HomeMy WebLinkAbout01/18/2011 07C Vacation, Vicinity of South 29th and 30th Avenues between Walnut Street and Chestnut Avenue • BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 7 -g 6
For Meeting of January 18, 2011
ITEM TITLE: An Ordinance relating to land use; vacating portions of S. 29 and 30 Avenues
located between Walnut Street and Chestnut Avenue.
SUBMITTED BY: Joan Davenport, Acting Director of Community and Economic Development
CONTACT PERSON / TELEPHONE: Jeff Peters, Associate Planner, 575 -6163
SUMMARY EXPLANATION: On December 7, 2010, City Council approved the vacations
requested by Yakima Valley Memorial Hospital (YVMH) for portions of S. 29 and 30 Avenues
located between West Walnut Street and Chestnut Avenue. These vacations are being
requested to facilitate the closure of Yakima Valley Memorial Hospital's campus in accordance
with their Institutional Overlay /Master Development Plan as more particularly described in
Exhibit "A ", and further directed staff to prepare the Vacation Ordinance. The Ordinance has
been prepared and is herein submitted for your adoption.
Resolution _ Ordinance X Contract _ Other (Specify)
Funding Source N/A
APPROVAL FOR SUBMITTAL: �%�1 '� C
City Manager
STAFF RECOMMENDATION: Adopt the ordinance vacating certain portions of street rights —
of-way identified as portions of S. 29 and 30 Avenues located between West Walnut Street
and Chestnut Avenue as identified in Exhibit "A ".
BOARD RECOMMENDATION: The City of Yakima Hearing Examiner's recommended
approval of these rights -of -way vacation on November 12, 2010.
COUNCIL ACTION:
111
RIGHT -OF -WAY VACATION ORDINANCE
ORDINANCE NO. 2011 -
AN ORDINANCE relating to land use; vacating certain portions of right -of -way
in the vicinity of S. 29 and 30 Avenues north of Tieton
Drive, and south of Chestnut Avenue.
WHEREAS, by application dated August 3, 2010, Yakima Valley Memorial
Hospital (YVMH) requested a vacation of portions of platted City of Yakima right -
of -way more particularly described in Exhibit "A ", attached hereto and
incorporated herein by this reference; and
WHEREAS, the City of Yakima has no future plans for development of this
paved, platted right -of -way; and
WHEREAS, YVMH, the applicant/petitioner for this right -of -way vacation,
owns more than the necessary two thirds of the parcels abutting the property
subject to this petition for vacation; and
WHEREAS, Brenton Noel and Hannah Noel, husband and wife, Mike
• Schmitt and Lori Schmitt, husband and wife, Michael Balmelli, a single man,
Thomas McLean and Deborah McLean, husband and wife, Joseph Delorme and
Lisa Delorme, husband and wife, Linda Yates, a single woman, and James
Barrett and Lora Barrett, husband and wife, who own property adjacent to a
portion of the streets proposed for right -of -way vacation, have not objected to the
street vacations and will be required to, as a condition to effectuate this
Ordinance, execute an agreement with YVMH, which will include provisions for
access, maintenance, and repair of the vacated portions of the street adjacent to
their property ; and
WHEREAS, on October 28, 2010, the Hearing Examiner for the City of
Yakima conducted an open - record public hearing regarding the requested right -
of -way vacation; and
WHEREAS, on November 12, 2010, the Hearing Examiner issued
Hearing Examiner's Recommendation regarding the requested, vacation of right -
of -way (Decision No. RWV #002- 10)(the "recommendation "), recommending that
the platted streets of S. 29 and 30 Avenues rights -of -way be vacated per the
petition, said recommendation being attached hereto and incorporated herein by
this reference as Exhibit "B "; and
WHEREAS, at an open- record public hearing held on December 7, 2010,
the City Council considered the requested right -of -way vacation, including the
documents and other evidence which comprise the record developed before the
Hearing Examiner, the Hearing Examiner's Recommendation, and the
statements and comments of interested persons; and
WHEREAS, the City Council finds that the considerations of the Hearing
Examiner in response to the requirements and criteria of RCW Chapter 35.79,
together with the City of Yakima street vacation policy, are correct and
appropriate, and that the same should be adopted by the City Council as its
findings herein; and
WHEREAS, compensation to the City is necessary for this right -of -way
vacation in the amount of $127,050, $63,550 for S. 29th; and $63,500 for S. 30th;
Avenues, and
WHEREAS, the City Council finds that it is in the best interest of the City
to enact the following to approve the requested right -of -way vacation; now
therefore,
BE IT ORDAINED BY THE CITY OF YAKIMA:
Section 1. The platted rights -of -way for S. 29 and 30 Avenues
running north and south as, more particularly described in Exhibit "A ", attached
hereto and incorporated herein by this reference, are hereby vacated by the City
of Yakima.
Section 2. The findings, conclusions and conditions within the
November 12, 2010, Hearing Examiner's Recommendation (RWV #001 -09)
regarding this right -of -way vacation are hereby adopted by the City Council as its
findings, conclusions and conditions in support hereof, pursuant to City vacation
policy and RCW Chapter 35.79, and are incorporated herein by this reference as
if fully set forth herein.
Section 3. The right -of -way vacation granted by this ordinance is
expressly conditioned on YVMH's satisfaction of the following conditions, as
stated on pages 47 -49 of the Hearing Examiner's Recommendation:
1. The vacated rights -of -way shall be zoned either R -1, Single - Family
Residential, R -2, Two - Family Residential, or R -3, Multi- Family
Residential, with an Institutional Overlay designation dependent upon
the adjoining properties zoning designation.
2. An independent appraisal has been conducted for the proposed street
vacations prior to the City Council Review of this proposal.
Compensation, in the amount of $127,050, $63,550 for S. 29th, and
$63,500 for S. 30th; Avenues (50% of the appraised value) shall be
paid to the City of Yakima.
3. Prior to initiating any activities associated with the . expansion of
existing buildin or the construction of new buildings on the Hospital
campus, S. 29 and S. 30 Streets shall be vacated and closed to
vehicular traffic in accordance with the conditions of this street vacation
ordinance and the conceptual street vacation plans depicted in
Attachment "Q" of the Development Agreement between the City of
Yakima and YVMH. No cul -de -sacs or hammerheads shall be required.
The campus closure shall also be accompanied by the construction of .
a traffic diverter at the intersection of S. 28 and West Walnut Street.
This diverter shall be designed and constructed, subject to City
approval, in accordance with the conceptual design also depicted in
Attachment "Q" of the Development Agreement.
a. Upon approval of the street vacation the vacation shall not be
considered final until the required street vacation fee is paid, the
necessary implementation . documents • have been executed
between YVMH and the affected, adjoining property owners,
and copies of the documents, with recording information for
those documents recorded with the Yakima County Auditor,
have been provided to the City of Yakima. YVMH shall have
one year from the date of City Council approval to satisfy these
conditions and may request up to one additional year extension.
® b. Prior to approval of the proposed street vacation ordinance
being recorded a master utility plan shall be created and
submitted to the City of Yakima Planning Department for
approval identifying all existing, and proposed utility lines and
easements.
c. Upon approval of the master utility plan any and all utilities not
identified as being protected by a utility easement shall have an
easement recorded in conjunction with the street vacations.
Section 4. 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 5. 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.
i
PASSED BY THE CITY COUNCIL at a regular meeting and signed and 411
approved this 18th day of January, 2011.
Micah Cawley, Mayor
ATTEST:
City Clerk
Publication Date:
Effective Date:
411
Exhibit "A"
Legal Description for Vacated Portion of South 29 Avenue:
That portion of 29 Avenue (Apple Way) as shown on the plat of NOB HILL
ORCHARD HEIGHTS ADJOINING NORTH YAKIMA, according to the official
plat thereof recorded on Volume `E', Page 25, records of Yakima County,
Washington, lying Southerly of the Southerly Right of Way line of Chestnut
Avenue (Orchard Avenue) and North of the Northerly Right of Way line of
Walnut Street.
Legal Description for Vacated Portion of South 30 Avenue:
That portion of 30 Avenue as shown on the plat of NOB HILL ORCHARD
HEIGHTS, according to the official plat thereof recorded in Volume `E', Page 25,
the plat of GRANDVIEW SUBURBAN HOMES, according to the official plat
thereof recorded in Volume `H', Page 15, the plat of GRANDVIEW HALF-
• ACRE TRACTS, according to the official plat thereof, recorded in Volume `G',
Page 12, and the plat of DE FOE QUARTER ACRES, according to the official
plat thereof recorded in Volume `H', Page 2, records of Yakima County,
Washington, lying Southerly of the Southerly Right of Way line of Chestnut
Avenue (Orchard Avenue) and North of the Northerly Right of Way line of
Walnut Street.
All Situate in Yakima County, Washington.
•
Exhibit "B"
City of Yakima, Washington
Hearing Examiner's Recommendation
November 12, 2010
In the Matter of an Application for )
Approval of an Institutional Overlay ) OVR #001 -09
Zone, a Master Development Plan and ) PD #002 -09
Vacation of Rights -of -Way Submitted by:) RW #002 -10
) SEPA #028 -09
Yakima Valley Memorial Hospital )
)
In Order to Authorize and Facilitate )
Devellopment of Hospital Facilities as a )
Closed Campus in accordance with a )
30 -Year Master Development Plan )
A. Introduction. The introductory findings relative to the open record public hearing
process for this application are as follows:
(1) The Hearing Examiner conducted an open record public hearing for this
application on October 28, 2010.
(2) Associate Planner Jeff Peters presented an extremely thorough staff report
which recommended approval of this application subject to conditions. Assistant City
Attorney Mark Kunkler explained the three elements involved in this application.
Planning Manager Joan Davenport also explained various details relative to the
application during the course of the hearing.
(3) Representatives of Yakima Valley Memorial Hospital (the hospital or YVMH)
who have been instrumental in this application in various ways next testified in favor of
the application. The main points of their testimony appear at various points in the record
and in this recommendation. Further detailing their testimony would unduly lengthen this
already lengthy recommendation. In the order of their testimony, those who testified in
various capacities at the hearing in behalf of this application were Royal Keith, Bill
Wheeler, Stan Martinkus, Jim Aberle, Dave Franklund, Gregg Dohrn, Julia Kuhn, Michael
Shinn and Rick Linneweh.
(4) Residents of the area next testified generally in favor of the application. Some
of them expressed appreciation for this collaborative effort involving the City, the hospital
and the Barge- Chestnut Neighborhood Association (BCNA) which will result in a closed
hospital campus with building, parking, traffic circulation, lighting, sitescreening and
Yakima Valley Memorial Hospital 1
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
landscaping features that will promote compatibility with the neighborhood. The main
concerns expressed by residents involved traffic, and more specifically, (i) the failure of
the final environmental impact statement (FEIS) or of the recommended conditions of this
application to impose an obligation upon the hospital to help implement the Barge -
Chestnut Neighborhood traffic calming plan that will separately be considered by the City
Council in the future and (ii) the inclusion as Phase 3 mitigation measures in the part of
the FEIS table appearing on page 8 of this recommendation, and in sections 3.5.3.2 and
3.5.3.3 of the draft Development Agreement attached to the staff report, of traffic signals
on South 24 Avenue at its intersections with Summitview Avenue and Tieton Drive
which residents believe will encourage cut - through traffic on 24 Avenue. Since the four
public comment letters and responses to three of them are in the record as Exhibit I and
since three typed summaries of this testimony and one letter regarding traffic concerns
were added to the record at the hearing as Exhibits J -5 through J -8, more than this
summary of the main points would also unduly lengthen this recommendation. In the
order of their testimony, those nearby residents who testified at the hearing were Walt
Ranta, Ralph Call, Bruce Simpson, Don Uebelacker, Yuki Reiss, Gary Forrest, Leni
Skarin, Paul Nagle - McNaughton, Paul Schafer, Jo N. Miles and Paul Beaulaurier.
(5) This recommendation has been issued within ten business days of the hearing.
B. Summary of Recommendation. The Hearing Examiner recommends that the Yakima
City Council approve this application subject to conditions.
C. Basis for Recommendation. Based upon a view of the site and surrounding areas
without anyone else present on October 27, 2010; the information contained in the staff
report, exhibits, testimony and other evidence presented at an open record public hearing
on October 28, 2010; . and a review of the SEPA Planned Action FEIS prepared for this
application, the Yakima Urban Area Comprehensive Plan and the Yakima Urban Area
Zoning Ordinance; the Hearing Examiner makes the. following:
FINDINGS
I. Applicant. The applicant is Yakima Valley Memorial Hospital, 2811 Tieton Drive,
Yakima, Washington.
