HomeMy WebLinkAbout1999-005 Land Use, zoning {�I
• OR DINANCE NO. 99-0 5
AN ORDINANCE concerning land use and zoning; rezoning 1.43 acres in the vicinity of
3606 and 3702 Kern Road from Multi- Family Residential (R -3) to
Professional Business (B -1) and amending the Official Yakima Urban
Area Zoning Map accordingly; granting Class 2 approval for a gift
shop; granting Class 3 approval for a restaurant subject to conditions;
and granting a Certificate of Zoning review.
WHEREAS, Sherry Jefferson ( "Applicant ") has requested: (1) amendment of the Official
Yakima Urban Area Zoning Map to rezone 1.43 acres in the vicinity of 3606 and 3702 Kern
Road (Yakima County Assessor's Parcel #181315 -43471 and 181315- 43472) (referred to below
as "the Subject Property ") from Multi€ Family Residential (R -3) to Professional Business (B -1);
(2) Class 2 approval for a gift shop; and (3) Class 3 approval for a restaurant (see Department
of Community and Economic Development files UAZO RZ #14 -98, CL(2) #37 -98, CL(3) #13-
98, and EC #31 -98); and
WHEREAS, on December 10 and 16, 1998, the City of Yakima Hearing Examiner conducted
a duly convened, open- record public hearing regarding the requested rezone and Class 2
and Class 3 zoning review, and after considering the contents of the file and evidence
received at the public hearing, issued {phis Examiner's Recommendation, Examiner
No. IU98 -2 -35, dated December 22, 1 998; and
WHEREAS, the Hearing Examiner recommended:
111) 1. The Subject Property should be rezoned from Multi - Family Residential (R -3) to
Professional Business (B -1); and
2. Class 2 approval for a gift shop should be granted; and
3. Subject to certain conditions stated on page 10 of the Hearing Examiner's
Recommendation, Class 3 approval for a restaurant should be granted; and
WHEREAS, at its regular public meeting on January 19, 1999, the City Council duly
considered the requested rezone and Class 2 and Class 3 approvals, and the Hearing
Examiner's Recommendation; and
WHEREAS, after considering the Hearing Examiner's Recommendation, the contents of the
file, and the statements of interested persons, the City Council finds with respect to the
requested rezone:
1. The Subject Property is suitable for uses permitted in the Professional Business (B -1)
zoning district;
2. There exists a public need for the requested rezone;
3. Circumstances have changed since the existing zoning was established which now make
the requested rezone appropriate; and
4. The requested rezone is consistent with and complies with:
a. The requirements and considerations set forth in chapter 15.23 of the Yakima
Municipal Code;
b. The goals and policies of the Yakima Urban Area Comprehensive Plan;
ORDINANCE: REZONE, CLASS 2 AND 3 APPROVAL Page 1 of 3
c. The intent of the Yakima Urban Area Zoning Ordinance;
d. Other applicable land use controls; and
WHEREAS, after considering the Hearing Examiner's Recommendation, the contents of the
file, and the statements of interested persons, the City Council finds that the requested
Class 2 approval should be granted; and, subject to the conditions stated on page 10 of the
Hearing Examiner's Recommendation, the Class 3 approval should be granted; and
WHEREAS, after considering the Hearing Examiner's Recommendation, the contents of the
file, and the statements of interested persons, the City Council finds that, subject to the
conditions stated on page 10 of the Hearing Examiner's Recommendation, the Class 3
approval should be granted; and
WHEREAS, it is in the best interests of the City to adopt the Hearing Examiner's findings
and conclusions and recommendation to approve the requested rezone and to grant the
requested Class 2 approval and, subject to the conditions stated on page 10 of the Hearing
Examiner's Recommendation, to grant the Class 3 approval; now, therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF YAKIMA,
WASHINGTON:
Section 1. The Yakima City Council adopts the findings, conclusions and recommendations
of the Hearing Examiner's Recommendation, Examiner No. IU98 -2 -35, dated December 22,
1998, and incorporates that Hearing Examiner's Recommendation by reference as part of this
ordinance.
