of Nonsignificance for environmental checklist #14-
02. The mitigation measures imposed are as follows:
1. Install speed bumps along S 30 Avenue, north of the
parking lot entry.
2. Install a chicane on S 28 Avenue, north of the Walnut
Street intersection.
3. Install a traffic signal at S 28 Avenue and Tieton Drive
to improve safety for vehicles making left turns. The design of
this signal must be approved by the City Engineer and meet all
MUTCD standards. The traffic signal to be installed shall be
compatible with the City of Yakima NEMA standards.
On September 23 an Amended MDNS was issued wherein the traffic
signal is to be required only if S 30 Avenue is to be closed.
At this point no closure has been requested.
PUBLIC NOTICE.
Notice for this hearing was provided in accordance with the
requirements of the Yakima Municipal Code in the following
manner:
Yakima Valley Memorial Hospital 12
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
Mailing of notice August 23, 2002
Posting of property September 20, 2002
Legal Ad published September 20, 2002
PUBLIC COMMENTS.
The 20 -day comment period for this application began on August
23 and concluded on September 12 The only comment received
reads as follows:
"During the construction phase of Memorials new office and
parking area, strict dust control and street cleaning measures
need to be enforced seven days a week. Adjacent residents should
be given a direct hospital and city contact to report dust or
dirty streets."
ANALYSIS.
The issues raised by this application concern the appropriateness
of rezoning the property from R -1 to R -3, the compatibility of
permitting a hospital medical clinic to locate within the R -3
zoning district and the administrative adjustments that are
requested for lot coverage, building set backs and fence height.
This rezone is supported by the Comprehensive Plan's Future Land
Use Map and by the fact that all infrastructure necessary to
support this development is readily accessible.
In the furtherance of achieving the compatibility requirements of
Class (3) review, hospital staff, together with their architects,
have met with the neighborhood to listen to their concerns and to
explain their future growth needs. The submittal of but a single
comment, concerning dust abatement, is an indication that in
large measure compatibility is not a problem for this proposal.
Yakima Valley Memorial Hospital 13
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
Additionally, Memorial Hospital has a well - deserved reputation
for providing well maintained buildings, site screening and
landscaping. Speeding traffic on residential streets is arguably
one of the neighborhoods greatest concerns, by the installation
of a speed bump on 30 Avenue and a traffic chicane on 28
Avenue the hospital is trying to reduce speeds yet leave streets
open to through traffic.
As for the three administrative adjustment requests they are each
consistent with the purpose of Chapter 15.10, the intent and
purpose of the standards involved and comply with adjustment
objective number four, "to permit flexibility in the design and
placement of structures and other site improvements."
CONCLUSIONS.
1. The hearing examiner has jurisdiction.
2. The proposed use conforms to the goals and objectives of The
Yakima Urban Area Comprehensive Plan.
3. This rezone is compatible with future land use map III -3 and
land use compatibility chart 1II -2 of the Comprehensive
Plan.
4. The hospital's acquisition of the privately owned property
surrounding the area of the requested rezone is a
significant change in circumstance that supports this
application.
5. During project review it has been determined that this
request is in compliance with YMC 16.06.020(B) for making a
Determination of Consistency as follows:
Yakima Valley Memorial Hospital 14
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
a. The density of the development is not a factor with
this application.
b. Hospitals and their accessory uses are Class (3)
permitted uses within the R -3 and R -1 zoning districts.
c. Adequate public facilities are available to serve this
site.
d. With the exception of lot coverage, building setbacks
and fence heights this proposal meets all applicable
zoning ordinance standards for development.
Administrative adjustments of the foregoing standards
not being met are herein recommended for approval.
6. SEPA review resulted in the issuance of a MDNS on September
17, 2002 and an Amended MDNS on September 23
7. This development will not exceed the PM peak hour capacity
of the City Arterial street system and reserve capacity
exists on all streets impacted by this development.
8. Public Notice for this hearing was provided in accordance
with the notice requirements of Chapters 15 and 16 of the
Yakima Municipal Code.
9.No unmitigated adverse impacts have been identified that
result from the approval of this application.
10. Approval of this master application will have the following
public benefits: expansion of health related facilities to
Yakima Valley Memorial Hospital 15
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
serve the people, increased investment in the community,
increased tax base and increased employment opportunities.
RECOMMENDATION.
The Division of Environmental Planning recommends that this
Master Application be approved subject to the following
conditions.
1. All new curb cuts, driveway approaches and new sidewalks
shall be handicap accessible.
2. All driveway approaches from the public right -of -way shall
be commercial driveway approaches.
3. All new sidewalks within the public right -of -way shall be
five feet wide.
4. City standard streetlights shall be installed at all
driveways and street intersections.
5. All storm water runoff must be retained on site.
6. All unused water services, domestic and irrigation, must be
abandoned at the water mains.
7. Yakima Regional Clean Air Authority (YRCAA) regulations
require dust control during any demolition, site
preparation, construction and landscaping phases cited in
this project. A dust plan must be filed with, and approved
by YRCAA.
8. The hospital and /or their contractors shall designate a
Yakima Valley Memorial Hospital 16
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
•
responsible party to serve as the contact for any suspected
air quality violations.
9. Permits must be obtained from the City of Yakima for all
grading, construction and signs.
10. Any new freestanding signs will require additional Class (3)
review. All other signs are to be installed in compliance
with the provisions of Chapter 15.08 of the zoning
ordinance.
11. A final site plan shall be required showing all changes
that have been made following this application as well as
any changes or conditions that might be required by the
hearing examiner.
Yakima Valley Memorial Hospital 17
400 Block of S 30 Avenue
UAZO Master Application;
RZ #6 -02, CL (3) #9 -02,
ADM. ADJ. #12 -02, EC #14 -02
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER B
Maps
EXHIBIT # DOCUMENT DATE
B -1 Maps: Vicinity, Mailing, Aerial, Zoning and Atlas 8/5/02
1
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FILE NO: RZ #6 -02, CL(3)#9 -02, ADJ #12 -02 & EC #15 -02 18132333004
18132333413
APPLICANT: YAKIMA VALLEY MEMORIAL HW k rr? I.
13132333414
REQUEST: REZONE 1 PARCEL FROM R= TO R- ti es D Fi led
Examiner
13132333417 '
CONSTRUCT MEDICAL OFFICE BUIL 13132333418
LOCATION: 400 BLOCK OF SOUTH 30TH A WE Date 9'5 02- 3132333447
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FILE NO: RZ #6 -02, CL(3)#9 -02, ADJ #12 -02 & EC #15 -02
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APPLICANT: YAKIMA VALLEY MEMORIAL HOSPITAL I" <_ ''''
REQUEST: REZONE 1 PARCEL FROM R-1 TOR 3 AND - - - Zoning Boundary
CONSTRUCT MEDICAL OFFICE BUILDING :::: Yakima City Limits
LOCATION: 400 BLOCK OF SOUTH 30TH AVENUE RZ6-02 08/05/02
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FILE NO: RZ#6 -02, CL(3)#9 -02, ADJ #12 -02 & EC #15 -02 I
APPLICANT: YAKIMA VALLEY MEMORIAL HOSPITAL Subject Property
REQUEST: REZONE 1 PARCEL FROM R-1 TO R-3 AND Zoning Boundary
CONSTRUCT MEDICAL OFFICE BUILDING Yakima City Limits
LOCATION: 400 BLOCK OF SOUTH 30TH AVENUE
Rib o.-2 04/0.
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---�i 1 Phone: (509)575 -6113
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i i ∎ i k . r�.A.l t . L e• �.. .1S11in _ — s. =• ��i� • !, _ C reated: August 05, 2002
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER C
Site Plan
EXHIBIT # DOCUMENT DATE
C -1 Site Plan 7 -25 -02
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Hearing Examiner Exhibit List
CHAPTER D
DST Comments
EXHIBIT # DOCUMENT DATE
D -1 Request for Comments 8 -9 -02
D -2 Agencies Contacted 8 -9 -02
D -3 Comments from Carolyn Belles, Code Administration 9 -3 -02
D -4 Comments from Dave Brown, City Water/Irrigation 8 -21 -02
D -5 Comments from Sandy Cox, Code Administration 9 -11-02
D -6 Comments from Les Ornelas, Yakima Clean Air Authority 8 -14 -02
D -7 Comments from John Shambaugh, WSDOT, Aviation Division 8 -20 -02
D -8 Notice of Decision for Transportation Concurrency Analysis from Joan 7 -22 -02
Davenport
D -9 Letter from Don Schussler, Halverson & Applegate 8 -14 -02
D -10 DST comments from Joan Davenport, Traffic Engineer 8 -21 -02
D -11 Memo from Joan Davenport, Traffic Engineer 9 -20 -02
D -12 Notice of Decision for Transportation Concurrency Analysis from Joan 9 -20 -02
Davenport, Traffic Engineer
y ‘" h
/A f v e DEPARTMENT OF PUBLIC WORKS
C • .: .4i 2301 Fruitvale Blvd., Yakima, Washington 98902
Phone (509) 575 -6005
September 20, 2002
Dave Franklund
KDF Architecture
1310 North 16 Avenue
Yakima, WA 98902
Subject: Notice of Decision for Transportation Concurrency Analysis
Yakima Valley Memorial Hospital Medical Office Project
Dear Applicant,
Enclosed is the Decision for the Transportation Capacity Analysis of the 78,000 square
foot medical office building proposed to be constructed at 400 North 30 Avenue , within
the City of Yakima, Washington. This development has been APPROVED for
Concurrency Analysis. Concurrency review determined that reserve capacity is available
on all impacted arterial streets. Concurrency review does not evaluate impact to local
access streets or street intersections. This review does not include safety or site design
issues which will be addressed at the project review level of zoning and SEPA. This
review concluded that the proposed development will not exceed the capacity of the
arterial street system and reserve capacity exists on all impacted arterial streets.
Please review the enclosed report. You may appeal the Findings of this report or request
Administrative Reconsideration within fifteen (15) days from the date of mailing of this
Notice. Appeal forms and procedures are available at the Department of Community and
Economic Development. If you have any questions, please me call at (509)576 -6417.
Sincerely, /,"? NIA___,r4„ .
Joarf 0 avenport
Supervising Traffic Engineer
enclosure
copy: Chris Wilson, City Planning Division Filed
Sandy Cox, City Code Division
Hearing Examiner
EXH #. =Date, 9 • 0—
File # / -0D--
. Yakima
AFARwiciatr
administration 575 -6005 • Equipment Rental 575 -6005 • Parks & Recreation 575 -6020 • Refuse 575 -6005 i ' I I r
Street 575 -6005 • Traffic 575 -6005 • Transit 575 -6005
1994
City of Yakima, Washington
Traffic Division of Public Works Department
Transportation Concurrency Analysis
Date of Review: September 20, 2002 011/1441
Review Prepared by: Joan Davenport, Supervising Traffic Engineer (576 - 6417)
Proposed Development: Yakima Valley Memorial Hopsital (Receipt #130830 )
Subject Address: 2811 Tieton Drive
ITE Land Use Category: LU #720, Medical Office
Calculation: 2.43 PM Peak Hour Trips per 1000 s.f. development
[2.43 * 78 = 189.5 PM Peak Hour Trips]
Expected Net PM Peak Hour Trip Generation: 190 PM Peak Hour trips
Summary of Impact:
The applicant, Yakima Valley Memorial Hospital proposes to construct a 78,000 square foot
medical office building with 458 parking spaces at 400 North 30 Avenue. All traffic from this new
development will enter the Arterial Street system on Tieton Drive. Other adjoining streets noted in
the table below will receive traffic from this development via local access streets. City of Yakima
Administrative procedures for Concurrency Analysis use the PM Peak hour trip of the adjacent
street for the selected land use category. The site generated traffic is distributed to the Arterial street
sections noted below, based upon the City policy to assess impacts for two Arterial street segments.
Estimated distribution of the site generated trips is shown on the table below . Based upon actual
data, City of Yakima Traffic Volumes for PM Peak Hour are assessed as 8.7% of total Average
Daily Traffic (ADT). Peak hour reserve capacity includes any vehicle trips previously assigned
under the Concurrency Ordinance. City of Yakima Transportation Concurrency assesses arterial
street segment capacity only and does not address intersection capacity.
Pk Pk Hr Pk Hr Dev. PM
Street Segment ADT (8.7% Reserve Pk Hr V/C LOS
Seg Ca p' ADT) Cap. impact
55 16th Ave: Yakima Ave to Tieton 22400 3200 1949 1200 48 0.63 B
65 32nd Ave: Tieton To Summitview 4500 1600 392 1176 30 0.28 A
66 32nd Ave: Tieton to Nob Hill Blvd 4300 1600 374 1271 15 0.28 A
137 Summitview: 40th - 32nd Ave 20900 3200 1818 1394 48 0.60 B
138 Summitview: 32nd - 24th Ave 13400 3200 1166 2070 24 0.38 A
163 Tieton Dr: 32nd Ave to 40th Ave 17400 3200 1514 1610 80 0.52 A
164 Tieton Dr: 24th to 32nd Ave 16500 3200 1436 1584 190 0.52 A
165 Tieton: 16th Ave to 24th Ave 17600 3200 1531 1584 80 0.51 A
Summary of Impact to City of Yakima Arterial Streets:
This application has been reviewed and approved for consistency with YMC 12.08 Transportation
Capacity Management Ordinance. This development will not exceed the PM peak hour capacity of
the City Arterial street system and reserve capacity exists on all impacted streets. This review does
not include any site development or safety issues which may be discussed at the project level or
SEPA review.
Transportation Capacity Analysis
Page 1 of 1
RECEIVED
JUL 2 5 2002
City of Yakima, Washington
1'lZANSPORT ATION CAPACITY N AL.YSIS CITY OF YAKIMA
PLANNING DIV.
If The Washington State Growth MPna gement Act (RC`s% 36.70A.070) .ecuires all new development to 1
1 he consistent wiri the existing or planned street system capacities. rae City of Y atilma adopted
I Yakima Municipal Code Section 12.03 to implement this 'local requirement. The information you I
orovide with this application will be used to estimate the impact of your development upon the PM
Peak Hour traL7c on the City or Yakima arterial streets.
APPLICATION LNFORM4TION FEE: S250 (Receipt # )
'
Applic Name: Yakima Valley Memorial Hospital
Contact Person: Dave Franklund - dave .frankiund @kdfarchitecture.com
Mailing Address: 1310 North 16th Avenue
Yakima, 1 ,.1A 98902
Project Address: 1 00 North 30th Avenue
SEE. ATTAC:ENT 'A'
Parcel Number:
RESIDEIN?T-L : =- _: __ColOiq. RCI Ij .: -_: __._. -- - TiYD_tiSTRL4L --,:-
`Medic
lumber of tuts Describe Describe _
Otzice 3uilcing
78,000
Housing Type: Gross Floor .-- rea: Gross Floor Area:
isingle family, Apartment, condo, MEP)
382/458
Special Population: Parking Spaces: Parking Spaces:
(Assisted Living, Nursing Home. etc) (Required/Provided) (Required/Provided)
Other: Number of Employees 150 Number of Employees
(Day Care, Church, etc)
New Medical Offices Building
Project Description:
*T* *PLEASE ATTACH A SITE PLAN * ** **
Submit this form . attachments arm fee to the City Permit Center, Yakima City Hall, 129 North Second
Street, Yakima, Washington, 98901. You will receive a Notice of Decision explaining the Findings
of this analysis. Please review the Decision when it is sent to you as there is a limited time period for
Request for Reconsideration or Appeal.
'2uesnons? Contact the Cry of Yakima Public Works Tragic Division
2301 i^airvale Boulevard, Yakima, 4 98902
Phone: 09/575 -0005
I
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NEW STRUCTURE FOOTPRINT: 29,650 5F
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PROPOSED PAYED AREAS: 145. 635 SF
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1.. 1 i i CITY OF YAKIMA 0..
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4 .,..,
■ 1 PLANNING DIV.
45 WITZ
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IPARCE.L. 1 ZGNING MAP
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. I FlOSIOINZEI ' ' ' - ----X- - ' t....:.. -
arrE PLAN J
(-_-.) 5ITE PLAN
X.ALE r• ea-ar
" •''
'o DEPARTMENT OF PUBLIC WORKS
2301 Fruitvale Blvd., Yakima, Washington 98902
$��" LI Phone (509) 575 -6005
- City of Yakima Department of Public Works
°,' ° +`' ° ",,, ,, Traffic Engineering Division
To: Bruce Benson, Senior Planner 1614,
From: Joan Davenport, Traffic Engine89
Date: September 20, 2002
Subject: Supplemental DST Comments for Memorial Hospital Medical Office
Building Review
I would like to modify my previous (August 21, 2002) DST comments regarding this
application, specifically my Item #4, Recommendation.
The Traffic Analysis submitted by the applicant examined the impacts of street closures
at either 28 or 30 Avenues. The Study concluded that a traffic signal at 28 Avenue
and Tieton would be an appropriate mitigation measure if one of these streets were closed
and hospital complex traffic was primarily limited to access at 28 Avenue and Tieton
Drive intersection. The development plan submitted for public review does not include a
proposal to close any streets.
Upon further consideration of the proposed mitigation measure of a traffic signal at 28
Avenue and Tieton Drive the trip generation from the proposed 78,000 square foot office
building does not trigger the need for a traffic signal, without the street closure. I would
like to modify my Item #4 of my previous DST memo as follows:
4. Recommendations for mitigation measures on summarized on Pages 40 - 45 of
the application package. Based upon the fmdings of the study and site review,
Traffic Engineering recommends the following mitigation measures:
a) Add speed bumps along 30 Avenue, north of the parking lot entry, at
locations to be determined by the City of Yakima.
b) Add a chicane on 28 Avenue, north of Walnut Street intersections with a
design to be approved by the City of Yakima.
c) The traffic signal proposed at Tieton Drive and 28 Avenue is a
recommended mitigation measure if 30 Avenue is to be closed, as
documented in the traffic analysis. The design of the signal must be approved
by the City Engineer and meet all MUTCD standards. The traffic signal to be
installed will be compatible with the City of Yakima NE'.— ... .
Filed
:caring Examiner
Date q -a.o •- GY
File# 2 ;
Yakima
krtrati
Traffic Engineering Comments: YVMH Supplemental IT, PaAdmini if.,
Administration 575 -6005 • Equipment Rental 575 -6005 • Parks & Recreation 575 -6020 • Refuse 575 -6005
Street 575 -6005 • Traffic 575 -6005 • Transit 575 -6005
1994
City of Yakima Department of Public Works
Traffic Engineering Division
To: Bruce Benson, Senior Planner
From: Joan Davenport, Traffic Engineer
Date: August 21, 2002
Subject: DST Comments for Memorial Hospital Medical Office Building Review
I have reviewed the Transpo Group Traffic Study (May, 2002) for the Proposed
development of a 78,000 square foot medical office, as well as the expanded SEPA
checklist and the site plan prepared by Knipper Dunn and Franklund). I offer following
comments.
1. Traffic Study submitted: A traffic analysis was submitted by the applicant, prepared
by The Transpo Group which analyzed the impact of closing either 28 or 30
Avenue in the vicinity of the hospital expansion. City staff met early with hospital
representatives to discuss the review process of this development. It was noted that
many neighbors have previously suggested that expansion of the hospital campus
may necessitate closure of some streets. The Transpo analysis describes the impact of
closures of either 28 or 30 Avenues and describes various mitigation measures.
2. Trip Generation Rates: Total expected traffic generated by the proposed expansion is
285 PM Peak Hour vehicle trips or 2,818 total daily vehicle trips. This estimate is
based upon Institute of Transportation Engineers Trip Generation manual Land Use
Category # 720, Medical Office. The Transpo Study includes Table 4 (page 7) that
distributes the peak hour trips to adjoining street segments, based upon a recent
license plate survey of traffic in the vicinity.
3. Significant Impacts: Without mitigation, additional vehicle trips will traverse the
residential neighborhood to the north of the proposed building. Additionally, the
proposed development will have a significant adverse impact on two street
intersections ( Tieton Drive at 30 Avenue and Tieton Drive at 28 Avenue (Page 6).
The traffic analysis prepared by Transpo analyzes the impacts of closing either 28
Avenue or 30 Avenue in order to mitigate increased traffic through the residential
area north of the hospital complex. A number of mitigation measures are discussed
and evaluated.
4. Recommendations for mitigation measures on summarized on Pages 40 - 45 of the
application package. Based upon the fmdings of the study and site review, Traffic
Engineering recommends the following mitigation measures:
a) Add speed bumps along 30 Avenue, north of the parking lot ent . F
b) Add a chicane on 28 Avenue, north of Walnut Street intersectio Hearing Examiner
Traffic Engineering Comments: Skyland Co. EXH # 2'"/°
Page i of 2
File # L"�a'
c) The traffic signal proposed at Tieton Drive and 28 Avenue is a
recommended mitigation measure, as documented in the traffic analysis. A
traffic signal at 28 Avenue will provide a safe location for making left turns
at the intersection of Tieton and 28 Avenue and will be a service to the
neighborhood. The design of the signal must be approved by the City
Engineer and meet all MUTCD standards. The traffic signal to be installed
will be compatible with the City of Yakima NEMA standards.
5. Pedestrian safety will be enhanced with the addition of sidewalks along the east side
of 31 Avenue and the east side of 30 Avenue. The City of Yakima will determine
where crosswalks are installed.
6. Closure of 30 Avenue. Traffic Engineering staff does not recommend closure of
South 30 Avenue, based on the additional office building. The most prevalent
concern expressed by neighbors is the speed of traffic. The proposed traffic calming
measures should address speeding in the vicinity of the hospital.
7. This development is subject to conformance with the Transportation Concurrency
Ordinance. An application has been filed with the City of Yakima and will be
processed after the SEPA threshold decision has been issued. This is to ensure
consistency in the two review processes.
Traffic Engineering Comments: Skyland Co.
Page 2 of 2
LAW OFFICES OF Lawyers for
HALVERSON APPLEGATE P.S. Central Washington
311 NORTH FOURTH STREET HALVERSO APPLEGATE P. S.
P.O. Box 22730
YAKIMA,W.ASHINGTON
98907 -2715 ATTORNEYS AT LAW DON W. SCHUSSLER
Entail: dws @halversonlaw.com
509 -57 -6 RECEIVED
509 - 575 -6611
E -MAIL:
haps @halversonlaw.com AUG 14 2002
FACSIMILE:
509- 457 -2419 CITY OF YAKIMA
PLANNING DIV.
August 13, 2002
Mr. Bruce Benson
City of Yakima Planning Dept.
129 N. Second Street
Yakima, WA 98901
Re: Yakima Valley Memorial Hospital West Pavilion II
Dear Bruce:
You asked Dave Franklund for clarification of YVMH's position regarding the
possible closure of 30th Avenue. We recognize that the traffic study discusses that
possibility.
From the hospital's point of view, closure of 30th Avenue. is not necessary for the
viability of the West Pavilion II project. However, in the course of meeting with
neighbors, we heard a number of concerns as to both the speed of vehicles using the
street and the volume of cars which might choose to turn south from Chestnut.
Neighbors suggested some form of traffic calming, or creating a narrow "throat" to
slow traffic, or perhaps closing the street.
The point is that we have no objection to any of the suggestions made by residents
in the area and we think that their concerns are well - placed. However, at the end of
the day, this is a decision for the City of Yakima Traffic Engineering Dept. We will
abide by whatever decision the City makes regarding the future of 30th Avenue.
Very truly yours,
Don Schussler
Filed
cc: Rick Linneweh Hearing Examiner
Dave Franklund }( j �
f. \clients\fnh \memorial hosp\land use \benson.081302.doc EXH fi _ date /�� "
8/13/2002 11:10 amks
File # Z #6.
- 0�--
�� r ►'' q � l + DEPARTMENT OF PUBLIC WORKS
2301 Fruitvale Blvd., Yakima, Washington 98902
I s , " „ ; Phone (509) 575 -6005
a,, * ,:
+''1 111, r URAT817 ti p 15S -
July 22, 2002
Brian Andringa
KDF Architects
1310 North 16 Ave
Yakima, WA 98902
Subject: Notice of Decision for Transportation Concurrency Analysis
Yakima Valley Memorial Hospital Addition, 2811 Tieton Dr
Dear Applicant,
Enclosed is the Decision for the Transportation Capacity Analysis of the 15,775 square
foot addition to Yakima Valley Memorial Hospital proposed to be located at 2811 Tieton
Drive, within the City of Yakima, Washington. This development has been
APPROVED for Concurrency Analysis. Concurrency review determined that reserve
capacity is available on all impacted arterial streets. Concurrency review does not
evaluate impact to local access streets or street intersections. This review does not
include safety or site design issues which will be addressed at the project review level of
zoning and SEPA. This review concluded that the proposed development will not exceed
the capacity of the arterial street system and reserve capacity exists on all impacted
arterial streets.
Please review the enclosed report. You may appeal the Findings of this report or request
Administrative Reconsideration within fifteen (15) days from the date of mailing of this
Notice. Appeal forms and procedures are available at the Department of Community and
Economic Development, but if you have any questions, please give me a call at (509)576-
6417.
Sincerely,
ii
Jo. Davenport '
0 .4 ervising Traffic Engineer
Filed
enclosure Hearing Examiner
copy: Chris Wilson, City Planning Division
Sandy Cox, City Code Division EXH # .1 _$ Date 7
File # P2 #'6—o
Yakima
trIttal
AFAnrleaaty
Administration 575 -6005 • Equipment Rental 575 -6005 • Parks & Recreation 575 -6020 • Refuse 575 -6005 11 I I ir
Street 575 -6005 • Traffic 575 -6005 • Transit 575 -6005
1994
City of Yakima, Washington
Traffic Division of Public Works Department
Transportation Concurrency Analysis
Date of Review: July 22, 2002
Review Prepared by: Joan Davenport, Supervising Traffic Engineer (576 -6417)
Proposed Development: Yakima Valley Memborial Hopsital (Receipt #130830)
Subject Address: 2811 Tieton Drive
ITE Land Use Category: LU #610, Hospital
Calculation: 0.92 PM Peak Hour Trips per 1000 s.f. development
[0.92 * 15.775 = 14.5 PM Peak Hour Trips]
Expected Net PM Peak Hour Trip Generation: 15 PM Peak Hour trips
Summary of Impact:
The applicant, Yakima Valley Memorial Hospital proposes to construct a 15, 775 square foot
addition to the hospital, as well as other renovation of the building. The site is located at 2811
Tieton Drive.