II. Location. The location of the hospital campus is between Tieton Drive and Chestnut
Avenue and between South 27 and South 31 Avenues. The Assessor's Tax Parcel
numbers are 181323 - 33004, 33024, 33028, 33413, 33414, 33415, 33416, 33417, 33418,
33426, 33429, 33430, 33432, 33435, 33437, 33438, 33442, 33445, 33446, 33447, 33449,
33450, 33451, 33452, 33453, 33454, 33455, 33456, 33457, 33465, 33473, 33474, 33475,
Yakima Valley Memorial Hospital 2
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
33477, 33478, 33479, 33480, 33487, 33488, 33489, 33490, 33492, 33508, 33509, 33510,
34032, 34033, 34034, 34035, 34447, 34539, and 181323 -33436 (partial).
III. Background and Details of Application. The background and elements of this
application may be summarized as follows:
(1) The YVMH which was founded in 1950 serves the greater Yakima area from
its main campus on Tieton Drive in the City of Yakima, and from several satellite
facilities throughout Yakima County. The main campus is 26.4 acres in size. The hospital
has 226 hospital beds, approximately 500,000 square feet of facilities and provides the
following inpatient services: General Medical, Cancer Care, Heart Care, Critical Care,
Orthopedics, Surgery, The Family Birthplace, Pediatric Care, Neonatal Intensive Care
Unit, Surgery and Psychiatric Care. The hospital admits approximately 14,300 patients a
year, which are served by 327 physicians representing 35 specialties, over 2,300
employees, and over 460 volunteers.
(2) Since its inception in 1950, YVMH has grown and evolved to meet the needs
of the growing Yakima Valley communities. Over time, the hospital has added new
services, renovated the original facilities, and constructed new facilities on the main
campus, as well as some satellite locations throughout Yakima County. In response to
rapid changes in the field of health care and a realization that the main campus was
reaching its capacity, YVMH's Board of Directors authorized a future needs assessment in
2003 through early 2004 to determine what level of future growth it should plan for and
whether the hospital had sufficient area and resources to meet the projected growth on the
main hospital campus. The assessment concluded that the hospital did not have sufficient
space on the campus to expand its facilities in the following manners as needed without
acquiring additional . property or making more efficient use of the land on the main
hospital campus: Main Hospital Building Addition (775,528 square feet); West Pavilion I
(72,555 square feet); West Pavilion II (50,000 square feet); Early Learning Center (12,000
square feet); North Pavilion I (100,000 square feet); East Pavilion I (50,000 square feet);
Rainier House, Human Resources (2,039 square feet); Parking Garage 1, PG -1 (283,745
square feet); Parking Garage 2, PG -2 (99,248 square feet); Parking Garage 3, PG -3
(88,274 square feet); Parking Garage 4a, PG -4a (283,230 square feet); Parking Garage 4b,
PG -4b (282,230 square feet); and total off - street parking (4,149 parking spaces).
Therefore, YVMH's Board of Directors authorized the hospital staff to start a master
planning process that would accommodate the projected needs of the hospital facility at
the existing campus.
(3) On April 30, 2004, YVMH submitted an application to the City for a
Comprehensive Plan Future Land Use Map Amendment and a State Environmental Policy
Act (SEPA) checklist. The application requested a change in the Future Land Use Map
designations for numerous parcels owned by YVMH and for some parcels owned by
Yakima Valley Memorial Hospital 3
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
neighboring property owners from the Low Density Residential designation to the
Professional Office designation.
(4) Between January and June of 2005, YVMH unveiled to the public an early
version of its Campus Master Plan, and its Board of Trustees approved a policy that
development projects would be limited to only improvements related to hospital care or
improvements necessary for patient safety. Based upon this early version of the campus
master development plan and Comprehensive Plan Future Land Use Map amendment, the
City of Yakima issued an Environmental Determination of Significance Supplemental
Environmental Impact Statement, and Notice of Final Scoping on May 12, 2005.
(5) Between July and December of 2005, YVMH continued to study the
environmental impacts of the proposed master plan, including a detailed Traffic Impact
Analysis. It held three community forums to inform neighborhood residents of its
proposed development plans, and continued to explore the early findings of the
environmental impact statement.
(6) Between January and June of 2006, it became apparent to the City and YVMH
that neither the hospital's pending Comprehensive Plan Future Land Use Map
Amendment, nor the City's existing Planned Development process would meet the needs
of the hospital, or the Barge- Chestnut Neighborhood Association (BCNA). As a result,
YVMH, the BCNA, and the City of Yakima started exploring new innovative planning
processes which included the Institutional Overlay process. It was decided that an
Institutional Overlay Master Planning process should be added to the City of Yakima's
Comprehensive Plan and Municipal Code. Due to the lack of a more appropriate
permitting process, the BCNA requested that YVMH delay submitting its EIS, and that
various revisions to the master development plan be discussed. Additionally, during this
time when the City was in the process of updating its Comprehensive Plan, it was agreed
by the hospital, BCNA, and the City that the hospital's Comprehensive Plan Map
Amendment request should be modified to request an Institutional Overlay designation for
the subject properties as a part of the City's 2006 Comprehensive Plan updating process.
(7) Between July and December of 2006, YVMH continued to meet with both the
BCNA and City to review the progress being made on the Comprehensive Plan update,
and to introduce proposed language for the draft Institutional Overlay Ordinance. On
December 12, 2006, the City of Yakima City Council approved the requested Yakima
Urban Area Comprehensive Plan amendment designating the hospital campus on the
• Future Land Use Map as an Institutional Overlay.
(8) Between January and June of 2007, YVMH, the BCNA and the City continued
developing and refining the language for the proposed Institutional Overlay ordinance.
The hospital and BCNA continued to make further revisions to the campus plan, and the
BCNA introduced a plan for calming traffic in their neighborhood.
(9) Between July of 2007 and June of 2008, the City of Yakima, YVMH, and
Yakima Valley Memorial Hospital 4
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
BCNA continued work on the Institutional Overlay ordinance, and the BCNA traffic
calming plan.
(10) Between July and August of 2008, public workshops and a public hearing by
the Regional Planning Commission were conducted on the Institutional Overlay Zoning
Ordinance, and on September 2, 2008, the Yakima City Council approved the proposed
ordinance.
(11) Between August of 2008 and November of 2009, YVMH continued to meet
and work with the City of Yakima and the BCNA to prepare and finalize the hospital's
Institutional Overlay, Master Development Plan, and SEPA application. YVMH formally
submitted its application to the City of Yakima Planning Division for review and
processing on September 8, 2009. The hospital's application was deemed complete for
further processing on November 9, 2009, following submittal of requested additional
information, thus initiating review of the proposed application.
IV. Notices. Notices of the open record public hearing of October 28, 2010, were
provided by the following methods:
Posting of land use action signs on the property: May 16, 2010
Mailing of hearing notice to owners within 500 feet: October 1, 2010
Publishing of hearing notice in the Yakima Herald - Republic: October 1, 2010
Posting of hearing notice in three public places October 1, 2010
V. State Environmental Policy Act. The SEPA review process for this application may
be summarized as follows:
(1) The City of Yakima has conducted a SEPA Environmental review for the
proposed development (SEPA #028 -09). On November 10, 2009, the City of Yakima
issued a Notice of Determination and EIS Scoping regarding YVMH's Institutional
Overlay/Master Development Plan Environmental Checklist and application.
(2) On December 10, 2009, the Notice of Determination of Final Scoping was
issued identifying the probable adverse impacts to be studied as Traffic, Parking and
Stormwater.
(3) On May 28, 2010, the Notice of Application, Request for Public Comment and
Availability of Planned Action Draft Environmental Impact Statement (DEIS) was issued
with,a 30 day public comment period. The DEIS contained two traffic analysis reports, a
parking study, and stormwater analysis. Four public comments were received during the
public comment period and addressed in the Planned Action Final Environmental Impact
Statement (FEIS).
(4) On October 1, 2010, the DEIS was finalized providing for appropriate
mitigation for all identified environmental impacts, throughout the five phases of
Yakima Valley Memorial Hospital 5
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
construction. If these applications are approved and the applicant's projects /development
plans are consistent with the Planned Action FEIS, no further SEPA review is necessary.
(5) The various Planned Action FEIS mitigation measures set forth in Table 5 and
Table 6 of the Planned Action FEIS may be described as follows:
Summary of Mitigation Measures by Phase
Phase 1 Phase 2 Phase 3 Phase 4/5
Summary of development activities generating net additional trips that require traffic
mitigation.
Construction
activities that will
generate net new
Construction activities trips that require
that will generate net traffic mitigation:
Construction activities new trips that require 184,000 sq. ft.
that will generate net traffic mitigation: addition to
new trips that require 46,000 sq. ft. addition hospital; and
No new buildings or • traffic mitigation: to hospital; and 150,000 sq. ft.
additions are planned 130,000 sq. ft. 27,000 sq. ft. of of new medical
during this phase. addition to hospital clinical office space. office space.
Summary of development activities not generating net additional trips.
Construction activities
that will not create net
additional trips
include: a 28,000 sq. Construction
ft. addition to Energy activities that will
Plant /Loading Dock; a Construction activities not create net
new 12,000 sq. ft. that will not create additional trips
Early Learning Center net additional trips include: one or two
facility; two parking include: one parking parking garages;
Close campus and garages; required garage; required required mitigation
prepare for mitigation measures; mitigation measures; measures; and the
construction in and the demolition of and, the demolition of demolition of
subsequent phases. buildings. buildings. buildings.
Traffic Traffic Traffic Traffic
Yakima Valley Memorial Hospital 6
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
1. YVMH fair share 1. YVMH fair share 1. YVMH fair share
1. YVMH installs payment of 1.8% payment of 19.4% of payment of 1.1%
traffic diverter at S. toward S. 16 the cost of installing a toward S. 40
28 Ave /W. Walnut Ave/Nob Hill Blvd signal at the Ave/Nob Hill Blvd
St. intersection intersection of S 24 Intersection
improvements. Ave /Tieton Drive. improvements.
2. YVMH installs 2. YVMH fair share 2. YVMH fair share
traffic signal and dual payment of 4% of the payment of 4%
2. Vacate portion of southbound left -turn cost of installing a toward N.16
to i si at the
S. 28 Avenue. lanes at S. 28 th Ave /Sumitview
Ave /Tieton Drive intersection of N. 24 m Ave intersection
Ave /Summitview
intersection. Ave. improvements.
3. Cit implements 3. YVMH fair share 3. YVMH fair share
Phase 2 BCNA traffic payment of 2.4% payment of 9.5 %
3. Vacate portion of calming toward N. 40 toward S. 16
S. 29th Avenue. Ave /Summitview Ave Ave /Tieton Drive
improvements as
warranted. intersection intersection
improvements. improvements.
4. YVMH installs
4. City implements traffic signal or
Phase 1 BCNA traffic improvements at S.
calming 30th Ave /Tieton
improvements. Drive intersection
as warranted.
Parking
Yakima Valley Memorial Hospital 7
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
1. Construction of
1. Construction of the 1. Construction of the the approved
approved parking approved parking parking facilities
facilities resulting in facilities resulting in resulting in the
the replacement of the replacement of potential
493 surface parking 138 surface parking replacement of 676
spaces and the spaces and the surface parking
1. Construction of the addition of 1,131 addition of 275 spaces with up to
approved parking covered parking covered parking 2,400 covered
facilities adding 230 spaces for a net spaces for a net parking spaces for
surface parking increase of 638 and a increase of 137 and a a net increase of
spaces for a total of total of 2,288 parking total of 2,425 parking 1,724 and a total of
1,650 parking spaces. spaces. spaces. up to 4,149.
2. Monitoring of 2. Monitoring of 2. Monitoring of 2. Monitoring of
parking needs. parking needs. parking needs. parking needs.
Stormwater
1. Preparation of a
storm water 1. Implementation of 1. Implementation of 1. Implementation
management plan in the approved storm the approved storm of the approved
accordance with water management water management storm water
provisions of YMC. plan. plan. management plan.