Section 2. Regarding the Subject Property, which is located in the vicinity of 3606 and 3702 I .
Kern Road in Yakima, Washington, and legally described as:
Lot 1 and Lot 2 of Short Plat 97 -10 recored May 21,1997, Auditors File No.
7011395, records of Yakima County Washington.
Yakima County Assessor's Parcel #181315 -43471 (Lot 1) and 181315 -43472 (Lot 2)
the City Council finds formally that:
1. The Subject Property is suitable for uses permitted in the Professional Business (B -1)
zoning district;
2. There exists a public need for the requested rezone;
3. Circumstances have changed since the existing zoning was established which now make
the requested rezone appropriate; and
4. The requested rezone is consistent with and complies with:
a. The requirements and considerations set forth in Chapter 15.23 Yakima Municipal
Code;
b. The goals and policies of the Yakima Urban Area Comprehensive Plan;
c. The intent of the Yakima Urban Area Zoning Ordinance; and
d. Other applicable land use controls.
Section 3. The Official Yakima Urban Area Zoning Map is amended to rezone the Subject
Property from Multi- Family Residential (R -3) to Professional Business (B -1).
ORDINANCE: REZONE, CLASS 2 AND 3 APPROVAL Page 2' of 3
• Section 4. The requested Class 2 approval is granted.
Section 5. General Conditions: TheClass 3 approval granted by this ordinance is expressly
conditioned on the Applicant's satisfaction of each and every condition A - F stated on page
10 of the Hearing Examiner's Recommendation.
Section 6. Final site plans, including I Y i the items shown on the original site plan, and additions
or modifications required by this ordinance, and demonstrating compliance with the Urban
Area Zoning Ordinance, shall be submitted to the Planning Division prior to issuance of a
Certificate of Zoning Review or building permit, pursuant to YMC 15.12.050.
Section 7. The Class 2 and Class 3 approvals granted by this ordinance entitle the applicant
to a Certificate of Zoning review, which is valid for one year from the date of issuance of the
Certificate. The Certificate may be extended one time only for up to one additional year by
application prior to the termination date, as set forth in YMC 15.12.060.
Section 8. The City Clerk is hereby authorized and directed to file with the Yakima County
Auditor a certified copy of this ordinance.
Section 9. Subject to the foregoing provisions and conditions, this ordinance shall be in full
force and effect 30 days after its passa approval, and publication as provided by law and
by the City Charter, and this action shall be final and conclusive unless within 21 days from
the date this ordinance is passed by the City Council an aggrieved party commences
proceedings for review pursuant to the provisions of Chapter 36.70C RCW.
PASSED BY THE CITY COUNCIL at a regu g gn
lar meetin and signed and approved this
w day of February, 1999.
A44 _�✓
John Puccinelli, Mayor
or y
A'1 11
City Clerk
Publication Date: cg-3
qq III
Effective Date: 3
C: \ word \rezones \jefferson \ord.docLast printed 01/28/99 8:40 AM
• ORDINANCE: REZONE, CLASS 2 AND 3 APPROVAL
Page 3 of 3
sl,
CE V D
• DEC 2 2 1998
.
a
CITY OF YAKIMA
PLANNING DIV,
Master Application by )I EXAMINER'S RECOMMENDATION
Sherry Jefferson for a j City No:. UAZO RZ #14 -98
Rezone from R -3 to B -1, ) CL(3) #13 -98, CL(2) #37 -98,
Class 2 Review for Gift ) EC #31 -98
Shop, and Class 3 Review for
Restaurant Re 3602 Kern Way ) Examiner No.. IU98 -2 -35
•
11
The Examiner conducted public hearings on December 10 and •
December 16, 1998. The purpose of the continuance was to allow
additional information to be generated by staff concerning traffic
impacts from the proposed restaurant.
There was no opposition expressed at either hearing. Sherry
Jefferson attended both hearings. The second hearing was also
attended by realtor Jim Beckett and George Thomas, who support the
proposal.