All traffic from this new development will enter the Arterial Street system on Tieton Drive. City of
Yakima Administrative procedures for Concurrency Analysis use the PM Peak hour trip of the
adjacent street for the selected land use category. The site generated traffic is distributed to the
Arterial street sections noted below, based upon the City policy to assess impacts for two Arterial
street segments.
Estimated distribution of the site generated trips is shown on the table below . Based upon actual
data, City of Yakima Traffic Volumes for PM Peak Hour are assessed as 8.7% of total Average
Daily Traffic (ADT). Peak hour reserve capacity includes any vehicle trips previously assigned
under the Concurrency Ordinance. City of Yakima Transportation Concurrency assesses arterial
street segment capacity only and does not address intersection capacity.
Pk Hr Pk Hr Dev. PM
Street Segment ADT Pk (8.7% Reserve Pk Hr V/C LOS
Seg Cap ADT) Cap. impact
65 32nd Ave: Tieton To Summitview 4500 1600 392 1201 5 0.25 A
66 32nd Ave: Tieton to Nob Hill Blvd 4300 1600 374 1284 2 0.27 A
163 Tieton Dr: 32nd Ave to 40th Ave 17400 3200 1514 1680 10 0.48 A
164 Tieton Dr: 24th to 32nd Ave 16500 3200 1436 1759 15 0.46 A
165 Tieton: 16th Ave to 24th Ave 17600 3200 1531 1659 5 0.48 A
Summary of Impact to City of Yakima Arterial Streets:
This application has been reviewed and approved for consistency with YMC 12.08 Transportation
Capacity Management Ordinance. This development will not exceed the PM peak hour capacity of
the City Arterial street system and reserve capacity exists on all impacted streets. This review does
not include any site development or safety issues which may be discussed at the project level or
SEPA review.
Transportation Capacity Analysis
Page 1 of 1
City of Yakima, Washington
TRANSPORTATION CAPACITY ANALYSIS
II The Washington State Growth Management Act (RCW 36.70A.070) requires all new development to
be consistent with the existing or planned street system capacities. The City of Yakima adopted
Yakima Municipal Code Section 12.03 to implement this local requirement. The information you
provide with this application will be used to estimate the impact of your development upon the PM
Peak Hour traffic on the City of Yakima arterial streets.
APPLICATION INFORMATION FEE: $250 (Receipt # /30 g ' )
Applicant Name: ‘1 U M..„ i 0 °. c-1-2- 1
Contact Person: ' RYidvivyc1r. 1(..0 p✓J
Mailing Address: �13b 1J.1�, 1�) gvc
T�z.1c.:riaZ w A , 6 1X - 1--
Project Address: x$11 - (►t6M Dnvt.
Parcel Number: 1 `6 211'5
RESIDENTIAL COMMERCIAL _ IN .-
Number of Units Describe Describe _
Housing Type: Gross Floor Area: Gross Floor Area:
(single family, Apartment, condo, MHP)
Special Population: 4cik2\ Parking Spaces: uN h Parking Spaces: = So-'
(Assisted Living, Nursing Home, etc) • equire. 'rovided) (Requir rovide
Other: Number of Employees Number of Employees
(Day Care, Church, etc)
Project Description: \5D ISSP 2dd'r kl 12TM 4 Yc,,v„a}t,,,-6 -.LA L= `rit 2 \274 i.1 -
C - \r s . ,ow,,A syz■ wt11 a " S1u11"• b.11 N. zr,d tk(s{s, G is sTyl Aki
6.1,s- ■uli,,,, iS 4l,u. 1 ..R..
* * ** *PLEASE ATTACH A SITE PLAN* * * **
Submit this form , attachments and fee to the City Permit Center, Yakima City Hall, 129 North Second
Street, Yakima, Washington, 98901. You will receive a Notice of Decision explaining the Findings
of this analysis. Please review the Decision when it is sent to you, as there is a limited time period for
Request for Reconsideration or Appeal.
Questions? Contact the City of Yakima Public Works Traffic Division
2301 Fruitvale Boulevard, Yakima, WA 98902
Phone: 509/575-6005
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CITY OF Y_IA: tt
. LAND USE kPPLICATION
f = -_ � DEPARTMENT OF COMM 1 . AND ECONOMIC DEVELOPM NT
129 NORTH SECOND 2ND FLOOR •
„'r• 4 �r�, YAKIMA. WASHINGTON 98901
VOIC: (509)575-6183 FAX: (509) 575-6105
__ _.. -.�__• r• .._:. • .. .. -. _. __._ .. _.. - a .'_r - - .s fir. i_a a .�.-- :r�..v -. .. -a.._. a•.�swr- : s � :w. - a • • -.. .... •i. -Tim
Answer all questions completely. If you have any questions about this form or the application s call. come to person or r e:er to the
accompanying instructions.
This application consists of four parts. PARTI - GENERAL INFORMATION AND PART IV - C am: - -( 1rtC ATION are on this rage. ?ART'
II anti III contain additional information specific to your proposal and MUST be attached to this page to complete the aopiicadon. Remember
to bring all necessary attachments and the required filing fee when the application is submitted. The-Planning Division cannot accent an
application unless it is complex and the filing fee paid. Filing fees are not refundable.
11_ . PPT_IC" ANT I NAlvE - —
2• APPLICANT ADDRESS 1 5-7 � N• 1.6 ft% Cl Y `'(4 -e--1 NitS.
AND PHONE_ NUMBER. , STAT�1,„4 3P 9Q.1i /y) PHONE iG ) �C 941:2 MESSAGE ( 1
3. APPLICANTS ORES T I C EC El OWNER OWNER R.PR>✓'SENTATIV
LNIS PROPERTY ONE
LT CONTRACT PURCHASE? El OTHER
4. PROPERTY OWNER NAME
CIF OT'h THAN APP* ICArr
5. PROPERTY OWNERS 5TR! 281 I 7.s-77.s
ADDRESS AND PHONE
C T= i FAN AppucANT^ STATE. 'v4Z cps9G2 PHONE (S ) fESSAGE
6..ASSEESSOR'S. PARCEL NUMEER (5) FOR SUBJECT PROPERTY:
7. =STING ZONL�7G OF SUBJECT PROPEE i s
Q �
8. ADDRESS OF SUMP= PROPERTY:
28 y 1 - I - i - r - ark \/ , Y 1 f,.•t A qg .
9. TYPE OF APPLICATION: THAT APPL )
ar Class (2) Use Environmentai.Checklist (SEPA) a Right -of -Way Vacation
Q Class (3) Use [ Modification to Approved Cass (2) & (3) Uses a Short Plat Exemption
Rezone [. Appeal Z Shoreline
a Variance a Nonconforming Structure /Use 4 Utility Easement Reiesse-
u Home Occupation a Preliminary Subdivision a interpretation by Heating Examiner
ZAdrninistrative Adjustment - a Short PIat Other
10.SF - :A LAC3ED
i 1 I certify chat the-information on this application anti the required attaczrnents are true and correct to the best of my knowiedge.
rej /A 7 — —q
r� SIGNATURE / DATE
P " sed 9 -98 l FOR ADMINISTRATIVE TIVE USE ONT. Y
FILE NO.
JAT Fit PAID q 3ECIIFD Y T7 +HOLM :EC2lT!' eAXNa OwTi
. r , U ll "_ L. 1 , �{ • L1 .. !. ;• — r='j _ - . • ,
•
•
•
171 Washington State Aviation Division
Department of Transportation 3704 172nd Street, Suite K2
Dou Douglas B. MacDonald P.O. Box 3367
9 Arlington, Washington 98223 -3367
Secretary of Transportation 360 -651 -6300 / Fax 360 -651 -6319
August 16, 2002 w
RECEIVED
Bruce Benson, Senior Planner
Dept. of Community & Economic Development AUG 2 0 2002
Yakima City Hall CITY OF Y'AKBAA
129 North Second Street PLANNI DIV.
Yakima, WA 98901
RE: Master Land Use Application, Yakima Valley Memorial Hospital
Dear Bruce:
The Washington State Department of Transportation Aviation Division would like
to thank you for the opportunity to review and comment on the above application.
We have reviewed the application materials for this project and find that the
project will not impact the Yakima Air Terminal and general aviation.
We would also like to thank you for adding the WSDOT Aviation Division to your
distribution list and appreciate the opportunity to comment on planning /building
issues that are located within the Yakima Airport Overlay District. Please do not
hesitate to contact us at any time if you have questions conceming aviation. I
can be reached at http : / /www.shambaj @wsdot.wa.gov/ or at 360- 651 -6303. We
look foreword to working with you to enhance quality of life issues for the City of
Yakima.
Sincere) ,
iL s
ohn Shambau4h
Senior Planner
Filed
Hearing Examiner
E XH #, 1 7 Date, F - f( - °Z
File # T Z# to - ca—
,
" '' � AUG 1 6 2002
• CITY OF YAKIMA
akima Regional PLANNING D1 V.
Clean Air Authority Six So. Second St., Suite 1 016, Yakima, WA 98901
Phone: (509) 574 -1410, Fax: (509) 574-1411
http://www.co.yakima.wa.us/cleanair
August 14, 2002
Bruce Benson, Senior Planner
City of Yakima Department of Community and Economic Development
City of Yakima
129 N. 2nd St.
Yakima, WA 98901
RE: UAZO RZ #6 - 02, UAZO CL (3) #9 - 02, UAZO ADM ADJ #12 - 02, UAZO EC #14 - 02
Yakima Valley Memorial Hospital
Dear Mr. Be
This project may be subject to New Source Review (NSR). NSR is a process by which all air
emissions points are identified, quantified and assessed for required pollution controls. Emissions from
boilers, generators and toxic air pollutant sources are most likely to require controls per §4.02 of our
Regulation 1. The cost to review a NSR is $315.
All demolition or renovation is subject to an asbestos survey and abatement. Buildings that require
demolition or renovation where asbestos could be disturbed, a Notification of Demolition and
Renovation to be filed with and approved by YRCAA is required. An asbestos survey must be
completed, and all asbestos must be removed prior to demolition, per §3.07.F, G and H of YRCAA
Regulations.
YRCAA regulations requires dust control during demolition, site preparation, construction and
landscaping phases cited in this project must be filed with, and approved by YRCAA, per §3.08 of
YRCAA Regulations. The fee for construction dust plan is $205. Proponent is encouraged to file a
Master Construction Dust Control Plan for the year 2002.
Thank you for your continued support. With your help and those of others we can continue to have
clean and healthful air quality in Yakima County.
Sincerely,
Les Ornelas
Air Pollution Control Officer
Filed
cc: R. W. Linneweh, Jr., Yakima Valley Memorial Hospital Hearing Examiner
Gary Pruitt, YRCAA Enforcement Officer
EXH # b' Date g -1 0 ,
File# R2 # (,,-02-
/ chasm /wpfiles/ permitting /SEPA/City_of_ Yakima / Benson_ UAZO_ RZ# 6- 02_ CL# 9 _02_EC #14 02_MemorialHospital_
2aug02
CITY OF YAKIMA
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ENGINEERING DIVISION
MEMORANDUM
DATE: August 19, 2002
TO: Bruce Benson, Senior Planner
FROM: Kevin Callow, Development Engineer
RE: Yakima Valley Memorial Hospital
Based on my review of this proposal, I have the following comments;
All new curb cuts, driveway approaches and new sidewalks must be handicap accessible.
All driveway approaches from public right of way should be Commercial driveway
approaches.
AR new sidewalks within public right of way should be 5 feet wide.
There is an existing sanitary sewer main in Walnut Ave. along the north curb line and runs
along the north side of the proposed building connecting with the north south main in the
utility easement in the parking lot.
There is an existing 6" sewer main running north — south behind the proposed building for
service to this proposal.
City standard street lights should be installed at all driveways and street intersections.
All storm water run -off must be retained on site.
Filed
Hearing Examiner
EXH # , - Date. 3 19- 0
File# ga4fr (0 -0Z
.
Water Irrigation DST Comments (�
E
E
Applicant: Memorial Hospital Comments Submitted By:
Location: 400 Block of S. 30th Ave Dave Brown Water /Irrigation Engineer 575 -6204 — t1J
eft
Parcel #: Lots Division:
Date: 8/21/02 Water /Irrigation Division ca
1= primary review
2= secondary review x u
All unused water services shall be abandoned at the water main.
o Contact the Water division @ 575 -6154 to coordinate
R
H V " abandonment of services.
rn v �` °� vn m "
c a
W �
WATER & IRRIGATION
6 inch in 30th, may need have size increase depending on fire flow
1 2 _ existing location, size, etc. and new demands ofr domestic use.
1 2 _ extension necessary, size Depends on fire flow
1 2 2 fire hydrant 30th & Chestnut and 30th and Walnut
2 1 new public easements Easements must be maintained for the existing irrigation system
Yes, depends on meter size, existing meters will have credit for
1 2 LID /connection charges domestic connection charge
2 1 service installation charges Yes, depends on meter size.
1 1 public /private system Public
3500 gpm, 1500 at 30th and Walnut and 2000 at 30th and
1 2 2 Fireflow calculations Chestnut
Irrigation is in Chestnut & Walnut and on the back property lines.
Easements shall be maintained for these lines. All unused
irrigation services shall be abandoned at the main. Contact
Irrigation Division @ 575 -6194 to coordinate abandonment of
2 Irrigation System services.
Dave Brown 08/20/2002
Memorial Hospital
Irrigation System
1 l i r ,- i ----- i - nr ----- ir144 _1 1 1 4 1 1 ,1 4 ,1 J., . t ,L,141,1_1,11 LL
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Benson, Bruce
From: Belles, Carolyn
Sent: Tuesday, September 03, 2002 7:44 AM
To: Benson, Bruce
Subject: RE: Proposed New Office Bldg for YVMH
Bruce,
I conducted a site inspection and it appears existing structures in this vicinity are targeted for
removal.
As such, the proposed address for the new medical office building proposed by Yakima Valley
Memorial Hospital is 404 S 30th Ave.
FYI and thanks, cb
Carolyn Belles
Code Inspection Oft. Asst.
509-576-6656
509 - 576 -6576 (FAX)
chelles @ici.yakirna.wa.us
Filed
Hearing Examiner
EXH # 3) 3 Date ' -3-02
1 File#
•
•
DST PACKETS Applicant: y Girl f V / 4 7 /yj (1lo -) l?
UAZO# d/ i ts- he /l Date of Meeting: 8. cP ( - O 2
r
City of Yakima Divisions: � � 1
✓ Doug Maples
/Codes
Joe Caruso /0 Traffic Engineering Joan Davenport
Codes Sandy Cox 1 11 Streets - e -nli , John Rutter
f
/( Codes Carolyn Belles 12 Parks & Recreation Denise Nichols
Engineering Kevin Callow 13 Transit John Haddix
✓' Water /Irrigation Dave Brown 14 Police Mike Vowell
Wastewater /Utilities Max Linden 15 County Public Works Vern Redifer
Fire Dept. Mitch Cole 16 County Planning Steve Erickson
fr,..--- 9 Fire Dept. — v ,. 4 6 . Jeff Pfaff 17 Refuse Nancy Fortier
Others:
u. 13 20 Yakima Tieton Irrigation District Rick Diekei and /or John Dickman 470 Camp 4 Rd.98908
i. 21 Nob Hill Water Preston Shepherd 6111 Tieton Dr. 98908
22 Yakima County Health District Art McKuen 104 N. 1st St. 98901
23 WA State Department of Ecology Debbie Smith 15 W. Yakima Ave. Suite 200 98902
24 N Yakima Conservation District Ray Wondercheck 1606 Perry St. Suite F 98902
Pacific Power & Light Co. Jim Moore 1101 N. 16th Ave. 98902
Q West Blake Davis 8 S. 2nd Ave. Rm 304 98902
Cascade Natural Gas Co. Sheila Ross 401 N. 1st St. 98901
28 Yakima School District #7 Ben Soria 104 N. 4th Ave. 98902
29 West Valley School District #208 Peter Ansingh 8902 Zier Rd. 98908
:b'/ hailer Communications Kevin Chilcote 1005 N. 16th Ave. 98902
r County Clean Air Authority Les Ornelas 6 S. 2nd St. Rm 1016
32 Yakima Waste Systems Scott Robertson 2812 Terrace Heights Dr. 98901
33 Yakima Greenway Foundation Al Brown 111 S. 18th St. 98901
34 US Post Office Coleen Ellingsworth 205 W. Washington Ave. 98903
35 Yakima County 911 Wayne Wantland YPD
36 Soil Conservation District Ray Wondercheck 1606 Perry St. Suite F 98902
37 Department of Wildlife Ted Clusing 1701 S. 24th Ave. 98902 A
38 Department of Natural Resourses 713 Bowers Rd. Ellensburg, WA 98926
39 Department of Transportation 2809 Rudkin Rd. Union Gap, WF 9890`
40 Department of Fisheries Perry Harvester P.O. Box 9155, 98909 ,C bit b
4,, Yakama Indian Nation Bill Beckley P.O. Box 151 Toppenish, WA 9E948 •E
,Yakima Airport Bob Clem 2400 W. Washington Ave. 9890;. tv .
43 Trolleys Jerry Henderson 309 N. 35th Ave. 98902 W W 0
44 City of Union Gap Bill Rathbone P.O. Box 3008 Union Gap, \j8 63 ri N
_ ....3 ol,N 54 ' 6 A
SA I 1- \V 1 61.' oil lJ��. 7 tos ls4,. „ida/ �.,i. of / /' Ari•�rl;AD =
4 L./ ,t 46, � . k ,s . # toi M i%
37 ay ( tom. Cie. 1 s1.,,:/ lc' -p3
/le l,;,,1 ion, w 4 F gzz3
REQUEST FOR COMMENTS
TO: City of Yakima Development Services Team
FROM: Bruce Benson, Senior Planner
DATE: August 9, 2002
SUBJECT: Master Land Use Application received from Yakima Valley Memorial
Hospital. UAZO RZ #6 -02, UAZO CL (3) #9 -02, UAZO ADM ADJ #12 -02,
UAZO EC #14 -02
PROPOSAL:
1. Rezone approximately .34 acres of property from R -1, Single - Family
Residential to R -3, Multi - Family Residential.
2. Class (3) land use review for the construction of a new medical office
building within the R -3 zoning district.
3. Administrative Adjustment of the lot coverage standards within the R -3
zoning district
4. Environmental Review.
Proposed is the construction of a 78,000 square foot medical office building together
with additional parking areas intended to serve the entire hospital campus. The
adjustment to lot coverage is requested to permit 80% lot coverage within these parking
areas. The issues of street closure previously associated with this project are probably
moot, but this still requires written confirmation.
LOCATION: 400 Block of S 30th Avenue
PARCEL #: 181323 - 33004, et al (see Attachment "A" for a complete listing)
Please review the attached materials and prepare any written comments you might
have regarding this proposal. This rezone will come up for discussion at the weekly
DST meeting to be held August 21. 2002 at 9:30 a.m. As always, should you have
comments, but find you are unable to attend please submit your comments prior to the
meeting. My e-mail address is bbenson @ci.yakima.wa.us and the Planning
Department's fax number is (509) 575 -6105. Should you have any questions, or require
additional information, please call me at (509) 575 -6042.
Filed
, Examiner
EXH # 1 _ I Date !
File #
•
COMMENTS:
Contact Department / Agency
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER E
SEPA REVIEW
EXHIBIT # DOCUMENT DATE
E -1 Environmental Checklist 7 -25 -02
E -2 Expanded SEPA Checklist 7 -25 -02
E -3 Notice of Application & Request for Comments 8 -23 -02
E -4 Agencies contacted 8 -23 -02
E -5 Adjoining Property Owners notified 8 -23 -02
E -6 Affidavit of Mailing 8 -23 -02
E -7 Mitigated Determination of Nonsignificance 9 -17 -02
E -8 Notice of Decision, 9 -17 -02
Compliance with the WA State Environmental Policy Act (SEPA)
E -9 Affidavit of Mailing 9 -17 -02
E -10 Amended MDNS 9 -23 -02
E -11 Notice of Amended MDNS 9 -23 -02
E -12 Affidavit of Mailing 9 -23 -02
E -13 Agencies / parties of record notified 9 -23 -02
MEMORIAL HOSPITAL F415 -02 SEPA PARTIES OF RECORD
Mr. Richard Linneweh Mr. Don Schussler Mr. Dave Franklund
Yakima Valley Memorial Hospital Halverson and Applegate KDF Architecture
2811 Tieton Dr. P.O. Box 22730 1310 No. 16 Ave.
Yakima, WA 98902 Yakima, WA 98907 -2715 Yakima, WA 98902
Debbie Smith Department of Ecology Environmental Protection Agency
Department of Ecology Environmental Review Section 1200 6` Ave. MS 623
15 W. Yakima Ave. Suite 200 P.O. Box 47703 Seattle, WA 98101
Yakima, WA 98902 Olympia, WA 98504 -7703
Federal Avaition Administration Federal Aviation Administration WSDOT
2200 W. Washington Ave. Cayla Morgan, Airport Planner Aviation Division
Yakima, WA 98903 Seattle Airport District Office John Shambaugh
1601 Lind Ave. S.W. 3704 172 St. N.E. Suite K -12
Renton, WA 98055 -4056 Arlington, WA 98223
Paul Schaeffer
2606 Tieton Dr.
Yakima, WA 98902
Filed
Hearing Examiner
EXH # &/3 Date, q-023 6 -
File #, /2 # 6- Q--
•
AFFIDAVIT OF MAILING
SEPA NOTICE
STATE OF WASHINGTON
CITY OF YAKIMA
Re: A2 2d £
Yaie,9 -1 at.. ()a a / / r mi, 1Ir /a ( /
(
I, Christine Wilson as an employee of the Yakima City Planning Division, have
dispatched through the United States Mails, a Notice of Decision regarding a
SEPA Checklist. A true and correct copy of which is enclosed herewith; that
said notice was mailed to public and private agencies and parties of record,
which are individually listed on the mailing lists retained by the Planning Division.
That said notices were mailed by me on the . day of Sep i • ,2002.
That I mailed said notices in the manner herein set forth and that all of the
statements made herein are just and true.
J 1.,44/.4 ' il.
Christine Wilson
Filed
Hearing Examiner
EXH # , E- /a, Date 9-.23-o 2
File # g- 0.1--
'' DEPARTMENT vii' COMMUNITY AND ECONOMIC DEl �,OPMENT
♦ ',
1Pl 2anni9 N o n rg th D S i econ vision
Street
d <
•
Yakima Washington 98901
Phone (509) 575 -6183 • Fax (509) 575 -6105
September 23, 2002
. TO: SEPA Reviewing Agencies and Interested Parties:
SUBJECT: Amended MDNS , Yakima Valley Memorial Hospital Expansion
In accordance with WAC 197- 11- 340(3)(a) the City of Yakima is amending its
Mitigated Determination of Nonsignificance issued on September 17, 2002 for
the Environmental Checklist submitted on the Yakima Valley Memorial Hospital
expansion (UAZO EC #14 -02.)
Questions regarding this action should be directed to Bruce Benson, Senior
Planner, of my staff at (509) 575 -6042.
Sincerely,
.1V r! . t.
y William R. C k
SEPA Responsible Official
Director of Community & Economic Development
Filed
Hearing Examiner
EXH # E- l ( ,Date, 9 - 3 ' 0 °"" Yakima
File # p z #(- 0?-- ,,,ro,
1994 •
WASHINGTON STATE ENVIRONMENTAL POLICY ACT
AMENDED
MITIGATED DETERMINATION OF NONSIGNIFICANCE
CITY OF YAKIMA, WASHINGTON
September 23, 2002
On September 17, 2002 a Mitigated Determination of Nonsignificance was issued for a
proposed expansion of Yakima Valley Memorial Hospital. This MDNS was referenced
as City of Yakima Environmental Checklist (EC) #14 -02. The mitigation measures of
this MDNS are herein amended as follows:
1. Add speed bumps along 30 Avenue, north of the parking lot entry, at
locations to be determined by the City of Yakima.
2. Add a chicane on 28 Avenue, north of Walnut Street intersections with a
design to be approved by the City of Yakima.
3. The traffic signal proposed at Tieton Drive and 28 Avenue is a
recommended mitigation measure if 30 Avenue is to be closed, as
documented in the traffic analysis. The design of the signal must be
approved by the City Engineer and meet all MUTCD standards. The traffic
signal to be installed will be compatible with the City of Yakima NEMA
standards.
This Amended MDNS is issued under WAC 197 -11 -355, Optional DNS process. There
will be no additional comment period for this MDNS.
RESPONSIBLE OFFICIAL: William R. Cook
POSITION / TITLE: Director of Community & Economic Development and SEPA
Responsible Official
TELEPHONE: (509) 575 -6183
ADDRESS: 129 North 2nd Street, Yakima, WA 98901
DATE: September 23, 02
SIGNATURE:
Appeals: This ermination may be appealed pursuant to YMC §6.88.170 to the
Yakima City Council, 'North 2nd Street, Yakima WA 98901 in writing no later than
five working days after the mailing of the Amended Notice of Decision (September 20,
2002). Be prepared to make factual objections. Contact Bruce Benson, Senior Planner
(509) 575 -6042 for more information.
1
UAZO EC #14 -02 Fred
Yakima Valley Memorial Hospital Hearing Examiner
400 Block of S 30 Avenue
EXH #Date, 91- -6)--
File # F-244- o� -
AFFIDAVIT OF MAILING
SEPA NOTICE
STATE OF WASHINGTON
CITY OF YAKIMA
Re: 14 ,474 6e- #7S-
�f � o,Q /acie 04( 30 Ave .
I, Christine Wilson as an employee of the Yakima City Planning Division, have
dispatched through the United States Mails, a Notice of Decision regarding a
SEPA Checklist. A true and correct copy of which is enclosed herewith; that
said notice was mailed to public and private agencies and parties of record,
which are individually listed on the mailing lists retained by the Planning Division.
That said notices were mailed by me on the L7day of Se ,2002.
That I mailed said notices in the manner herein set forth and that all of the
statements made herein are just and true.
Christine Wilson
Filed
Hearing Examiner
EXH #, E - 9 Date 747- O —
File # P2 #6_ (LL--
o Y-� "' DEPARTMENT 0 — OMMUNITYAND ECONOMICDEVE - PMENT
r'''s Planning Division
' 129 North Second Street
' Yakima, Washington 98901
14 1 • e » Phone (509) 575 -6183 • Fax (509) 575 -6105
ORATED
NOTICE OF DECISION
Compliance with the Washington State Environmental Policy Act (SEPA)
September 17, 2002
On August 23, 2002 the City of Yakima, Washington issued a Notice of Application and
Environmental Review regarding a SEPA review application submitted by Yakima Valley
Memorial Hospital. The proposal includes construction of a 78,000 sq. ft medical office building
together with additional parking areas intended to serve the entirety of the hospital complex. The
subject property is located in the 400 block of South 30 Avenue, Yakima, Washington.