VI. Current Zoning and Land Uses. The subject parcel is currently zoned Single -
Family Residential (R -1), Two - Family Residential (R -2) and Multi - Family Residential (R-
3). The purposes of these zoning districts are described as follows:
(1) R -1 Zoning District: The R -1 zoning district is intended to establish and
preserve residential neighborhoods for detached - single family dwellings free from other
uses except those which are compatible with, and serve the residents of, the district. The
district is intended to allow for moderate - density residential development up to seven
dwelling units per net residential acre in areas served by public water and sewer with
public police and fire protection. The district is characterized by forty -five percent lot
coverage; access to individual lots by local access streets; large front, rear and side yard
setbacks; and one and two story structures. The density in the district is generally seven
dwelling units per net residential acre or less (YMC § 15.03.020(B)).
(2) R -2 Zoning District: The purpose of the R -2 residential zoning district is to
establish and preserve residential neighborhoods for detached single- family dwellings,
duplexes and other uses compatible with the intent of the district, and to locate residential
Yakima Valley Memorial Hospital 8
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
development with densities up to twelve dwellings per net residential acre in areas
receiving a full range of public services including public water and sewer, and police and
fire protection. The district is characterized by up to fifty percent lot coverage, access via
local access streets and collectors, one and two story buildings, some clustering of units,
and large front, rear and side yard setbacks. Typical uses in this district are single- family
dwellings and duplexes. The density in this district generally ranges from seven to twelve
dwelling units per net residential acre (YMC § 15.03.020(C)).
(3) R -3 Zoning District: The purpose of the R -3 residential zoning district is to
establish and preserve high- density residential districts by excluding activities not
compatible with regular uses, and to locate high- density residential development that is
more than twelve dwelling units per net residential acre in areas that receive the full range
of urban services. In addition, the district is intended to locate high- density residential
development near neighborhood shopping facilities, and so that traffic generated by the
development does not pass through lower density residential areas (YMC § 15.03.020(D)).
(4) Land Uses: The subject properties under review are currently occupied by the
YVMH medical complex and by selected nearby single- family homes which the hospital
has under contract to purchase so that they can be relocated or demolished. Adjacent
properties have the following characteristics:
Location Zoning Land Use
North R -1 Residential
South R -1 Residential
West B-1/R-1 Office/Residential
East R -1 Residential
VII. Yakima Urban Area Comprehensive Plan. The Yakima Urban Area
Comprehensive Plan (YUACP) designates the future land use designation for this area as
Professional Office with an option for an Institutional Overlay district to be applied. The
intent of those designations may be describedas follows:
(1) Professional Office: The City's "Professional Office" Comprehensive Plan
Future Land Use designation is intended to allow a wide range of office uses, such as
financial institutions, real estate, insurance, engineering, legal, medical offices and other
similar business uses specifically permitted by the applicable zoning district.
(2) Institutions: The City's "Institutions" Comprehensive Plan Future Land Use
designation described at pages 11I -14 and 111 -15 of the Comprehensive Plan includes
existing and new large -scale institutional facilities such as hospitals and higher education
facilities that may have significant impacts to the surrounding land uses. Institutions such
as hospitals and higher education facilities play an important role in the community,
Yakima Valley Memorial Hospital 9
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
providing needed health and educational services to the citizens of the community and
region. Hospitals and higher educational facilities also provide major employment in the
Yakima Urban Growth Area and contribute to the growth of Yakima' s economy.
However, when these institutions are located in or adjacent to residential or pedestrian
oriented commercial areas, their activities and facilities can generate noise, traffic, and
other effects that could be potentially incompatible with the surrounding land uses. It is
anticipated that uses shown as "Institutions" on the Future Land Use Map will be
regulated under an "Institutional Overlay (I0)" zone. Designation of an IO on the City's
Zoning Map would occur only after approval of a detailed master site plan by the City
following the public process, which includes public hearings. The Yakima Valley
Memorial Hospital Campus has been designated in the Comprehensive Plan as an
Institutional Overlay. As a result, the proposed Master Development Plan was designed to
implement this Comprehensive Plan designation.
(3) The Comprehensive Plan contains the following Goals and Policies that are
relevant to the proposed Master Development Plan:
Goal 3.3: Preserve existing neighborhoods.
Policy 3.3.1: Preserve the character of neighborhood such as historic character,
architecture, natural features and layout.
Policy 3.3.2: Ensure that new development is compatible in scale, style, density, and
aesthetic quality to an established neighborhood.
Policy 3.3.3: Integrate historic preservation by ensuring new construction and
development integrate the existing historical buildings and landscaping to
help create a distinctive identity for the neighborhood.
Goal 3.5: Protect and promote identification of archeological and significant
historical sites and structures.
Policy 3.5.2: Identify historic neighborhoods within the Yakima Urban Area and assist
in obtaining an official classification as historic by the Local or National
Register of Historic Places.
Goal 3.14: Maximize the public service and economic benefits of institutions, while
minimizing the adverse impacts associated with their development
growth and expansion.
Policy 3.14.1: New institutions should be placed where they are compatible with
surrounding land uses, and existing institutions should be developed to be
compatible with adjoining land uses.
Policy 3.14.1.2: Institutions proposed for location in or adjacent to residential areas will
be reviewed under the "Institutional Overlay" zoning requirements, when
adopted.
Policy 3.14.2: Access to institutions shall be from the nearest arterial and should not
increase traffic on local residential streets.
Yakima Valley Memorial Hospital 10
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
Policy 3.14.3: An impact analysis of how improvement to institutions will affect traffic,
parking, and other qualities in surrounding areas will be prepared as part
of an Institutional Overlay request.
Policy 3.14.5: All new development or expansion of hospital and higher education
facilities can be developed through establishing I0 districts.
Policy 3.14.6: The establishment of an Institutional Overlay (I0) district on the Zoning
Map will provide specific development standards that allow for
appropriate growth and development for new institutions, or for the
expansion of existing institutions within their existing or proposed
development boundaries.
• The purpose of establishing an I0 is to reduce or eliminate land use
conflicts between the proposed use and the surrounding areas.
• An I0 provides additional new regulations to the existing underlying
zoning district provision.
• An I0 district allows institutions to freely choose design and
development that best suit their facility and surrounding areas.
• Citizen participation will be encouraged throughout the planning
process.
• A Public Hearing before the Hearing Examiner using the Class (3)
review process will be required prior to the approval of the
establishment of an 10.
• Review criteria will become more restrictive the closer the institution
siting gets to the residential uses.
Policy 3.14.7: Establish boundaries for institutions to reasonably protect established
residential neighborhoods from further encroachment by institutions and
allow the institution to plan for future growth.
Policy 3.14.8: Require development and expansion of institutions to be reasonably
compatible with the adjacent residential neighborhoods, and to reasonably
minimize the parking and traffic impacts on the adjacent residential
neighborhoods.
Policy 3.14.9: Encourage institutions to develop master plans for their future development
to ensure that future growth is planned and coordinated specific to the
needs of the adjacent residential neighborhoods. Master plans may allow
institutions to develop more intensively to reduce the amount of property
necessary for their future growth.
VIII. Yakima Urban Area Zoning Ordinance. The institutional overlay zone has the
following characteristics:
Yakima Valley Memorial Hospital 11
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(1) Institutional Overlay Zone: The purposes of the Institutional Overlay (IO)
zone is to allow for large -scale institutional facilities with special locational needs and
impacts which must be designated and performed in a manner that is compatible with
surrounding land uses. Through a master plan review process (YMC § 15.31.030) the
public is involved in the development of performance standards. A development
agreement and site master plan assure predictability for the owner, appropriate
jurisdiction, and citizens. The process balances the need for large -scale institutional
facilities to grow while minimizing adverse environmental impacts associated with such
development on the adjacent community (YMC § 15.31.010).
(2) Institutional Review Process: The institutional overlay zone and master
development plan (YMC § 15.31) identifies that the application shall be reviewed using
the review procedures described in YMC § 15.23.030. Upon filing of a valid rezone
application and completion of the required environmental review process, the Planning
Division shall forward the rezone application, together with its recommendation, to the
Hearing Examiner to conduct a public hearing and review in conformity with YMC §
15.23.030. Prior to the public hearing a recommendation will be obtained from the City of
Yakima Planning Commission. The decision of the Examiner shall be in the form of a
written recommendation to the legislative body pursuant to YMC § 15.23.030(E).
(3) Compliance with Institutional Review Process: In accordance with YMC §
15.31.030, the City of Yakima Planning Division reviewed the proposed application and
forwarded the application with its recommendation to the Hearing Examiner on October
21, 2010, to conduct the public hearing pursuant to YMC § 15.23.030. In regard to the
requirement to have a recommendation from the Planning Commission prior to the public
hearing, agreement was expressed at the hearing with the City Planning Division's view
that since YVMH's original Comprehensive Plan map amendment application to create
the institutional overlay future land use designation was combined with the City's 2006
Comprehensive Plan update process, the approval of the 2025 Comprehensive Plan by the
Yakima Regional Planning Commission constitutes the Planning Commission's
recommendation of approval in regard to this matter. The Examiner also agrees with that
view. YMC § 15.31.030 requires that the institutional overlay zone and master
development plan be reviewed using the review process and hearing process in conformity
with that section entitled "Rezones — Zoning map amendments."
IX. Institutional Overlay Rezone Review Criteria per YMC § 15.31.030 and YMC §
15.23.030. YMC § 15.31.030 provides that recommendations regarding institutional
overlay zones and master planned developments must be based upon the following rezone
criteria specified in YMC § 15.23.030(E):
(1) The testimony at the public hearing: The testimony at the public hearing is
included in the record in the form of the electronic recording of the hearing and in the
Yakima Valley Memorial Hospital 12
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 -09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
form of written comments reflecting the points presented by the testimony. The main
points of the testimony may be summarized as follows:
(a) No testimony was presented at the public hearing to the effect that the
application should be denied.
(b) Most of the testimony was very complimentary of the extensive
collaborative efforts of the representatives of the Yakima Valley Memorial
Hospital, the Barge- Chestnut Neighborhood Association and the City which have
over a period of years culminated in the application now under consideration.
(c) Despite the testimony emphasizing the many positive aspects of the
proposal under consideration, some residents submitted testimony and/or written
comments about several specific traffic issues of concern to the Barge- Chestnut
Neighborhood. The main concern revolved around the FEIS requirement for the
hospital's participation in the installation of traffic signals on South 24 Avenue at
its intersections with Summitview Avenue and Tieton Drive by Phase 3 of the
hospital's expansion, possibly by 2025 or 2035. That concern arises from a belief
that those traffic signals would result in cut - through traffic on South 24 Avenue.
Another concern revolved around the failure of the FEIS or the recommended
conditions of approval of this application to impose an obligation on the hospital to
play a role in implementing the traffic calming plan for the Barge- Chestnut
neighborhood. Another concern was the failure of the proposed traffic calming
plan to carry into the later phases of the hospital's expansion. Along the same
lines of desiring a link between the hospital's expansion and the proposed Barge -
Chestnut Neighborhood traffic calming plan, it was suggested that some or all of
the funds that the City would be receiving from the hospital for the vacated street
property ($127,050) should be kept in a separate fund to be utilized to assist in the
implementation of the traffic calming plan. The applicant supported that
suggestion, and Mr. Shinn called attention to a provision in RCW 35.79.030 which
requires that one -half of the revenue received as compensation for areas vacated
must be dedicated to the acquisition, improvement, development and maintenance
of public open space or transportation capital projects within the City.
(d) Although the FEIS has become final with its requirement for the
hospital's participation in the cost of traffic signals on South 24 Avenue for Phase
3 of its expansion, sections 3.5.3.2 and 3.5.3.3 of the draft Development
Agreement state the obvious that those traffic signals will only be installed "when
warranted in accordance with the standards set forth in the Manual on Uniform
Traffic Control Devices (MUTCD)." The expert testimony of the City's traffic
consultant, Julia Kuhn of Kittelson & Associates, was to the effect that intersection
improvements at all of the locations mentioned in the FEIS, except for the
intersections of Tieton Drive with South 28 Avenue and South 30 Avenue,
Yakima Valley Memorial Hospital 13
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
would be needed even if the hospital were not expanded. That is confirmed by the
fact that the hospital's fair share of the costs of those traffic signals is only a small
percentage of the total costs. It would be difficult to take the position that traffic
signals will never be installed at those intersections even if they are needed or that
the safety of motorists and pedestrians at those intersections can be sacrificed in
order to avoid cut - through traffic. Nevertheless, even though the Barge- Chestnut
Neighborhood traffic calming plan is not in the record of this application or
presented for the Examiner's consideration, it was suggested at the hearing that
perhaps it would be worth exploring possible ways that the traffic calming plan
improvements or other traffic improvements would or could help avoid or forestall
the need for those traffic signals or minimize adverse effects of cut - through traffic
if they are installed in the future.