The staff report presented by Dan Valoff recommended approval
of the rezone and the gift shop without conditions. The
restaurant was also recommended for approval, subject to a number
of conditions concerning its 'size and left turn restrictions on
40 at the intersection of Kern Road and 40 Avenue. The
Examiner inspected the property prior to the first hearing.
•
If
SUMMARY OF RECOMMENDATION. The Examiner recommends approval,
without conditions, of the rezone and the Class (2) gift shop.
The restaurant Class (3) application is also recommended for
approval, subject to limitations on size and parking, consistent'
with the site plan submitted' the applicant. The evidence in
this record does not support requiring traffic mitigation with
respect to turning movements at the intersection of Kern Road'and
40 Avenue. I
It
EXAMINER`S RECOMMENDATION - 1I
•
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
From the view of the site, the matters contained in the
official record, including the staff report, a review of both the
Yakima Urban Area Comprehensive Plan and the Yakima Urban Area
Zoning Ordinance, and from evidence received at the hearings, the
•
Examiner makes the following:
FINDINGS
1. Applicant. Sherry Jefferson.
'2. Location. 3606 and 3702 Kern Road, Assessor's parcel
numbers 181315 -43471 and 43472. The two parcels total about 1.43
acres.
The legal description' is attached to the application and
incorporated by reference.
3. Application. Master application, for a rezone from •
Multi - Family Residential (R -3) to Professional Business (B -1),
coupled with Class 2 review of a.gift shop and Class 3 review of a
restaurant.
4. Proposed Zone. B -1.
5. Proposed Use. Office building (Class 1 use) plus a
restaurant and gift shop.
6. Current Zoning and Use. These parcels are currently
zoned R -3, occupied by an abandoned single family dwelling and
current construction of a 3,000 square foot .office building.
•
Adjacent properties have the following characteristics:
Location Current Zoning Existina use
•
North R -3 Children's Village
(across Kern Rd.)
South R -3 Assisted living facility •
West B -1 Professional office
East R -3 Senior apartment complex
7. Project Description. This proposal contemplates, after
the rezone, construction of a 6,000 square foot building which
•
1
tl
EXAMINER'S RECOMMENDATION - 2
HEARING EXAMINER
FOR THE
•
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
will house offices, and a gift shop. The existing house will be
converted to a restaurant. Tri required parking will be provided
for all uses.
These parcels also contain an existing 3,000 square foot
office building under construction at 3702 Kern Road. This was
approved as a Class 3 use in the R -3 zone in July, 1998.
Both new buildings and t restaurant will access Kern Road
which is a newly constructedYlocal access street. It is fully
developed •with two lanes Of asphalt paving, curb, gutters,
sidewalk and street lighting. The intersection of Kern with 40
•
is designed with sufficient width to allow it to be striped for a
left turn lane. No current traffic counts are available.
8. -Yakima Urban Area Zoning Ordinance. The criteria for
rezones established by YMC 15.23.030(5) are considered below:
8.1 Testimony. All testimony and letters support the
rezone.
8.2 Suitability the Property. The existing
character of the adjacent land uses indicates that the property is
suitable for B -1 type development. The area is characterized by a
mix of high density re;'sidential, congregate care, and
professional /medical offices.
8.3 Agency Recommendations. No negative agency
recommendations were receivedjll The Planning' Division recommends
approval, without conditions,!of both the rezone and the Class 2
gift shop. The restaurant isla Class 3 use, and is therefore
subject to higher scrutiny.
Due to, concerns about the future development of this entire
area east of 40 which is from vacant and orchard
land to relatively intense residential and commercial uses, the
Planning Division is understandably concerned that careful
consideration of the cumulative impact of traffic on 40
Avenue be analyzed with respect to each development proposal.
These concerns are, shared by the local Conference of Governments.
EXAMINER'S RECOMMENDATION - 3
HEARING EXAMINER
FOR THE
CITY AND OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
a (509) 248 -0706
The COG comments, followed by Planning Division discussion, are
set forth below, verbatim from the staff report.