City File Number: UAZO EC #14 -02
Following the required 20 -day public comment period, and consideration of all comments
received, the City of Yakima has issued the enclosed SEPA Threshold Decision. This decision
may be appealed within 5 working days from the date of mailing. Appeals must be in writing
and on forms available from the City of Yakima Planning Division, 129 North 2nd Street,
Yakima, Washington. The fee of $505.00 must accompany the Appeal Application.
For further information or assistance, you may wish to contact Bruce Benson, Senior Planner at
(509)575 -6042 at the City Planning Division.
t* A / //
D6 g Maples
/i
Planning & Code Administration Manager
Notice of Decision Mailing Date: September 17, 2002
Enclosures: SEPA Determination of Nonsignificance
Site Plan and Vicinity Map
Filed
Nearing Examiner
Yakima
EXH • _ D 9- (7- 62_ i
File # lez -4. - OD—
(� I Ja
1994
■
WASHINGTON STATE ENVIRONMENTAL POLICY ACT
MITIGATED DETERMINATION OF NONSIGNIFICANCE
CITY OF YAKIMA, WASHINGTON
September 17, 2002
PROJECT DESCRIPTION:
The construction of a 78,000 square foot medical office building together with
additional parking areas intended to serve the entirety of the hospital complex. The
adjustments requested include 80% lot coverage within the parking areas, zero front
and side yard setbacks and an eight -foot rear yard setback for the new office building
and six -foot tall fences in the front yard setback areas.
PROPONENT: Yakima Valley Memorial Hospital
2811 Tieton Drive
Yakima, WA 98902
LOCATION: 400 Block of S 30 Avenue in Yakima, Washington.
TAX PARCEL #s: 181323 - 33004, 33413, 33414, 33417, 33418, 33447, 33450,
33451,33453, 33465, 33473, 33477, 33478, 33479, 33480, 33448,
33489, 33490, 33492, 33494 thru 33505, 33506.
LEAD AGENCY: City of Yakima, Washington
FILE NUMBER: UAZO EC #14 -02
•
DETERMINATION:
The lead agency for this proposal, after reviewing the Environmental Checklist and
related information, has determined that the project does not have a probable
significant adverse impact on the environment and an environmental impact statement
(EIS) will not be required as provided under RCW 43.21C.030(2c), provided measures
are taken to mitigate potential adverse impacts.
This Mitigated Determination of Nonsignificance (MDNS) is hereby conditioned upon
the following mitigating measures, as authorized under WAC 197 -11 -660 and YMC
6.88.160 (B)5 as supported by these findings and policies:
FINDINGS:
1. The City of Yakima adopted the Yakima Urban Area Comprehensive Plan and
SEPA/GMA Integrated Environmental Summary (Ordinance 97 -22) in
UAZO EC #11 -02
1 Filed
Skyland Company, Inc. Hearing Examiner
4309 W. Nob Hill Blvd.
EXH # E -1 Date 9' ��
File # gz6
•
compliance with RCW 36.70A. Municipal development standards (Ordinance 98-
64) and implementing regulations were adopted consistent with and in support of
Plan policy. Project proposals consistent with the Plan, development standards,
and implementing regulations are not required to undergo environmental review
related to previously established policy and development regulations.
2. This Determination is based upon the project proceeding in full compliance with
all applicable regulations and standards. Deviation from established
development regulations may result in a requirement for additional
environmental review.
3. The proposed rezone is consistent with the Yakima Urban Area Comprehensive
Plan's Future Land Use designation of high density residential. The property is
being rezoned R -3, Multi - Family Residential and medical clinics are a permitted
Class (3) use within this zoning district.
4. Without mitigation, additional vehicle trips will traverse the residential
neighborhood to the north of the proposed building. Additionally, the proposed
development will have a significant adverse impact on the street intersections at
Tieton Drive / 30 Avenue and Tieton Drive / 28 Avenue.
5. Other conditions of approval are required of this development by the current
development standards of the City of Yakima's municipal code. These
standards are acknowledged by this MDNS, but are not made conditional to this
determination.
POLICIES:
1. Consider traffic safety and congestion in the design and site layout of new
development. Policy T3
2. Establish a concurrency management system to ensure that transportation
improvements, strategies and actions needed to support new development and
to maintain transportation level of service standards will be in place when the
impacts of development occur, or a financing plan is adopted which will fund
required improvements within six years, to support the developments causing
such needs. Policy T3.2
3. Major new developments may be approved when their impact on the surrounding
road system is evaluated and it is shown that design capacities will not be
exceeded. Policy T3.3
4. Require traffic impact studies where appropriate to determine the need for traffic
signals and other roadway improvements. Policy T3.4
2
UAZO EC #11 -02
Skyland Company, Inc.
4309 W. Nob Hill Blvd.
MITIGATION MEASURES:
1. Install speed bumps along 30 Avenue, north of the parking lot entry.
2. Install a chicane on 28 Avenue, north of the Walnut Street intersection.
3. Install a traffic signal at 28 Avenue and Tieton Drive to improve safety for
vehicles making left turns. The design of this signal must be approved by the
City Engineer and meet all MUTCD standards. The traffic signal to be installed
shall be compatible with the City of Yakima NEMA standards.
This decision was made after review of a completed environmental checklist and other
information on file with the lead agency. This information is available to the public
upon request.
This MDNS is issued under WAC 197 -11 -355, Optional DNS process. There will be no
additional comment period for this MDNS.
RESPONSIBLE OFFICIAL: William R. Cook
POSITION / TITLE: Director of Community & Economic Development and SEPA
Responsible Official
TELEPHONE: (509) 575 -6183
ADDRESS: 129 North 2nd Street, Yakima, WA 98901
DATE: September 1-7, 2002
'\\
SIGNATUREY
appealed pursuant to YMC
Appeals: This ter ination may be §6.88.170 to the p §
Yakima City Counci , 9 North 2nd Street, Yakima WA 98901 in writing no later than
five working days after the mailing of the Notice of Decision (August 7, 2002). Be
prepared to make factual objections. Contact Bruce Benson, Senior Planner (509) 575-
6042 for more information.
3
UAZO EC #11 -02
Skyland Company, Inc.
4309 W. Nob Hill Blvd.
AFFIDAVIT OF MAILING
SEPA NOTICE
STATE OF WASHINGTON
CITY OF YAKIMA
Re: (i( 02
&lima- VeLlyy ki/Mreri� / o
o d s, 30'
�0 Block_ �'
I, Christine Wilson as an employee of the Yakima City Planning Division, have
dispatched through the United States Mails, a Notice of Proposal and Request
for Comments. A true and correct copy of which is enclosed herewith; that said
notice was mailed to public and private agencies and adjoining property owners
which are individually listed on the mailing lists retained by the Planning Division,
and that said notices were mailed by me on the 0 day 0*45 ks ,2002.
That 1 mailed said notices in the manner herein set forth and that all of the
statements made herein are just and true.
■_ . A Lam
Christine Wilson
Fred
Hearing Examiner
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PE0133 PARCEL BASIC INFORMATION LIST Page 3
16 :32:35 08 -05 -02 For List: rz6 -02
Parcel # Owner Name Owner Address
181323 -33418 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33419 ERIC G & ANNE M STEINHILB YAKIMA, Washington 98902
181323 -33420 NANCY MALLAHAN YAKIMA, Washington 98902 -2745
181323 -33421 JOEL R & DONNA M ELDER YAKIMA, Washington 98908 -1239
181323 -33422 BRAD & KRISTI NEWMAN YAKIMA, Washington 98902 -2743
181323 -33423 BRAD & KRISTI NEWMAN. YAKIMA, Washington 98902 -2743
181323 -33424 KENNETH G & GERTRUDE JOHNSON YAKIMA, Washington 98902 •
181323 -33425 M CARMEN ROULSTON SOTO YAKIMA, Washington 98902-3726
•
181323 -33426 YAKIMA VALLEY MEM HOSP AS YAKIMA, Washington 98902
181323 -33427 ALTON N DRUSE YAKIMA, Washington 98902 -3775
181323 -33428 DOROTHY N. KORN YAKIMA, Washington 98902 -3775
181323 -33429 MILDRED E SCHNEIDER YAKIMA, Washington 98902 -3776
181323 -33430 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33432 MANFREDI LIVING TRUST YAKIMA, Washington 98902 -3776
181323 -33434 MICHAEL & KATHY L KOVATCH YAKIMA, Washington 98902
181323 -33435 GARY J. ET UX KISSLING YAKIMA, Washington 98902 -3776
181323 -33436 ELIZABETH S MARTIN ESTES PARK, Colorado 80517 -8410
181323 -33437 BARBARA S. TURNEY YAKIMA, Washington 98902 -3776
181323 -33438 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33442 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33443 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33444 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33445 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
• 181323 -33446 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33447 TOMMY A. MC CABE YAKIMA, Washington 98903
181323 -33449 YAKIMA VALLEY MEM HOSP YAKIMA, Washington 98902
181323 -33450 YAKIMA VALLEY MEM HOSPITAL YAKIMA, Washington 98902
181323 -33451 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33452 STACE JAMES & DEBORAH A MCKINLEY YAKIMA, Washington 98908
181323 -33453 YAKIMA VALLEY MEM HOSP YAKIMA, Washington 98902
181323 -33454 FRANCIS 2 MUSSELMAN YAKIMA, Washington 98902
181323 -33455 MICHAEL B & JULIANNE BALMELLI - YAKIMA, Washington 98902
181323 -33456 THOMAS 0 & DEBORAH MC LEAN YAKIMA, Washington 98902
181323 -33457 YAKIMA VALLEY MEM HOSP YAKIMA, Washington 98902
181323 -33458 SHANE A & ERIN M & CAM V & SUE Y SIGLER YAKIMA, Washington 98902 -3728
181323 -33459 GREGORY LEE GENTRY YAKIMA, Washington 98902 -3728
181323 -33460 MARY DEERAN COOPER YAKIMA, Washington 98902 -1551
181323 -33461 ROBERT B & DARLENE FAIRSROOK YAKIMA, Washington 98902 -3728
181323 -33462 GREGG A & ATHENA R SEIGER YAKIMA, Washington 98902
181323 -33463 ANNETTE I SOBOLIK YAKIMA, Washington 98902
181323 -33464 LARRY & SHARON MINER YAKIMA, Washington 98902
181323 -33465 YAKIMA VALLEY MEMORIAL HOSP YAKIMA, Washington 98902
181323 -33466 MICHAEL S. ET UX BLAINE YAKIMA, Washington 98902
181323 -33468 WILLIAM & BILLY L FRIDLEY YAKIMA, Washington 98902 -3675
181323 -33469 VIRGINIA C. GABLE YAKIMA, Washington 98902
181323 -33470 GLENN M & COLLEEN JAKEMAN YAKIMA, Washington 98902
181323 -33471 DOROTHY E. PALMER YAKIMA, Washington 98902 -3630
181323 -33472 GLENN E. NORKA L DAVIS YAKIMA, Washington 98902
•
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•
•
Army Corps Dept of Natural Resources
P.O. Box C -3755 713 Bowers Rd Mr. Greg Griffith
Seattle, WA 98124 Ellensburg, WA 98926 Div of Archeol & Hist Pres
PO Box 48343
Olympia, WA 98504
Sheila Ross Mr. Paul Donahue
Cascade Natural Gas Dept of Soc/Health Service WA State Attorney Gen. Office
401 N 1st St. Capital Programs Ofc. Bldg#2, 120 S 3rd St #100
Yakima, WA 98901 MS OB -23B Yakima, WA 98101
Olympia, WA 98504
Chamber of Commerce
10 N 9th St. Dept. of Health Mr. Richard Smith
Yakima, WA 98901 Michelle Vazquez Terrace Heights Sewer Dist
1500 W. 4 Ave. St. 305 314 N 2nd St
Spokane, WA 99204 Yakima, WA 98901
Mr. Paul Burlingame
City of Union Gap Dept of Transportation • Ms. Millie Will
PO Box 3008 2809 Rudkin Road U.S. West
Union Gap, WA 98903 Union Gap, WA 98903 8 So. 2nd Ave. Rm 304
Yakima, WA 98902
Les Ornelas _�
Clean Air Authority Environmental Protection Agen Yakima Co. Commissioners
6 S. 2nd St., Room 1016 1200 6th Ave, MS 623 Room 416 Courthouse
Yakima, WA 98901 Seattle, WA 98101 L' '' Yakima, WA 98901
Mr. John Daly
Dept. of Agriculture
406 Gen. Adm Bldg. FAA Yakima Co Health Dist
Mail Stop AX -41 2200 W Washington Art McKuen
Olympia, WA 98504 Yakima, WA 98903 10 North 1st St
V% Yakima, WA 98901
Debbie Smith —
Dept of Ecology '�` Interagency Committee Mr. Richard Anderwald
15 W. Yakima Ave. St. 200 Outdoor Recreation Yakima Co Planning
Yakima, WA 98902 P.O. Box 40917 128 N 2nd St. .
Olympia, WA 98504 -0917 Yakima, WA 98901
Department of Ecology,
Environ Review Section / Nob Hill Water Co Mr. Vern Redifer
PO Box 47703 6111 Tieton Dr Yakima Co Pub. Works
Olympia, WA 98504 -7703 Yakima, WA 98908 128 N 2nd St
Yakima, WA 98901
Dept of Emergency Services
4220 E Martin Way Pacific Power Yakima Greenway Foundation
Olympia, WA 98504 Ricky L. Walker 111 So. 18 St.
1101 N. 16th Ave. Yakima, WA 98901
Yakima, WA 98902
Mr. Ted Clusing
Dept. of Fish & Wildlife
So. 24 Ave. Planning & Con Affair g e c Mr. Carol Palmer
Yakima, WA 98902 9th & Columbia Bldg. e Exami ner Yakama I idian Nation
MS GH -551 0 ,PO Box 1 it
Olympia, WA )8EXIH # q Date 23•ozF _,...:,.k WA 98948
File # 1 the—o)---
Mr. Hiram Olney
YMATS Planner Yakama Indian Nation
YVCOG P.O. Box 151
6 S 2nd St. Suite 605 Toppenish, WA 98948
Yakima, WA 98901
Mr. Bill Beckley
Mr. Doug Mayo Yakama Indian Nation
Wastewater Treatment Plant Environmental Protection Prog.
P.O. Box 151
Toppenish, WA 98948
Federal Aviation Administration
Bureau of Indian Affairs Cayla Morgan, Airport Planner
PO Box 632 Seattle Airports District Office V
Toppenish, WA 98948 1601 Lind Ave. S.W.
Renton, WA 98055 -4056
Mr. Marty Miller
Mr. Wolferd Yallup, Chrm Office of Farmworker Housing
Yakama Tribal Council 1400 Summitview #203
PO Box 151 Yakima, WA 98902
Toppenish, WA 98948
Watershed Information Center
Bureau of Reclamation Brenda McMurray
PO Box 1749 402 E. Yakima Ave. Suite 534
Yakima, WA 98907 Yakima, WA 98901
Martin Humphries
Soil Conservation Dist Yakima Valley Museum
Attn: Ray Wondercheck 2105 Tieton Dr.
1606 Perry St Suite F Yakima, WA 98902
Yakima, WA 98902
i
Perry Harvester ALWAYS SEND TO i✓
Dept. of Fisheries APPLICANT
1701 So. 24 Ave.
Yakima, Wa 98902
GAJS o T `X
Mr. Scott Nicolai n t V t S i
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Yakama Indian Nation- Fisheries " Vt a, al--
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P.O. Box l51 0 S u �
Toppenish, WA 98948 3 16 s4-. /V• 6• S ' `
Yakima School District
Attn: Ben Soria
104 N. 4th Avenue
Yakima, WA 98902
WV School District
Attn: Peter Ansignh
8902 Zier Road
Yakima, WA 98908
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/
ov Y-1, DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
rib. ♦'''', Planning Division
,I . : 4 1 129 North Second Street
.�'
* ; Yakima, Washington 98901
.1, • • • ..... • • - ,,, , N:- Phone (509) 575 -6183 • Fax (509) 575 -6105
''‘ ATB1T �,r _
NOTICE OF APPLICATION AND HEARING
DATE: August 23, 2002
TO: Applicant, Adjoining Property Owners, and SEPA Reviewing Agencies
FROM: Doug Maples, Manager, Building Codes and Planning Divisions
SUBJECT: Master Land Use Application received from Yakima Valley Memorial
Hospital. UAZO* RZ #6 -02, UAZO CL (3) #9 -02, UAZO ADM ADJ #12 -02,
UAZO EC #14 -02
NOTICE OF APPLICATION
The City of Yakima Department of Community & Economic Development has received
four related land use applications from Yakima Valley Memorial Hospital. The first
application requests to rezone approximately .34 acres of property from R -1, Single -
Family Residential to R -3, Multi - Family Residential. The second application requests
Class (3) land use review for the construction of a new medical office building within the
R -3 zoning district. The third application requests adjustments of lot coverage, building
setback and front yard fence height standards within the R -1 and R -3 zoning districts.
The final application concerns Environmental Review (SEPA), a state requirement for
any property being considered for rezoning.
Proposed is the construction of a 78,000 square foot medical office building together
with additional parking areas intended to serve the whole of the hospital campus. The
adjustments requested include 80% lot coverage within the parking areas, zero front
and side yard setbacks and an eight -foot rear yard setback for the new office building
and six -foot tall fences in the front yard. Contrary to earlier reports there is no request
within this master application to close or vacate any streets.
NOTICE OF ENVIRONMENTAL REVIEW
This is to notify all public and private agencies with jurisdiction and environmental
expertise that the City of Yakima Division of Environmental Planning has been
established as the lead agency, pursuant to the Washington State Environmental Policy
Act (SEPA) for the above stated project:
Filed
Hearing Examiner
• Urban Area Zoning Ordinance EXH 1 & -3 Data $'-,23 -0 L Yakima
File# R-2 #b'd•a-- 1'II'I
1994
RECEIVED
JUL 2 5 2002
EXPANDED SEPA CHECK LIST CITY OF YAKIMA
Yakima Valley Memorial Hospital
PLANNING DIV.
West Pavilion II Medical Office Building
Prepared for
City of Yakima
Department of Community & Economic Development
Authors and Contributors:
Planning KDF Architecture
1310 North 16` Avenue
Yakima, Washington 98902
Contact Person: David C. Franklund AIA
Traffic Parking Analysis The Transpo Group, Inc.
11730 118` Avenue NE
Suite 600
Kirkland, Washington 98034
Contact Person: Jennifer H. Lowe
Stormwater Drainage PLSA Engineering
1120 West Lincoln Avenue
Yakima, Washington 98902
Contact Person: Brad Card
Fwd " ^ry
Hearing EXItmtnV
EXH E E Mit Z
Ref :WU .
4
July 19, 2002 Page 36
INTRODUCTION / FACT SHEET
PROPONENT:
Yakima Valley Memorial Hospital
2811 Tieton Drive
Yakima, Washington 98902
Contact Person: Rick Linneweh, President and Chief Executive Officer
Phone: (509) 575 - 8001
PROPOSED ACTION: Development of new medical office building of approximately 78,000 square
feet and associated parking for 458 vehicles. The hospital has purchased property to the north of
the current West Pavilion Medical Office Building sufficient for this expansion.
PROJECT LOCATION: 400 South 30t Avenue, Yakima, Washington 98902.
PROJECT PROPOSED SCHEDULE: Begin construction fall 2002 and complete construction fall 2003.
LEAD AGENCY: City of Yakima, Department of Community & Economic Development
129 North 2 Street, Yakima, Washington 98901
Contact Person: Bruce Benson, City Planner
Page 37
TABLE OF CONTENTS
Introduction /Fact Sheet
Summary
Proposed Action /Alternatives
Environmental Impacts & Mitigating Measures
- Increased Traffic on Tieton Drive
Increased Traffic on Neighborhood Streets
Vehicular Headlights
- Vehicular Noise
- Vehicular Exhaust
— Parking and Building Lighting
- Stormwater
- Parking Lot Litter
- Parking Lot Expansion
— Building Aesthetics
- Landscaping /Site Screen
- Pedestrian Safety
Appendix
Traffic Analysis
Stormwater Analysis
Page 38
SUMMARY
Project Description
The proposed development consists of approximately 78,000 square feet, three and one -half story
building to house medical clinic space, outpatient services, and other related hospital operations.
The facility is intended to operate 7:00 a.m. to 10:00 p.m. five days per week typically, although
there may be minimum usage on weekends. The facility will be a steel structure with dryvit and
brick exterior. The parking has been provided sufficient to meet the requirements of the City of
Yakima.
Project Need
Yakima Valley Memorial Hospital desires to continue to meet the community medical needs. This
proposal is in the best interest of the community in that it provides space required for high quality
medical care in our growing community. The group practices intending to locate here need to add
physicians to meet growing medical needs in Yakima. These are significant practices and the impact
of being close to the hospital will result in the improvement in the quality of care.
Background
In 1998, Yakima Valley Memorial Hospital worked with the surrounding neighbors and the
neighborhood association to arrive at a plan limiting property expansion by the hospital. A copy of
the plan is included with the landuse application. Included in the plan were specific areas for high
density building expansion. This proposal is consistent with the 1998 plan.
Page 39
Environmental Impacts and Mitigating Measures
Increased Traffic on Tieton Drive
IMPACT:
Increased traffic on Tieton Drive and intersections at 28` Avenue and 30` Avenue
MITIGATION:
Transportation capacity analysis indicates Tieton Drive has significant capacity to handle the
increased traffic. Traffic study indicates traffic signals are warranted on 28 Ave., or 30`
Ave.
- 28 Avenue; Turn lanes already exist on Tieton Drive and 28t Avenue.
- 30` Avenue and Tieton Drive at 30` does not have turn lanes.
Increased Traffic on Neighborhood Streets
IMPACT:
— 31 Avenue: Minimal impact is expected on 31 because no hospital access is
permitted from the proposed project. Only the existing hospital lot west of 31
has access and that will continue the same.
- 28 and 30 Avenue: Traffic will increase
MITIGATION:
- Add speed bumps along 30` north of the parking lot entry. See mitigation plan,
(Attachment I) and 30 Ave. speed bump enlarged plan, (Attachment M)
- Add a chicane on 28 Avenue, north of Walnut intersection. See mitigation plan,
(Attachment I) and 28 Ave. Chicane enlarged plan, (Attachment L).
- Both of these options will restrict flow of traffic and detour traffic from
proceeding into the neighborhood. These options can be applied in any
combination.
- Add traffic signs to read as follows: "Entering residential area please drive slow
and be Alert For Children."
Page 40
Vehicular Headlights in Parking Lot
IMPACT:
Headlights disrupt adjacent neighbors.
MITIGATION:
All areas of parking lot adjacent to residential neighbors are screened to minimize light
from overflowing. Typical site screen is a double row of arborvitae planted initially at 6'
high.
Vehicular Noise
IMPACT:
Noise from vehicles will increase.
MITIGATION:
A landscaping buffer will be utilized to reduce the noise impact on the neighbors. The
building is heavily used only during normal working hours with some usage extending
until 10:00 p.m. Speed limits are maintained at 25 mph.
Vehicular Exhaust
IMPACT:
Exhaust smells penetrate neighborhood.
MITIGATION:
Building located so prevailing winds carry exhaust away from adjacent residences.
Project provides very little truck traffic. Delivery trucks primarily would park at main
entry on 30 avenue.
Page 41
Parking Lot and Building Lighting
IMPACT:
Glare of lights and annoyance.
MITIGATION:
All lighting will be shielded so light is directed down or up onto building. There will be a
maximum of l foot candle of light reaching the neighbors yards from the parking lot
lighting. See elevation of parking and neighbors. (Attachment 0).
Stormwater
IMPACT:
Excessive stormwater could be detrimental to surrounding property owners.
MITIGATION:
The City stormwater system is not available to this site. Accordingly the stormwater will
be controlled and kept on site.
The soil conditions are such that a standard underground retention and dispersions system
is proposed. This is the same system that has been used at West Pavilion and the hospital
parking lots in recent years and have worked with no problems.
Parking Lot Litter
IMPACT:
Unsightly garbage accumulates in parking lots.
MITIGATION:
Yakima Valley Memorial Hospital will be responsible of exterior maintenance of the
project. Their record has exhibited a first class state and ability to maintain the grounds
in an attractive manner.
Page 42
Parking and Building Expansion
IMPACT:
Additional parking and future buildings may increase other impacts.
MITIGATION:
Yakima Valley Memorial Hospital recognizes that additional employee and visitor
parking may be required in the future.
Building Aesthetics
IMPACT:
A new large building may not be compatible with existing structures.
MITIGATION:
New building will be similar to West Pavilion Medical Office Building just to the south.
It will have a E.F.I.S. system (dryvit) with medium color tones. These colors tend to
blend away and not stand out. In addition, the new building will incorporate brick on the
lower level matching the brick on Yakima Valley Memorial Hospital. Landscaping will
be used to blend with surrounding neighborhoods.
Parking Aesthetics
IMPACT:
Parking along 30 and 31s Avenue.
MITIGATION:
The landscaping and fence that is currently being used by the Yakima Valley Memorial
Hospital will be continued for this project. (See Attachment -N)
Security
IMPACT:
Increased usage could result in rise of crime or residential area may be more accessible.
MITIGATION:
Parking and street lighting maintained as deterrent. Yakima Valley Memorial Hospital
maintains a private security firm which will regularly patrol areas 24 hours daily. Yakima
Valley Memorial Hospital will participate in neighborhood watch programs.
Page 43
•
Pedestrian Safety
IMPACT:
Increased traffic results in risk of accident with pedestrians. Pedestrian activities are
through campus traffic, traffic of neighbors including children and bicycles. Local
residents coming to Yakima Valley Memorial Hospital as a destination. Circulation by
patients, staff and physicians between Medical Office Building and other Yakima Valley
Memorial Facilities.
MITIGATION:
Sidewalks will be constructed on the east side of 31St Avenue and the east side of 30
Avenue abutting the project property. Crosswalks will be painted at Walnut and 30
Avenue and mid - block, south of Walnut. A pedestrian way will be constructed between
31" and 30t Avenue north of the proposed building. This is consistent with
neighborhood plan and provides neighborhood pedestrian access to the hospital and
through campus.
Page 44
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P EQUlRED ATTACHMENT: .
"��, � Y ��•
ENVIRG CHECKLIST RECEIVED
41 • `. STATE ENVIRONMENTAL POLICY ACT (SEP
. r y a - JUL 2 5 2002
(AS ThKEN FROM RCW 197 - 11 - 960)
e l:; CITY OF YAKIMA
CHAPTER 6.88, YAKIN. IA MUNICIPAL CODE (YMC) PLANNING DIV.