(e) The Hearing Examiner also pointed out at the hearing that the traffic
calming plan has historically been on a separate track from this application and
will in fact be considered by the City Council in the not - too - distant future. It was
not linked to this application either as an FEIS mitigation condition or a
recommended condition of this application because it has not been found to be an
expense resulting from the hospital's expansion that the hospital should bear in
addition to the extensive number of FEIS traffic mitigation measures. Although
the hospital could voluntarily participate in the implementation of the traffic
calming plan, the opinions of the traffic experts in the record would not support
imposition of that obligation upon the hospital. If there is a problem with the way
the phasing of the traffic calming plan addresses the later phases of the hospital's
expansion, that would be better addressed in the consideration of the phasing of the
traffic calming plan rather than in the phasing of the hospital's expansion.
(f) The Hearing Examiner also pointed out at the hearing that deciding
how to use the funds received from the hospital for the vacated streets is
particularly a City Council prerogative, and that the Examiner frankly lacks the
knowledge or expertise to even make a recommendation in that regard. This is
true even though it was clear from the testimony at the hearing that a
recommendation from the Examiner to that effect would be well- received by both
the Barge- Chestnut Neighborhood Association and by the hospital. But there
could be many factors that will be considered in the budget process to determine
how to best use those funds, and the Examiner does not presume to be qualified to
even make a recommendation in this regard despite the invitation at the hearing to
do so.
(g) In summary, even though testimony and written comments were
submitted about some very specific traffic concerns in the Barge- Chestnut
Neighborhood, the testimony even by those who raised the traffic concerns did not
Yakima Valley Memorial Hospital 14
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
suggest that the application should be denied. The bulk of the testimony presented
at the public hearing was very positive about the process -- and about the results of
the process -- involved in this application.
(2) The suitability of the property in question for uses permitted under the
proposed zoning: The subject properties are and have been historically suitable for the
use of a hospital /institution. YVMH has been operating and expanding its campus at its
current location since approximately 1950. On December 12, 2006, the Yakima City
Council approved the City of Yakima's 2025 Comprehensive Plan which included an
amendment to Chapter 3, Land Use for Institutional Overlays. The text amendment for an
Institutional Overlay was aimed specifically at providing a Comprehensive Plan and
Zoning process that accommodates both the needs of Institutional master development
plans that are intended to guide future development over long time periods for institutions
such as hospitals or colleges, as well as the needs of surrounding neighborhoods. In
recognition of the new Institutional Overlay designation and the incorporation of YVMH's
2004 Comprehensive Plan Future Land Use Map Amendment into the City's 2006
Comprehensive Plan Update Process, YVMH's Comprehensive Plan's Future Land Use
Designation was modified to include an Institutional Overlay. This pre- designation of the
subject property ultimately identifies the property in question as suitable for the proposed
siting of an Institutional Overlay.
(3) The recommendation from interested agencies and departments: No
agencies are opposed to this application. The proposed Master Development Plan was
prepared in consultation with City of Yakima Departments and is designed to avoid
potential adverse impacts and meet or exceed City standards.
(4) The extent to which the proposed amendments are in compliance with
and /or deviate from the goals, policies, of the Yakima Urban Area Comprehensive
Plan and the intent of this title: The proposed amendment meets the intent of goals and
policies providing for protection of surrounding neighborhoods and supporting the
establishment of Institutional Overlays. These policies and goals include Goal 3.3,
Policies 3.3.1 to 3.3.3, Goal 3.14 and Policies 3.14.1 to 3.14.9 of the Yakima Urban Area
Comprehensive Plan 2025. In addition, the hospital campus has been designated in the
Comprehensive Plan as an Institutional Overlay specifically to enable YVMH, in
collaboration with the Barge- Chestnut Neighborhood Association, to prepare and submit a
Master Development Plan for City review and approval. The proposed amendment meets
the intent of this title, YMC Title 15, which is described in YMC § 15.01.030, so long as it
complies with the criteria and requirements of an institutional overlay.
(5) The adequacy of public facilities, such as roads, sewer, water and other
required public services: The subject properties are currently served by City water,
sewer and all other utilities. They have direct frontage upon Tieton Drive, Walnut Street,
South 31 30 29 28 and 27 Avenues. It has generally been determined that there is
Yakima Valley Memorial Hospital 15
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
adequate water and sewer capacity to support the full implementation of the Master
Development Plan, and there is adequate space on campus to collect and treat stormwater
through on -site bio- filtration facilities. In addition, the applicant has submitted a Right -of-
Way Vacation application with its Institutional Overlay application which requests the
vacation of portions of South 29 and 30 Avenues just south of Chestnut Avenue for the
purpose of closing off the hospital campus to through traffic through the Barge- Chestnut
Neighborhood. The vacation of these two streets will not affect the adequacy of public
facilities because appropriate easements are required to be provided for the continuation of
all existing facilities upon vacation of the public streets.
(6) The compatibility of the proposed zone change and associated uses with
neighboring land uses: The proposed Institutional Overlay /Master Development Plan
and hospital use can be considered compatible with the surrounding zoning and
neighborhood as they were prepared in consultation with the Barge- Chestnut
Neighborhood Association, and were designed to promote compatibility between the
ongoing operations of the hospital and the surrounding residential neighborhood. Input
from the Barge- Chestnut Neighborhood Association regarding the Master Site Plan
included the siting and orientation of future buildings and parking garages, relationships
between the campus and the surrounding neighborhood, scale and mass of future parking
garages, the intensity and density of landscaping, traffic concerns, and the location of
pedestrian walkways, paths and community connections. The proposed closing of the
hospital campus to vehicular traffic in the Barge- Chestnut Neighborhood is a key design
feature that will make the campus even more compatible with the neighboring residential
properties.
(7) The public need for the proposed change. The public need for the proposed
Institutional Overlay and Master Development Plan is found in the fact that creation of the
overlay and master plan will direct development on the hospital properties in a way which
benefits Yakima. Valley Memorial Hospital, the Barge- Chestnut Neighborhood, and the
general public by:
(a) Fixing the campus boundaries;
(b) Prioritizing future improvements and establishing a Phasing Plan to guide
future construction;
(c) Providing certainty to neighboring property owners that the size, scale and
location of proposed hospital development will not encroach further into the
Barge - Chestnut Neighborhood;
(d) Providing certainty to YVMH that the proposed development can be built
without public opposition, through a streamlined permitting process;
(e) Creating an aesthetically pleasing functional campus environment that
provides for proper vehicle access, parking, walkways, and landscaping; and
Yakima Valley Memorial Hospital 16
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(f) Controlling vehicle access to the campus to reduce traffic in the Barge -
Chestnut Neighborhood.
X. Development Standards per YMC § 15.31.040(A). Development standards for uses
within an Institutional Overlay zone may differ from those of the underlying zone when
approved as part of the Master Development Plan. The current zoning district
development standards are compared to the applicant's proposed development standards
as follows (YMC § 15.31.040 (A)):
(1) Maximum gross floor area of development. Current Zoning District
Standards: None. Applicants Proposed Standards: The following maximum gross floor
areas for each building are established as "not to exceed" figures and shall be incorporated
into the Master Development Plan Planned Action Ordinance, and Development
Agreement as conditions of approval: Main Hospital Building Addition (775,528 square
feet); West Pavilion I (72,555 square feet); West Pavilion II (50,000 square feet); Early
Learning Center (12,000 square feet); North Pavilion I (100,000 square feet); East
Pavilion I (50,000 square feet); Rainier House, Human Resources (2,039 square feet);
Parking Garage 1, PG -1 (283,745 square feet); Parking Garage 2, PG -2 (99,248 square
feet); Parking Garage 3, PG -3 (88,274 square feet); Parking Garage 4a, PG -4a (283,230
square feet); and Parking Garage 4b, PG -4b (282,230 square feet).
(2) Maximum building height. Current Zoning District Standards: Single - Family
Residential, R -1 (35 feet); Two - Family Residential, R -2 (35 feet); and Multi- Family, R -3
(50 feet). Applicant's Proposed Standards: The following building heights have been
established as "not to exceed" figures and shall be incorporated into the Master
Development Plan Planned Action Ordinance and the Development Agreement as
conditions of approval. Energy Plant and Loading Dock (60 feet); East Addition --
Hospital Building (75 feet); Early Learning Center (20 feet); West Pavilion I Addition (30
feet); West Addition -- Hospital Building (75 feet); East Pavilion Addition (30 feet); South
Addition -- Hospital Building (75 feet); North Pavilion Addition (60 feet); Parking Garage
1 (36 feet); Parking Garage 2 (24 feet); Parking Garage 3 (24 feet); Parking Garage 4a (36
feet); and Parking Garage 4b (36 feet).
(3) Minimum building setbacks. Current Zoning District Standards: Tieton Drive
(20 feet from property line) and South 31S 30 29 28 and 27 Avenues (10 feet from
property line). Applicant's Proposed Standards: The building setbacks from external
property lines shall be as depicted on Figure 20 of the Master Development Plan
application as minimum figures and shall be incorporated into the Master Development
Plan Planned Action Ordinance and Development Agreement as conditions of approval: i.
e., Tieton Drive (18 to 41 feet); South 31st Avenue (21 to 104 feet); north property line
between South 31st and South 28th Avenues (125 to 133 feet); east property line between
South 29 and South 28th Avenues (30 feet); north property line between South 28th and
Yakima Valley Memorial Hospital 17
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
South 27th Avenues (40 to 42 feet); and South 27th Avenue (58 to 103 feet). In order to
make the most effective use of space on the hospital campus, the applicant's request that
no setbacks be required from internal lot lines as depicted in Figure 20 and that it retain
the right to consolidate existing parcels, adjust parcel lines and /or submit binding site
plan(s) for City review and approval in the future is approved.
(4) Maximum lot coverage. Current Zoning District Standards: Single Family
Residential, R -1 (45 %); Two - Family Residential, R -2 (50 %); and Multi - Family, R -3
(80 %). The current level of lot coverage is 70 %. Applicant's Proposed Standard: The
applicant proposed a lot coverage standard of 71% as part of its application. However,
due to the fact that some variation in building size and landscaping is allowed to occur
with this Master Development Plan, YVMH is now requesting that the 71% lot coverage
standard for the Master Development Plan be adjusted and approved at 80 %. This
standard is consistent with the R -3 and B -1 zoning district lot coverage standards.
Furthermore, this nine percent increase is acceptable because it allows needed flexibility
to promote compatibility with neighboring land uses. Upon approval, this Institutional
Overlay /Master Development Plan shall be incorporated into the Master Development
Plan Planned Action Ordinance and Development Agreement as a condition of approval.
(5) Minimum and maximum off - street parking. Current Zoning District
Standards: Hospital (1.5 spaces for each bed); Medical Office Buildings (1 space for each
200 square feet of gross floor area); and Early Learning Center, Day Care Center (1 space
for each employee plus 1 space for each 6 children). Applicant's Proposed Standards:
Hospital (4.72 spaces per bed for a suburban setting); Medical office building (3.53 spaces
per 1,000 square feet); and Early Learning Center (3.16 spaces per 1,000 square feet --
assumes a stand -alone location). The applicant's proposed parking standards were derived
from the Institute of Transportation Engineers (ITE) Parking Generation Manual (3rd
Edition) that contains national data that can be used to estimate parking needs for a variety
of land uses. These standards differ slightly from the City of Yakima's parking standards
but were assessed for adequacy in the Environmental Impact Statement based on the
national data and the current and future parking conditions at the hospital. The proposed
standards have been incorporated into the Planned Action FEIS as Table 5, which
identifies the required amount of parking to be built per phase. Based on national
experience, the proposed standards have been determined to be adequate for the proposed
Master Development Plan and will provide a surplus of parking on the campus in all
phases of development. As a result, YVMH will be required to build the identified
amount of parking per phase in adherence with Table 5 of the FEIS, and the identified
information shall be incorporated into the Master Development Plan Planned Action
Ordinance and Development Agreement as a condition of approval.