The proponent did not estimate the amount of traffic which would
be generated by the proposed development. A single- tenant office
building of this type is estimated to generate an average of 11.5
vehicles trips per 1,000 square feet of gross floor area on an
average weekday. A high- turnover (sit -down) restaurant is
estimated to generate an average of 205.36 vehicles trips per
1,000 square feet of gross floor area on an average weekday
(Source: Trip Generation Manual, Institute of Transportation
Engineers, 1991). Given this trip generation rate, the project
would generate an average of 685 vehicle trips (69 office, 616
restaurant trips) on an average weekday.
North 40th Avenue is a major north - south, access corridor through
central Yakima. According to traffic counts taken by the City of
Yakima in October 1995, North 40th Avenue in the vicinity of Kern
road is carrying approximately 21,500 vehicles per day.
Access to the proposed project, especially left -turn movements on
North 40th Avenue into Kern Road, may create potentially
conflicting traffic movements on North 40th Avenue. Traffic
desiring to make a left turn from southbound 40th Avenue will
obstruct southbound traffic and may have a significant impact on
trucks trying to negotiate the grade between Kern Road and
Englewood Avenue.
Traffic desiring to make a left turn into 40th Avenue from
westbound Kern Road will have to cross two northbound lanes of
traffic and merge with traffic in a third lane. All three lanes
have limited gaps in traffic, especially during morning and
evening peak hours. The July 1995 traffic study by the TRANSPO
Group recommended vehicles not be allowed to make unprotected
left turns from southbound 40th Avenue to Kern Road, or left
turns from westbound Kern Road to 40th Avenue, instead be
diverted to signalized intersections in the area.
DISCUSSION
The issue of traffic along North 40th Avenue has been discussed
since the Fred Meyer project at 40th Avenue and Powerhouse
(1990). Since that time numerous projects have been approved in
the area of North 40th and Englewood Avenue; Dr. Taylor's rezone
from R -1 to B -1 at 40th and Englewood Avenues, the Smith /Lukehart
rezones from R -3 to B -1 and subdivisions of Medical and
Professional View West which created North 39th Avenue and
improvements to Kern Road and the intersection of 40th and
Englewood. The last major development was the rezone and
EXAMINER`S RECOMMENDATION - 4
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
•
subdivision for Delmar Pearson's, D.E.P properties. A traffic
signal was required at the intersection of Children's Way rather
than at Kern Road. No left turn pocket was required with the
Pearson development.. In all these land use decisions, numerous
traffic studies have been prepared associated with development
and the traffic impacts to North 40th Avenue. These traffic •
issues are similar to the comments received by the Yakima Valley
Conference of Governments.
In this case, the applicant proposing the rezone of 1.43 acres
from R -3 to B -1, 6000 square 'feet of office space and the Class
(3) use of a restaurant. The restaurant is to be located in the
existing vacant "farm house". It is not a national fast -food
chain, "high -turn over" restaurant. The applicant proposes to
remodel the existing house-and operate a small business, "mom &
pop" type of restaurant operation. To. address the traffic
concerns of the Yakima Valleyi Conference of Governments the
applicant should be required 'to install a restricted right
in/right out channelization devise at the intersection of Kern
Road and 40th Avenue as a tra mitigation measure. As
conditioned, the restaurant should not pose an adverse impact to
the overall traffic situation in the area. •
•
The concerns expressed are relevant to the Class 3
restaurant proposal, but not ito the rezone or Class 2 gift shop,
and are dealt with below.
8.4 Compliance with Comprehensive Plan and Zoning .
Ordinance. The 1997 Yakima Urban Area Comprehensive Plan
designates this area on the 1 Future Land Use Map as suitable for
professional office development. The consistency of this proposal
with both the comprehensive plan and the zoning ordinance is set
forth in more detail in the staff report.
•
8.5 Adequacy of Public Facilities. Public
infrastructure, including roads, sewer, and water, is adequate to
serve this location.
ik
8.6 Compatibility.', The proposed B -1 :development is •
• compatible with the adjacent (R -3) large lot multi - family
residential zoned propertiesL The B -1 zoning district allows
professional office development and multi - family development up
to 12 dwelling units per net residential acre as a Class (1) use.