_ .. e7,....._...._ ,...... ^���,ES�_....s. _...- y ' - "'� �� �, V ' •- '.Y' ..... �� -_ .�:Z�` <'�� `....- �`�_. ...� .. .. _ .. � ;'�v. ;'ti:�t r ..... ..!"�.`..�
The State Environmental Policy Act (SEW, chapter • 3._1C RCW, requires all governmental agencies to consider the
environmental impacts of a proposal before making decisions. An environmental irmpact statement (EIS) must be
- repared for ail proposals with probable significant adverse impacts on. the quality of the environment_ The purpose of
this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce
or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required.
.r -:.i, s- .s�s.�...r„+:�l�i'.�� _�� a 1.•i5�+:" . _ .:L��;?�':': =;"r::»'3. F•'aa`="3'.""'�"�.- -•^.'�_. -_, .-. .._. • .••,+
This environmental checklist asks you to describe some basic information about your proposal. Governmental
agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring
preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best descrip-
ion you can.
You must answer each question accurately and carefully, to the best of your !mowiedge. In most cases, you
should be able to answer the questions from your own observations or project plans without the need to hire experts.
if - you really do not know the answer, or if a question does not apply to your proposal. write "do not !mow" or "does not
apply ". Complete answers to the questions now may avoid unnecessary delays later.
Some questions ask about governmentai regulations, such as zoning, shoreline, and landmark designations.
Answer these questions if you can. If you have problems, the governmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or
if event parcels of land. Attach any additional information that will help describe your proposal or its environmen-
:ai effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional
information reasonably related to determining if there may be significant adverse impact.
6'j0 . - ��++++��Ne1.t -33:. :'{ �%'_ 2_cr.1 ♦.Ij4'3 „ �,t::1'�i9g #4. , ::', 4; : _ tY•''r'• :mss_ �''ri':N< ` ,p Z- r� - ".x- `ir .i 4, •,.,,., . t7rt .
�� � �"J'1 "!�> mYi.�xt.�- L-F<" �.7 h � _r-1 [. 1a �.� _ �. - +,. � _ i ".s.. .. �...
r1. .. .. \ma .- `•- - ..i ...r. - ..- .:�:.. � 5 ±• . .._. _. ._. :•ri'•:e•.t�•�:?a``�» ... ��i
Complete this checklist for non proposals, even though questions may be answered "does not apply." EN AD-
DITION, complete the SUPPT.F. VmNTAL SHEET FOR NONPROJECT ACTIONS (part D).
For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or
site" should be read. as "proposal," "proposer," and "affected geographic area." respectively.
a. a ° ;ac •I y• t2•i 9d iaa -u: [ - _ o:rr •p: s •- - - -
5 .�� r1 .1 Z' S .;_.... , -v �. �✓�.
! i� >f • • .
1 • NAME OF PROPOSED PROJECT (if applicable) West Pavilion II
�. � PPL ICANT'S NAIVE & PHONE Yakima Valley Memorial Hospital ( 509 ) 575 -8002
APPLICANTS ADDRESS
2811 Tieton Drive, Yakima WA 98902
3. =. CONTACT PERSON & PHONE T Dave Franklund ( 509 ) 575 -5408
AGENCY REQUESTING CHECKLIST Yakima City Planning
Sled
ATE THE CHE=ST WAS PREPARED Ma 10, 2002 Hearin
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10 page : or 10i •
Page 18
YAKIMA VALLEY MEMORIAL HOSPITAL
Yakima, Washington
ENVIRONMENTAL CHECKLIST
for
WEST PAVILION II MEDICAL OFFICE BUILDING
•
PLEASE READ THE FOLLOWING CAREFULLY BEFORE FILLING OUT THE CHECKLIST
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making a decision. An
environmental impact statement (EIS) must be prepared for all proposals with probable
significant adverse impacts on the quality of the environment. The purpose of this checklist is
to provide information to help you and the agency identify impacts from your proposal (and to
reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide
whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checkist to determin whether the environmental impacts of
your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,
with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In
most cases, you should be able to answer the questions from your own observations or project
plans without the need to hire experts if you really do not know the answer or if a question does
not apply to your proposal, write " do not know" or " does not apply". Complete answers to the
questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental
agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe you proposal or its environmental effect. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonable
related to determining if there may be significant adverse impact.
USE OF CHECKLIST FOR NON - PROJECT PROPOSAL:
Complete this checklist for non - project proposals, even though questions may be answered
"does not apply". In addition, complete the SUPPLEMENTAL SHEET FOR NON - PROJECT
ACTIONS (Part D).
For non - project actoins the references in the checklist to the works "project ", "applicant ", and
"property or site" should be read as "proposal ", "proposer", and affected geographic area,
respectively.
Page 19
A. BACKGROUND QUESTIONS (Attach if Lengthy)
1. Do you have any plans for future additions, expansions, or further activity related to or connected with
this proposal? If yes, explain.
No. See neighborhood plan (Attachment `H')
2. List any environmental information you know about that has been prepared, or will be prepared, directly
related to this proposal.
None
3. Do you know whether applications are pending for governmental approvals of other proposals directly
affecting the property covered by your proposal? If yes, explain.
No
4. List any government approvals or permits that will be needed for your proposal, if known.
Building Permit
Land use - Class 3 Review
Transportation Capacity Analysis
Rezone
Short Plat Exemption
5. Give brief, complete description of your proposal, including the proposed uses and the size of the project
and site. There are several questions later in this checklist that ask you to describe certain aspects of
your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this
form to include additional specific information on project description.)
New 78,000 square foot medical building with associated parking.
6. Location of the proposal. Give sufficient information for a person to understand the precise location of
your proposed project, including a street address, if any, and section, township, and range, if known. If a
proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal
description, site plan, vicinity map, and topographic map, if reasonably available. While you should
submit any plans required by the agency, you are not required to duplicate maps or detailed plans
submitted with any permit applications related to this checklist.
400 South 30 Avenue
Legal Descriptions and Site Plans (See Attachment `A')
Page 20
B. ENVIRONMENTAL ELEMENTS (To be completed by the applicant)
Page 21
1. EARTH Space Reserved for
Agency Comments
a. General description of the site (highlight one): Flat, rolling,
hilly, steep slopes, mountainous, other
b. What is the steepest slope on the site (approximate
percent slope)?
5%
c. What general types of soils are found on the site (for
example, clay, sand, gravel, peat, muck)? If you know
the classification of agricultural soils, specify them and
note any prime farmland.
Clay /Sand
d. Are there surface indications or history of unstable soils in
the immediate vicinity? If so, describe.
No
e. Describe the purpose, type and approximate quantities of
filling or grading proposed. Indicate source of fill.
Cut and fill will be balanced on site. No significant change to
existing grades.
f. Could erosion occur as a result of clearing, construction,
or use? If so, generally describe.
Wind erosion
g. About what percent of the site will be covered with
impervious surfaces after project construction (for example,
asphalt or buildings)?
80%
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any:
Appropriate dust control will be implemented to City of Yakima
Standards
Page 22
2. AIR Space Reserved for
Agency Comments
a. What types of emissions to the air would result from the
proposal (i.e. dust, automobile, odors, industrial wood
smoke) during construction and when the project is
completed? If any, generally describe and give approximate
quantities if known.
Auto
b. Are there any off -site sources of emissions of odor that may
affect your proposal? If so, generally describe.
No
c. Proposed measures to reduce or control emissions or other
impacts to air, if any:
None
3. WATER
a. Surface:
1.) Is there any surface water body on or in the immediate vicinity of
site (including year -round and seasonal streams, saltwater, lakes,
ponds, wetlands)? If yes, describe type and provide names. If
appropriate, state what stream or river it flows into.
No
2.) Will the project require any work over, in or adjacent to (within
200 feet) the described waters? If yes, please describe and attach
available plans.
No
3.) Estimate the amount of fill and dredge material that would be
placed in or removed from surface water or wetlands and indicate the
area that would affected. Indicate the source of fill materials.
N/A
4.) Will the proposal require surface water withdrawals or diversions?
Give general description, purpose, and approximate quantities if
known.
No Page 23
5.) Does the proposal lie within a 100 -year floodplain? If so, note Space Reserved for
location on the site plan. Agency Comments
No
6.) Does the proposal involve any discharges of waste materials to
surface waters? If so, describe the type of waste and anticipated
volume of discharge
b. Ground:
1.) Will ground water be withdrawn, or will water be discharged to
ground water? Give general description, purpose, and approximate
quantities if known
No
2.) Describe material that will be discharged into the ground from
septic tanks or other sources, if any (for example: Domestic sewage;
industrial containing the followings chemicals...; agricultural; etc).
Describe the general size of the system, the number of animals or
humans the system(s) are expected to serve.
None. City sewer available
c. Water Runoff (including storm water):
1.) Describe the source of runoff (including storm water) and method
of collection and disposal. If any (including quantities, if known).
Where will this water flow? Will water flow into other waters? If so,
describe.
Storm water from building roof and parking lot. Water will be
contained on site.
2.) Could waste materials enter the ground or surface waters? If so,
generally describe.
No
d. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
None
Page 24
Space Reserved for
4. PLANTS: Existing is residential landscaping. Agency Comments
a. Check and highlight types of vegetation found on the site;
_x_ deciduous tree: alder, maple, aspen, other;
_x_ evergreen tree: fir, cedar, pine, other
shrubs
grass
_ pasture crop or grain
wet soils: cattail, buttercup, bullrush, skunk cabbage,
other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
As many large trees will be saved as possible, all else removed.
c. List threatened or endangered species known to be on or near the site.
None
d. Proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
New areas landscaped similar to adjacent hospital projects.
5. ANIMALS
a. Highlight any birds and animals which have been observed on or near
the site or are known to be on or near the site:
Birds: Owl, heron, songbirds, other
b. List any threatened or endangered species known to be on or near the
site.
None
c. Is the site part of a migration route? If so, explain.
No
Page 25
d. Proposed measures to preserve or enhance wildlife, if any: Space Reserved for
Agency Comments
None
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will
be used to meet the completed project's energy needs? Describe
whether if will be used for heating, manufacturing, etc.
Typical energy usage for office building: Electric, Gas.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
No, significant setbacks eliminate conflict.
c. What kinds of energy conservation features are included in the plans of
this proposal? List other proposed measures to reduce or control
energy impacts, if any:
Building designed to current energy code.
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to
toxic chemicals, risk of fire and explosion, spill or hazardous waste,
that could occur as a result of this proposal? If so, describe.
No
1.) Describe special emergency services that might be required.
None
2.) Proposed measures to reduce or control environmental health
hazards, if any:
Green buffers used to block auto emissions, light, and noise
pollution.
b. Noise
1.) What types of noise exist in the area which may affect your project
(for example: traffic, equipment, operation, other )?
None Page 26
2.) What types and levels of noise would be created by or associated Space Reserved for
with the project on a short-term or a long -term basis (for example: Agency Comments
traffic, construction operation, other)? Indicate what hours noise
would come from the site.
Construction noise 7:00 a.m. to 8: 00 p.m.
3.) Proposed measures to reduce or control noise impacts, if any:
Mechanical systems are only potential long term source. Units will be
on roof and screened to direct noise up.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
Residential
b. Has the site been used for agriculture? If so, describe.
No
c. Describe any structures on the site.
Houses
d. Will any structures be demolished? If so, What?
Yes, buildings relocated or demolished.
e. What is the current zoning classification of the site?
R -1 and R -3
f. What is the current comprehensive plan designation of the site?
Residential
g. If applicable, what is the current shoreline master program designation
of the site?
N/A
h. Has any part of the site been classified as an "environmentally
sensitive" area? If so, specify.
No
Page 27
•
•
i. Approximately how many people would reside or work in the Space Reserved for
completed project? Agency Comments
250
j. Approximately how many people would reside or work in the
completed project?
150
k. Proposed measures to avoid or reduce displacement impacts, if any.
None
1. Proposed measures to ensure the proposal is compatible with the
existing and projected land uses and plans, if any:
Significant site screening
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low- income housing.
N/A
b. Approximately how many units, if any, would be eliminated? Indicate
whether high middle, or low- income housing.
Middle income - 25 units
c. Proposed measures to reduce or control housing impacts, if any:
None
10. AESTHETICS
a. What is the tallest height of any proposed structures, not including
antennas; what is the principal exterior building materials proposed?
50' - E.I.F.S. (Dryvit/Stucco) and Brick
b. What views in the immediate vicinity would be altered or obstructed?
Site screen instead of residences.
c. Proposed measures to reduce or control aesthetic impacts, if any:
Landscaping will be used to help blend the project into the
surrounding neighborhood.
Page 28
Space Reserved for
11. LIGHT AND GLARE Agency Comments
a. What type of light or glare will the proposal produce? What time of
day would it mainly occur?
Parking lot lights at night.
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
No
c. What existing off -site sources of light or glare may affect your
proposal?
None
d. Proposed measures to reduce or control light and glare impacts, if any:
Lights will be downward focused to reduce direct glare on
surrounding residents.
12. RECREATION
a. What designated and informal recreational opportunities are in the
immediate vicinity?
None
b. Would the proposed project displace any existing recreational uses? If
so, describe.
No
c. Proposed measures to reduce or control impacts on recreation,
including recreation opportunities to be provided by the project or
applicant, if any:
None
13. HISTORIC AND CULTURAL PRESERVATION
a. Identify public streets and highways serving the site, and describe
proposed access to the existing street system. Show on site plans, if
any.
See Traffic Study - (Section 8)
Page 29
•
b. Is site currently serviced by public transit? If not, what is the Space Reserved for
approximate distance to the nearest transit stop? Agency Comments
Yes, 500'.
c. How many parking spaces would the completed project have? How
many would the project eliminate.
458 new spaces. The project will relocate 24 parking spaces
north of West Pavilion Medical Center.
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets, not including driveways? If so, generally
describe (indicate whether public or private).
See Traffic Study - (In Section 8)
We are proposing speed bumps added on 30 Avenue north of the
parking lot driveway (see site plan). At 28 Avenue a chicane will be
added north of the intersection with Walnut. We are also proposing
stop signs be added on 28 at the intersection of 28 and Walnut.
e. Will the project use (or occur in the immediate vicinity of) water, rail,
or air transportation? If so, generally describe.
No
f. How many vehicular trips per day would be generated by the
completed project? If known, indicate when peak volumes would
occur.
See Traffic Study - (In Section 8)
g. Proposed measures to reduce or control transportation impacts, if any:
See Traffic Study - (In Section 8)
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for
example: fire protection, police protection, health care, schools, other)?
If so, generally describe;
Minimal increase.
Page 30
Space Reserved for
b. Describe the utilities that are proposed for the project, the utility Agency Conunents
providing the service, and the general construction activities on the site
or in the immediate vicinity, which might be needed.
Water, sanitary sewer - City of Yakima, Electrical - Pacific
Power, and Natural Gas- Cascade Natural Gas Corporation.
16. UTILITIES
a. Circle utilities currently available at the site: electricity, natural gas,
water, refuse service, telephone, sanitary sever, septic system, other.
b. Describe the utilities that are proposed for the project, the utility
providing the service, and the general construction activities on the site
or in the immediate vicinity, which might be needed.
Available utilities are adequate for project needs.
C. SIGNATURE (To be completed by the applicant.)
The above answers are true and complete to the best of my knowledge. I understand that the lead agency is
relying on them to make its decision.
Signature Date Submitted: July 19, 2002
D. SUPPLEMENT SHEET FOR NON PROJECT ACTIONS (To be completed by the applicant.)
(Do not use the following for project actions.)
Because these questions are very general, it may be helpful to read them in conjunction with the list of the
elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities likely to result
from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not
implemented.
Page 31
Space Reserved for
1. How would the proposal be likely to increase discharge to water; emissions to Agency Comments
air; production, storage, or release of toxic or hazardous substances; or
production of noise?
Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine
life?
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive
areas or areas designated (or eligible or under study) for governmental
protection; such as parks, wilderness, wild and scenic rivers, threatened or
endangered species habitat, historic or cultural sites, wetlands, flood plains, or
prime farmlands?
Proposed measures to protect such resources to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including
whether it would allow or encourage land or shoreline uses incompatible with
existing plans?
Proposed measures to avoid or reduce shoreline and land use impacts are:
6. How would the proposal be likely to increase demands on transportation or
public services and utilities?
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or
federal laws or requirements for the protection of the environment.
Page 32
•
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ATTACHMENT `A'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
PARCEL NUMBERS AND LEGAL DESCRIPTIONS OF EACH LOT INCLUDED
Parcel # 18132333004: E 165 feet of N 65 feet of S1 /2 NW1 /4, SW1 /4 SW1 /4 EX E 20 feet,
Yakima County, Washington.
Parcel # 18132333413: Grandview half acre TRS: SE1 /4 of TR 11, Yakima County,
Washington.
Parcel # 18132333414: Grandview half acre TRS: S 45 feet of W 145 feet of Lot 11, Yakima
County, Washington.
Parcel # 18132333417: Grandview half acre TRS: E 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333418: Grandview half acre TRS: W 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333447: Lot 13, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333450: Lot 14, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333451: Nob Hill Orchard Heights: W1/2 of Lot 15, EX, N 2 feet, Yakima
County, Washington.
Parcel # 18132333453: Nob Hill Orchard Heights N 2 feet of W1/2, Lot 15, W1/2 EX N 9
feet Lot 16, Yakima County, Washington.
Parcel # 18132333465: Lot 3, DE FOE quarter acre, Yakima County, Washington.
Parcel # 18132333473: Lot 7, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333477: Lot 11, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333478: Lot 12, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333479: Grandview Suburban Homes: Lot 13 EX N 3 feet, Yakima County,
Washington.
Parcel # 18132333480: Grandview Suburban Homes: N 3 feet Lot 13 also Lot 14, Yakima
County, Washington.
Page 34
•
ATTACHMENT `A'
Parcel # 18132333488: Neilan's Memorial Heights: Lot 19 also S 12 feet Lot 20, Yakima
County, Washington.
Parcel # 18132333489: Neilan's Memorial Heights: N 50 feet of Lot 20 & S 24 feet of Lot
21, Yakima County, Washington.
Parcel # 18132333490: Neilan's Memorial Heights: N 38 feet of Lot 21 also Lot 22, Yakima
County, Washington.
Parcel # 18132333492: Grandview Suburban Homes: S 1 foot of Lot 9, all Lot 10 & N 2 feet
of W 140 feet of E 330 feet of SW1/4 SW1/4 SW1/4, Yakima County, Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under Auditor's
file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat thereof,
recorded in volume "N" of plats, Page 25, records of Yakima County, Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, page 25, records of Yakima County, Washington.
L:\200205 Landmark M.O.B. Located @ YVMH\ZONE\Parcel No & Legal Descriptions AttchA.wpd
Page 35
•
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER F
COMMENT LETTERS RECEIVED
EXHIBIT # DOCUMENT DATE
F -1 Letter from John and Candace Manfredi 9 -1 -02
F -2 Letter from Michael Aquilino 10 -9 -02
F -3 E -Mails from Paul Schafer 10 -9 -02
F -4 Letter from Virginia Gable 10 -10 -02
F -5 Letter from Sara Cate and Russell Maier 10 -10 -02
F -6 Letter from Walt Ranta 10 -10 -02
F -7 Petition from Neighborhood 10 -10 -02
RECEIVE,-
To the City of Yakima OCT Y 0 2002
The names below are the owners of homes on 30 Avenue north of the pro W LNG , v.
hospital clinic. Due to the significant adverse impact to the neighborhood and
homes by new traffic generated by the clinic. We request that 30 Avenue be
closed to traffic, similar to 29 Avenue, between the hospital clinic access and
Chestnut Avenue.
Print Name Sign nam- Address
4_0/74 v 12) /,2 I 00.26.1 + V /Ocs 4,o 30 4L.
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Filed
Hearing Examiner
EXH # F-7 Date. /d -- / -6) Z '
File #
To the City of Yakima
The names below are the owners of homes on 30 Avenue north of the proposed
hospital clinic. Due to the significant adverse impact to the neighborhood and
homes by new traffic generated by the clinic. We request that 30 Avenue be
closed to traffic, similar to 29 Avenue, between the hospital clinic access and
Chestnut Avenue.
Print Name f Si n name Address / I
✓ 7 1 r S3� 4,�;� 1 ' �, - 6 ��. h. / , _ ,/ [ � ... . . 1 % . :ei. l i )V .,ifs 64•Y�= k: ,,, ,, LUr _
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File #
•
Hearing Examiner
�����
c/o Doug Maples
City of Yakima Department of Community and Economic Development OCT ®200
129 North 2nd Street
Yakima, WA 98901 CITY OF YAKIMA
PLANNING DIV
Dear City of Yakima Hearing Examiner:
This letter is being submitted regarding the Land Use Application filed by Yakima Valley Memorial Hospital for
the West Pavilion II Medical Office Building.
I will not be able to attend the hearing due to my work commitment, and wish to submit a letter expressing my
concerns, of which I have many, foremost of which is traffic. I have many questions concerning the impact the
doctors' offices will have on the surrounding neighborhood relating to the traffic it will generate. Considering
the number of offices in the new complex, times the number of possible patients for each office, there is a
potential of 400 -500 additional cars coming to this neighborhood each day.
I strongly urge a comprehensive study of the impact this additional traffic will have on this beautiful
residential neighbohood. I believe there will be a tremendous increase in traffic on 28th and 30th Avenues as
people drive from Summitview to the office building. I also see an increase up 30th from Nob Hill, as well as
along Chestnut Avenue coming from both 40th Avenue and 16th Avenue. (This will happen on a street
designated by the city for walking and bike riding, with a 20 MPH speed zone.) In addition, I see a massive
increase of traffic on 32nd Avenue, a street designated on a city map as an idea street for bike riding due to
"light traffic and low speeds ". All of these streets, and the surrounding once quiet neighborhoods, will be
heavily impacted in a very adverse manner. The once peaceful nature will be greatly altered.
A study should be required, involving the hospital, the city and the neighbors who will most affected by this
traffic. A plan needs to be developed which will address the effect throughout this area, not with stop -gap
measures, which will only cause other problems, but an indepth study to see how to route the traffic with the
least impact.
The fact that the city only requires notification of people within 300 feet of a actual rezone does not address the
overall impact this particular project will have on the greater surrounding neighborhood, far beyond that 300
feet. This should be taken into consideration and the issues addressed before this project moves forward. To do
otherwise would be a tremendous disservice to the people who moved into what they thought would be a quiet
neighborhood.
Please listen to the people who will be most affected by the changes being proposed. Require a comprehensive
study of the traffic issues,involving ALL parties, including the neighbors.
Thank you for your time and consideration of this matter.
N N
Walt Ranta
5 South 32nd Avenue
Yakima, Washington 98902
(509) 452-6897 Filed
Hearing Examiner
E XH # F' Date / /O -0
f-Le File # /Z 2 #' C— 62_
•
•
RECEIVED
OCT 1 0 2002
CITY OF YAKIfiiim
PLANNING DIV 2712 West Yakima Ave.
Yakima, WA 98902
Hearing Examiner
c/o Doug Maples
City of Yakima Department of Community
and Economic Development
129 North 2nd Street
Yakima, WA 98901
October 9, 2002
Dear City of Yakima Hearing Examiner,
With the growth of one of the largest employers in the midst of an R-1 zone,
more attention needs to be paid to the overall traffic impact from Memorial Hospital.
on the larger community.
In this area, there are two elementary schools and numerous residential
streets most of which do not have sidewalks. The safe flow of children and other
pedestrians may be affected by the increasing traffic.
Please address the volume of the traffic and safety of the cornmunity in this
approval process.
Sincerely,
/ /
Sara Cate and Russell Maier
Filed
Hearing Examiner
EXH #. rs Date
File # / .45
. . . •
RECEIVED
OCT 1 0 2002
Hearing Examiner CITY OF YAKIMA
c/o Doug Maples PLANNING 0IV.
City o f Yakima Department of Community & Economic Development
129 orth 2nd Street
Yakima, WA 98901
Dear City of Yakima Hearing Examiner:
This letter is being submitted regarding the Land Use Application filed by Yakima
Valley Memorial Hospital for the West Pavi Ion II Medical Office Building.
I have lived in my home on 32nd Avenue for the past 51 years, and have loved this
wonderful neighborhood, but I do realize that changes are inevitable - nothing ever
stands still. I also realize that we need all the new medical innovations that have come
in the past 50 years and we want our hospital to be one of the best. But we want the
hospital to also have concerns for the surrounding area.
I know you have other letters outlining all of our concerns from our Greater Chestnut
Neighborhood Association of Yakima, but I just want to add my name to the list of
concerned people living so close to the hospital.
Please take into consideration all the things outlined in their letters,--NOISE -
LIGHTING - BUFFER AND TRANSITION ZONES - INCREASED TRAFFIC, and please
know that I am concerned for our "Neighborhood" - which is one of the few "Jewels"
still left in the City of Yakima.
Sincerrely,
.,,,,_
C - - Q ,
.,1
Virginia C. Gable
Filed
Hearing Examiner
EXH # - Date
File# ie0-#6
• . ,
• .
Benson, Bruce
From: Schafer, Paul [SchaferPaul @ysd.wednet.edu]
Sent: Wednesday, October 09, 2002 6:00 PM
T bbenson @ci.yakima.wa.us
Subject: Yakima Valley Memorial Hospital rezone
After reviewing the Aug. 23 letter and application, I would like to suggest a coordinated
examination of the traffic impact on the effected area surrounding Memorial. This area
is bounded by 16th Ave on the East and 40ieth on the West and Nob Hill on the South,
Summitview on the North.
I suggest the examination be conducted by a committee composed of representatives of the
hospital, city and various neighborhoods in that area. Expects selected by the
committee would carry out details, cost should be covered by the hospital, since it is the
expanding party.
Paul Schafer
History
Eisenhower High School
573 -2666
Literacy...Every kid, Every day, Every way
RECEIVED
OCT 1 0 2002
CITY OF YAKIMA
PLANNING DIV.
•
Filed
�- He aring Examiner
EXH #. Date "
1
File #
•
Benson, Bruce
From: Schafer, Paul [SchaferPaul@ysd.wednet.edu]
Sent: Wednesday, October 09, 2002 10:09 PM
To: bbenson@ci.yakima.wa.us
Subject Meeting times
Bruce, please urge the hearing office to hold a evening or late afternoon or saturday
meeting so he can really hear the feelings of the citizens.