(6) Landscaping. Current Zoning District Standard: The current landscaping/
sitescreening standard for hospital uses that abut residential uses or areas is sitescreening
Yakima Valley Memorial Hospital 18
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
standard "C ". Sitescreening standard "C" consists of a view - obscuring fence made of
wood, masonry block, concrete or slatted chain link material. 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 a street, alley or pedestrian way
(YMC §15.07.040). Applicant's Proposed Standard: Other than fencing, the applicant is
not proposing a different standard for this requirement. YVMH has developed in concert
with the Barge- Chestnut Neighborhood Association, a conceptual landscaping plan which
is generally depicted in Figure 18 of the Master Development Plan application. It is
proposed that the fencing surrounding the campus be designed to match the existing
wrought iron fencing and as a result will not be made of view - obscuring materials as
required by the City's landscaping standards. Any and all other proposed landscaping shall
meet the requirements of YMC § 15.07.040. Upon completion of the proposed
landscaping plan, it shall be submitted to the City of Yakima for review and approval in
accordance with the provisions of the Development Agreement.
(7) Signage. Current Zoning District Standard: YMC 15.08. Applicant's Proposed
Standard: The applicant is not proposing a different standard for this requirement, and all
signage proposed as part of future development shall meet the current zoning ordinance
standards of YMC § 15.08.
(8) Exterior lighting, shadows, and glare reduction. Current Zoning District
Standard: None. Applicant's Proposed Standard: New lighting shall be shielded and
downward - facing in accordance with "Dark Sky" principles that promote safety while
minimizing the potential adverse impacts on neighboring properties. As a condition of
approval of the Master Development Plan, prior to construction of each phase, the
applicant shall provide the City of Yakima with a lighting plan which complies with the
"Dark Sky" principles.
(9) Other standards determined by the City to be necessary to ensure land
use compatibility with other uses in the surrounding area. No other standards have
been identified which need to be applied to promote compatibility with other uses in the
area.
XI. Legislative Body's Topics for Consideration per YMC 4 15.31.040(B). The
enumerated topics for consideration by the legislative body in determining development
standards for a particular Institutional Overlay zone are set forth as follows in YMC §
15.31.040 (B):
(1) The institution's compatibility with surrounding uses as related to public
safety. The proposed Master Development Plan was designed to address potential public
health and safety issues. No adverse public health or safety issues have been identified as
a result of the proposed Institutional Overlay /Master Development Plan.
Yakima Valley Memorial Hospital 19
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(2) The institution's compatibility with surrounding uses as related to site
access, on -site vehicular and pedestrian circulation, and on & off - street parking. The
proposed Institutional Overlay /Master Development Plan and Planned Action EIS
includes provisions for vehicle, pedestrian and bicycle access, as well as parking plans
specifically created with the intent to provide more efficient campus roadways and
pedestrian pathways. Transit ways, campus infrastructure, pedestrian spaces, and open
space were designed to be physically connected to provide efficient, safe and attractive
linkages. The overall transportation plan includes the development of a looped roadway
that requires the closure of the hospital campus to thru traffic, that follows South 28
Avenue, South 30 Avenue and Walnut Street, and the vacation of portions of South 29
and South 30 Avenues. The primary objectives of this closed campus and looped
roadway are to separate patients, employees and emergency vehicles; to provide for
appropriate parking distribution; and to provide for development of safe landscaped
pedestrian walkways. It is also the intent to direct all vehicular access to the campus to
Tieton Drive to reduce traffic through the adjoining Barge- Chestnut Neighborhood. The
City of Yakima's Traffic Engineering Consultant, Kittelson & Associates, has reviewed
the hospital's internal circulation and parking plans to ensure the proposed plans meet the
future needs of the proposed development and community. The consultant has concluded
that the proposed Institutional Overlay /Master Development Plan provides adequate
circulation and parking so long as the hospital complies with the conditions of the City of
Yakima's YVMH FEIS issued October, 1 2010. The proposed looped roadway is also
consistent with the provisions of the traffic calming plan proposed by the Barge- Chestnut
Neighborhood Association and ratified by a vote of neighboring residences.
(3) The institution's compatibility with surrounding uses as related to
landscaping and buffering of buildings, parking, loading and storage areas. In
concert with the Barge- Chestnut Neighborhood Association, YVMH has developed a
conceptual landscaping plan which is generally depicted in Figure 18 of the Master
Development Plan application and which is premised on the fact that the fencing
surrounding the campus will be designed to match the existing wrought iron fencing and
as a result will not be made of view - obscuring materials. Due to the fact that the proposed
plan has not yet been fully reviewed and approved by the Barge- Chestnut Neighborhood
Landscaping Committee, all proposed landscaping will be required to comply with YMC
§ 15.07.040. Furthermore, upon completion of the proposed landscaping plan it shall be
submitted to the City of Yakima for review and approval in accordance with the
provisions of the Development Agreement.
(4) The institution's compatibility with surrounding uses as related to light
and shadow impacts. All new lighting on the hospital campus will be shielded and
downward- facing in accordance with "Dark Sky" principles that promote safety while
minimizing potential adverse effects on neighboring properties. As a condition of approval
Yakima Valley Memorial Hospital 20
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
of the Master Development Plan, the applicant shall prior to construction of each phase
provide the City of Yakima with a lighting plan which complies with the "Dark Sky"
principles.
(5) The institution's compatibility with surrounding uses as related to
potential environmental impacts, such as noise, vibration, smoke, dust, odors,
light /glare, or other undesirable impacts. Although the only environmental impacts that
were identified as needing further study and mitigation as a result of the proposed
Institutional Overlay /Mastef Development Plan were Traffic, Stormwater, and Parking,
YVMH has proposed the following conditions as a part of the Master Development Plan
to ensure that all environmental impacts and undesirable effects are addressed:
(a) Geotechnical reports will be prepared in conjunction with subsequent
project specific development proposals, as required by the City.
(b) Prior to the initiation of each phase, YVMH shall prepare and submit
for City review and approval a construction access plan. This plan will apply to
truck movements associated with the removal of excavated material from the
campus and deposit of structural fill. The plan would also involve the measures to
retain access by emergency vehicles at all times and changes to common access
routes necessitated by construction activities or road closures.
(c) In conjunction with each building permit, YVMH shall submit for City
review and approval a Temporary Erosion Control Plan that includes such
measures as the placement of quarry spills at the truck egress location to minimize
tracking of soil onto City streets.
(d) Prior to the initiation of each phase, YVMH shall prepare and submit
for appropriate agency review and approval a dust control plan to minimize
potential particulate emissions. Additionally, the hospital will explore, prior to the
implementation of each phase, measures that can be implemented to reduce
potential impacts to air quality.
(e) Prior to the initiation of each phase, .a Storm Water Management Plan
will be submitted for City review and approval. It is expected that this plan will
feature onsite retention/detention and bio- filtration in swales incorporated into
landscaped buffers.
(f) Utility Plans: Prior to initiating each phase of development, a utility
plan or plans shall be submitted to the City for review and approval. The plan or
plans will demonstrate that adequate capacity exists or can reasonably be provided
to meet projected need for water and sewer services in accordance with City
standards.
(g) Operational noise impacts are not expected from traffic related to the
Proposed Action along any of the residential streets in the project's vicinity or
Yakima Valley Memorial Hospital 21
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
from the parking garages. Therefore, noise mitigation is not proposed for either
project - related traffic along public roadways or for parking garage facilities.
(h) Noise associated with construction activities will be controlled in
accordance with the provisions of the City's noise ordinance.
(i) Select exterior light sources and security lighting within the above -grade
portion of parking structures will direct light to the intended objective and
minimize light spillage.
(j) Design of the facades of the above -grade portion of parking structures
will minimize light spillage beyond the parking structure.
(k) Site and orient exterior lighting fixtures to direct light downward and
away from off - campus land uses.
(1) Perimeter landscaping will be provided and maintained around the
campus boundaries to lessen the effects of off - campus light spillage and shadow
impacts.
(m) Where possible, shield construction area lighting to lessen off - campus
light - related impacts.
(6) The institution's compatibility with surrounding uses as related to the
number, size, and location of signage. The applicant is not proposing a different
standard for this requirement. All signage proposed as part of future development will be
required to meet the current zoning ordinance standards of YMC § 15.08.
(7) The institution's compatibility with surrounding uses as related to the
character of the neighboring properties compared to the adjacent institutional uses
and activities. The closed campus is the overriding feature of the proposal which makes
the institutional uses and activities compatible with the character of the neighboring
properties. The collaboration with the Barge- Chestnut Neighborhood resulted in many
other features such as the location and height of structures, landscaping, lighting and
sitescreening that promote the compatibility of the hospital with neighboring properties.
(8) The unique characteristics of the proposed use. As previously stated, the
subject properties are and have been historically suitable for the use of a
hospital /institution because YVMH has been operating and expanding its campus at its
current location since approximately 1950. Implementation of the proposed Institutional
Overlay /Master Development Plan will enable the hospital to continue to expand its
facilities while serving the healthcare needs of the community and while providing the
surrounding neighborhood with protection from further encroachment of hospital
development.
(9) The unique characteristics of the subject property. The subject property is
unique in that has been developed and used for over sixty years as a hospital serving the
Greater Yakima Valley. Approval of the proposed Master Development Plan will enable
the hospital to continue to grow on the same property and respond to changes in the health
Yakima Valley Memorial Hospital 22
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
care industry. The hospital campus is readily accessible from Tieton Drive, and the layout
of the campus lends itself to vacating the streets that provide secondary access and
directing all access to the main entrances off of Tieton Drive. There is sufficient land on
the site to support extensive landscaping and the development of amenities that will create
a park -like setting for the use and enjoyment of hospital patients, visitors, staff and
neighboring residents.
(10) The arrangement of buildings and open spaces as they relate to each
other within the institutional campus. Based upon input from the Barge- Chestnut
Neighborhood Association, the Institutional Overlay /Master Development Plan has been
designed to have the buildings oriented to minimize their appearance from the
neighborhood. Several of the buildings have been designed with floors below grade to
reduce their overall height, and extensive landscaping is being proposed to further shield
the new buildings and additions. In addition, each new building and addition will be
designed to be consistent with the height of the neighboring buildings even though
specific building heights will not be established until building permit submittal.
(11) Visual impacts of the institution on the surrounding area. The placement
and maximum building height limitations for each building proposed in the Institutional
Overlay /Master Development Plan was designed in consultation with the Barge- Chestnut
Neighborhood Association to specifically minimize the alteration of views and aesthetic
impacts. In locations where views may be affected, appropriate landscaping has been
designed.
(12) Public improvements proposed in connection with the institution's
Master Plan. Public improvements /mitigation will be required by phase as identified in
Table 6 of the Planned Action FEIS.
(13) The public benefit provided by the institution. As stated previously, the
public need for the proposed Institutional Overlay and Development Master Plan is that
creation of the overlay and master plan will direct development on the hospital properties
in a way which benefits Yakima Valley Memorial Hospital, the Barge- Chestnut
Neighborhood, and the public by:
(a) Fixing the campus boundaries;
(b) Prioritizing future improvements and establishing a Phasing Plan to guide
future construction;
(c) Providing certainty to neighboring property owners that the size, scale and
location of proposed hospital development will not encroach further into the Barge -
Chestnut Neighborhood;
(d) Providing certainty to YVMH that the proposed development can be built
without public opposition, through a streamlined permitting process;
(e) Creating an aesthetically pleasing functional campus environment that
provides for proper vehicle access, parking, walkways and landscaping; and
Yakima Valley Memorial Hospital 23
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(f) Controlling vehicle access to the campus to reduce traffic in the Barge -
Chestnut Neighborhood.
XII. Effect of Approval of Institutional Overlay/Master Development Plan per YMC
§ 15.31.050. The effect of approval of the Institutional Overlay /Master Development Plan
shall be as follows:
(1) Approval of the Institutional Overlay /Master Development Plan by the
legislative body shall guide future development within the Institutional Overlay. The
approved Master Development Plan and Development Agreement shall remain binding
upon YVMH and the City. Approvals of building permits and zoning certificates shall be
as required for Type (1) permits provided the proposed improvement conforms to the
Master Development Plan as approved.
(2) In addition, any City, County, State, Federal or other regulation or standard not
specifically superseded by the adopted Master Plan and Development Agreement shall
remain in full force and effect. Any use of land for purposes other than specifically
approved as part of the adopted Master Plan and Development Agreement shall be subject
to all requirements of the underlying land use zone as designated on the Official Zoning
Map (YMC 15.31.050).