•
EXAMINER'S RECOMMENDATION - 5°
HEARING EXAMINER
FOR THE
•
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
Adjoining land uses in the area consist of a B -1 property to
the west, R -3 and B -1 zoned acreage properties to the north
developed as Children's Village, and the senior apartment complex
zoned R -3 to the east.
All testimony is favorable. Hearing testimony indicated
that residents of the adjacent residential area are excited at
the prospect of having a local eatery available within walking
distance.
8.7 Public Need. The change of circumstance required
under state law is normally considered similar to the public need
requirement established by local ordinance. In this instance,
this area is rapidly developing. The substantial number of R -3
residents coupled with a substantial population of office workers,
supports the conclusion that eating facilities and a modest gift
shop are likely to enjoy substantial neighborhood patronage.
Development in the area consists of a retirement community, office
buildings, Children's Village, an Alzheimer's clinic, together .
with medical offices, duplexes, and congregate care facilities.
9. Class 2 Gift Shop. The gift shop will be part of the
proposed 6,000 square foot office building. All parking, setback,
and development regulations will be met. The site plan reflects
that the office and gift shop may be in two different buildings,
totaling 6,000 square feet. The gift shop . would be directly
opposite Children's Village, and is clearly compatible with the
area.
10. Class 3 Restaurant. The existing farmhouse will be
converted into a restaurant. The existing building is about 3,000
square feet. The applicant anticipates providing about 1,340
square feet of indoor seating, requiring 27 parking spaces,
together with a 200 square foot patio for outdoor seating,
requiring one additional space, for a total of 28. Mrs. Jefferson
wants to maintain the appearance of the building as a farm house,
and agrees with the concerns of city staff that if the restaurant
EXAMINER'S RECOMMENDATION - 6
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
is expanded or significantly m;bdified that any such action should
be subject to future Class 3 review.
With respect to the proposed traffic mitigation on 40 Mrs.
Jefferson is opposed. Jim Beckett testified at the second hearing
that based upon his experience as a realtor with the property in
this area, and upon his observations from his residence on
Carriage Hill, that the area is well laid out, with numerous
access points. These alternative routes allow traffic to find the
easiest route. He anticipatesithat if left turns on 40 become a
problem, that traffic . will simply move on to the traffic signal at
4 and Englewood, and thence into the development.
Mr. Beckett noted' that it is interesting that there is less
traffic attempting to blast across 40 to Fechter. He sees more
traffic coming through to 40 from Kern Road, turning right
(northbound) on 40 and then; left (westbound) on Fechter, thus
avoiding crossing four lanes of traffic across 40 from
Powerhouse.
At the first hearing Kevin Callow from Engineering reviewed
g g
the development history ofl the Lukehart/Smith and Pearson
properties, resulting in the ultimate decision to plan for a
future traffic signal on 40 the intersection of Castlevale,
and to construct current Kern with sufficient width at 40 to
accommodate striping for a lNeft turn lane from Kern onto 40
(southbound). He indicated that the engineering department is not
currently in favor of putting a left turn barrier in 40
preventing left turns from Southbound 40 onto Kern, nor in
preventing left turns from Kern onto southbound 40
I continued the hearing in order to give staff an opportunity'
to look at this in more detail. My Notice of Continuance
indicated that I would appreciate input from Planning,
Engineering, and Traffic Engineering concerning the current level
of service on 40 particularly with respect to turning movements
at the intersection of Kern and 40 If possible to determine, I
r a
EXAMINER'S RECOMMENDATION - 7
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
•
asked for the remaining capacity at that intersection, and to what
extent this project would consume part or all of the remaining
capacity, and if consumed what mitigation should be imposed on
this proposal.
The only additional information on these points, received at
the second hearing, was from City Engineer Fred French, who
essentially confirmed Mr. Callow's comments.