Paul Schafer
History
Eisenhower High School
573-2666
Literacy...Every kid, Every day, Every way
RECEIVED
OCT 1 0 2002.
CITY OF YAKIMA
PLANNING DA
Filed
Examiner
C-)CfrO R Date.M/O z—
,
1 L 6— 62--
•
Michael Aquilino RECEIVED
401 South 32 Avenue
Yakima, WA 98902 OCT 0 9 2002
Doug Maples, Manager Building Codes and Planning Divisions CITY DF YAKIMA
PLANNING DIV.
Department of Community and Economic Development
Planning Division
129 North Second Street
Yakima, WA 98901
RE: Master Land Use Application from Yakima Valley Memorial Hospital. UAZO ADM
ADJ 412-02, UAZO EC 414-02.
October 9, 2002
Dear Mr. Maples,
I am writing to express several concerns regarding Yakima Valley Memorial Hospital's
(YVMH) proposed rezone. The narrative and plan submitted by Memorial Hospital does
not take into full consideration the impacts of this rezone and development on the
neighborhood surrounding the hospital. In the Notice of Application and Hearing and in
the presentations made to the community by the hospital, there are several areas of
recurring concern that have not been fully addressed. These include lighting, parking,
noise, and traffic.
Lighting a large area such as this parking lot will have a significant impact on those living
around it. In meetings with the neighborhood, the hospital has stated that it will do its best
to eliminate light pollution created by the lighting for the new buildings and parking lots.
The city should ensure that the hospital uses only the best lighting systems designed to put
the light were its needed and limit the amount of light bleeding into homes surrounding the
hospital. Also, the hospital should be required to develop a schedule for parking lot use.
The hospital can govern the use of their lots in order to ensure that those staff and patients
coming in at night would be able to park close to the building. This would allow the
hospital turn off lights in portions of the parking lot not in use at night.
The plan for parking does not fully meet the needs of those living directly adjacent to the
hospital. There are several homes adjacent to the new parking lots that the hospital hopes
to purchase some day. For those properties, the hospital has proposed a temporary wooden
fence instead of the permanent fence proposed for the rest of the project. Without a clear
time line for acquiring this property, including neighbors who voice a desire to sell their
property, this fence should be required to match that of rest of the fencing for the project.
Where the parking lot is adjacent to private residences the proposed setback should be
increased to at least 15 feet with a full treatment of plants. This will allow those living
adjacent to the property some measure of privacy and will reduce the perception that the
hospital is trying to harass those neighbors who have chosen not to sell their propert to
the hospital. Filed
f--tcy F 2 Hearing Exami
/6 -1402
EXH # 0- Date.
File # , &. Z4 —oz
•
Inevitably, patients and hospital staff will park on the streets around the hospital in front of
neighborhood homes. It seems clear that the citizens of the neighborhood will be very
unhappy about this. In order to eliminate this problem before it happens, the city may
institute a parking permit system for those streets directly adjacent to the hospital.
The noise generated during the construction and operation of the new facilities will
significantly impact those living in the area. Reducing the noise impact of this project is
important to all of those living around the hospital. The hospital should be required to
maintain a construction schedule that limits the use of heavy equipment and loud tools to
normal construction business hours, 8 AM to 5 PM Monday through Saturday. Also, in
any new facilities, they should be required to use the latest heating and cooling equipment
designed to reduce the amount of noise produced by this equipment. Additionally, it
should placed and buffered in such a way as to further reduce the amount of noise
produced.
Traffic is perhaps the most contentious issue between the neighborhood and hospital. The
hospital's narrative states that increased automobile traffic will be the primary
environmental impact of this project. The traffic impacts created by this project are much
greater than the hospital acknowledges. The hospital's plan does not meet the objective of
reducing the amount of additional traffic on those streets adjacent to the hospital as is
stated in the hospital's narrative. In fact, there will be a significant increase in traffic on all
the streets surrounding the hospital from Tieton Drive to Summitview Avenue and 24
Avenue to 32 Avenue. This increased traffic will negatively impact the lives of those
who live here.
In the last meeting between the hospital and the neighborhood, the hospital made a verbal
commitment to "look at" how to reduce the impacts of the increased traffic on the entire
neighborhood. There is no evidence that they have done so in the documents submitted for
this rezone. Additionally, there is no easy solution. The current practice in Yakima
appears to be that small groups of neighbors get together, complain loudly to the city and
sometimes get something implemented on their street. This "not in my back yard"
approach is ineffective. As part of this rezone, I would like the city to require the hospital
and the city's traffic planning division to meet with representatives of the Greater Chestnut
Neighborhood Association and other citizens in the area to develop and implement a traffic
plan for this area.
Sincerely,
Michael Aquilino
Filed
'C1( F-2 - Z
ill „,__g_2-4-6, — 02-
Sept 1, 2002
Doug Maples, Manager Building Codes and Planning Divisions
City of Yakima Department of Cornmmllity & Economic Development
129 North 2nd Street
Yakima, WA 98901
SUBJECT: Master Land Use Application received from Yakima Valley Memorial
Hospital. UAZO RZ 46-02, UAZO CL (3) #9 -02, UAZO ADM ADJ #12-02,
UAZO EC 414-02
Dear Mr. Maples,
During the construction phase of Memorials new office and parking area, strict dust
control and street cleaning measures need to be enforced seven days a week.
Adjacent residents should be given a direct hospital and city contact to report dust
or dirty streets.
Thank you.
Sincerely,
M COrY�c�fi, c -�
John and Candace Manfredi
211So29thAve
Yakima, WA 98902
Filed
Hearing Examiner
EXH # Date 42-
File# ieZ - 6�'"
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER G
APPLICATION
EXHIBIT # DOCUMENT DATE
G -1 Table of Contents for land use applications submittted 7 -25 -02
G -2 Land Use Application cover sheet and highlights of proposal from 7 -25 -02
Rick Linneweh, President, CEO
G -3 Letter from Dennis Dean, KDF Architecture 9 -25 -02
1•13•6 4 i1 L — i t
44- A2L1
RECEIVED
SEP 2 5 2002
CITY OF YAKIMA
September 23, 2002 PLANNING Div
Mr. Bruce Benson, Senior Planner
City of Yakima Department of Community and Economic Development
7 '>o NT - )nd Qtr
Yakima, Washington 98901 -2613
Re: Yakima Valley Memorial Hospital West Pavilion II, Land Use Application
KDF Project No. 200205
Dear Bruce:
At your request we have reviewed the Administrative Adjustment for the maximum distance
between the parking and building. The requirement of 150 feet from the building, which
was listed in our application, is for hospitals and should be 300 feet for this building since it
is an office building. Our revised site plan with the two additional lots along 31st Avenue
has 318 parking spaces within 300 feet of the building. The proposed building is currently
under 50,000 square feet, which would require less than 250 parking spaces. Therefore, this
adjustment is no longer required.
As we discussed in our telephone conversation last week the additional parking spaces will
be utilized by the hospital. These spaces are not required to meet the 150 foot distance from
the hospital because they are in addition to the spaces required for the hospital.
Ap. Sincerely,
Dennis W. Dean
Associate, Architect
Copy: Rick Linneweh, YVMH Fred
Nick Checota, Landmark Healthcare Facilities Hearing Examiner
Joe Bagala, Landmark Healthcare Facilities
EXH #, 6' ,Date 9 "°
L: \200205 Landmark M.O.B. Located @ YVMH\ZONE \092302 Bruce Benson.wpd ie''7 /
file# (ii
KDF Architecture 1310 North 16th Avenue
Rod Knipper AIA Yakima, Washington 98902 -1394
David C. Franklund AIA (509) 575 -5408 Fax (509) 453 -0293
•
RECE
JUL 2 5
2002
PL,g yAK/tiMA
D
LAND USE APPLICATION
Yakima Valley Memorial Hospital
West Pavilion 11 Medical Office Building
Prepared for
City of Yakima
Department of Community & Economic Development
July19, 2002
Filed
Hearing Examiner
EXH #. = Date 7' -
File# .4
K D F ARCHITECTURE
1310 North 16th Avenue 1 "akima. WA 98902
•
RECEIVED
MEMORIAL HOSPITAL
YAKIMA VALLEY MEMORIAL HOSPITAL JUL 2 5 2002
CITY OF YAKIMA
PLANNING DIV.
July 22, 2002 Richard W. Linnewch, Jr., FACH
Pre,rdent, Ch: f t , utr °e C),'fre•
Bruce Benson
Dept. of Community & Economic Development
Yakima City Hall
129 North Second Street
Yakima. WA 98901 -
Re: Yakima Valley Memorial Hospital
West Pavilion II Medical Office Building
Dear Mr. Benson:
On behalf of Memorial Hospital. I am pleased to file our Land Use Application and associated
documents necessary for construction of a new medical office building we call West Pavilion II.
You will recognize this proposal as very similar to the project we submitted in 1996.
We are sensitive to the City's needs for orderly development and the legitimate interest in the
quality of life in the Chestnut neighborhood. In addition to review of the Yakima Municipal
Code, Urban Area Comprehensive Plan and Greater Chestnut Neighborhood Plan, we met with
residents in the area in an effort to conform our development with their desires. We intend to
cooperate fully with both city officials and neighbors to ensure that our project is compatible with
the surrounding area.
In summary, the highlights of our proposal are as follows:
Building
• West Pavilion II will be constructed just north of the existing office building, at
400 S. 30 Avenue. It will contain about 78,000 square feet with associated
parking for 458 vehicles. The target date to commence construction is Fall 2002,
with completion in the Fall of 2003.
Parking
• We propose to treat the adjacent parking as a buffer between the R -3 zoned offices
and the surrounding R -1 residential area. We intend to-continue the same
landscaping /architectural treatment of parking as is currently in use. We believe
that the neighbors agree that the landscaping greatly diminishes any noise from the
traffic in the lots and also screens light originating in the lots.
; I 1 Tictnn ),
• lak ma, 'X'A'491)1
T„ (S09) S 75 110(11
Rezone
• Our hospital is a Class III use; that is, the use may be permitted by the Hearing
Examiner after public hearing. I attach a copy of the site plan to this letter. As
you can see, the footprint of the building is basically on land zoned R -3, but
extends somewhat onto ground now zoned R -1. We request rezone of the area
marked R -1 to R -3 so that the same standards apply to the entire structure.
Administrative Adjustment
• We need an administrative adjustment to allow us to use 80% of the site for
building and parking and to permit the fence height to increase from four to six
feet. These adjustments are consistent with West Pavilion I and the rest of the
hospital campus. We can maintain appropriate set -backs and this adjustment helps
reduce our need for land.
Environmental Impact
• The primary impact of the project will be increased automobile traffic in the
vicinity. We discussed this with neighbors and they requested some strategy for
traffic calming on 30 Avenue. Our drawings suggest speed bumps on 30 to slow
local traffic while maintaining the ability of emergency vehicles to proceed south
on 30t from Chestnut. We recognize that closure of 30 in that area is an option.
• Our application contains a traffic study of the area. As you will see, there will be
some impact on the intersection of 28 Avenue and Tieton Drive. We propose a
new traffic signal at that location. We think it unwise to attempt a new signal
further west because of the proximity to the signal at 32"' Avenue.
• The Greater Chestnut Neighborhood Plan, consistent with the Comprehensive Plan,
emphasizes the importance of directing traffic in this area onto Tieton Drive, rather
than adjacent local streets. We think that our proposal meets that objective.
We are very proud of the important community service provided by Memorial Hospital. We-
think our record as a considerate neighbor and good citizen speaks for itself. Construction of
West Pavilion II is necessary to our continued vitality. We believe this project can be constructed
in a manner which protects the residential neighborhood nearby while providing an essential
public purpose.
Thank you for your consideration.
Sincerely,/
R. W. dinneweh, Jr.
'mum
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LAND USE APPLICATION
Yakima Valley Memorial Hospital
West Pavilion II Medical Office Building
TABLE OF CONTENTS
SECTION TITLE PAGE NO.
1. Land Use Application 1
Attachment A- Parcel Numbers & Legal Description for Property 2 -3
Attachment C- Parking Calculations 4
Attachment J- Medical Office Building Site Plan 5
2. Class (3) Review Form 6
Attachment A- Parcel 7 -8
Attachment B- Class (3) Review Written Narrative 9
3. Supplemental Application for: Rezone 10
Attachment D- Rezone Written Narrative 11
4. Supplemental Application for; Administrative Adjustment 12
Attachment E- Administrative Adjustment, Amount of Adjustments 13
Attachment A- Parcel Numbers & Legal Description for Property 14 -15
Attachment F- Administrative Adjustment Written Narrative 16
Attachment K- Fence Detail 17
(9
e � Environmental Checklist 18 -32
� 1 ( / Neighborhood 4{ Attachment H- Nei hborhood Plan 33
W
C6) Attachment A- Parcel Numbers & Legal Description for Property 34 -35
Expanded SEPA Checklist 36 -44
6 e Attachment I- Mitigation Plan 45
� & Q a...tt( Attachment L- 28 Avenue Chicane Enlarged Plan 46
Ci F Attachment M -30 Avenue Speed Bump Enlarged Plan 47
Attachment N- Typical Street Transition 48
Attachment 0 - Elevation of Parking and Neighbors 49 -50
7. Supplemental Application for: Short Plat Exemption 51
Attachment G- Short Plat Exemption, Existing Legal Descriptions,
Proposed Legal Descriptions, and Written Narrative 52
8. Transportation Capacity Analysis 53
Impact Analysis for Proposed Street Closure 54 -71
Appendix A Full size drawings for Attachments I- Mitigation Plan and J- Medical Office
Building Site Plan. Filed
Hearing Examiner
EXH # Date. 7
File # g O # 6- o)--
CITY OF YAKIMA:
; ,� F : , r LAN.IL - USE APPLICATION RECEIVED
k i , -. , r; DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPIti
•"; 129 NORTH SECOND STREET, 2ND FLOOR iENTj�� 2 5 2002
°4 •°rA,ao �e�b �% YAKIMA, WASHINGTON 98901
•
'`�.� -�- VOICE: (509) 575 -6183 FAX: (509) 575 -6 (05 CITY YAKIMA
PLANNING DIV.
Answer all questions completely. If you have any questions about this form or the application process call. come in person or refer to the
accompanying instructions.
This application consists of four parts. PART I - GENERAL INFORMATION AND PART IV - CER111-1C ATION are on this page. PART
II and III contain additional information specific to your proposal and MUST be attached to this page to complete the application. Remember
to bring all necessary attachments and the required filing fee when the application is submitted. The Planning Division cannot accept an
application unless it is complete and the filing fee paid. Filing fees are not refundable.
git ,` t Y-1 t -I c i � 3 stn'';, s :: 4 il i it ;
, .r d 1
1. APPLICANT --,f... — J NAME ° . � __ .�.. - �,: , �� . ' .� �- =',,.."
._
Yakima Valley Memorial Hospital
2. APPLICANT ADDRESS STREET 2811 Tieton Drive CITY
AND PHONE NUMBER Yakima
S T A T E W A ZIP 98902 PHONE ( 509) 575 - 8001 MESSAGE ( )
3..APPLICANT'S INTEREST CHECK D OWNER ❑ OWNER REPRESENTATIVE
IN PROPERTY ONE
❑ CONTRACT' PURCHASER ❑ OTHER
" 4. PROPERTY OWNER NAME
,IF OTHER THAN APPLICANT) Yakima Valley Memorial Hospital
5. PROPERTY OWNER'S STREET 2811 Tieton Drive CITY
ADDRESS AND PHONE Yakima
(IF OTHER THAN APPLICANT) STATE WA ZIP98902 PHONE ( 575 - 8001 MESSAGE ( )
6 SESSOR'S PARCEL NT I'V BER (S) FOR SUBJECT PROPERTY
SEE ATTACHMENT 'A'
7. EXISTING ZONING OF SUBJECT PROPERTY:
R -1 /R3 _
8. ADDRESS OF SUBJECT PROPERTY:
400 South 30th Avenue
9. TYPE OF APPLICATION: (CHECK ALL THAT APPLY)
❑ CIass (2) Use ® Environmental Checklist (SEPA)
❑ Right-of-Way Vacation
® Class (3) Use ❑ Modification to Approved Class (2) & (3) Uses
El Rezone ❑ Appeal Short Plat Exemption
❑ Shoreline
❑ Variance ❑ Nonconforming Structure/Use ❑ Utility Easement Release
❑ Home Occupation ❑ Preliminary Subdivision
❑ Interpretation by Hearing Examiner
❑ Administrative Adjustment . ❑ Short Plat ❑ Other -
foirli §! l a ti' a i ail im tgoL ` t _ ✓sk'f* I03`'... ` a i� a. « c a Pv :i
� _ �n. �Nt,;�a °Iii °.1Nl0s �1€11:...::Iity�..,: =.. ''i`!:; .
10. SEE ATTACHED
SHEETS
I i - i w + a 4 , = F d i`' i1.Q t ' 1. T'.1,Y.:.'%',..1 ',t p ' .
11. I certify that the inf� on this ap li ation and the required attachments are true and correct to the bes of my knowledge. "
July 1 9, 2002
1 SIGNATUR DATE
Re'" -i 9-98 FOR ADMINISTRATIVE USE ONLY
•
FILE NO.
DATE FEE PAID RECEIVED RECEIVED BY I W w
7 ` 5 ry ^ 1 1 s / UNT 1 43 / I q RE RECEIPT NO. HEARING DAZE
a _,7� "�`r. -�j /3/ J
1 -a /3 / / 4
.? 5 0 'cTc � 3/ 4 Page 1
ATTACHMENT `A'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
PARCEL NUMBERS AND LEGAL DESCRIPTIONS OF EACH LOT INCLUDED
Parcel # 18132333004: E 165 feet of N 65 feet of S1/2 NW 1/4, SW1/4 SW1/4 EX E 20 feet,
Yakima County, Washington.
Parcel # 18132333413: Grandview half acre TRS: SE1 /4 of TR 11, Yakima County,
Washington.
Parcel # 18132333414: Grandview half acre TRS: S 45 feet of W 145 feet of Lot 11, Yakima
County, Washington.
Parcel # 18132333417: Grandview half acre TRS: E 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333418: Grandview half acre TRS: W 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333447: Lot 13, Nob Hill Orchard Heights W1 /2, Yakima County,
Washington.
Parcel # 18132333450: Lot 14, Nob Hill Orchard Heights W1 /2, Yakima County,
Washington.
Parcel # 18132333451: Nob Hill Orchard Heights: W1/2 of Lot 15, EX, N 2 feet, Yakima
County, Washington.
Parcel # 18132333453: Nob Hill Orchard Heights N 2 feet of W1/2, Lot 15, W1/2 EX N 9
feet Lot 16, Yakima County, Washington.
Parcel # 18132333465: Lot 3, DE FOE quarter acre, Yakima County, Washington.
Parcel # 18132333473: Lot 7, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333477: Lot 11, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333478: Lot 12, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333479: Grandview Suburban Homes: Lot 13 EX N 3 feet, Yakima County,
Washington.
Parcel # 18132333480: Grandview Suburban Homes: N 3 feet Lot 13 also Lot 14, Yakima
County, Washington.
Page 2
•
ATTACHMENT `A'
Parcel # 18132333488: Neilan's Memorial Heights: Lot 19 also S 12 feet Lot 20, Yakima
County, Washington.
Parcel # 18132333489: Neilan's Memorial Heights: N 50 feet of Lot 20 & S 24 feet of Lot
21, Yakima County, Washington.
Parcel # 18132333490: Neilan's Memorial Heights: N 38 feet of Lot 21 also Lot 22, Yakima
County, Washington.
Parcel # 18132333492: Grandview Suburban Homes: S 1 foot of Lot 9, all Lot 10 & N 2 feet
of W 140 feet of E 330 feet of SW1 /4 SW1 /4 SW1 /4, Yakima County, Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under Auditor's
file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat thereof,
recorded in volume "N" of plats, Page 25, records of Yakima County, Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, page 25, records of Yakima County, Washington.
L:\200205 Landmark M.O.B. Located @ YVMH\ZONE\Parcel No & Legal Descriptions AttchA.wpd
Page 3
ATTACHMENT `C'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
REQUIRED PARKING CALCULATIONS
• Building Gross Square Footage
78,000 sf
• Reduction for Stairs
2 Stairs x 9' x 20' x 3 Floors = 1,080 sf
• Reduction for Elevator
2 Elevators x 9' x 7' x 3 Floors = 378 sf
• Reduction for Restrooms
2 Restrooms x 7' x 7' -6" x 3 Floors = 315 sf
• Square Feet for Parking Calculation 76,227 sf
200 square feet per car = 381.135
Required Parking = 382
* Note:
Required parking could be less if allowance for storage were included.
Amount of storage is not defined at this time.
(Storage requires 1 car per 500 square feet)
L:\200205 Landmark M.O.B. Located @ YVMH\ZONE\Parking Calc Attach.wpd
Page 4
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- 1 4 / YAKIMA VALLEY MEMORIAL HOSPITAL
IMMO g A WM PAVILICN II MEDICAL MCI !WILDING r .4 , , i'l DE Architecture 11'1 i
7 Ar.lttl. 410411470N -- —... • ...... I !I R
. .
• . .
- ..f . o )
t : -) a CLASS (i.i) REVIEW C CLASS (3) REVIEW
r � y •
�Q °OmrssBE tea /
CHAPTER 15.14 AND. 15.15, YAKD/LA URBAN AREA ZONING ORDLNAN (ti AZO)
�• pas . a � �-- - ..- . :.. :� - .. � ,:.. �
. i - -- - ..•r... P+ ' -• tiia '3 -- 4 e :: Cj. •`;�40., 4 -*--", ..c_• s ••�r. _ =k.: ;I :S 7-' te a_
- ..�.: -.= �v1 �� ... .ea
:. 'PROPOSED L AND T TYPE (irraorer:r: Must be take:. From Table 4 of the urban Area Zonis Orcance)
Hospital
RECEIVED
LEGAL DES CRTON OF T SUBJECT PROPERTY: (Attach if lengthy)
SEE ATTACHMENT 'A' JUL 2 5 2002
CITY QF YAKtM
PLANNING DIV.
.` y �y._I, lea =z' - r>-�afi'. ;147 � _.: * ..°rte _ -.. :off' :i gill g. -__ _=-:...r
�a y �i �FNSS iy .r"..1 = ' i ' � . ��• ::s St.'. - . _ •� Zi �� -�--_ . .� �Yi�—= ".i.:-..:�. •- _' � , . -- •. .,� _ �`•3 . - ... "H =';: :.tea.': '=
_- ...._...._.�.. .l ._.... . --. = \'•.'rC�i ..^'.i.Y•�. :...- +.a +' •. � ..,- _i1: =•+ i
CITE ?T A Ni REQUIRED: (Please use the City of Yakima Site Plan Checklist)
--,, , izi".77 -N - i A RRA1?"v =: (Please answer the foiow?na cues-dons in the na T alive) SEE ATTACHMENT ' B'
A. Fully describe the proposed development, including number of hollsing units and par inn spaces. if the
proposal is for a business describe hours of operation, days per week and ail other oerrinent information
elated to business operations.
B. How is the proposal com_ atibie to neighboring prop erdes? What mil gallon measures are proposed to
promote com
C. Is your proposal consistent with current zoning oI your Property and,
`s your proposal consistent with uses and zoning of neizhborng properties?
D. Is your proposal in the best interest of the community?
7. Aiy I.T O ± E; 'I AL CHECKLIST: (If required by the Washington State Environmental Policy Act (SEP-A))
Note: If you have any questions about this process please come in person to the Planning Division, 129 North
2nd St. Yakima. WA or call the Planning Division ar (509) 575 -6183, Manday through Friday 8 a.m. to 5 p.m.
FOR ADMINISTRATIVE USE ONLY
For Crass (2) Applications, the proposed development requires Class (2) Review for the following reasons:
Listed as a Class (2) use in Table 4-1; or,
Structural or other physical site improvements are proposed or required by this ride. and the use has frontage on a.
desiTiari d collector or arterial road (single - family dwellings. duplexes, and their accessory stracmres are exempt frorn
rhis provision); or
- All or part of the parcel proposed for development is in the Food Plain, Airman, or C-reenway Overlay Districts; or,
- The proposed use includes hazardous materials; or,
. a mobile or manufactured home listed as a Class (2) use in Secnon 15.04.120.
■,...1 9 -98 /
•
Page 6
ATTACHMENT `A'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
PARCEL NUMBERS AND LEGAL DESCRIPTIONS OF EACH LOT INCLUDED
Parcel # 18132333004: E 165 feet of N 65 feet of S1/2 NW 1/4, SW1/4 SW1/4 EX E 20 feet,
Yakima County, Washington.
Parcel # 18132333413: Grandview half acre TRS: SE1 /4 of TR 11, Yakima County,
Washington.
Parcel # 18132333414: Grandview half acre TRS: S 45 feet of W 145 feet of Lot 11, Yakima
County, Washington.
Parcel # 18132333417: Grandview half acre TRS: E 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333418: Grandview half acre TRS: W 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333447: Lot 13, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333450: Lot 14, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333451: Nob Hill Orchard Heights: W1/2 of Lot 15, EX, N 2 feet, Yakima
County, Washington.
Parcel # 18132333453: Nob Hill Orchard Heights N 2 feet of W1/2, Lot 15, W1/2 EX N 9
feet Lot 16, Yakima County, Washington.
Parcel # 18132333465: Lot 3, DE FOE quarter acre, Yakima County, Washington.
Parcel # 18132333473: Lot 7, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333477: Lot 11, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333478: Lot 12, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333479: Grandview Suburban Homes: Lot 13 EX N 3 feet, Yakima County,
Washington.
Parcel # 18132333480: Grandview Suburban Homes: N 3 feet Lot 13 also Lot 14, Yakima
County, Washington.
Page 7
ATTACHMENT `A'
Parcel # 18132333488: Neilan's Memorial Heights: Lot 19 also S 12 feet Lot 20, Yakima
County, Washington.
Parcel # 18132333489: Neilan's Memorial Heights: N 50 feet of Lot 20 & S 24 feet of Lot
21, Yakima County, Washington.
Parcel # 18132333490: Neilan's Memorial Heights: N 38 feet of Lot 21 also Lot 22, Yakima
County, Washington.
Parcel # 18132333492: Grandview Suburban Homes: S 1 foot of Lot 9, all Lot 10 & N 2 feet
of W 140 feet of E 330 feet of SW1 /4 SW1 /4 SW1 /4, Yakima County, Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under Auditor's
file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat thereof,
recorded in volume "N" of plats, Page 25, records of Yakima County, Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, page 25, records of Yakima County, Washington.