XIII. Subsequent Actions and Project Applications under an Approved Master Plan
and Amendments to the Master Plan per YMC 4 15.31.060. The processes utilized for
subsequent actions, applications and amendments are as follows:
(1) All proposed actions or construction which implement the Master Develop-
ment Plan shall be reviewed through the Type (1) review process. Minor modifications to
the adopted Master Development Plan and /or Development Agreement will undergo Type
(2) review, and major modifications will undergo a Type (3) review. Specific criteria must
be incorporated into the final zoning regulation/Planned Action Ordinance and
Development Agreement governing the hospital's Master Plan as required by YMC §
15.31.060.
(2) In accordance with YMC § 15.31.060 (A), (B) and (C) and with YMC §
15.31.025(C)(7), the applicant has identified the following criteria for determining major
vs. minor modifications which shall be incorporated into both the Planned Action
Ordinance and Development Agreement:
Type 1 Administrative Review. Projects or actions consistent with the approved
Master Development Plan. This includes, but is not limited to:
(a) Adjustments to the location of buildings consistent with exterior
setbacks and the provisions of the approved Master Development Plan;
(b) Adjustments to the height of buildings consistent with exterior setbacks
and the provisions of the approved Master Development Plan;
Yakima Valley Memorial Hospital 24
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(c) Adjustments to the proposed square footage of buildings that do not
require additional traffic mitigation;
(d) Changes to the Phasing Plan consistent with approved Mitigation Plans
and the approved Master Development Plan;
(e) Detailed building plans consistent with the approved Master Develop-
ment Plan;
(f) Detailed landscaping plans prepared in consultation with the Barge -
Chestnut Neighborhood Association consistent with the approved Master
Development Plan;
(g) Detailed utility plans consistent with the approved Master Development
Plan; and
(h) The consolidation of lots or lot line adjustments.
Type 2 Administrative Review/Minor Modification. Projects or actions that do
not substantially differ from the approved Master Development Plan, as
determined by the Director of Community and Economic Development, shall be
considered Minor Modifications and include:
(a) Adjustments to the location of buildings, proposed in consultation with
and agreed to in writing by the Barge- Chestnut Neighborhood Association's
President, which require modifications to approved exterior setbacks;
(b) Minor modifications to the height of buildings greater than the
approved not to exceed levels, proposed in consultation with and agreed to by the
Barge- Chestnut Neighborhood Association;
(c) Revisions to the Phasing Plan that require minor modifications to
approved Mitigation Plans;
(d) New structures or additions to existing structures that do not extend
construction beyond approved exterior setbacks, or make construction higher in
elevation than is approved under the Master Development Plan;
(e) The addition of more parking spaces for projects contemplated by the
Master Development Plan, provided the additional parking spaces do not extend
beyond approved exterior setbacks;
(f) A waiver of a development standard or Master Development Plan
condition where the proposal does not go beyond the minimum necessary to afford
relief, and the change will not be materially detrimental to the public or injurious
to property or improvements in the vicinity of the institution.
Type 3 Review/Major Modifications. Projects or actions not contemplated in the
approved Master Development Plan may be considered Major Modifications and
include:
(a) Modifications to the proposed square footage of buildings that require
additional traffic mitigation;
Yakima Valley Memorial Hospital 25
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(b) New structures, or additions to an existing structure, or additional
parking spaces, that do not meet criteria of Type (2) review above;
(c) Any expansion of the boundaries established by the approved Master
Development Plan; and
(d) All other changes to the approved Master Development Plan which in
the opinion of the Administrative Official represent a substantial change to the
design, impacts, character or functional nature of the project.
(3) The City generally agrees with the applicant's proposed Type 1, Type 2 and
Type 3 Review/Modification conditions with the exception of Type 2 Review conditions
(a) and (b). It is a concern of the City Planning Division that requiring the approval of the
Barge- Chestnut Neighborhood Association or its President prior to submittal of a Minor
Modification usurps the Type 2 Review process, and adds uncertainty to the public review
process in the event that the Barge- Chestnut Neighborhood Association dissolves or
becomes dysfunctional. Therefore, it is the recommendation of the Planning Division that
the references to either the Barge- Chestnut Neighborhood Association or its President be
removed from these two conditions. Conversely, this recommendation would not in any
way preclude the Barge- Chestnut Neighborhood Association and YVMH from entering
into a private agreement in regard to these two conditions. There was no objection to this
at the hearing and the Examiner recommends that Type 2 Review
conditions (a) and (b) be modified to the extent recommended by the Planning Division.
XIV. Development Agreement Requirements per YMC & 15.31.025(C). A draft
Development Agreement was submitted as part of the application for an Institutional
Overlay Application/Master Development Plan. The following elements set forth in YMC
§ 15.31.025(C) must be included in the Development Agreement:
(a) Narrative description of project and objectives;
(b) Restatement of development standards of YMC § 15.31.040(B);
(c) Site plan elements;
(d) Development phasing, including times of performance to preserve vesting;
(e) Public meeting summaries (YMC § 15.31.026);
(f) Performance standards and conditions addressing the above items;
(g) Criteria for determining Major vs. Minor modifications and amendments; and,
(h) Property owner signature.
The draft Development Agreement shall be modified, as necessary, to include a summary
of the public hearings and meetings regarding this process, and all conditions of approval
specified by the Yakima City Council.
Yakima Valley Memorial Hospital 26
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 -09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
XV. Description of the Applicant's Requested Vacation of Street Right -of -Way. The
hospital's application for vacation of street right -of -way may be described as follows:
(1) The subject right -of -way for this vacation is a portion of two public local
access streets, South 29 Avenue and South 30 Avenue. The public streets are fully
developed with curb, gutter, sidewalk and paving. South 29 Avenue currently ends in a
cul -de -sac in front of residential properties owned by YVMH and only serves two
privately -owned single - family residences. South 30 Avenue provides access to the
hospital campus from the north and to five other properties located south of Chestnut
Avenue.
(2) The vacation of these streets is an essential design feature of the proposed
Master Development Plan that will enable the campus to be closed and so that all
vehicular access will be directed to main entrances off of Tieton Drive. The two private
residences that utilize South 29 Avenue for access will continue to use the roadway as a
privately owned, joint use driveway. Since South 29 Avenue is currently not a through
street and all other property fronting the segment of South 29 Avenue to be vacated is
owned by YVMH, the public use of the right -of -way is not adversely affected. The
vacation of South 30 Avenue will be implemented in phases, and it is anticipated that
affected property owners will deed their share of the vacated roadway to YVMH for
maintenance as a private street and will retain or be granted an access easement. As a
result, no property owners will be denied access to their property.
(3) The public will continue to have bicycle and pedestrian access to the hospital
campus by way of South 30 Avenue, but vehicles seeking to access the hospital campus
will by design and at the request of the Barge- Chestnut Neighborhood Association be
redirected to entrances off of Tieton Drive.
(4) There is currently an existing 6 -inch waterline in both South 29 Avenue and
South 30 Avenue, with existing 3 /4 -inch water services to each parcel. Even though no
other franchise utilities responded to the notice of the proposed vacation, YVMH will be
required as a condition of approval to provide a plan accurately showing all existing
utilities and appropriate easements to protect the identified utilities.
XVI. Street Right -of -Way Vacation Procedure and Criteria per RCW 35.79 and
City Policy. Chapter 35.79 of the Revised Code of Washington and supplemental City
policy prescribe the procedure and the criteria for vacation of street right -of -way. Owners
of more than two - thirds of the property abutting the portions of the streets to be vacated
signed the petition and proper notice of the hearing was given. The requisite criteria are
satisfied for approval of this street vacation for the following reasons:
(1) Public benefit and reasons supporting the proposed vacation and the
limits of the proposed vacation. The public benefit of the project is that YVMH has
prepared a Master Development Plan in consultation with the Barge- Chestnut
Yakima Valley Memorial Hospital 27
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
Neighborhood Association to guide growth and development activities on the main
campus of the hospital over the next 30 years. An essential design feature of the Master
Development Plan is closing the campus and directing all vehicular traffic to the main
entrance on Tieton Drive so as to reduce the amount of vehicular traffic through the
Barge - Chestnut Neighborhood. The vacation of portions of South 29 and South 30
Avenues is also necessary to implement the Master Development Plan. The vacation will
benefit the surrounding neighborhood by providing predictability and consistency with the
traffic calming plans that are in the process of being approved for the neighborhood by the
City. The proposed street vacation will enable YVMH to make the most efficient use of
the space on the hospital campus and will avoid the need to expand the campus
boundaries, or to increase the height of buildings on the campus beyond what is proposed
in the Master Development Plan, or to relocate to another site.
(2) Necessity for the Right -of -Way as Access to Property. This vacation request
does not deny sole access to any property. The proposed street vacation has been
designed in consultation with the City and the affected property owners in order to
maintain public access to all affected properties. South 29 Avenue is proposed to be
vacated from West Walnut Street north to West Chestnut Avenue. Upon approval, YVMH
will install a decorative fence or barrier across South 29 Avenue at the northern boundary
of the hospital campus along with landscaping, and site improvements in accordance with
the Master Development Plan. The two private property owners that utilize this segment
of the roadway will own and maintain it as a private joint use driveway, and reciprocal
access easements will be granted. As a result, these properties will not have any pass -
through traffic traveling past their property to the hospital. South 30 Avenue is also
proposed to be vacated from West Walnut Street to West Chestnut Avenue. In order to
maintain appropriate access to all affected properties throughout all phases of
construction, the vacation itself will be implemented in phases. Specifically, in
accordance with the provisions of an agreement to be finalized between YVMH and the
five affected property owners, ownership of the segment of South 30 Avenue from the
campus boundary north to West Chestnut Avenue will be deeded to YVMH. The property
owners will reserve or be granted a private access easement. YVMH will then install a
temporary barricade across South 30 Avenue at the current boundary of the hospital
campus in accordance with the provisions of the approved Master Development Plan.
This will allow the five affected property owners to access West Chestnut Avenue on what
will then be a dead -end private street, owned and maintained by YVMH. It is anticipated
that YVMH will subsequently acquire and incorporate into the campus two of the
privately owned parcels that front on South 30 Avenue. A permanent fence and
landscaping will then be installed in accordance with the Master Development Plan. The
three remaining private property owners will then continue to access West Chestnut
Yakima Valley Memorial Hospital 28
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
Avenue from the private road without any pass - through traffic other than pedestrians and
bicycles.
(3) Consistency with the Six Year Transportation Improvement Plan, the
Urban Area Comprehensive Plan and other Official City Plans and Policies. The
streets to be vacated are not slated for improvement on the City's Six Year Transportation
Plan or required to remain public streets under any other City plan or policy. On the other
hand, the hospital campus has been designated in the City Comprehensive Plan as an
Institutional Overlay which enables YVMH to prepare a Master Development Plan to
guide future growth and development activities on the campus. The proposed street
vacation is an essential feature of the proposed Master Development Plan which has been
prepared by the hospital in accordance with the provisions of the City's Comprehensive
Plan and development regulations. The street vacation is also consistent with the proposed
traffic calming plan which was prepared by the Barge- Chestnut Neighborhood
Association and will be considered for adoption by the City Council.
(4) Consistency with Existing and Anticipated Development in the Area based
on Zoning, Current Use and Long -Range Plans. This criterion is satisfied because the
hospital campus has been designated in the City Comprehensive Plan as an Institutional
Overlay which enables the hospital to prepare a Master Development Plan to guide future
growth over the next 30 years. The proposed street vacation is an essential feature of the
proposed Master Development Plan that has been prepared in accordance with the City's
Comprehensive Plan and development regulations. One purpose of the Institutional
Overlay and corresponding Master Development Plan is to ensure compatibility of land
uses on an ongoing basis while allowing further development of the proposed institutional
use.
(5) Provisions for Relocation of Existing Utilities or Easements for Existing
Utilities. All existing utilities will remain in place, and language reserving an easement
for their continued use will be retained within the ordinance granting the street vacation.
(6) Fair Market Appraisal and Compensation to the City. City resolution R-
2007 -126 specifies the requirements under which compensation must be paid to the City
for vacation of public streets and alleys. Compensation in the amount of one -half of the
independently appraised value must be paid to the City prior to the effective date of any
street vacation where 110% of the Yakima County Assessor's valuation for the vacated
area exceeds $20,000. Based upon YVMH's independent appraisal conducted by Korn's
Appraisal Service, the total amount of compensation required for the vacation of the
identified portions of both South 29 Avenue and South 30 Avenue is $127,050 which is
one -half the appraised value of both street segments:
(a) South 29 Avenue: $127,100 less R- 2007 -126 reduction by 50% is $63,550.
(b) South 30 Avenue: $127,000 less R- 2007 -126 reduction by 50% is $63,500.
(c) The total compensation to be paid for both street segments is $127,050.
Yakima Valley Memorial Hospital 29
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
XVII. Transportation Concurrency per YMC 12.08. Transportation Currency review
for this application may be described as follows:
(1) The applicant submitted a Traffic Analysis Report and a Planned Action EIS
relative to its campus expansion plan to increase the size of the hospital by 379,943 square
feet and medical office space by 177,000 square feet in the vicinity of South 28 Avenue
and Tieton Drive. The data analyzed in the report is taken from the EIS and related
material, which also provided additional detailed information related to trip distribution
and generation rates.
(2) 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. 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 is assessed as 8.7% of total
Average Daily Traffic (ADT). Peak hour reserve capacity includes any vehicle trips
previously assigned under the Concurrency Ordinance.
(3) The table below shows the specific information leading to the approval of this
application for consistency with YMC 12.08 and for the determination that this
development will not exceed the PM peak hour capacity of the City Arterial street system,
and that 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. Even though the review does not address intersection level of service, the Planned
Action EIS and traffic studies submitted by the applicant provide intersection mitigation
by development phases. The specifics set forth in the table are as follows:
Existing 2009 Conditions With Development Build -out
(PM Peak Hr) PM Peak Hour (2035)
Segment Direction Volume Lanes v/c LOS Volume Lanes LOS
40th Ave Northbound 798 2 0.5 A 1229 2 0.61 B
(Summitview
to Tieton) Southbound 1145 2 0.72 C 1763 2 0.88 D
Total 1943 4 0.61 B 2992 4 0.85 D
16th Ave Northbound 763 2 0.48 A 1322 2 0.66 B
(Summitview
to Tieton) Southbound 1032 2 0.65 B 1646 2 0.82 D
Total 1795 4 0.56 A 2968 4 0.85 D
Tieton Drive Eastbound 635 2 0.4 A 1019. 2 0.51 A
Yakima Valley Memorial Hospital 30
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
•
(40th to 32nd
Ave) Westbound 916 2 0.57 A 1511 2 0.76 C
Total 1551 4 0.48 A 2530 4 0.70 C
Tieton Drive Eastbound 559 2 0.35 A 1070 2 0.54 A
(32nd to 16th
Ave) Westbound 823 2 0.51 A 1485 2 0.74 C
Total 1382 4 0.43 A 2555 4 0.71 C
XIII. Development Services Team (DST). A courtesy DST meeting was held for this
project on March 20, 2009, and January 27, 2010. The comments received from public
agencies and private companies with an interest in this application may be summarized as
follows:
(1) Code Administration. Any structures to be demolished will require the
Yakima Regional Clean Air Agency to sign -off in order to obtain demolition permits at
the City of Yakima. Further review will be forthcoming for hydrant fire flows and /or
additional hydrant placement. A paved access path will be required to every portion of the
hospital campus for Fire Department access. (Section D102.1 of the 2009 International
Fire Code). Plan review will be conducted under the guidelines of whatever edition of the
building code is adopted at the time that building plans are submitted.
(2) Fire & Life Safety. For possible rescue scenarios, the truck companies would
need access to rooftops and windows all around the building. The platform truck is eight
feet wide and extends outriggers four feet more on each side. Information is requested for
proposed locations or relocation of Fire Department Connections for sprinkler systems and
standpipes prior to a recommendation being issued on location of fire hydrants. Entrances
to the parking lot should be sufficient to allow passage of a fire engine. Fire Department
access to or from the hospital campus on South 29 or South 30 Avenues is not needed,
and these streets can be closed off. The installation of gates, bollards or other means of
providing a travel -way for emergency vehicles is not required because fire engine access
to the hospital will be from Tieton Drive, and emergency vehicles responding to calls from
the private residences will be able to back up onto Chestnut when departing. The Fire
Department will not require a hammerhead at the end of South 29 and South 30
Avenues near parking garage 4a and 4b. The Department will be able to access the roof of
the two -story parking garages from South 30 Avenue or the nearby surface parking lots.
Seventeen feet of pavement is required for the hook and ladder truck to setup.
(3) Engineering. An important element of the Master Development Plan is the
closing of the campus to through traffic and directing access to entrances off Tieton Drive.
It will involve the following details:
Yakima Valley Memorial Hospital 31
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
(a) This will involve vacating portions of South 29 Avenue and South 30
Avenue roughly from West Walnut Street north to the boundary of the campus just
south of West Chestnut Avenue;
(b) This potential street vacation would create two dead end streets about
150 feet in length;
(c) There are two private driveways on South 29 Avenue south of West
Chestnut, one on each side of the street;
(d) There are 4 private driveways on South 30 Avenue south of West
Chestnut, 2 on the west side of the street and 2 on the east side of the street; and
(e) There are two privately owned residences on the east side of South 30
Avenue that are located inside of the proposed boundaries of the hospital campus.
It is the policy of the City not to create dead -ends when vacating streets. However, cul-
de -sacs or hammerheads would be of little or no benefit to the City in this instance, and
are not recommended. As to other aspects of the application, sewer is provided by the City
of Yakima and is adequate to provide service to the site. Water is provided by the City of
Yakima and is adequate to serve the site. Private roads shall be built to City of Yakima
Standards, and handicap ramps will be required as needed. Street lighting will be required
at each intersection, or midblock if the block is over 500 feet in length.
(4) Stormwater: The applicant previously contacted the City Engineering
Division regarding stormwater requirements. As a result, the FEIS issued October 1,
2010, appropriately mitigates for all identified stormwater issues.
(5) Traffic Engineering: Traffic Concurrency Review is required and provided
above.
(6) Wastewater: The EIS for the hospital's application for expansion should
address the following items.
(a) Proposed structure location and the location of existing wastewater
lines should be verified and addressed as necessary. Relocation of existing public
wastewater lines to service adjacent parcels may be necessary;
(b) Information regarding the estimated wastewater flow and
determination as to whether the existing public sewer lines have reserve capacity
to meet the needs of the applicant will need to be conducted by the applicant;
(c) Identification of any anticipated medical waste streams that may be
included in the domestic discharge. Side - sewers discharging medical waste are
required to install sampling ports (manholes) in accordance with YMC § 7.65.150.
(d) Public utility easements for wastewater pipes shall allow for access for
wastewater equipment to all sewer manholes and clean-outs. A proper surface to
accommodate these vehicles shall be provided and maintained by the property
owner. Access shall not be blocked by fences. The property owner should not
plant landscaping or construct permanent or temporary structures within the
Yakima Valley Memorial Hospital 32
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
easement. In the event that access or repairs cause the removal of any fences,
structures or landscaping, the property owner shall assume the risk and costs
associated with the removal and /or replacement. In addition, the owner shall
assume all liability for any claims filed in association with the property damage
caused directly from a sewer back up from the sewer pipe in which the City's
access was blocked or hampered by the property owner.
(e) There are sewer lines that currently run in the alleys behind private
residences that would need to be relocated to these streets and as a result an
easement to access these new sewer lines would also be required.
(7) Water. The City Water Division indicated that the existing water distribution
system around the hospital is adequate for future domestic needs of the hospital.
However, the City Water Division recommends the following for fire service.
(a) Construct a 12 -inch diameter water main in South 30th Avenue from
Tieton Drive to Walnut Street.
(b) Continue the 12 -inch water main east in Walnut to connect to an
existing section of 12 -inch water main.
(c) Construct a 12 -inch water main in South 28 Avenue from Walnut
south to Tieton Drive.
(d) Construct a 12 -inch water main in South 29 Avenue from Walnut
north to Chestnut.
The City of Yakima indicated that this water main improvement would not only satisfy the
future fire flow requirements, but would also correct a present fire flow deficiency
described in the Draft Supplemental Environment Impact Statement, dated January 2006,
page M -1, last paragraph. An existing 3 -inch diameter irrigation main in the alley
between South 29 and South 30 Avenues will need to be relocated because of
construction of the parking garage in Phase 4. This irrigation main could be relocated
when the new domestic water main is installed in South 29 Avenue and the new sanitary
sewer main is constructed. If the proposed streets are vacated, the City will need an
easement to access existing and planned utilities. There are currently waterlines and
stormwater facilities in the street right -of -ways. It may be necessary to install new
waterlines to address existing deficiencies and/or to provide adequate fire flow to the
campus. These new waterlines would most likely be installed in both of these street right -
of -ways.
(8) Yakima Regional Clean Air Agency (YRCAA): Contractors doing clearing,
grading, paving, construction or landscaping work must file a dust control plan with
Yakima Regional Clean Air Agency (YRCAA). Burning is prohibited at all times during
land clearing. Prior to demolishing any structures, an asbestos survey must be done by a
certified asbestos building inspector. Any asbestos found must be removed by a licensed
Yakima Valley Memorial Hospital 33
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
asbestos abatement contractor prior to demolition, and notification for the demolition must
be filed with the YRCAA.
(9) Washington State Department of Ecology: An NPDES Construction
Stormwater General Permit from the Department of Ecology is required if there is a
potential for stormwater discharge from a construction site with more than one acre of
disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated
activities including building, road construction and utility placement. The permit requires
that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared
and implemented for all permitted construction sites. These control measures must be
able to prevent soil from being carried into surface water (this includes storm drains) by
stormwater runoff. Permit coverage and erosion control measures must be in place prior
to any clearing, grading or construction. The water purveyor is responsible for ensuring
that the proposed uses are within the limitations of its water rights. If the proposal's
actions are different than the existing water right (source, purpose, the place of use or
period of use), then it is subject to approval from the Department of Ecology pursuant to
RCW § 90.03.380 and RCW § 90.44.100. If water is used for dust suppression, it must be
obtained legally. A water right permit is required for all surface water diversions and for
any water from a well that will exceed 5,000 gallons per day.
XIX. Consistency of the Application with Development Regulations and with the
Comprehensive Plan under the Criteria Required by YMC § 16.06.020(B) is to be
determined by consideration of the following factors:
(1) The types of land uses permitted at the site include the hospital /institutional
use which is consistent with the Comprehensive Plan's current Institutional Overlay
designation and compatible with the R -1, R -2 and R -3 zoning districts of the hospital
campus and surrounding areas.
(2) The density of residential development or the level of development such as
units per acre or other measures of density is not a factor weighing against approval of
this application where the design features of the proposal will accommodate a lot coverage
of 80% without being incompatible with neighboring properties.
(3) The availability and adequacy of infrastructure and public facilities are not
an issue. The subject property is located in an area where all urban services and facilities
are present. Improvements to utilities or infrastructure needed to adequately serve the site
or address the impacts of the expansion will be provided at the applicant's expense as per
the mitigation measures and conditions required for approval of this application.
(4) The characteristics of the development will meet all applicable development
standards for construction and development in the R -1, R -2 and R -3 zoning districts which
are not amended by approval of the Institutional Overlay/Master Development Plan
Development Agreement in accordance with all the criteria prescribed for same.
Yakima Valley Memorial Hospital 34
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
CONCLUSIONS
Based on the foregoing Findings, the Hearing Examiner reaches the following
Conclusions:
(1) The Hearing Examiner has jurisdiction under YMC § 1.43.080, YMC §
15.31.030, YMC § 15.28.040 and RCW 35.79 to make a recommendation to the Yakima
City Council regarding YVMH's application for the proposed Institutional Overlay/
Master Development Plan and associated Street Right -of -Way Vacation.
(2) The public hearing notice requirements of YMC Titles 15 and 16 and of RCW
35.79 have been satisfied.
(3) SEPA review resulted in issuance of a final Planned Action Final
Environmental Impact Statement on October 1, 2010, which became final without any
appeals being filed during the appeal period.
(4) As conditioned, all of the applicable criteria are satisfied for approval of the
proposed Institutional Overlay/Master Development Plan and Street Right -of -Way
Vacation requested by the hospital.
RECOMMENDATION
The Hearing Examiner recommends to the Yakima City Council that this
application for the proposed Institutional Overlay /Master Development Plan and Street
Right -of -Way Vacation as described in the documentation submitted for OVR #001 -09,
PD #002 -09, RW #002 -10 and SEPA #028 -09 be APPROVED subject to the following
conditions:
Institutional Overlay/Master Development Plan Planned Action Ordinance:
1. Development Agreement: A Development Agreement shall be executed that
includes specific details how each required mitigating measure and condition of
approval shall be implemented.
2. Master Development Plan Boundaries: The boundaries of the Yakima Valley
Memorial Hospital shall not exceed those existing and proposed boundaries
depicted in Figure 1 of the Planned Action FEIS.
3. Building Removal: In order to implement the Master Development Plan it will be
necessary to remove and replace several existing buildings on the hospital campus.
If feasible, these buildings will be made available for re -use elsewhere in the
Yakima Valley Memorial Hospital 35
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
community, and if not feasible, they will be demolished in accordance with the
provisions of the Yakima Municipal Code. The following buildings identified in
Figure 2 of the Planned Action FEIS may be removed during the identified phases
of development, subject to more detailed conditions in the Development
Agreement:
a. Four residential structures currently owned by Yakima Valley Memorial
Hospital: Phase 1;
b. The former church building currently owned by YVMH: Phase 1;
c. Grounds maintenance building: Phase 1/2/3;
d. The existing Early Learning Center Building: Phase 2/3;
e. The Chinook House: Phase 2/3;
f. The Rimrock House: Phase 2/3;
g. Two private residential structures proposed to be acquired by YVMH (aka
Balmelli Residence and the McLean Residence): Phase 3/4;
h. Tieton Building: Phase 4; and
i. Memorial Building: Phase 4.
4. Proposed Uses: The approved Master Development Plan shall consist of up to
twelve structures, including additions to the main hospital facility, new and
expanded medical office buildings, support buildings and associated off - street
parking including covered parking structures. The maximum "not to exceed"
square footage for each building is as follows:
a. Hospital Building: 775,528 square feet;
b. West Pavilion I: 72,555 square feet;
c. West Pavilion II: 50,000 square feet;
d. Early Learning Center: 12,000 square feet;
e. North Pavilion I: 100,000 square feet;
f. East Pavilion I: 50,000 square feet;
g. Rainier House (Human Resources): 2,039 square feet;
h. Parking Garage 1 (PG -1): 283,745 square feet;
i. Parking Garage 2 (PG -2): 99,248 square feet;
j. Parking Garage 3 (PG -3): 88,274 square feet;
k Parking Garage 4a (PG -4a): 283,230 square feet; and
1. Parking Garage 4b (PG -4b): 282,230 square feet.
5. Building Height: The "not to exceed" height for each building is as follows:
a. 'Energy Plant and Loading Dock: not to exceed 60 feet in height;
b. East Addition - Hospital Building: not to exceed 75 feet in height;
c. Early Learning Center: not to exceed 20 feet in height;
Yakima Valley Memorial Hospital 36
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
d. West Pavilion I Addition: not to exceed 30 feet in height;
e. West Addition - Hospital Building: not to exceed 75 feet in height;
f. East Pavilion Addition: not to exceed 30 feet in height;
g. South Addition - Hospital Building: not to exceed 75 feet in height;
h. North Pavilion Addition: not to exceed 60 feet in height;
i. Parking Garage 1: not to exceed 36 feet in height;
j. Parking Garage 2: not to exceed 24 feet in height;
k. Parking Garage 3: not to exceed 24 feet in height;
1. Parking Garage 4a: not to exceed 36 feet in height; and
m. Parking Garage 4b: not to exceed 36 feet in height.
6. Building Locations: Buildings will be located in substantial conformance with the
approved Site Plan (Figure 3 of the Planned Action FEIS), provided that the exact
location will be determined on detailed drawings submitted in conjunction with
building permit applications. Building setbacks shall meet or exceed the minimum
setbacks depicted in Figure 20 of the Master Development Plan application.
7. Parcels: The Master Development Plan site consists of numerous parcels. Yakima
Valley Memorial Hospital may propose to consolidate parcels, adjust boundary
lines, or submit a binding site plan for City review and approval.
8. Lot Coverage: The modified maximum lot coverage standard at build -out shall be
not more than 80% of the site covered with imperious surfaces, excluding public
and private roads and rights -of -way.
9. Pedestrian and Bicycle access: Pedestrian and bicycle access shall be developed in
accordance with the conceptual design depicted in Figure 19 of the Master
Development Plan application.
10. Traffic Mitigation: YVMH shall be responsible for mitigating traffic impacts in
accordance the provisions of recommended mitigating measures contained in
Tables 5 and 6 of the Planned Action FEIS and the Planned Action Ordinance. The
implementation of these mitigating measures shall be specified in the Development
Agreement.
11. Parking: New parking shall be developed in accordance with the parking plan
depicted in Figure 5 of the Planned Action FEIS issued on October 1, 2010. On-
site parking will be available on the hospital campus at all times in accordance
with the following standards:
Yakima Valley Memorial Hospital 37
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
a. 4.72 spaces per hospital bed;
b. 3.53 spaces per 1,000 square feet of medical office space; and
c. 3.16 spaces per 1,000 square feet of Early Learning Center.
12. Heli -Pad: Prior to initiating the construction of Parking Garage 2, the existing
heli -pad shall be relocated to the Yakima Air Terminal.
13. Stormwater Management: All development activities shall be designed and
constructed in accordance with the provisions of the Eastern Washington Storm
Water Design Manual as adopted by the City of Yakima and identified in the
YVMH Planned Action FEIS issued October 1, 2010.
14. Utility Plans: Prior to initiating each phase of development, one or more utility
plans shall be submitted for City review and approval. The plan(s) will
demonstrate that adequate capacity exists or can reasonably be provided to meet
City standards for projected need for water, sewer and stormwater services.
15. Construction Access Plans: Prior to initiating each phase of development, a
construction access plan shall be submitted for City review and approval. This plan
will address parking of construction workers, truck movements associated with
construction activities, the storage of construction equipment and materials,
maintaining access to hospital facilities by emergency vehicles, replacement of on-
site parking disturbed by construction activities, and changes to common access
routes necessitated by construction activities or road closures.
16. Dust Control Plans: Prior to the initiation of each phase of implementation,
Yakima Valley Memorial Hospital shall prepare and submit for appropriate agency
review and approval a dust control plan to minimize potential particulate
emissions. In addition, the hospital will explore, prior to the implementation of
each phase, measures that can be taken to reduce potential impacts to air quality.
17. Geotechnical Reports: Geotechnical reports shall be required to be prepared in
conjunction with subsequent project- specific development proposals, as required
by the City of Yakima.
18. Temporary Erosion Control Plan: With each building permit application, Yakima
Valley Memorial Hospital shall submit for City review and approval a Temporary
Erosion Control Plan that includes such measures as the placement of quarry spalls
at truck egress locations to minimize tracking of soil onto City streets.
Yakima Valley Memorial Hospital 38
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
19. Noise: Noise associated with construction activities shall adhere to the provisions
of YMC § 6.04.180.
20. All references to the Barge- Chestnut Neighborhood Association or its President
shall be removed from the Type 2 Modification conditions a and b to be
incorporated into the Planned Action Ordinance and Development Agreement.
21. The applicant shall work with the City of Yakima to prepare a Planned Action
Ordinance which meets the requirements of WAC 197 -11 -164, -168 and -172. The
terms of the Planned Action Ordinance shall contain substantially the same terms
that are contained in the draft Planned Action Ordinance which is in the record
attached as Exhibit "A" to the Planning Division staff report.
Right -of -Way Vacation Ordinance:
22. Campus Closure: Prior to initiating any activities associated with the expansion of
existing buildings or the construction of new buildings on the hospital campus,
South 29 Avenue and South 30 Avenue shall be vacated and closed to vehicular
traffic between Walnut Street and Chestnut Avenue in accordance with the
conditions of the street vacation ordinance approved by the City and the
conceptual street vacation plans depicted in Figures 24 and 25 of the Planned
Action FEIS. No cul -de -sacs or hammerheads shall be required. The campus
closure shall also be accompanied by the construction of a traffic diverter at the
intersection of South 28 Avenue and West Walnut Street. This diverter shall be
designed and constructed, subject to City approval, in accordance with the
conceptual design depicted in Figure 23 of the Planned Action FEIS.
a. Upon approval of the street vacation, the vacation shall not be considered
final until the required street vacation fee of $127,050 is paid, the necessary
implementation documents have been executed between YVMH and the
affected property owners, and copies of the recorded documents have been
provided to the City of Yakima. YVMH shall have one year from the date
of City Council approval to satisfy these conditions and may request up to
one additional year extension.
b. Prior to approval of the proposed street vacation ordinance that will be
recorded, a master utility plan shall be created and submitted to the City of
Yakima Valley Memorial Hospital 39
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
Yakima Planning Division for approval identifying all existing and
proposed utility lines and easements.
c. Upon approval of the master utility plan, any and all utilities not identified
as being protected by a utility easement shall have an easement recorded in
conjunction with the street vacation.
d. Upon approval of the vacation, the vacated street rights -of -way shall
become the property of the abutting owners on each side, one half to each,
in accordance with State law and shall be zoned either R -1 (Single - Family
Residential), R -2 (Two - Family Residential) or R -3 (Multi - Family
Residential), with an Institutional Overlay where applicable, so as to have
the same zoning as the property abutting the vacated area.
23. Vehicular Access: Prior to initiating any activities associated with the expansion of
existing buildings or the construction of new buildings on the hospital campus, all
vehicular access to the campus shall be provided by way of the South 28 Avenue
and South 30 Avenue intersections with Tieton Drive. Intersection improvements
shall be constructed at the intersection of Tieton Drive and South 28 Avenue.
These improvements shall include the installation of a traffic signal at the
intersection and the widening of the southbound approach to include dual left-turn
lanes and a right -turn lane.
24. Upon approval of the proposed street right -of -way vacation by the Yakima City
Council, an ordinance shall be created which includes the above conditions 22 and
23. The ordinance shall contain substantially the same terms that are contained in
the draft ordinance in the record which is Exhibit `B" of the Planning Division's
staff report.
Development Agreement:
25. Landscaping and Screening: As a condition of the Development Agreement, prior
to initiating any activities associated with the expansion of existing buildings or
the construction of new buildings on the hospital campus, a detailed landscaping
plan, prepared in consultation with the Barge- Chestnut Neighborhood Association
and in accordance with the conceptual design depicted in Figure 18 of the Master
Development Plan application, shall be submitted for City review and approval.
26. Lighting: As a condition of the Development Agreement, new lighting shall be
shielded and downward- facing, generally complying with dark sky principals and
Yakima Valley Memorial Hospital 40
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
•
installed at locations that promote safety while minimizing the potential for
adverse impacts on neighboring properties.
a. Exterior light sources and security lighting within the above -grade portion
of the parking structures shall direct light to the intended object and
minimize light spillage.
b. All facades of the above -grade portion of the parking structures shall
minimize light spillage beyond the structure.
c. The location and orientation of exterior lighting fixtures shall direct light
downward and away from off - campus land uses.
d. Where possible YVMH shall shield construction area lighting to lessen off -
campus light related impacts.
27. Public Notice: Yakima Valley Memorial Hospital and the City of Yakima
recognize the importance of maintaining a strong working relationship with the
residents of the Barge- Chestnut Neighborhood and providing appropriate public
notice throughout the implementation of the approved Master Development Plan.
As a result, the parties agree that the Development Agreement shall include
provisions for providing public notice throughout the implementation of the
Master Development Plan
28. All conditions listed above and any other conditions required by the Yakima City
Council shall be included in a Development Agreement in accordance with the
provisions of YMC § 15.31.025(C). The Development Agreement shall contain
substantially the same terms that are contained in the draft Development
Agreement in the record which is Exhibit "C" of the Planning Division's staff
report.
DATED this 12 day of November, 2010.
Gary M. Cuillier, Hearing Examiner
Yakima Valley Memorial Hospital 41
Institutional Overlay, Master Development
Plan and Vacation of Street Rights -of -Way
Located at 2811 Tieton Drive:OVR #001 - 09;
PD #002 -09; RW #002 -10; and SEPA #028 -09
YAKIMA VALLEY MEMORIAL HOSPITAL RIGHT -OF -WAY VACATION
TAX PARCEL NUMBERS
Tax Parcel Numbers for 29 Avenue:
181323 -33457
181323 -33454
181323 -33452
181323 -33449
181323 -33446
181323 -33445
181323 -33438
181323 -33437
181323 - 3343.5
181323 -33432
181323 -33430
181323 -33429
181323 -33426
181323 -33425
Tax Parcel Numbers for 30 Avenue:
181323 -33412
181323 -33411
181323 -33416
181323 -33413
181323 -33417
181323 -33004
181323 -33480
181323 -33479
181323 -33478
181323 -33477
181323 -33510
181323 -33447
181323 -33450
181323 -33451
181323 -33453
181323 -33455
181323 -33456
181323 -33462
`17