As additional background, Council members will recall that
traffic mitigation on 40 was a significant component of the
Pearson rezone hearing. Considerable input from staff suggested
the desirability of designing Kern with the anticipation that a
traffic signal would eventually be placed at 40 /Kern. I
ultimately bought the developer's argument that a traffic signal
made more sense at Castlevale /40 This was based largely on the
consideration that a traffic signal here would better serve future
development of the Pearson Orchard west of 40 and could .
possibly accommodate relocation of Fechter. It was also
influenced by the fact that Kern west of 40 is substantially
constrained by existing development in its future ability to serve
the Pearson Orchard. A third consideration was the slope on 40
Avenue, coupled with its curves, neither of which are conducive to
good signal locations. Civil Engineer Bill Huibregtse testified
during those hearings that what 40 really needed was a
continuous left turn lane. In any event, my recommendation was
essentially adopted by the Council. The Council recognized,
however, that any Class 3 uses on the Pearson property would be
subject to scrutiny concerning traffic impacts on 40 Further
SEPA or substantive review might change the analysis, and affect
the type and timing of traffic mitigation which should be
required.
Against that backdrop, Mrs. Jefferson plans to operate a full
service restaurant, serving breakfast, lunch, and dinner (or
dinner and supper if one suffers from a mid- western origin).
EXAMINER'S RECOMMENDATION - 8
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMJ
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
1I
Traffic generated by the restaurant will typically be off
peak from normal commuting peak hour traffic volumes. Five access
it
points serve the restaurant. 0 Access from 40� is available from
Castlevale or Kern, Englewood can access via 39 to Kern, and
from Powerhouse to Kern. This area demonstrates the benefit of a
traffic grid, and is an excellent example of recent planning
efforts to develop good traffic circulation patterns.
The evidence in this_ record does not justify requiring
traffic mitigation on 40 for this proposal.
11. Environmental Review. A Determination of Non -
significance was issued by the" City on November 6, 1998 and is now
final.
12. Public Notice. Public notice of this hearing was
provided as follows:
Posting of property: November 25, 1998
Legal Ad 'Published: a November 25, 1998
Notification of propertylowners: November 25, 1998
From the foregoing Findings, the Examiner makes the
following: l l
CONCLUSIONS
il
1. The Examiner has jurisdiction.
2. The proposed rezone conforms to the goals and policies '
of the Yakima Urban Area Comprehensive Plan and to the intent of
the Yakima Urban Area Zoning Ordinance; the property is suitable
for uses permitted in the B - { i 1 zone; there are no problems with
neighborhood compatibility; and a public need does exist for the
proposed change.
3. The Class 2 and Class 3 uses are compatible with the
area, subject to conditions set.forth below.
4. All notice provisions of the ordinance have been
complied with.
1 4
EXAMINER'S RECOMMENDATION - 9
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
•
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
Based upon the foregoing Findings and Conclusions, the
Examiner submits to the Yakima City Council the following:
RECOMMENDATION
1. Approve this rezone application, from R -3 to B -1.
2. Approve the Class 2 gift shop use.
3. Approve the Class 3 restaurant use, subject to the
following conditions.
A. The restaurant, utilizing the existing farm house,
shall substantially comply with the final site plan, with
approximately 1,340 square feet of indoor seating, 200 square feet
of outdoor seating, no drive through facility, and parking in
conformity with the ordinance.
B. Any expansion of the existing structure or its
demolition, which in the view of the Planning Division is
significant, shall require further Class 3 or equivalent review.
C. All signage for this proposal, including the gift
shop, shall conform with the zoning ordinance. Locations of any
free standing signs shall be reflected on the final site plan.
D. Restaurant operation will require analysis of the
discharge for BOD and concentrations of suspended solids, as
determined by the Waste Water Division.
E. All off street parking spaces shall be paved,
striped, landscaped, and shall comply in all respects with the '
zoning ordinance.
F. All addresses shall be visible from the street.
4. Final site plans, including the items shown on the
original site plan, and addition or modifications required by this
decision, and demonstrating compliance with the Urban Area Zoning
Ordinance, shall be submitted to the Planning Division prior to
issuance of a Certificate of Zoning review or building permit,
pursuant to YMC 15.12.050.