L:\200205 Landmark M.O.B. Located @ YVMHFZONEParcel No & Legal Descriptions AttchA.wpd
Page 8
•
ATTACHMENT 'B'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
CLASS 3 REVIEW
WRITTEN NARRATIVE
A. The proposed development will consist of an approximate 78,000 square foot three
and one -half story building to house medical clinic space, outpatient services, and
other related hospital operations. The facilities intended to be operated from 7:00
a.m. to 10:00 p.m., 5 days a week typically although, there may be minimal usage on
weekends.
B. The proposed development is adjacent to the existing hospital campus and an
extension to the medical clinic and outpatient services provided in the West Pavilion
Medical Center to the south of this property. The area is adjacent to existing
residential properties or to streets serving the residential properties will be screened in
a similar fashion as the existing properties at Yakima Valley Memorial Hospital. In
locations that would be a permanent site screening it will be wrought iron fence with
brick pilasters and a double row of abbreviates to provide a significant visual site
screen. In areas that are temporary until such residences are relocated, the site screen
will be utilizing the existing residential fences or a new wooden fence will be erected.
In addition, there will be selected plantings as part of this site screen both along the
street and adjacent to the residences.
C. The proposal is consistent with current zoning of the property. The majority of the
property is zoned R -1 with one small portion zoned R -3. Hospital functions are
allowed by class 3 review in the R -1 zone. The proposal is consistent with plans
presented to the neighborhood in the last several years, indicating that the usage of
this property would eventually be for hospital support functions. The neighborhood
plan is included as presented in 1998 showing the ultimate boundary of expansion. It
also shows the area was intended as a multi -level facility.
D. The proposal is in the best interest of the community in that it provides space required
for high quality medical care in our growing community. The group practices
intending to locate here are needing to add physicians to meet growing medical needs
in Yakima. These are significant practices and by being close to the hospital will
improve the quality of care.
Page 9
SUPPLEMENTAL N"1AL APPL1C;AfION l OR:
=t �F Y" �. RECEIVED
40 f— .:-T.:. . REZONE
� �- � � �.� JUL 2 5 2002
' 'ti , -CITY OF YAKIMA
. CHAPTER 15.23, YAKIMA. URBAN AREA ZONING ORDENAiNCERUktatiti DIV.
__ ��`4 *4 1Sy 0 i6i'.1 izza .,L '= • r,,' , eL: 7L' = . 7y . !4i
1. REQUEST:
(I. we) the property owner(s) request that the following described property be rezoned:
From R - To R -3
2. LEGAL DESCRIPTION OF THE SUBJECT PROPERTY: (Attach if lengthy) Parcel #18132333506, Lot 11,
Grandview Subrban Homes, as recorded in Volume "H" of plats. Page 15, records of
3. OWNER'S SIGNATURE: Yakima County, Washington.
(I. we) certify that (I, we are t -. 1 is . --cord of all of the above descrbed,•r•perry:..
* 114 PIA
0 0��1► T i (OWNER(S) SIGNATURE) -
STATE OF WASHENGTO �+ `' � 4~ Z 0
°C"3,41:4•21:3 __
COUNTY OF � v1A ) ST A TE O.
On this day personally appeared ber .. • k - L i J J c O E / .. known to me to be the
individual($ described in and who executed the within and foregoing instrument and :acknowledged that they are the
- ',r( of the property requested to be rezoned. have read the application and !mow the contents thereof, and believe the
s',..«e to be true.
GIVEN under my hand and official seal this day of 9 7i9?o
? * .4r, l g, 0cs;;)a .4 DS Y: tliaZi -J tu.4iii ,..11 zii .' E` 1:ID i `r #' li"- ♦ ` T'... y )tZ;j �
4 . ENVIRONMENTAL CHECKLIST A properly completed Environmental Checklist is mandated by the Washington State
Environmental Policy Act (SEPA) for a rezone request. Checklists should be obtained from the Planning Division.
5. WRTI NARRATIVE thoroughly answers the following questions in as much derail as possible:
A. Is the requested zoning change suitable with the property in question (subject property)? How so?
3. How is the rezone request in compliance with and/or how does the request deviate from the 1997 Yakima Urban Area
Comprehensive Plan as amended?
C. Are there adequate public facilities, such as traffic capacity, sewer service.potable water, storm water and other public
services and infrastructure existing on and around the subject property? Are the existing public facilities capable of
supporting the most intensive use of the new (requested) zone? If not, what mitigating measures are going to be
implemented to address any short falls in public services that may exist?
D. Is the proposed zone change and associated land uses changes compatible with the existing neighboring uses? What
mitigating measures are planned to address incompatibility, such as site screening,buffering building design, open space
traffic flow alternation, etc.?
E. Is there a public need for the proposed change?
6. SPECIFIC PROJECT If this request is for a specific project please include the following:
A. Written project description including number of housing units and parking spaces. If the proposal is for a business
'escribe hours of operation. days per week and all other pertinent information related to business operations.
3. Site Plan (Please use the City of Yakima Site Plan Checklist)
Note: All submitted information will be forwarded to the Hearing Examiner along with your application and will become part of the public hearing record.
Cear. comprehensive and accurate detail of the information is in the best interest of the applicant_
Revised 9 -98
Page 10
ATTACHMENT `D'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
REZONE
WRITTEN NARRATIVE
A. Yes, the property to the south and east of subject property is all zoned R -3.
B. The Yakima Urban Area Comprehensive Plan, Citizen Focus and Vision designates
the Hospital property as Professional Office with the surrounding property also
designated as Professional Office.
C. The public facilities are adequate for the proposed project.
D. Yes, the property that is being rezoned will be utilized for the location of the Medical
Office Building with the surrounding parking becoming the buffer for the surrounding
R -1 zone, single family residential.
E. Yes, establishing medical office space near the Hospital is the best way to assure the
community of the best possible medical services.
Page 11
•
,
� ADM RECEIVED
, ,� �
'\*
'' ... , , . a ''`' `i fi AD JL S rT Nfi JUL 2 5 200
; . . CITY YAKIMA
CHAPTER 15.10, Y_ IA URBAN AREA ZONE iG ORD�i iA,�iC.. DIV.
rA n r..�, ui-az :; .. -- :'i::.. Z.. '.. ?ins• '..i:'''_:t.;-vi=.' -f^' ' : , i '� ; -v�'„+'.'.�c."q ..
:. 77-PE OF ADMEN T5 i RATIVE .ADJUSTMENT REOL ES T ED (✓ at ;east one):
�_'�it SETBACKS: Front Zero Side Zero Rear Eight Feet
FENCES
`t BARKING
o-= STESCRET"G
0 SIGNS: Height Size
M LOT COV AGE
•
0 0TrIEi4. Distance to parking
=_ AMOUNT OF .ADJUSTMENT.:
SEE ATTACHMENT 'E'
Zoning orainance requirement Proposed standard Adjustment requested
3 ?ROPCSED USE: (ImDorranr: Must be taken From Table a-1, of the urban Area Zoning Ordinance)
Hospital
-L. - 7 GAL DESCRT TION OF i SUBJECT ?ROPERTY: (Attach if lengthy)
SEE ATTACHMENT ' A'
5. = PLAN REOLIE2ED: (Please use the City of Yakima Site Plan Checklist)
5. A WRI'TT'EN NARRATIVE: (Please submit a written response to the following items:
A. How would the strict enforcement of the current standard affect your project? Why is the adjustment
requested.?
3. How is the orouosal compatible with neighboring properties? Have other adjustments been granted nearby?
C. Is your proposal consistent with cun zoning of your property; and,
Is your proposal consistent with uses and zoning of neighboring properties?
D. Is your urouosal in the best interest of the community?
_\ 4vTRONMENTAL CHECKLIST: (If required by the Washington State Environmental Policy Act (SA))
vote: f you have any questions about This process please come in person to the Planning Division, 129 North 2nd
St. Yakima_ WA or cal the Planning Division at (509) 575-6183, Monday through Friday 3 a.m. to 5 p.m.
Revised 9 -98
Paves 12
ATTACHMENT `E'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
ADMINISTRATIVE ADJUSTMENT
2. AMOUNT OF ADJUSTMENT:
Front Setback 45' ± 0 = 45'
Side Setback 40' ± 0 = 45'
Rear Setback 15' ± 8 = 7'
Coverage: 45% ± 80% = 35%
Zoning ordinance requirement Proposed standard Adjustment requested
Distance: 150' 480' 330'
(Front Yard)
Fence Height: 4' 6' 2'
SEE ATTACHMENT `K' for Fence Detail
NOTE: Setback adjustments are for building lots 1,2,3,4,5,& 6 only.
Page 13
ATTACHMENT `A'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
PARCEL NUMBERS AND LEGAL DESCRIPTIONS OF EACH LOT INCLUDED
Parcel # 18132333004: E 165 feet of N 65 feet of S1/2 NW 1/4, SW1/4 SW1/4 EX E 20 feet,
Yakima County, Washington.
Parcel # 18132333413: Grandview half acre TRS: SE1 /4 of TR 11, Yakima County,
Washington.
Parcel # 18132333414: Grandview half acre TRS: S 45 feet of W 145 feet of Lot 11, Yakima
County, Washington.
Parcel # 18132333417: Grandview half acre TRS: E 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333418: Grandview half acre TRS: W 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333447: Lot 13, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333450: Lot 14, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333451: Nob Hill Orchard Heights: W1/2 of Lot 15, EX, N 2 feet, Yakima
County, Washington.
Parcel # 18132333453: Nob Hill Orchard Heights N 2 feet of W1/2, Lot 15, W1/2 EX N 9
feet Lot 16, Yakima County, Washington.
Parcel # 18132333465: Lot 3, DE FOE quarter acre, Yakima County, Washington.
Parcel # 18132333473: Lot 7, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333477: Lot 11, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333478: Lot 12, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333479: Grandview Suburban Homes: Lot 13 EX N 3 feet, Yakima County,
Washington.
Parcel # 18132333480: Grandview Suburban Homes: N 3 feet Lot 13 also Lot 14, Yakima
County, Washington.
Page 14
ATTACHMENT `A'
Parcel # 18132333488: Neilan's Memorial Heights: Lot 19 also S 12 feet Lot 20, Yakima
County, Washington.
Parcel # 18132333489: Neilan's Memorial Heights: N 50 feet of Lot 20 & S 24 feet of Lot
21, Yakima County, Washington.
Parcel # 18132333490: Neilan's Memorial Heights: N 38 feet of Lot 21 also Lot 22, Yakima
County, Washington.
Parcel # 18132333492: Grandview Suburban Homes: S 1 foot of Lot 9, all Lot 10 & N 2 feet
of W 140 feet of E 330 feet of SW1 /4 SW1 /4 SW1 /4, Yakima County, Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under Auditor's
file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat thereof,
recorded in volume "N" of plats, Page 25, records of Yakima County, Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, page 25, records of Yakima County, Washington.
L:\200205 Landmark M.O.B. Located @ YVMH\ZONE\Parcel No & Legal Descriptions AttchA.wpd
Page 15
ATTACHMENT `F'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
ADMINISTRATIVE ADJUSTMENT APPLICATION
WRITTEN NARRATIVE
Lot Coverage: 80% building and parking is a reasonable amount. A strict enforcement would
be unreasonable and require more land acquisition.
Distance to Parking: Distance to parking could be reduced if building were located in center
of project. This would result in significantly greater adverse impact to neighbors. With
building as shown it provides for a better design; easier for patients to access, strong visual
and physical connection to existing medical building (skybridge connection and existing
building has tunnel to hospital).
Front setback: The building its self meets the R -1 setback requirement of 45' from centerline
of street. However, the front canopy covering the main entry will extend to the property line.
This provides adequate protection for patient drop -off area.
The project is compatible with the neighboring properties in that the existing adjacent
hospital site is a five -story facility and the West Pavilion to the south is a three -story
building. Other adjustments have been granted near by for the hospital to build out to the
property line, or near to it, in order to maximize site utilization and reduce the amount of
property required for expansion.
The proposal is consistent with current zoning of the property. The majority of the property
is zoned R -1 with one small portion zoned R -3. Hospital functions are allowed by class 3
review in the R -1 zone. The proposal is consistent with plans presented to the neighborhood
in the last several years, indicating that the usage of this property would eventually be for
hospital support functions. The neighborhood plan is included as presented in 1998 showing
the ultimate boundary of expansion. It also shows the area was intended as a multi -level
facility.
The proposal is in the best interest of the community in that it provides space required for
high quality medical care in our growing community. The group practices intending to locate
here are needing to add physicians to meet growing medical needs in Yakima. These are
significant practices and, by being close to the hospital, will improve the quality of care.
Page 16
ATTACHMENT: K •
I' -Q" 5a F E -COST CCNC
PTRAI ID CAP
i 10' - 0" TYPICAL
1
1
i
-0 MASCNRT VQ�-R
1
1
1 I _
in i j ! 1
� I I " R
I I
MIN11/ i 1" CLR
ABOVE 1914154 GRADE
r'f'ICAL FNCE ELEVATION
SCALE: 1/2" • 1'-0"
•
Page 17
1 -4. - ' —1.1, CTTY OF YA KIMA :
-- ' = y A • LANE,- USE APPLICATION
!, • • ' -. - ..i ,,..� DEPARTMENT OF C RECEIVED
1 ' 1, ,'a4 i.. .` et�� 129 NORTH ` S ECONOMIC DEVELOP)tiLENT
�,—.„ YAKIMA, WASHINGTON FLOOR 2 5 2002
h " , ^ . ^^. � GTON 98901
VOICE: (509) 575 -6183 FAX: (509) 575 -6105 CITY OF A��y..ti,:.�..�� -- ' °. ; =�s = �- PLANNING D
Answer all questions completely. If v �= � : i 4 '�" "` �� - _
you have an pp p - �° a -t3= _:. :.
Answer all u instructions. y questions about his form or the application process call. come in person or refer to the
This application consists of four parts, PART I - GENERAL INFORMATION
II and III contain additional information specific to your proposal and MUST be attached to this _a ER
to bring all necessary CERTIFICATION are on this page. Remember
application unless i s complete and the filing application is submitted fee paid. Filing fees are not refundable.
page to complete the vision cannot t acc an
y �... a .. - - dable.
-
R The Planning Division cannot accept an
'�i)�`'•'l .> vt > T . � t s L _; � iC�l s �J ; '� + ; .I S�1`3
1. APPLICANT NAME Y 1 - � ,' • ... ;:
Yakima Valley Memorial Hospital
2. ..kPPLICANT ADDRESS
AND PHONE NUMBER STREET 2811 Ti: ton Drive
STATE WA ZIP CITY Yakima
- .�PPi_7c'a „ 98902 PHONE ( 509 )575 -8001 MESSAGE ( )
I?NTEREST CHECK ® OWNER -
CI OWNER REPRESENTATIVE
I'i PPROPERTY ONE
❑ CONTRACT PURCHASER ❑ OTHER
4 PRr1PPRTY (1WNEn
• �* 1�L1\ NAME
(IF OTHER THAN APPLICANT) Yakima Valley Memorial Hospital
5. PROPERTY OWNER'S
ADDRESS AND PHONE STREET 2811 Tieton Drive
(IF OTHER THAN APPLICANT) STATE WA ZtP9 $ 902 pHO �tTYYakima
( 509) 575 -8001 MESSAGE ( )
6 SESSOR'S PARC.:LL NUMBER (S) FOR SUBJECT PROPERTY
SEE ATTACHMENT 'A'
7. EXISTING ZONING OF SUBJECT PROPERTY:
R -1 /R3
8. ADDRESS OF SUBJECT PROPERTY:
400 South 30th Avenue
9. TYPE OF APPLICATION: (CHECK ALL THAT APPLY)
❑ Class (2) Use ® Environmental Checklist (SEPA)
® Class (3) Use ❑ Modification to Approved Class (2) & (3) Uses ❑ 3 S Short Plat la a t Exemption
Vacation
n Rezone ❑ Appeal empption tion
CI Variance ❑Shoreline
❑ Nonconforming Structure/Use
❑ Home Occupation ❑ Utility Easement Release
❑ Preliminary Subdivision
El Administrative Adjustment . ❑ Short Plat ❑ Interpretation erpretation by Hearing Examiner
❑ Other
i:,+»': � Y ` �et ri�a ,- tsi3lr�.sih?iE'. »:i. : �. a 1 - ;i c:.s - - ,.� .
10. SEE ATTACHED • I .4;;s. :.d ?1:, . �.t " , ,: ,:, - ..
TTACHED - 3 tZ i 3 `s31 ia 1aI0;� »tialt�: ik t ,j\, ---
SHEETS > _� >,�'�
i 1. I certi that the inf:�= �_.�._
' ation on this ap and the required attachments are true and correct to the best of m knowledge.
r Y edge.
-
July 19, 2002
SIGNATLJR
Zee i 9 -98 DATE
F S R ADMINISTRATIVE USE ONLY
FILE NO.
DATE PAID I R
7- � J � ECEIVED B
RECEIPT I Y y
5 r � � I, I JQ 2. NQ HEARING DATE
b- e ft --ti...— . / /i / .'2 / I a
• •
S HORT PLAT EXEMPTION
1..A.PT r . 14.05.100 & 14.05.110, = OF YAITMA. SUEDIVISI046)MbNC`.
Y_ K:MA yiUN CODE (YMC)
'� t �� ~"��.''."'�._ : �i'rs. � � -ter •a:i•.- .,...r: c.w'..+�..r...'� � i-� Y.'
LEGAL CESC C `S1 or papa case? involved in this exe:nccion (A L C
T� N pEANNlNN±9ay)
SEE ATTACHIEENT ' G'
2. PROPOSED LEGAL DESCR71 !ON(S) of Baca carpel involved in rhos exemption (Attaca if L engthv)
SEE ATTACHMENT 'G'
_ . 777F OF DTV _SIGN
F:nanc :ai division FEE REQL D r er or NO le prot;..rty N FaE REQUEZED
'Mortg a division N O T R.� LED
� estamenta. r � Q
ot line adiusu ent 77 Prior division of land NO : E REQUIRED
77711 -\1T V,- ,RRAT.77/7. Describe the oronosed ac'ion and attacd) (Ar aca if 1e:L•T.1v)
SEE ATTACHMENT 'G'
•
-
SITE MAP (The mazy must dec ic: e•xistinQ and proposed boundaries of lots and must include the location or
ail existing. structures).
'Tote: Depending on the comniexity of the proposal a Find Site Plan maybe required and must conform to the
requirements of the City of Yakima site plan chec list.
GTE: APPROVAL OF THIS APPLICATION DOES \ OT ACCOMPLISH YOUR REQUES 1 "rte EEWP-
:ON. YOU ARE RESPONSIBLE FOR i ENALIZIlVG TIM PROPOSAL BY r+ 'NG A REQUEST WITH nits
A.L.C:14o COUNTY ASSESSOR'S OFFI OR BY F!T ! G 'ilk APPROPRIATE LEGAL r TSTRUME1T IN
'TA vrA CO UNT`LA UDITOR'SOFFI
R evisea 9 -98
Page 51
ATTACHMENT `G'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion 11 Medical Office Building
SHORT PLAT EXEMPTION
1. EXISTING LEGAL DESCRIPTIONS
Parcel # 18132333484: Lot 5 and North half of Lot 6, Neilan's Memorial Heights,
according to the official plat thereof, recorded in volume "N" of plats, page 25, records of
Yakima County, Washington.
Parcel # 18132333485: Lot 7 and South half of Lot 6, Neilan's Memorial Heights,
according to the official plat thereof, recorded in volume "N" of plats, page 25, records of
Yakima County, Washington.
Parcel # 18132333486: Lots 8 thru 14, Neilan's Memorial Heights, according to the
official plat thereof, recorded in volume "N" of plats, page 25, records of Yakima County,
Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under
Auditor's file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, Page 25, records of Yakima County,
Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official
plat thereof, recorded in volume "N" of plats, page 25, records of Yakima County,
Washington.
2. PROPOSED LEGAL DESCRIPTION
Parcel #18132333484 thru 18132333486 and 18132333494 thru 18132333506: Lots 1
thru 14, Neilan's Memorial Heights, according to the official plat thereof, recorded in
volume "N" of plats, page 25, records of Yakima County, Washington.
3. WRITTEN NARRATIVE
This proposed merger of property will allow the proposed Medical Office Building to be
built over several lots. Without the merger the building cannot be of the size required to
make it cost effective. This merger will also allow the flexibility to combine or attach the
proposed West Pavilion II Medical Office Building with West Pavilion I.
L:\200205 Landmark M.O.B. Located @ YVMH\Zone\Short Plat Exemption.wpd
Page 52
ATTACHMENT `A'
YAKIMA VALLEY MEMORIAL HOSPITAL
West Pavilion II Medical Office Building
PARCEL NUMBERS AND T FGAL DESCRIPTIONS OF EACH LOT INCLUDED
Parcel # 18132333004: E 165 feet of N 65 feet of S1/2 NW 1/4, SW1/4 SW1/4 EX E 20 feet,
Yakima County, Washington.
Parcel # 18132333413: Grandview half acre TRS: SE1 /4 of TR 11, Yakima County,
Washington.
Parcel # 18132333414: Grandview half acre TRS: S 45 feet of W 145 feet of Lot 11, Yakima
County, Washington.
Parcel # 18132333417: Grandview half acre TRS: E 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333418: Grandview half acre TRS: W 145 feet of Lot 12, Yakima County,
Washington.
Parcel # 18132333447: Lot 13, Nob Hill Orchard Heights W1/2, Yakima County,
Washington.
Parcel # 18132333450: Lot 14, Nob Hill Orchard Heights W1 /2, Yakima County,
Washington.
Parcel # 18132333451: Nob Hill Orchard Heights: W1/2 of Lot 15, EX, N 2 feet, Yakima
County, Washington.
Parcel # 18132333453: Nob Hill Orchard Heights N 2 feet of W1/2, Lot 15, W1/2 EX N 9
feet Lot 16, Yakima County, Washington.
Parcel # 18132333465: Lot 3, DE FOE quarter acre, Yakima County, Washington.
Parcel # 18132333473: Lot 7, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333477: Lot 11, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333478: Lot 12, Grandview Suburban Homes, Yakima County, Washington.
Parcel # 18132333479: Grandview Suburban Homes: Lot 13 EX N 3 feet, Yakima County,
Washington.
Parcel # 18132333480: Grandview Suburban Homes: N 3 feet Lot 13 also Lot 14, Yakima
County, Washington.
Page 2
•
ATTACHMENT `A'
Parcel # 18132333488: Neilan's Memorial Heights: Lot 19 also S 12 feet Lot 20, Yakima
County, Washington.
Parcel # 18132333489: Neilan's Memorial Heights: N 50 feet of Lot 20 & S 24 feet of Lot
21, Yakima County, Washington.
Parcel # 18132333490: Neilan's Memorial Heights: N 38 feet of Lot 21 also Lot 22, Yakima
County, Washington.
Parcel # 18132333492: Grandview Suburban Homes: S 1 foot of Lot 9, all Lot 10 & N 2 feet
of W 140 feet of E 330 feet of SW1 /4 SW1 /4 SW1 /4, Yakima County, Washington.
Parcel # 18132333494 thru 18132333505: Units 1 thru 12, La Loma Condominiums, as
recorded in volume `BB" of plats, page 14, and as in declaration recorded under Auditor's
file No. 2665097, records of Yakima County, Washington.
Comprising Lots 3 and 4 of Neilan's Memorial Heights, according to the official plat thereof,
recorded in volume "N" of plats, Page 25, records of Yakima County, Washington.
Parcel # 18132333506: Lot 1 thru 2, Neilan's Memorial Heights, according to the official plat
thereof, recorded in volume "N" of plats, page 25, records of Yakima County, Washington.
L:\200205 Landmark M.O.B. Located @ YVMH\ZONE \Parcel No & Legal Descriptions AttchA.wpd
Page 3
RECEIVED
JUL 2 5 2002
City of Yakima, Washington
• TRANSPORTATION ATION C.-s2 .CITY ,YSIS OITY OF YAKIMA
PANNING DIV.
i _e Washington State Growth Management Act (RCW 36.70A.070) requires all new development to I
consistent with the existing or planned street system capacities. :e City or Yakima adopted
Yakima Municipal Code Section 12.03 to implement this local requirement. The information you
provide with this application will be used :o estimate the imp_ act of your development upon the P?v[ •
Peak Hour traffc on the City of Yakima arterial streets.
APPLICAIlON INFORMATION FEE: 5250 (Receipts )
�pt)Iic nt game: Yakima Valley Memorial Hospital
Contact Person: Dave Franklund - dave.franklund @kdfarchitecture.com
lviailing Anrress: 1 310 North 16th Avenue
Yakima, WA 98902
Project Address: 00 North 30th Avenue
SEE ATTACNT 'A'
Parcel Number:
RESIDE TIAI : :_ : = ._ COiV ERCI hj :.IND,I7STRI IJ
M
lumber or u nits D escribe Describe
Otzice Building
Housing Type: Gross Floor Area: 78 , 000 Gross Floor Area:
(single family, .wear - neat, condo, MHP)
382/458
Special Population: Parking Spaces: Parking Spaces:
(Assisted Living, Nursing Home. etc) (Reauired/Provided) (Required/Provided)
Other: Number of Employees 150 Number of Employees
(Day Care, Church, etc)
•
New Medical 0ffic Building
Project Description:
•
* * ATTACH A SITE PLAN * * * **
Submit this form , attachments and fee to the City Permit Center, Yakima City Hall, 129 North Second.
Street, Yakima, Washington, 98901. You will receive a Notice of Decision explaining the Findings
of this analysis. Please review the Decision when it is sent to you, as there is a limited time period for
Request for Reconsideration or Appeal.
questions? Contact the City of Yakima Public Works Tragic Division
2301 Fruirvale Boulevard, Yakima, W4 98902
Phone: 509/575-6005
Page 53
•
MEM ORANDUM
: Dave Franklund Date_ May =002
ROM: Jennifer Lowe/James Webb 1011 021 05.02
•
Subject` Impact Analysis for Proposed Street Closures
The purpose of this -iernorandum is to document the impact's associated with the
street closures proposed on the Yi ma Valley Memorial Hospital. ,Y;vfl-)
campus. The purpose of the study is co document e:dstrng travel patterns trough
the YV ytH campus, and co dete_.zni e to the chan in crave! aarzerns andcioared as a
t'esuit of the planned changes. The memo also contains ale -ve! of service (LOS)
analysis of intersection operations in the v cri -ury of the ca>.�nous, and evaluates
n provements suggested E0 anugate any ;Irma= tesu!ting .tom the street closures.
Project Location and Description
The `��'LH campus is bounded by Teton Dive and 'Walnut Avenue on to north
and south, and by 28' _venue and 30' Avenue on the east and Vest, in the C.ty of
Yakima, WA. The site vir niry is shown in Figure 1.
The proposed sleet modifications include two changes to the edsnng street system
surrounding the YVILH campus, 50`° _ -venue wouid be closed to Through traffic at
a location co the south of Chestnut ;venue, and a traffic diversion device would be
construct'ed in the intersection of 28' Avenuei`Valnut Avenue, pre - venting through
: raffic on both roadways. With the barrier in place, vehicles aorr.hbound
on 28' Avenue would continue on westbound Walnut Avenue, southbound traffic
on 28' Avenue wouid continue on eastbound Walnut Avenue. I ikewise. vehicles
traveling eastbound on Walnut Avenue would continue on southbound 28'
Avenue, while those traveling eastbound would continue on northbound 28th
Avenue. Iniriaily the closure of only 30` Avenue will be examined, and then the
proposed dosure of both streets will be analyzed.
The goal of the project, through the measures described above, is to create a more
inclusive hospital campus. This will have the benefit of removing non - hospital
traffic from fhe hospital campus, improving pedestrian safety on the campus, and
will also benefit the neighborhood by preventing hospital related traffic from using
the neighborhood to gain access to the campus. With the proposed street
modifications complete, access to and from the campus will be provided via Tieron
Drive, a designated minor arterial. Figure 2 illustrates the proposed street
modifications.
The Transpo Group page 1
Pale 54
Existing Conditions
The :OLOwlt g seznon describes the existing conditions _uri the
t 1DL'S. :_^_GUdin2 e suiOu.nd1nz roadway network, PM nec.k our arid Cady
'volumes, arld intersechon oberanons. Et also sumrnac -es :he eristing ir :veh
patterns on the ;csDital campus.
Existing Traffic Volumes
Traffic counts were conducted during tg Agri 2002. Existing weekdav PM oeak our
• ±ainc counts were conduc:ed at the itlterseca.ons or Tieton Drive with 23' avenue
and 30' ':venue, and at Walnut Ave with 23' Avenue and 30" Avenue. En addition
to the peak hour counts, ube counts were conduc:ed to coilec: dad rraffc
volumes on 2T 23`x, 30`x, and 31" Avenues, at!ocahons to•th.e north of Tieton
Dnve, and on 23" and 30' Avenues north oL \c7ainut Avenue. To determine the.
'lumber of ve ties using 23" Avenue and 30" Avenue to :';sit the .^losoltal ca pus
ersus those which access the neighborhood, a license Diate survey was conducted
on 23' and 30' Avenues: Figure 3 shows eidsnng PM Dear dour airn:.cg
Lovenients at studv intersections, and daily ciirecaonai :raft-id volumes on roadway
segulents.
{
Roadway Network
The individual characteristics of the adjacent study roadways are descnbed in detail
below
31 Avenue — is a wide cwo -ane non - arterial roadway with on- street parking
allowed on both sides. A sidewalk ex on the east side or the street, but oniv
adjacent to the hospital campus. A raised pedestrian crossing also exists adjacent to
the campus, and connects to the hospital parking area to the west of the street. The
street has a speed limit of 25 mph.
3O Avenue — is a two -ane non- artPnal roadway that traverses the western side of
the hospital campus. On- street parking is allowed along both sides of the street to
the north of the hospital campus, but is restricted within the campus. The street
has a speed limit of 25 mph.
28 Avenue — to the north of Tieton Drive, 28' Avenue is a four -lane non - arterial
roadway with sidewalks along both sides of the street. It provides exclusive
southbound left and right tu=n -lanes at the intersection with Tieton Drive, and has
northbound right -turn in addition to the through lane. The right turn lane extends
from Tieton Drive to the southern driveway to the parking area to the east of 28`
Avenue, where it is dropped. The roadway continues as a two -lane roadway with a
center two -way le_t -turn lane until the intersection with Walnut Avenue. To the
north of Walnut Avenue, 28 Avenue is a two -lane roadway. On- street parking is
not allowed to the south of Walnut Avenue, and is only allowed on the west side of
the street to the north of Walnut Avenue. The street has a speed limit of 25 mph.
The Transpo Group page 2
Page 55
•
Avenue — is a 7.vo4ane non-arterial
on - rter i _oad.var. i as a speed or 23 Mob.
sidewvaLk wrists :song the west side cr the street. ar-d on-street parking :s
peL ltted ion both sides or the street.
Tieton Drive — rs a :our -:ane ;oadwav with sidewalks along bon sides of the street
:n she vc.nir7 the e project site. At the ��lte_ section :L'ILn 2S " ACenlle a :eft - rn
lane exists. On-street parking is prohibited along both sides of the street. The
r oadwav is classified as a :minor arterial street and has a Posted speed limit or 30
Papa.
Walnut Avenue —has a posted speed limit of 25 mon. It is a two -lane non -arte_ ai
roadway with on- street paring allowed along the south side of the street. =o the
east of 23' Avenue a sidewalk e rests on the south side of the street, to tine -.vest of
23" Avenue, there are no sidewalks.
Chestnut Avenue — is a two-lane non-arterial r oadway. On- street parking is
permitted along both sides or the street, and here are no sieewaiks. The street has
a posted speed Limit Of 20 mph. Chestnut Avenue is designated as a bicycle route.
_Ail the intersections in the vie-airy of the `Vi'v[Y Campus are controlled either by
wo- or ail-way stop signs or yield signs. None of the intersec tons are currently
signa
Travel Patterns
As mentioned above a license plate survey was conducted to help establish travel
patterns on 23' and 30' Avenues through the hospital campus. The survey was
conducted at four locations, on 23" and 30' Avenues to the north of Tieton Drive,
and to the Walnut avenue. The counts were conducted between 1:30 pm and -.:00
pm co coincide with the peak hour of traffic generation by the hospital. At each of
the survey stations, the license plates of ail the passing vehicles were recorded along
with the time and the direction in which they were traveling. The data recorded at
all four locations was then compared. If the same license plate appeared at more
than one location wirhin the same 5i- minute period it was considered co be
passing through the campus, all other vehicles were assumed co begin or end at the
hospital campus.
The license plate survey shows that the majority of the traffic using 28'n and 30'
Avenues is related CO the hospitaL Table 1 shows the esisring traffic volumes on
these streets, and the proportion that is considered not to be associated with the
hospitaL
•
The Transpo Group page 3
Page 56
•
Table 1
Proportion ofNon- Hospital Relate•Traffic
Total NarnHospital Nast- Hosp�
Weekday PM Peak Hour - Meal= Volume Retatedrraffrc Propatiart .
30" Avenue
N8 219 10 5%
North of T Teton Dnve
SB 246 9 4%
NB 76 12 16%
North of Walnut Avenue
SB 38 9 16%
28' Avenue
NB 276 17 5%
North of Tiieton Drive
S8 333 19 5%
NE 142 17 i2%
North of'Nainut Avenue .
S3 141 21 15%
As shown in Tabie 1, oniv a small percentage of traffic is unrelated to the carpus.
Of ±e total number of vehicles using 23' and 30' Avenues, less man 16 percent
are considered co be non - hospital related.
Intersection Operations
The operational charac :erisdcs of an intersection can be described by calculating the
intersection's level of service (LOS). The inter- section as a whole, and its individual
turning movements, can be represented alphabetically with a range of levels of
service (LOS A to LOS F), with LOS A indicating free - flowing traffic and LOS F
indicating extreme congestion and long vehicle delays. Based on methodologies
contained in the Highway Capacity Manua! (HCM) (Transportation Research Board
(TRB), 2000), LOS at signalized inter sections is measured in average delay per
vehicle and is cypiraay reported for the intersection as a whole. At stop sign
controlled intersections, LOS is measured in stopped delay per vehicle and is
regularly reported for the individual turning movement that experiences the highest
average delay. Attachment A provides a more detailed explanation of LOS.
Besting intersection LOS was calculated at study intersections based on
methodologies contained in the HCM. Synchro (v. 5) was used co calculate
weekday peak hour levels of service at studv intersections. Table 2 summarizes the
results of the level of service ana lysis. The detailed calculation worksheets are
provided in Attachment B.
The Transpo Group page 4
Page 57
•
•
Table 2
Existing L. SSummary
- - _ Weekday P1111 Peak Hour •
intersection- • • 105' Delay' ° Movement
41.6 S8
Tieton Drive /30" Avenue
A 1.4 33
F 30.2 SEL
Tieron Orive /28°" Avenue
8 10.7 ESL
I. level of
2. °' Averaaedel. irrsecands•ervehicte
s hown Table 2, the southbound movements from 28" and 30" avenues onto
Teton Dave operate at LOS E and F dunng the s t sang weekday PM peak hour.
The other mining _movements at Wiese intersections currently operate at LOS 3 or
better.
•
2004 Baseline Conditions
This section ouriines the future baseline condiddns, which represent the condinons
of the study area including background growth, pipeline development. and planned
aanspormnon improvements. The Year 2004 was chosen for the analysis since it is
expected Char the proposed street closures wouid be implemented by this dare, and
the proposed YV N. 11--± medicai office building is also expected :o be complete by
2004.
Traffic Volumes
Future, 2004, without- project peak hour traffic volumes were estimated by
increasing the existing 2002 traffic volumes by 1.5 percent per Year for a peaod of
two nears. The growth rate is based on a review of.histotical traffic counts in the
vicinity of the project site. In addition to the background traffic growth, project
sperinc traffic volumes associated with pipeline projects in the vicinity of the
YVMH i were induded. Pipeline projects are known projects rhnt are expected to
add a noticeable amount of traffic to the street system in the study area. The only
pipeline project in the vicinity of the hospital campus is the medical office building
proposed to be constructed on the YVMH expansion. 2004 Baseline weekday PM
peak hour and daily traffic volumes are shown in Figure 4.
Planned Improvements
A. review of the City of Yaldma's Six -Year Transportation Improvement Program
indicates that there are no planned changes to the study area intersection /roadways
anticipated co be completed before the proposed protect. Therefore, future
baseline conditions were unchanged from chose of the existing innlvsis.
The Transpo Group page 5
Page 58
Intersection Operations
_....•: eis of serv-ce were calculated ar ail stud:- area 1r'cerseczons for the 2004 basei re
scenario. Table Burn ' r %es to result's of the analysis. The. LOS tvor'.sriet ,Or
the tu'rlre without - Project conditions 'are included in _ _ctaC__^-_e.^ic B. The
re:sectiori controi and roadway c:-ianneii2anon used in floe ar iivsis oC e_ .s zig
ccndlnOnS were r^^tnriined for the analysis or future baseline conditions.
Table 3
2004 Baseline LOS Summaryr
ExistingCanditicns 2004 Haseline.Canditians
Weekday PM Peak Hour WY - Qetays -- Movement WS Delay Movement
i Teton Dnve /30`" Ave 36.3 SE - >50.0 S8
1.2 53 A 2.9 53
F >50.0 SBL F >50.0 SBL
- ieton Dnve /23' Ave
3 10.7 E3L 3 11.0 E3L
t. Levetof5ervice- - : •
t . Averaae delay irrseccnds • - vehide
As shown in Table 3, the delay ar each of the study intersections is expected CO
increase with the addition of background cratnc growth and pipeiine project :raffle.
The largest increases in delay occur ar to intersecnons along Tieson Drive, where
the southbound approaches on both 28' and 30' Avenues will operate at LOS F.
2004 with 30' Avenue Closed
This section documents the impacts related to the closure of 30' avenue on the
surrounding roadway network, including impacts to traffic volumes and intersection
operations. Based on the findings of the license plate survey, e."dsung travel
patterns were modified to reflect the proposed street closures, future traffic
volumes with the roadway modifications are projected and intersection peak hour
operations are evaluated. Year 2004 without- and with - closure conditions are
compared in order to identify impacts resulting from the traffic shifts associated
with the proposed closure.
Traffic Volumes
The traffic shifts resulting from the proposed street closures were combined with
the estimated 2004 baseline weekday PM peak hour traffic volumes to estimate
future traffic volumes with the street closures in place. The non - hospital traffic
using 30` Avenue was reassigned to 28' Avenue ro the north of Walnut Avenue.
In addition, vehicles accessing the campus through the neighborhood were
reassigned, again to 28`° Avenue. The resuiting traffic volumes are shown in Figure
3. The Figure also shows the resulting dniiv traffic volumes that are anticipated as a
result of the proposed closure of 30' _avenue.
The Transpo Group page 6
• Para 5g
To Drov de a conser. adve analysis. the traffic shift seen .ia g =.':e peak :our JC
:osDlrai one hour Ipet'.veen 1.30 Dm and. O0 DLP. .L _toresencs :He
T shirt :n - :_raf:ic as a :esutt or he proposed Street closures :was combined '.;,'_tl
e PM peak. hour traffic 7olurnes, :he highest or any ome of He day.
To demonstrate the potential impact of the oroDosed street closures on craific
;oinmres diirng the weei:dav PM De^t hour, Table 4 summnr, ^es the change in
trafac voiunes on the streets around the hospital campus before and after the
proposed street closures are implemented.
Table 4
Percent Project Impact - PM Peak Hour
Without With
- .deer project .
- traffic traffic: . Fercent
tacatiuir.: - volume volume .Change
30`" Avenue North of T iieton Drive'
Northbound 146 1 0%
Southbounai 283 233 0%
30' Avenue North of Walnut Avenue'
Northbound 59 17 -71%
Sauthbound 79 51 -35%
28" Avenue North of Tieton Dnve` -
Northbound 130 130 0%
Southbound 166 166 0%
28' Avenue North of Walnut Avenue'
Northbound 99 126 +27%
Southbound 44 72 +64%
31" Avenue North of Tieron Drivel
Northbound 19 19 0%
Southbound 7 7 0%
27th Avenue North of Tieton Drive'
Northbound 7" 7 0%
Southbound 11 11' 0%
L Based on tummy movement counts at adjacent mters.ection
2. Based on tube count
As shown in the cable, traffic volumes are expected to remain unchanged on 27',
28`", 30' and 31" avenues to the north of Tieton Drive as a result of the proposed
street closure. On 30 Avenue to the north of Walnut Avenue, traffic volumes
drop, a direct result of 30 Avenue being dosed to the north or the intersection.
The Transpo Group page 7
The only trainc using 30' Avenue north or Walnut Avenue will be doing so :o
access o :rain . On C gs, .venue :o the north or Walnut Avenue., =I C oiurr_es are
maCoaten :o increase. This increase represents- the shit :n nc co _S " .
_nor: 30'" avenue. �t. = . ve ^�e
Intersection Operations
Le.vels of service were caic'ikted at all study area intersections for the 2004 with the
closure of 30' Avenue. Table 3 summnriv.es the :esuits of the analysis. The LOS
worksheets for the future with - project conditions are included in Attacdment 3.
The intersection control and roadway channc-hi7acion used in the analysis oreiasang
and future baseline condidons were maintained for the analysis of future 'vith-
closure conditions.
Table 5
2004 LOS SUMMIT - W itii 3E't Avenues Closed
20a4 taselineConditians 2004With- ProjectCanditions
Weekday PM Peak Hour_ LOS* 0e1W Movement lCIS Delay: Movement
Tieton DnveV30' Ave >50.0 SE F >50.0 S6
A 2.9 53 A 2.9
Teton Orive /28'" Ave
>50.0 SBL >50.0 SBL
3 11.0 EBL 8 11.0 EBL
1. Level of Service
Z- Ave . e delay in seconds pervehide
As shown in the cable, the LOS at each or the study intersections is :erected co
remain relatively unchanged as a result of the closure of 30 Avenue.
Traffic Signal Warrant Analysis
• The Manual on Uniform Trec Control Devices (MUTCD) was used to evaluate
warrants for the installation of a traffic signal at the study interrsecdons of 28" and
30'° Avenues with Tieton Drive. Eleven copes of warrants are described with the
instruction that " traffic control signals should not be insrnlled unless one or more
of the signal warrants are met" (Section 4C -2). The Forecast with - project traffic
volumes were used to test the Peak Hour Delay Warrant (Warrant 10), and Peak
Hour Volume Warrant (Warrant 11) at the study intersection.
Warrants 10 and 11 are intended "for application when traffic conditions are such
that for one hour of the day, minor street traffic suffers undue delay in entering or
crossing the major street." The signal wancant worksheets are contained in
Attachment C.
The Transpo Group page 8
Page 61
•
Based on the nhinimum thresholds or 10 and 11, and the oroiected PSI
peak .Hour `attic voiumes and de_ayS ac the stud:- _ncersecaors, :r was cote-._'iriec
that a traffic would be 'var anted at the incersec on or T Teton Dove with 30"
:' he,e both the evaluated warrants would be saastiea.
io \te': er, due he need ro preserve orogrression along T ieton Dave, it is nor
_ecommended that a signal be installed at the intersection with 30" Avenue due to
its pro 'nits .with the existing crafnc signal at 32 " Avenue. It would be : lore
beneiciai if a signal were installed at the intersection with 23" Avenue, where the
distance from 32"° Avenue is greater, and the erasing intersection geornec would
enable a signal to provide additional benefit. A signal installed at this location
would encourage the traffic using 30" Avenue to use 23" avenue, where existing
ale site would be both cuicker and safer. To further improve safety at 30' Avenue,
the oorthern leg of the intersection be res cTed co right ln% right out oniv. This
would :nlprove oDeraeons at the .nte_-secaon..find will shift addiaonai :o the
sign:11i7ed 23" 'venue intersection
With the tnsiiilnaon of a traffic signal at the 28" Avenue intersection, it is expected .
to operate at LOS B during the PM peak Hour. With the restrichons at rile 30'
_? ve_nue intersections, the southbound tight -mm is anticipated t0 operate at LOS C.
f i
2004 with 30' Avenue Closed and 28" Avenue Diverted
pis section documents the irrpacts related ro the proposed closure of both 23"
and 30" Avenues, including impacts co traffic volumes and intersection operations.
The analysis is similar 'CO that conducted for the closure of only 30" Avenue, with
the rnodincaaon of e_'dsting travel patterns based on the license piate sur. ev, future
with- closure traffic volumes are projected and intersection peak hour operations are
evaluated. Year 2004 without- and with- closure conditions are compared in order
to identify impacts resulting from the traffic shifts associated with the proposed
project.
Traffic Volumes
The traffic shifts resulting from the proposed street closures were combined with
the estimated 2004 baseline weekday PM peak hour traffic volumes to estimate
Future traffic volumes with the street closures in place. The non - hospital traffic
using 28" and 30" Avenues was reassigned to 27°' and 31" Avenues respectively. In
addition, vehicles accessing the hospital campus through the neighborhood were
reassigned, again to 27 and 31 _venues, co access the site from Tieton Drive.
The resulting traffic volumes are shown in Figure 6. The figure also shows the
resuiting daily traffic volumes that are anticipated as a result of the proposed street
closures.
To provide a conservative analysis, the traffic shift seen during the peak hour of
hospital traffic, one hour between 1:30 Dm and 4:00 pm, which represents the
The Transpo Group page 9
Page 62
•
•
greacest in s ffic as a result of :he proposed street closures was combined
:he :".t weak :our :olurnes. e :dgaesr or any dme or
To oe onstrace -lae _. ^_.pact or he proposed suet: closures on craft voiumes
;i,nng .ne '.vee day PM peak Hour, Tabie 6 sununanzes :he charge u; •raiuc
.-ounnes on the streets around the hospital campus Per and aite_ :de ar000se
street closures are :mpiemented.
Table 6
•
• Percent Project Impact - PM Peak Hour
Without With
�
proj project •
traffic taaClic Percent
TLacatiarr volute- valuate . C
30' Avenue North of Tieton Drive'
Northbound 1 167 -Id%
Southbound 283 317 - 12%
30" Avenue North of Walnut Avenue'
Northbound 59 1 - 71%
Southbound 79 51 -35%
28`" Avenue North of Tieton Drive'
Northbound 130 1 X32%
Southbound 166 256 +54%
28' Avenue North of Walnut Avenue'
Northbound 99 102 +3%
Southbound 44 51 +16%
31" Avenue North of Tieton Drivel
Northbound. 19 49 +158%
Southbound. 7 36 +414%
27°' Avenue North of Tieton Drive=
Northbound 7 111 - 1486 % -
Southbound 11 65 -491%
1. Based on turning movement counts at adjacent intersection
2. Based on tube count
As shown in the cable, traffic volumes are expected to increase on 27` 28", 30
and 31 Avenues to the north of Tieton Drive as a result of the proposed street
dosures. This cin be attributed to 28' and 30" Streets now being the only access
points to the hospital campus; therefore, all the hospital related traffic must now
use these streets. On 30" Avenue to the worth of Walnut Avenue, traffic volumes
drop, a direct result of 30' avenue being dosed to the north of this location. The
only traffic using 30' Avenue north of Walnut Avenue will be doing so co access
The Transpo Group page 10
Page 63
•
•
parking areas. On 23" Avenue to the aor h Or walnut Avenue, traffic volumes
=an _e.lanveiv unchanged, is this scree: is sal used co access the neighborhood
" 2T"
' ietCP. Dave, :�a '_venue.
On and 31" enues craiac -oiur es are esneeted co experience :he largest
proportionate increase in traffic Volumes, although the absoiute crarfic volumes will
remain low, , .7rirh less than 100 vehicles travP;ing on 31" _'venue during the I [
beak hour, and aDoro:drnacely 173 using 27" venue. It should be noted u at a
t7pical capacity for local access streets such as these, with a speed limit of 25 mph is
anoroir-!n ceiv _500 vehicles per direction during the peak hour. The volume to
capacity ratios produced by applying chic canacty to the volumes shown in Table 4,
'indicates that the streets surrounding the hosoicai will continue co operate with
volume co capacity ratios oc 0.63 or less which equates to LOS C or better,
r dicanng an acceptable level of service will be mainauned with he street closures.
Intersection Operations
Levels of service were calculated at all study area intersections for the 2004 with
s cree: closures scenario. Table 7 sun aiazes the results of tie analysis. The LOS
worksheets for he :azure with- project conditions are :nciuded in Attachment B.
The !ntersecnon control and roadway c_lannelization used :n the analysis or existing
and future basr;ine conditions were maintained for the annivsis or future with-
project conditions.
Table 7
2004 Baseline. LOS Summary
2004-Baseline Conditions 2004 With - Project Conditions
Weekday PM Peak Hour LOT Delays Movement LOS Delay • Movement
i leton Drive /30° Ave F >50.0 SB r >50.0 SB
A 2.9 EB A 3.2. EB
• Tieton Drive/28° Ave >50.0 SBL >50.0 SBL.
F
11.0 EBL a 11.3 EBL
3. Level of Service
4. Average delay in seconds per vehicle
shown in the cable, the LOS at each of the study intersections is expected to
remain relatively unchanged as a result of the planned street closures. The
exceptions to rhis are southbound 28` and 30 ivenues at Tieton Drive. These
movements are expected to be further degraded by the concentration of hospital
tratftc ar these intersections. Comparing these results to chose shown in Table 5,
with only 30" avenue closed, the LOS at the study intersection is again relatively
unchanged.
The Transpo Group page 11
Page 64
Traffic Signal Warrant Analysis
T' e 1,1aizriat on ` nzrorm 1 C ntrai Duel„ ; \ILJTCD) was used :o evaluate
warrants for e _^_stailauon of a traffic siz-fial aC C".e s ince:sec:ions oC 25`" and
30" Avenues with Teton Drive. Leven , ; ,es of warrants are described - wit.: e
n struczon that ` ratnc control signals should not be installed unless one or more
of the signal warrants are .rued" (Section 4C -2). l he forecast v,-itti- orojecr traffic
volumes were used to test the Peak Hour Delay Warrant ;\Varrant 10), and Peak
Ho Voiume Warrant `T a«ant 11) at the study intersection.
Warrants 10 and 11 are intended "for application when traffic conditions are such
char for one hour of the dav, minor street traffic suffers undue delay in entering or
crossing the major street." The signal warrant worksheets are contained in
Attachment C.
Based on the nainimurn thresholds or 10 and 1 ..1, and the projected ?M
beak Hour traffic volumes and delays at the study intersecdens. it was determined
that a traffic signal would be warranted at both :ntersec ions. Botts evaluated
warrants would be satisfied at each location.
However, due to signal spacing strategy, and the need for progression aiong Tieton
Dnve, It is not advisable to in stall a traffic signal at both locations. Based on the
existing geometry at both locations, and spacing From the exisdng t_raf c si?n,i at
32" _ .venue, it is recommended that a traffic signal be insr2iled at the 23" avenue
intersection with Tieton Drive. In addition, at the intersection of 30' avenue with
Tieton Drive, it is recommended that the northern leg of the intersection be
restricted Co right in /tight out only. This will !reprove ODe_ anions at this location,
and will cause a further shift in traffic to the 23 -venue i .tersection
With the insrall2don of a traffic signal at the 23" Avenue inter section, the
intersection would operate at LOS B during the PM peak hour. With the
restrictions at the 30 Avenue intersections, the southbound right -rum is
antialpated to operate at LOS C.
Mitigation
Based on the analysis of Future conditions with only 30 .venue closed, and with
the closure of both 28`h and 30 Avenues, it is recommended that a traffic signal be
insrniled at the Tieton Drive/28th Avenue inter section to alleviate the poor
operations and long queues that will be seen in 2004 with either of the street
closure proposals. In addition, it is also recommended rhat the Tieton Drive /30w
Avenue intersection be restricted to right in' /right out turning movements on the
southbound approach.
The Transpo Group page i2
Page 65
_____
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CHESTNUT AVE
SITE ,...,..,
,
,
_
..., =
.._....„. ; .,..• . .
.yititvifgrain
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,.......,
%
I .,. WALNUT .AVE
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r: : 1 . - - --, -: , - - -,. , =-,.: - : . - 4 : , - , -- ,,, EfL7- -474 ...17P= 2 .'_' , 1' 1`.1 ---, ---,'
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Lu Lu Lt..'
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, - C::: r•-•
Figure 1
Site Vicinity
I ...The
IranSPO
Valley Memorial Street Vacarion GMU
'.'.v. - .',7,ra,T,:•. - ;.;:c;.s.:.r..::•J'.
Pa e 66
, .
. . . .
Ofti .
• NI W
. .
. .
, .
CHESTNUT AVE
i 1
. .
, 1 ;
i I MIMI • ■ ,
, ! 1
:..L.1 I 1
> , ■
< i
= I .
— ■ I
I ! ; I .
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WALNUT ,AVE .
: !
1 I I !
1 1 i I
. ,
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1 !
: ■ 1 ! : 1
■ I I I .
I I I : I
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1 1 TI ETON OR . ,
1 • •
• I . f I
I
ill
L.L1 ill >
0 --• I I--
c-7-; F4 I I csi
I
I Fio-ure 2
Proposed Changes to Existing Street System Transpo
Valley Memorial Street Vacation The
amp
Page 67
, •
. . . .
•
CHESTNUT AVE
782
356 t . 782
ir I
I . 4 3 5
22 5.3
3 I 2 I — 3
2
J L
'NALNUT AVE
1
t (—
0 I
10 18 :0 2
26
11
124 i 1.156' 1,623 4, 94
150
1,177 I
1,697 I I
T 110
18
54 22
3151 5035
--
TIETON DR f- 18 J L ,0
,304
545— lt 522 —
10 a I .t
5 •
7)
LEGEND
XXX — = PM Peak Hour Volumes
XXX = Daily Volumes
•
Fi our e 3 The
Existing Weekday Daily and PM Peak Hour Traffic Volumes Transpo
Valley Memorial Street Vacation Group
J.:": • cs.:7;:r■r:"
Page 68
. •
•
•
(NA
. NI ir
CHESTNUT AVE
365 ,i, 305
H 1 1
-
7 765
=
.,---.
29
k._., 15
IL WALNUT AVE • J L. 7-7 '.1,
1 1
19 19 ----s 21 2
1.4 78
11
130 f 2.505 + 1.670 95
i 1 1 1
7 155 7 2,525 1 ,750 115
19 7
:3
187 1 53
11
l
TETON DR f 19 J L — 'a .
• ",..1 95 __->` al 53_.J Lu
• > HI -- _.,..›. - 1 r 599— >
. . < 10 ---). :1 8 4 <
• . 1--
• cr) O 9 c=
r--
: ,---; c•-) c.1
LEGEND
;Oa — = PM Peak Hour Volumes
XXX -- = Day Voltunes
. •
1
Figure 4
2004 Baseline Weekday Daily and PM Peak Hour Traffic Volumes Transpo
Valley Memorial Street Vacation The
Gap
.._:.......5• : 7:T.!C.T.C17::::7:7.: *: • '..: :
Paze 69
. . . • . .
. .
O
II
CHESTNUT AVE
1,315
— 975
51 0
u 74 "
I L.
WALNUT
Tr 19 :0
17
11
13 0 2,505 1,670 i 95 4,
155 2,525 1,750 115
19 7
13
187 83
J 30 86
TIETON OR 19 J
•
U-1 95 —.) 53 —)
561 — r ---
599 10 —} 8 1 4
• 9 I—
C
C
LEGEND
x;c< = PM Peak Hour Vokunes
• XX( = Daily Volumes
NOTE TRAFFIC VOLUMES ASSUME NO MMGATiON
I Figure 5 The
2004 Wth Weekciay Daily and RM Peak liour Traffic Volumes with 30th A'eiue Closed Transpo
up
Valley Memorial Street Vacation a
.1 T2',01 i'qmon=v,:rac.r=".
Page 70
. . .
.
CHESTNUT AVE
• 935
790
510 3
L 'NALNUT AVE � 102
24 23
17
55
670 2,805' 2,575 1,190
t if
400 2,890 2,300 360
49 111
13
221 33
-- 378 • 76 180
TIETON OR i 19 J �.. --
117 u 51- w
362 -- • 501 --
tom ¢ a14
c7 N
LEGEND
XXX -- = PM Peak Hour Volumes
XXX - -•► = Daily Vdurnes
NOTE TRAFFIC VOLUMES ASSUME NO M(T!GAT1ON
L Flgure6 The
2004 Wtth Weekday 0* and FN1 Peak Hour Traffic Vdumes with 28th and 30th Ague Cosed transpo
Grow
Valley Memorial Street Vacation
Page 71 •
•
•
YAKIMA VALLEY MEMORIAL HOSPITAL
Hearing Examiner Exhibit List
CHAPTER H
NOTICES
EXHIBIT # DOCUMENT DATE
11-1 Notice of Application and Public Hearing & Request for Comments 8 -23 -02
H -2 Adjoining property owners notified 8 -23 -02
H -3 Affidavit of Mailing 8 -23 -02
H -4 Hearing Examiner Agenda 10 -10 -02
H -5 Posting of Property Certification 9 -19 -02
H -6 Legal Notice 9 -20 -02
H -7 Legal Notice Affidavit of Publication 9 -20 -02
H -8 Hearing Examiner public hearing sign in sheet 10 -10 -02
H -9 Hearing Examiner public hearing parties of record 10 -10 -02
H -10 Notification of Hearing Examiner's Recommendation to the 10 -30 -02
Yakima City Council
H -11 Affidavit of Mailing 10 -30 -02
•
AFFIDAVIT OF MAILING
STATE OF WASHINGTON
CITY OF YAKIMA
Re: 6641,6 K2_. '4 62. / C4(3 'q-a z 01. 1,7
Y � iw�ti I //tt 4 ietn a-ck t pt I-
'2w o7 So • 16`g- •
I, Christine Wilson as an employee of the Yakima City Planning Division, have
dispatched through the United States Mails, a Notice of the Hearing Examiners
recommendation to the Yakima City Council. A true and correct copy of
which is enclosed herewith; that said notice was addressed to all parties of
record which are individually listed on the mailing list retained by the Planning
Division, and that said notices were mailed by me on the 3 6 day of
0C-4 •1 ,2002.
That I mailed said notices in the manner herein set forth and that all of the
statements made herein are just and true.
i
Christine M. Wilson
Filed
"ring Examiner
6)(14 .
/{:L(. Date /6-3a- 62--
e rf (a o2_
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
Planning Division
` 129 Nor tlz Second Street
Yakima, Washington 98901
Phone (509) 575 -6183 e Fax (509) 575-6105
NOTIFICATION OF HEARING EXAMINER
RECOMMENDATION TO THE
YAKIMA CITY COUNCIL
On October 28, 2002 the Yakima Hearing Examiner Pro Tem rendered his
recommendation on a Master Application submitted by Yakima Valley
Memorial Hospital. The applicant is proposing a rezone from R -1 to R -3,
construction of a Class (3) hospital clinic in the R -3 zoning district, adjustments
of lot coverage, fence height and building setbacks and environmental review.
The subject property is located in the vicinity of the 400 block of South 30
Avenue, Yakima, Washington. The application was reviewed at a public hearing
held by the Hearing Examiner Pro Tem on October 10, 2002.
A copy of the Hearing Examiner Pro Tem's Findings and Recommendation is
enclosed.
The Hearing Examiner Pro Tem's recommendation will be considered by the
Yakima City Council in a closed record public hearing to be scheduled. The
City Clerk will notify you of the date, time and place of the public hearing.
For further infoimation or assistance you may contact Bruce Benson, Senior
Planner, at the City of Yakima Planning Division located on the 2nd floor of
Yakima City Hall, (129 North Second Street), or by calling 575 -6042.
Doug Maples
Planning and Code Administration Manager
Date of mailing: 10/30/02
Filed
r Hearing Examiner Yakima
E7H �� /4-30-02-
:.. _{}' Date 1 ►
I Z- ( o2-
Liii {i -. 1994
Memorial Hospital RZ#6 =02 Hearing Examiner Parties of Record
First Name Last Name Address City State Zip
Michael Aquilino 401 So. 32 °d Ave. Yakima, WA 98902
Michael Badwell 207 So. 30 Ave. Yakima, WA 98902
Ray Blondin 3002 W. Chestnut Ave. Yakima, WA 98902
Carol Brackney 115 No. 30 Ave. Yakima, WA 98902
Clayton & Sally Carr 108 No. 30 Ave. Yakima, WA 98902
John Cornell 2504 W. Chestnut Yakima, WA 98902
Karl & J. Corpron 3002 Barge St. Yakima, WA 98902
Catherine Downie 2914 Barge St. Yakima, WA 98902
Richard & Sophia Edwards 111 No. 30 Ave. Yakima, WA 98902
Geneva Erickson 103 No. 30 Ave. Yakima, WA 98902
Dave Franklund KDF Architecture Yakima, WA 98902
1310 No. 16 Ave.
Greg & Susan Freed 3002 W. Yakima Ave. Yakima, WA 98902
Virginia Gable 219 So. 32 Ave. Yakima, WA 98902
Gayla Games 114 No. 30 Ave. Yakima, WA 98902
Janet Harris 224 I So. 15 Ave. Yakima, WA 98902
David & Rebecca Hartwig 3002 Summitview Ave. Yakima, WA 98902
Donald M. Havlin 3001 W. Yakima Ave. Yakima, WA 98902
Jeri Heiser 113 No. 30 Ave. Yakima, WA 98902
Jennifer Hull 3004 W. Chestnut Yakima, WA 98902
Janet Humphries 204 So. 30 Ave. Yakima, WA 98902
Susan Kalbrener 106 No. 30 Ave. Yakima, WA 98902
Sarah K. Lanfear 101 No. 30 Ave. Yakima, WA 98902
Mr. Richard Linneweh Memorial Hospital Yakima, WA 98902
2811 Tieton Dr.
Nancy Livingston 104 No. 30 Ave. Yakima, WA 98902
John & Candace Manfredi 211 So. 29 Ave. Yakima, WA 98902
The McLean's 205 So. 30 Ave. Yakima, WA 98902
Hans & Kathleen Michielsen 105 No. 30 Ave. Yakima, WA 98902
Walt Ranta 5 South 32' Ave. Yakima, WA 98902
Ella Rohn 116 No. 30 Ave. Yakima, WA 98902
Sara Cate & ' Russell Maier 2712 W. Yakima Ave. Yakima, WA 98902
Paul Schaeffer 2606 Tieton Dr. Yakima, WA 98902
Don Schussler Halverson & Applegate Yakima, WA 98907
P.O. Box 22730
Greg Seiger 2912 W. Chestnut Ave. Yakima, WA 98902
Terry Shelton 117 No. 30 Ave. Yakima, WA 98902
Lonny & Nancy Smart 109 No. 30 Ave. Yakima, WA 98902
Kylie Sund 220 So. 26 Ave. Yakima, WA 98902
James & Kathleen Thomas 107 No. 30 Ave. Yakima, WA 98902
Mike Thomas 2908 Summitview Ave. Yakima, WA 98902
Virginia Wilson 112 No. 30 Ave. Yakima, WA 98902
Linda Yates 202 So. 30 Ave. Yakima, WA 98902
Cindy Noble, NFRD 5609 W. Arlington Yakima, WA 98908
Filed
Hearing Examiner
EXH # .� Date /0 - /D- 02-
File # e2-7r6-02_
HEARING SIGN-IN SHEET
CITY OF YAKIMA
HEARING EXAMINER
YAKIMA CITY COUNCIL CHAMBERS
HEARING DATE: October 10, 2002
CASE #: APPLICANT: SITE ADDRESS:
A UAZO RZ#6-02 CL 3 #9-02 Yakima Valle Memorial Hos • ital 400 Block of S. 30 Ave.
(B) UAZO CL(3)#10-02 City of Yakima, Gailleon Park Vicinity of N. 65 Ave. & Summitview
INDICATE CASE NO. NAME: ADDRESS: ZIP:
(A,B,C): PLEASE PRINT
4- ,
7 q....
j-nr 14r / 1 1 ,_ 60 9‘ A ), a is'iyit,0 11 c la4
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-A-ig7 ":,) , e i 1 10 ne ii- 6 "ill -11 Ida CIA.S‘Aii- ‘t-e, Filed
, Hearing Examine'
A 3, „1 r
1 P ___440 V R.1 (
File # 122 A
. • ,
• . . . ,
HEARING SIGN-IN SHEET
CITY OF YAKIMA
HEARING EXAMINER
YAKIMA CITY COUNCIL CHAMBERS
HEARING DATE: October 10, 2002
CASE #: APPLICANT: SITE ADDRESS:
(A) UAZO RZ#6-02, CL(3)#9-02 Yakima Valley Memorial Hospital 400 Block of S. 30 Ave.
(B) UAZO CL(3)#10-02 City of Yakima, Gailleon Park Vicinity of N. 65 Ave. & Summitvievi
INDICATE CASE NO. NAME: ADDRESS: ZIP:
(A,B,C): PLEASE PRINT
6f7..`79-4/Lae-t p
P-4
&To+
1 1 ) ' i tad 6 51/A-4/tar
Filed
Hearing Examiner
EXH #_ILL_Date
File #
•
AFFIDAVIT OF PUb,1CATION
STATE OF WASHINGTON,)
COUNTY OF YAKIMA
NOTICE OF DIANE SIMS, being first duly sworn on oath deposes and says that
HEARING RING
Notice is hereby given by the she /he is the ACCOUNTING ASSISTANT of Yakima Herald-Republic, Inc.,
undersigned that a public a daily newspaper. Said newspaper is a legal newspaper approved
hearing C
a City Hearing Exam- by Superior itl be by the
Yakima b the Su erior Court of the State of Washington for Yakima
Yakim
iner Pro Tem to consider a County under an order made and entered on the 13th day of February,
Master Land Use application
submitted by Yakima Valley 1968, and it is now and has been for more than six months prior
Memorial Hospital. The ap
• plicant proposes to rezone to the date of publication hereinafter referred to, published
approximately .34 acres of in the English language continually as a daily newpaper in
property from R - 1, • (Single
Family Residential) to R - 3, Yakima, Yakima County, Washington. Said newspaper is now and has
• (Multi - Family Residential).
The application also includes been during all of said time printed in an office maintained
land use review for the con at the aforesaid place of publication of said newspaper.
structfon of a new medical of-
fice building within' the R -3
zoning district, adjustments
of lot coverage, building set-
back, and front yard fence That the annexed is a true copy of a:
height standards within the
R -1 and R -3 zoning districts.
• The final application con- HEARING MEMORIAL HOSPITAL,
terns Environmental -. review
(SEPA) a state requirement
for any property being con it was published in regular issues (and not in supplement form)
sidered for rezoning. The
subject property is located of said newspaper once each DAY and for a period of 1
within the 400 block of South DAY (S) to on
30th Avenue, Yakima, Wash-
ington.
•
City File Numbers: UAZO the 20th day of SEPTEMBER, 2002
RZ #6 -02, UAZO CL(3)#9 -02,
UAZO ADM ADJ #12 -02 and
EC#14 -02
The public hearing has been
scheduled for Thursday, Oc-
tober 10 2002, beginning at
9:00 a.m., or soon thereafter,
in the Council Chambers at
Yakima City Hall, 129 North
Second Street, Yakima,
Washington.
Further information regarding
this hearing may be obtained
' by contacting Bruce Benson,
Senior Planner, City of Yaki-
ma Planning Division, 129 N
2nd Street, Yakima, Wash-
ington 98901, or by calling
575 -6042.
•
Doug Maples
Planning & Code Administra-
: tion Manager
(09525261 - 0030) September and the such newspaper was regularly distributed to its subscribers
20, 2002 during all of said period. That the full amount of the fee charged
for the foregoing publication is the sum of $70.25
- 40
ACCOUNTING ASSISTANT
SUBSCRIBED AND SWORN to before - this 20th c3ar of September, 2002
.1 1/ . 1_ •
NOTARY PUBLIC in and for the
State of Washington, Filed
residing at Yakima. Hearing Exam
=20.02
EXH # / Datew
File # riLZ 6 -QZ
LEGAL NOTICE
NOTICE OF PUBLIC HEARING
Notice is hereby given by the undersigned that a public hearing will be held by
the Yakima City Hearing Examiner Pro Tem to consider a Master Land Use
application submitted by Yakima Valley Memorial Hospital. The applicant
proposes to rezone approximately .34 acres of property from R -1, (Single Family
Residential) to R -3, (Multi - Family Residential). The application also includes
land use review for the construction of a new medical office building within the
R -3 zoning district, adjustments of lot coverage, building setback, and front yard
fence height standards within the R -1 and R -3 zoning districts. The final
application concerns Environmental review (SEPA) a state requirement for any
property being considered for rezoning. The subject property is located within
• the 400 block of South 30 Avenue, Yakima, Washington.
City File Numbers: UAZO RZ #6 -02, UAZO CL(3) #9 -02,
UAZO ADM ADJ #12 -02 and EC #14 -02
The public hearing has been scheduled for Thursday, October 10 2002,
beginning at 9:00 a.m., or soon thereafter, in the Council Chambers at Yakima
City Hall, 129 North Second Street, Yakima, Washington.
Further information regarding this hearing may be obtained by contacting Bruce
Benson, Senior Planner, City of Yakima Planning Division, 129 N 2nd Street,
Yakima, Washington 98901, or by calling 575 -6042.
Doug Maples
Planning & Code Administration Manager
Please publish once only on Friday, September 20, 2002
Please mail affidavit of publication to:
Account #11002
City of Yakima Planning Division - '
129 N 2nd Street Filed
Yakima, WA 98901 Hearing Examiner
EXH # P Date, 9-
File #, �Z� "�
= vY . �'-1 DEPARTMEP )F COMMUNITY AND ECONOMIC D �LOPMENT
Planning Division
• )'•1 129 North Second Street
%,c) ;, • Yakima, Washington 98901
Q6 Phone (509) 575 -6183 • Fax (509) 575 -6105
1''1i �QPnRATEO f.Q=
POSTING OF PROPERTY
CERTIFICATION
I understand that the Section 16.05.010 of the Yakima Municipal Code and the Urban Area
Zoning Ordinance require me to post the property at least 20 days prior to the public hearing.
I certify that on 7?. 0/ C1 the Notice of Public Hearing on sign(s)
provided by the City of Yakima Department of Community and Economic Development was
posted on the property located at 4/00 S .7 e7 ,47Y so as to be clearly
seen from each right -of -way providing primary vehicular access to the property.
7/7,7
Signature Date
(Please return to the City of Yakima Department of Community and Economic Development
before your public hearing to confirm the posting requirements of the ordinance above have been
met.)
Filed
Hearing Examiner
EXH # H 5 ,Date, Q l9' bitti
File# i #6-a)- 17
4 1994
•
CITY OF YAKIMA
HEARING EXAMINER
AGENDA
Thursday, October 10, 2002 Yakima City Hall
9.00 AM Council Chambers
I. CALL TO ORDER
II. INTRODUCTION
III. PUBLIC HEARING
C O YAKIMA VALLEY MEMORIAL HOSPITAL
Planner Assigned: Bruce Benson
File Number: UAZO RZ #6 -02, UAZO CL(3) #9 -02,
UAZO ADM ADJ#12-02 & UAZO EC#14-02
UAZO SHORT PLAT EXMT #21 -02
Location: 400 Block of South 30 Avenue
Request: Rezone from R -1 to R -3, locate a hospital in the R -3 zone,
merger of parcels & adjustment of lot coverage standards
B. CITY OF YAKIMA, PARKS & RECREATION DIVISION
GAILLEON PARK SENIOR CENTER
Planner Assigned: Bruce Benson
File Number: UAZO CL(3) #10 -02, UAZO ADM ADJ #15 -02
& UAZO EC #16 -02
Location: SE corner of Summitview and So. 65 Avenues
Request: Construct a 16,000 sq. ft. senior center and park
IV. ADJOURNMENT -
Filed
If you are unable to attend the hearing, you may submit your cornmenill@8r1 lgilg Btfllf
the hearing. You may also submit written testimony at the hea1in /0-4 _ Q � I
File # # (o ^ 6'2"
AFFIDAVIT OF MAILING
STATE OF WASHINGTON
CITY OF YAKIMA
Re: (A71 Z#, -D�- C • /a -D.)--
VC) 6 4glcc1G --S cr. 3o 14t/e-
I, Christine Wilson as an employee of the Yakima City Planning Division, have
dispatched through the United States Mails, a Notice of Public Hearing by the
City Hearing Examiner, a true and correct copy of which is enclosed herewith;
that said notice was addressed to all property owners of record within a radius of
500 feet of subject property, that said property owners are individually listed on
the mailing list retained by the Planning Division, and that said notices were
mailed by me on the c day of (5 u.s-t ,2002.
That I mailed said notices in the manner herein set forth and that all of the
statements made herein are just and true.
7 / /.
Christine M. Wilson
Filed
Hearing Examiner
EXH # , ff - ,Date - o� --
File #,
•
•
PE0133 PARCEL BASIC INFORMATION LIST Page 1
16:32:35 08 -05 -02 For List: rz6 -02
Parcel # Owner Name Owner Address
181322 -41075 DALE J & JULIE TURNER YAKIMA, Washington 98902
181322 -41076 RUTH E MASSONG TR YAKIMA, Washington 98902
181322 -44014 CRAIG D & PATRICIA J SUNDQUIST YAKIMA, Washington 98902
181322 -44020 RAY G BLONDIN YAKIMA, Washington 98908
181322 -44032 JOHN A RUPP YAKIMA, Washington 98902
181322 -44033 DONALD & DIANNE 0 WOLTERSTORFF YAKIMA, Washington 98902
181322 -44034 SPENCER S & BRONWEN HATTON YAKIMA, Washington 98902
181322 -44037 SUMIKO M. HARRIS YAKIMA, Washington 98902 -3635
181322 -44038 NANCY MC KINNEY SCHMAHL YAKIMA, Washington 98902
181322 -44040 BERTHEL L & GEORGIA THOMPSON YAKIMA, Washington 98902
181322 -44041 JEANNE K BLONDIN YAKIMA, Washington 98902
181322 -44046 BERTHEL L & GEORGIA THOMPSON YAKIMA, Washington 98902
181322 -44051 RONALD A. KROUS YAKIMA, Washington 98902 -3635
181322 -44415 VICTOR & SUSAN HAHN LARA YAKIMA, Washington 98902
181322 -44434 WILLIAM D. HARRIS YAKIMA, Washington 98902 -3674
181322 -44483 ROBERT & LISA PRICE YAKIMA, Washington 98902
181322 -44484 PAUL E NOEL YAKIMA, Washington 98902
181322 -44485 RODNEY G & VALORY J GRAY YAKIMA, Washington 98902
181322 -44486 SUSAN BRADY YAKIMA, Washington 98902
181322 -44487 JOHN A JR & MARY V MAXWELL YAKIMA, Washington 98902
181323 -32427 RAUL H ZAMORA YAKIMA, Washington 98902 -2763
181323 -32428 MARIA L SPENCER YAKIMA, Washington 98902
181323 -32429 JIM PETERSON YAKIMA, Washington 98902
181323 -32430 JONATHAN & HEIDI HULL YAKIMA, Washington 98902
181323 -32431 ALLAN W BURTON YAKIMA, Washington 98903
181323 -32432 RONALD A. ET UX MORRIER YAKIMA, Washington 98902
181323 -32433 C. G. ET UX LINSCHOOTEN YAKIMA, Washington 98902 -2761
181323 -32434 LAWRENCE L ETUX HUCK YAKIMA, Washington 98902
181323 -32435 ROBERT ET UX POZNANSKI YAKIMA, Washington 98902 -2761
181323 -32436 GREGORY A & SUSAN K FREED YAKIMA, Washington 98902
181323 -32437 WALTER H & NORA A RANTA YAKIMA, Washington 98902
181323 -32438 DERRY W JEFFERIS SAN DIEGO, California 92116 -1937
181323 -32439 BRET W BOHOSKEY YAKIMA, Washington 98902
181323 -32440 STEVEN F & NANCY G RUSH YAKIMA, Washington 98902 -2744
181323 -32441 THOMAS A & G MARVIN OGG YAKIMA, Washington 98902
181323 -32442 RICHARD M & DEBRA J STRAIT YAKIMA, Washington 98902 -2742
181323 -32443 SIDNEY JR. HESSEY YAKIMA, Washington 98902 -2742
181323 -32444 CHRISTOPHER J & JESSICA L ALBERT YAKIMA, Washington 98902
181323 -32445 THEODORE & ELSIE REICH YAKIMA, Washington 98902 -2742
181323 -32446 MELINDA ACKLEY YAKIMA, Washington 98902
181323 -32447 LOIS 8 ERNST YAKIMA, Washington 989022742
' 181323 -32550 ALEJANDRO ET AL GALINDO YAKIMA, Washington 98902
181323 -32551 DOUGLAS R & KELLEY C CAREY YAKIMA, Washington 98902 -3725
181323 -32552 DANNY L & CATHY A FLOYD YAKIMA, Washington 98902
181323 -32553 JOHN L & BARBARA BUTTS YAKIMA, Washington 98902
181323 -32556 VIRGIL L JR & SELMA UMBARGER YAKIMA, Washington 98902 -3727
181323 -32558 JOSEPH A & AVAIL PANZARINO YAKIMA, Washington 98902 -3727
181323 -32559 JESS A & FLOSSIE JOHNSON YAKIMA, Washington 98902
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o Y-`1 DEPARTMENT vF COMMUNITY AND ECONOMIC DEV L LtIPMENT
Planning Division
129 North Second Street
Yakima, Washington 98901
Phone (509) 575 -6183 • Fax (509) 575 -6105
NOTICE OF APPLICATION AND HEARING
DATE: August 23, 2002
TO: Applicant, Adjoining Property Owners, and SEPA Reviewing Agencies
FROM: Doug Maples, Manager, Building Codes and Planning Divisions
SUBJECT: Master Land Use Application received from Yakima Valley Memorial
Hospital. UAZO* RZ #6 -02, UAZO CL (3) #9 -02, UAZO ADM ADJ #12 -02,
UAZO EC #14 -02
NOTICE OF APPLICATION
The City of Yakima Department of Community & Economic Development has received
four related land use applications from Yakima Valley Memorial Hospital. The first
application requests to rezone approximately .34 acres of property from R -1, Single -
Family Residential to R -3, Multi - Family Residential. The second application requests
Class (3) land use review for the construction of a new medical office building within the
R -3 zoning district. The third application requests adjustments of lot coverage, building
setback and front yard fence height standards within the R -1 and R -3 zoning districts.
The final application concerns Environmental Review (SEPA), a state requirement for
any property being considered for rezoning.
Proposed is the construction of a 78,000 square foot medical office building together
with additional parking areas intended to serve the whole of the hospital campus. The
adjustments requested include 80% lot coverage within the parking areas, zero front
and side yard setbacks and an eight -foot rear yard setback for the new office building
and six -foot tall fences in the front yard. Contrary to earlier reports there is no request
within this master application to close or vacate any streets.
NOTICE OF ENVIRONMENTAL REVIEW
This is to notify all public and private agencies with jurisdiction and environmental
expertise that the City of Yakima Division of Environmental Planning has been
established as the lead agency, pursuant to the Washington State Environmental Policy
Act (SEPA) for the above stated project:
Filed
Hearing Examiner
Urban Area Zoning Ordinance Yakima
EXH # Date, r =-23 "6-1— Ezitd
File # -#' (v — toc)--
''Ilf
1994