4
a
EXAMINER'S RECOMMENDATION - 10
HEARING EXAMINER
FOR THE
C ITY AND COUNTY OF YAKIMA
POST OFFICE BOX 4
YAKIMA, WASHINGTON 98907
(509) 248 -0706
•
5. These Class 2 and Class 3 approvals entitle, the
applicant to a Certificate of Zoning review, which is valid for
one year from the date of issuance of the Certificate. The
Certificate maybe extended one time only for up to one additional
year by application prior to the termination date, as. set forth in
the YMC 15.12.060.
Respectfully submitted this day of December 1998.
•
I
1I P ILIP A. LAMB
• Hearing Examiner
•
•
•
•
•
•
ll
tl <
EXAMINER'S RECOMMENDATION - 11 1
•
. HEARING EXAMINER
FOR THE
CITY AND COUNTY OF YAKIMA
• POST OFFICE BOX 4
• YAKIMA, WASHINGTON 98907
•
(509) 248 -0706
I 1
tt
..... I
O, of w....K -• lT/, ..
4 />LK .. l
Lt. 15H.So' •
L,...,�,. L n!, _._ o,,�,, 1Ca •
f r-
FJT'.'.? I \ - I' I
34 51 55 I , 5< c
i .i : St S S> i" : r- /
I c k I ■ I , : l 1 1 ! /
I i E— Z
1 1 -- - -- - -- f'
I �*
� _- /" I I iJd - - 1 98 T _ 1 ' (n „,j. J ■ v 1
' 1=u a , 1 ( ,./...y.,...' a. R; I . , i v a Y/. I t _ Q
0 A c -moot ti 44. a 1 TW '$AY ._i ( . I 1 45 i .
0
t I w_ L--- - - - - -1 I +4 i
a o -- u
Q - r 1 __._.__.
0 • �'A:46A I 21 p...
S o6vrwK"
(�( � .
� 8 4 . 1 lip l .. ___..__-.- — 1 QE
N Yl I Ee oral en. 40(20 s.ler Gu1l.L..•J s' )100 I See A � =- 1 I : - --- L
I 1 f ' 45 4,, 2.. i o 1 r � 4
! 1 r �i 1 3 I S hw
C 16 .
. .__ .._ .. _.. _
17 i 3 ; „ P
N:
j ,
y
_ i8 1 3 ,� A I
1 I J 1 21 35 _L 3, 39 Vic. 1 , ' 1 I ! ' ACT
�s u . : . i ) . ∎ z. i Zs 9 _�_ 1 5 1 998
` CITY OF
- I _ � YAKIMA
_ - 1 N T wo W Ar " TeA r-aic_ - PLANNING DIV
a .. -. - ..
,: - c"4-s kt 69° 51' 14- 158.-4.3' '
•
• BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
ITEM NO. 1
FOR MEETING OF: February 2. 1999
ITEM TITLE: Ordinance approving the Master Land Use application submitted by
Sherry Jefferson.
SUBMITTED BY: William Cook, Director of Community &Economic Development
CONTACT PERSON / TELEPHONE: Dan Valoff, Associate Planner, 575 -6163
SUMMARY EXPLANATION:
n 19, 1
On January 1999 the City Council conducted a Public Meeting and voted to
approve the rezone request by Ms. Sherry Jefferson from R -3, Multi - Family Residential
to B -1, Professional Business, coupled with a Class 2 review of a gift shop and Class 3
review for a restaurant. This 1.43 acre Master land use application is made up of two
parcels located in at 3606 and 3702 Kern Road.
Resolution Ordinance_ Contract _ Other (Specify)
Funding Source
APPROVAL FOR SUBMITTAL: -=<=3 -z`\
\`mil
City Manager
STAFF RECOMMENDATION: Approval of ordinance prepared by City Legal staff.
BOARD RECOMMENDATION: Hearing Examiner recommends approval.
COUNCIL ACTION: